HomeMy WebLinkAboutDEIS Rev Oct 2019DRAFT ENVIRONMENTAL IMPACT STATEMENT
THE ENCLAVES
PROPOSED HOTEL AND RESTAURANT
56655 MAIN ROAD, HAMLET OF SOUTHOLD
TOWN OF SOUTHOLD, SUFFOLK COUNTY, NY
Lead Agency:
Town of Southold Zoning Board of Appeals
Town Annex /First Floor
54375 Main Road
Southold, NY 11971
(631) 765‐1809
Prepared By:
KGO Consulting, Inc.
Environmental Consulting Services
626 RXR Plaza
Uniondale, NY 11556
(516) 522‐2645
P.W. Grosser Consulting, Inc.
630 Johnson Ave, Suite 7
Bohemia, NY 11716
(631) 589‐6353
Prepared For:
56655 Main Road c/o Jonathan Tibett
185 Willow Point Road, Southold, NY 11971
(516) 997‐6190
April 2019
Revised October 2019
Date by which comments must be submitted: November 18, 2019
DRAFT ENVIRONMENTAL IMPACT STATEMENT
THE ENCLAVES
PROPOSED HOTEL AND RESTAURANT
56655 MAIN ROAD, HAMLET OF SOUTHOLD
TOWN OF SOUTHOLD, SUFFOLK COUNTY, NY
Prepared for:
Project Contact:
56655 Main Road c/o Jonathan Tibett
185 Willow Point Road
Southold, New York 11971
(516) 997‐6190
Charles R. Cuddy (Project Counsel)
Attorney at Law
445 Griffing Avenue
Riverhead, New York 11901
631‐369‐8200
Project Location: 56655 Main Road
Hamlet of Southold, Town of Southold
District 1000 ‐ Section 63 ‐ Block 3 ‐ Lot 15
Lead Agency:
Prepared by:
With Technical Assistance
From:
Town of Southold Zoning Board of Appeals
Town Annex /First Floor
54375 Main Road
Southold, NY 11971
(631) 765‐1809
KGO Consulting, Inc.
626 RXR Plaza
Uniondale, New York 11556
Attn: Kim Gennaro‐Oancea, MS, AICP CEP, President
(516) 522‐2645
(Environmental Analysis and Planning)
P.W. Grosser Consulting, Inc.
630 Johnson Ave, Suite 7
Bohemia, New York 11716
Attn: Bryan Grogan, PE, Vice President
(631) 589‐6353
(Project Engineering and Due Diligence)
Andrew V. Giambertone & Associates, Architects, P.C.
62 Elm Street
Huntington, New York 11743
Attn: Andrew V. Giambertone, A.I.A, President
(631) 367‐0050
(Project Design and Architecture)
SoundSense, LLC
39 Industrial Road, Unit 6
PO Box 1360
Wainscott, New York 11975
Attn: Dr. Bonnie Schnitta, FASA, President
(631) 537‐4220
(Acoustic Consultant)
Dunn Engineering Associates, P.C.
66 Main Street
Westhampton Beach, New York 11978
Attn: Ronald N. Hill, P.E., Partner
631‐288‐2480
(Transportation Engineering Consultant)
Land Use Ecological Services
570 Expressway Drive South, Suite 2F
Medford, New York 11763
Attn: William P. Bowman, PhD, Senior Scientist
(631) 727‐2400
(Ecologist)
Date of Initial Submission:
Date of Revision:
Date of Acceptance:
Date by which comments
must be submitted:
April 2019
October 2019
October 7, 2019
November 18, 2019
Draft Environmental Impact Statement April 2019
The Enclaves – Proposed Hotel and Restaurant Revised October 2019
56655 Main Road, Hamlet of Southold, Town of Southold, NY
_____________________________________________________________________________________________________________________________
i
Table of Contents
Executive Summary .......................................................................................................................................................................................... i
1.0 Description of Proposed Action ................................................................................................................................................ 1
1.1 Project Location and Site Conditions ........................................................................................................................................ 1
1.1.1 General Description of Subject Property ................................................................................................................... 1
1.1.2 Site and Surrounding Land Use and Zoning ............................................................................................................. 1
1.2 Project Design and Layout ............................................................................................................................................................. 2
1.2.1 Description of the Proposed Project ............................................................................................................................ 2
1.2.2 Proposed Structures ........................................................................................................................................................... 3
1.2.3 Site Access, Circulation and Parking ............................................................................................................................ 3
1.2.4 Site Clearing ............................................................................................................................................................................ 4
1.2.5 Site Landscaping and Lighting ........................................................................................................................................ 5
1.2.6 Grading and Drainage ......................................................................................................................................................... 6
1.2.7 Sanitary Wastewater Disposal and Water Supply ................................................................................................. 7
1.2.8 Utilities ...................................................................................................................................................................................... 9
1.2.9 Solid Waste Generation and Management ................................................................................................................ 9
1.2.10 Community Service Districts ......................................................................................................................................... 10
1.3 Project Objectives and Benefits ................................................................................................................................................. 10
1.4 Construction and Operations ..................................................................................................................................................... 11
1.4.1 Construction ......................................................................................................................................................................... 11
1.4.2 Operations ............................................................................................................................................................................. 13
1.5 Required Permits and Approvals ............................................................................................................................................... 15
2.0 Natural Environmental Resources ........................................................................................................................................ 16
2.1 Soils and Topography ..................................................................................................................................................................... 16
2.1.1 Existing Conditions ............................................................................................................................................................ 16
2.1.2 Potential Impacts ................................................................................................................................................................ 19
2.1.3 Proposed Mitigation .......................................................................................................................................................... 21
2.2 Water Resources ............................................................................................................................................................................... 23
2.2.1 Existing Conditions ............................................................................................................................................................ 23
2.2.2 Potential Impacts ................................................................................................................................................................ 32
2.2.3 Proposed Mitigation .......................................................................................................................................................... 49
2.3 Ecological Resources ....................................................................................................................................................................... 50
2.3.1 Existing Conditions ............................................................................................................................................................ 50
2.3.2 Potential Impacts ................................................................................................................................................................ 60
2.3.3 Proposed Mitigation .......................................................................................................................................................... 63
Draft Environmental Impact Statement April 2019
The Enclaves – Proposed Hotel and Restaurant Revised October 2019
56655 Main Road, Hamlet of Southold, Town of Southold, NY
_____________________________________________________________________________________________________________________________
ii
3.0 Human Environmental Resources ......................................................................................................................................... 64
3.1 Land Use, Zoning and Plans .......................................................................................................................................................... 64
3.1.1 Existing Conditions ............................................................................................................................................................ 64
3.1.2 Potential Impacts ................................................................................................................................................................ 73
3.1.3 Proposed Mitigation ....................................................................................................................................................... 106
3.2 Transportation ................................................................................................................................................................................ 107
3.2.1 Existing Conditions ......................................................................................................................................................... 107
3.2.2 Potential Impacts ............................................................................................................................................................. 109
3.2.3 Proposed Mitigation ....................................................................................................................................................... 117
3.3 Aesthetic Resources and Community Character .............................................................................................................. 117
3.3.1 Existing Conditions ......................................................................................................................................................... 117
3.3.2 Potential Impacts ............................................................................................................................................................. 118
3.3.3 Proposed Mitigation ....................................................................................................................................................... 120
3.4 Noise and Odor ............................................................................................................................................................................... 122
3.4.1 Existing Conditions ......................................................................................................................................................... 122
3.4.2 Potential Impacts ............................................................................................................................................................. 125
3.4.3 Proposed Mitigation ....................................................................................................................................................... 130
3.5 Historic and Archaeological Resources ................................................................................................................................ 131
3.5.1 Existing Conditions ......................................................................................................................................................... 131
3.5.2 Potential Impacts ............................................................................................................................................................. 132
3.5.3 Proposed Mitigation ....................................................................................................................................................... 133
3.6 Human Health and Safety ........................................................................................................................................................... 134
3.6.1 Existing Conditions ......................................................................................................................................................... 134
3.6.2 Potential Impacts ............................................................................................................................................................. 137
3.6.3 Proposed Mitigation ....................................................................................................................................................... 139
4.0 Other Required Sections ......................................................................................................................................................... 141
4.1 Use and Conservation of Energy ............................................................................................................................................. 141
4.2 Unavoidable Adverse Impacts (Short-Term and Long-Term) ................................................................................... 141
4.3 Irretrievable and Irreversible Commitment of Resources .......................................................................................... 142
4.4 Growth-Inducing Impacts .......................................................................................................................................................... 142
4.5 Impacts on Solid Waste Management ................................................................................................................................... 143
5.0 Alternatives and Their Impacts ........................................................................................................................................... 144
5.1 Alternative 1: No-Action Plan .................................................................................................................................................. 144
5.2 Alternative 2: Permitted-Use (As-of-Right) Plan ............................................................................................................ 145
6.0 References ..................................................................................................................................................................................... 150
Draft Environmental Impact Statement April 2019
The Enclaves – Proposed Hotel and Restaurant Revised October 2019
56655 Main Road, Hamlet of Southold, Town of Southold, NY
_____________________________________________________________________________________________________________________________
iii
LIST OF APPENDICES
Appendix A - Figures
Figure 1 - Site Location Map
Figure 2 - Tax Map
Figure 3 - Soil Survey Map
Figure 4 - USGS Topographic Map
Figure 5 - USGS Water Table Elevation Map
Figure 6 - NYSDEC Freshwater Wetlands Map
Figure 7 - National Wetlands Inventory Map
Figure 8 - FEMA Flood Zone Map
Figure 9 - Hydrogeologic Zones Map
Figure 10 - SGPA Plan Map
Figure 11 - Peconic Estuary Program Study Area Boundaries Map
Figure 12 - Town and Jockey Creek Subwatershed
Figure 13 - 1962 Aerial Imagery of Subject Property (Land Use Ecological Services, Inc.)
Figure 14 - Existing Ecological Communities (Land Use Ecological Services, Inc.)
Figure 15 - Land Use Map
Figure 16 - Zoning Map
Figure 17 - HALO Map
Figure 18 - Rendering of the Proposed Project, View 1 (Existing View versus Proposed View)
Figure 19 - Rendering of the Proposed Project, View 2 (Existing View versus Proposed View)
Figure 20 – Rendering of the Proposed Project, View 3 (Existing View versus Proposed View)
Figure 21 - Rendering of the Proposed Project, View 4 (Existing View versus Proposed View)
Figure 22 - Rendering of the Proposed Project, View 5 (Existing View versus Proposed View)
Figure 23 - Rendering of the Proposed Project, View 6 (Existing View versus Proposed View)
Figure 24 – Community Service Districts Map
Appendix B - Final Scope, Positive Declaration and Environmental Assessment Form
Appendix C - Site Development Plans, as prepared by P.W. Grosser Consulting Engineer & Hydrogeologist,
PC
Appendix D - Architectural Renderings, Elevations and Floor Plans, as prepared by Andrew V. Giambertone
& Associates, Architects, P.C.
Appendix E - Soil Borings Report, as prepared by Soil Mechanics Drilling Corp.
Appendix F - Sea Level Rise Map and BURBS Analysis, as prepared by P.W. Grosser Consulting Engineer &
Hydrogeologist, PC
Appendix G - The Enclaves Market Study (July 2015), as prepared by HVS, and Tax Assessment (January
2019), as provided by Town of Southold Board of Assessors
Appendix H - Photographs of Site and Surrounding Area
Appendix I - Traffic Impact Study, as prepared by Dunn Engineering Associates, P.C.
Appendix J - Acoustic Report, as prepared by SoundSense
Appendix K - Agency Correspondence - NY Natural Heritage Program, NYS Office of Parks, Recreation and
Historic Preservation, Community Service Providers, and Utility Service Providers
Draft Environmental Impact Statement April 2019
The Enclaves – Proposed Hotel and Restaurant Revised October 2019
56655 Main Road, Hamlet of Southold, Town of Southold, NY
_____________________________________________________________________________________________________________________________
iv
Appendix L - Suffolk County Department of Health Services correspondence, Phase I and II Environmental
Site Assessments, and Soil & Materials Management Plan, as prepared by P.W. Grosser
Consulting Engineer & Hydrogeologist, PC
Appendix M - As-of-Right (Alternate) Plan, as prepared by P.W. Grosser Consulting Engineer &
Hydrogeologist, PC
--------------------------------------------------------------------------------------------------------------------------------------------
LIST OF TABLES
Table 1 – Parking Summary for the Proposed Action ..................................................................................................................... 4
Table 2 – Site Data for Existing and Post-Development Conditions ......................................................................................... 5
Table 3 - Solid Waste Generation ............................................................................................................................................................. 9
Table 4 - Soil Engineering and Planning Limitations .................................................................................................................... 17
Table 5 – Ecological Communities at the Subject Property ........................................................................................................ 51
Table 6 – Plant Species List ....................................................................................................................................................................... 53
Table 7 – Bird Species Observed/Expected On-Site ...................................................................................................................... 56
Table 8 – Mammal Species Observed/Expected On-Site ............................................................................................................. 58
Table 9 – Reptile and Amphibian Species Observed/Expected On-Site ............................................................................... 59
Table 10 – Proposed Changes in Ecological Community Coverages ...................................................................................... 61
Table 11 - Applicable Bulk and Dimensional Requirements for Hamlet Business (HB) Zoning District ............... 66
Table 12 – Southold Strengths & Weaknesses, As Excerpted from Southold Hamlet Study ....................................... 69
Table 13 – Proposed Development Project Tax Revenues ......................................................................................................... 78
Table 14 – Projected Employment Generation ................................................................................................................................ 79
Table 15 - Consistency with Bulk and Dimensional Requirements – HB and RR Zoning Districts .......................... 80
Table 16 - Consistency Analysis with the Town of Southold LWRP .................................................................................... 103
Table 17 – Site Generated Traffic ........................................................................................................................................................ 110
Table 18 – Unsignalized Intersections Level of Service Criteria ........................................................................................... 111
Table 19 - Subjective Perception of Actual Sound Energy Change ...................................................................................... 122
Table 20 - NYSDEC Thresholds for Significant Sound Pressure Level (SPL) Increase ................................................ 123
Table 21 - Weekday Ambient Sound Levels at Receivers near the Proposed Location on July 19, 2019 ........... 125
Table 22 - Expected Sound Levels at Receiver Locations: Summer 2020 - No Build Condition ............................. 126
Table 23 - Expected Sound Level Increases at Receiver Locations: Summer 2010 – Build Condition ................ 127
Table 24 - Ambient Sound Levels and Expected Sound Levels due to Special Events at Locations 1-4 .............. 128
Table 25 – Comparative Analysis of Proposed Plan and Alternatives ................................................................................ 144
Table 26 – Site Generated Traffic Comparison, Proposed Project versus Project Alternative ................................ 148
Table 27 - Sound Level Increases at Receiver Locations: Summer 2020 - Alternate Site Plan ............................... 149
Draft Environmental Impact Statement April 2019
The Enclaves – Proposed Hotel and Restaurant Revised October 2019
56655 Main Road, Hamlet of Southold, Town of Southold, NY
_____________________________________________________________________________________________________________________________
i
EXECUTIVE SUMMARY
Introduction
This document is a Draft Environmental Impact Statement (DEIS) prepared in accordance with the State
Environmental Quality Review Act (SEQRA) and its implementing regulations at 6 NYCRR Part 617 for the
action contemplated herein, and is based upon the Final Scope issued by the Town of Southold Zoning Board
of Appeals (the “ZBA”), as lead agency. This DEIS evaluates the potential adverse impacts associated with the
proposed action, which consists of a hotel and restaurant (sit-down) to be located at 56655 Main Road (NYS
Route 25) in the hamlet of Southold, Town of Southold, Suffolk County, New York, New York (the “subject
property”) (see Figure 1 – all figures are included in Appendix A). The subject property is designated on the
Suffolk County Tax Map as District 1000 - Section 63 - Block 3 - Lot 15 (see Figure 2 in Appendix A).
This DEIS evaluates the following issues, based on the Positive Declaration issued by the ZBA (see Appendix
B):
Soils and Topography
Water Resources
Ecological Resources
Land Use, Zoning and Plans
Transportation
Aesthetic Resources and Community Character
Noise and Odor
Historic and Archaeological Resources
Human Health and Safety
This Executive Summary is designed solely to provide an overview of the proposed action, a brief summary of
the potential adverse impacts identified and mitigation measures proposed as well as alternatives considered.
Review of the Executive Summary is not a substitute for the full evaluation of the proposed project performed
in Sections 2.0 through 5.0 of this DEIS.
Description of the Proposed Project
The subject property is a 6.75±-acre parcel located on the north side of Main Road (NYS Route 25),
approximately 90 feet west of the intersection of Main Road and Town Harbor Lane in hamlet of Southold,
Town of Southold, and is identified as Suffolk County Tax Map No: District 1000 - Section 63 - Block 3 - Lot 15.
A two-story, residential structure, a one-story detached garage and two sheds occupy the southeast portion of
the site. The remainder of the property (approximately 6.62± acres) is undeveloped with land cover consisting
of southern successional hardwood forests, successional old fields, and mowed lawns with trees. Surrounding
land uses include commercial, retail, residential and transportation (Long Island Railroad) uses.
The proposed application includes the conversion of the existing residential structure, which was formerly a
bed and breakfast, to a 74-seat restaurant and the development of a two-story, 40-unit hotel with four detached
cottages and associated amenities (e.g., swimming pool and lounge areas) on the undeveloped portion of the
subject property. As part of the proposed conversion for a restaurant use, the applicant is proposing to connect
the existing residential structure to one of the existing adjacent sheds by way of a 519±-square foot (SF)
addition, for a total gross floor area (post-conversion and expansion) of 3,806± SF (excluding the cellar of 524
SF). The remaining shed would be removed, while the existing one story detached garage would remain and
used for storage. The proposed restaurant would include dedicated parking to the north and west of the
building and would consist of 38 spaces, including two (2) ADA spaces. Adjacent to the existing residence is an
on-site irrigation well that is proposed to remain and used for on-site irrigation purposes.
Draft Environmental Impact Statement April 2019
The Enclaves – Proposed Hotel and Restaurant Revised October 2019
56655 Main Road, Hamlet of Southold, Town of Southold, NY
_____________________________________________________________________________________________________________________________
ii
The proposed two-story hotel building would be situated in the rear of the subject property. The proposed L-
shaped hotel building has a gross floor area of 61,200± SF and includes 40 rooms ranging in sizes between 500
SF and 540 SF. Four (4) detached cottages, each with an area of 594 SF, are proposed to the north of the hotel
building. The proposed hotel would include associated appurtenances, including an outdoor, in-ground
swimming pool, poolside cabanas, small decorative pond, and a dedicated parking area. Parking for the
proposed hotel would be located to the north and west of the building and would consist for 96 spaces,
including four (4) ADA spaces.
The proposed restaurant and hotel uses would operate year-round, with hours of operation consistent with
these types of uses. The project sponsor anticipates hosting special events approximately eight to 12 times per
year and such events would likely consist of weddings, fundraising events or other small private gatherings. It
is envisioned that larger events would be hosted on the lawn area adjacent to a proposed pond and smaller
events would be held in the hotel lounge space. Additional details on the hotel and restaurant operations are
included in Section 1.4.2 of this DEIS.
Access to the proposed development would be via an existing curb cut to the east of the existing single-family
residence, with egress via a new separate driveway on the west side of the residential structure or proposed
restaurant. Dedicated parking for each use would be provided and the proposed parking would exceed the
required number of spaces in the Town Zoning Code due to an anticipation of special events (e.g., weddings)
on the subject property. Pursuant to §280-78 of the Town Zoning Code, the required parking for the proposed
restaurant is 38 spaces. The proposed design includes a surface parking area designed for 38 spaces (27 paved
and 11 grass paved); including 2 ADA spaces with an additional 2 grass overflow spaces provided. §280-78 of
the Town Zoning Code requires 56 spaces for the proposed hotel. The proposed design includes a dedicated
96-space parking area, including four ADA spaces with an additional 24 grass spaces provided as overflow
parking. The traffic and parking demands of special events were evaluated and included in Section 3.2 of this
DEIS.
The proposed action also includes the construction of a sewage treatment plant (STP), which would be situated
at the northern portion of the subject property. The proposed STP is designed with a 100% plant expansion
area, and 100% leaching pool expansion area. The proposed STP control building would be 10 feet-by-23-feet.
Potential Impacts
Soils and Topography
The proposed action would result in the disturbance of soils for building foundations, in-ground swimming
pool, decorative pond, drainage infrastructure, STP, utility installation, grading, paving, and landscaping. Based
upon the preliminary site plan, the total land area to be disturbed is approximately 6.25 acres. The Soil Survey
of Suffolk County indicates there to be few or no engineering limitations for the development of buildings,
streets or parking lots, for the establishment of lawns or landscaping, and/or for sanitary disposal. Pursuant
to on-site test borings, all soils below three feet will satisfactorily support foundation loads of two (2) tons per
square foot and exhibit excellent drainage characteristics. Within the footprint of the proposed two-story hotel,
all loam would be replaced with a clean inorganic granular material. It is expected that sand on-site can be
used as such fill.
As part of the environmental review, both a Phase I and II Environmental Site Assessment (ESA) were
performed. Pesticides and metals likely related to historical agricultural use were detected in shallow soils at
the site. A Soil and Materials Management Plan (SMMP) was also prepared to address the identified impact,
which included the following provisions/activities to be undertaken during development:
Proper offsite disposal of excess surface soils generated during redevelopment;
Draft Environmental Impact Statement April 2019
The Enclaves – Proposed Hotel and Restaurant Revised October 2019
56655 Main Road, Hamlet of Southold, Town of Southold, NY
_____________________________________________________________________________________________________________________________
iii
Impacted soils remaining onsite should be capped by impervious materials (e.g., concrete building
slab, asphalt pavement) or clean fill material;
Vertical mixing of impacted surface soils by mechanically mixing them with cleaner soil found at
greater depths;
On-site burial of impacted soils in excavated areas, depending on contaminant concentrations and
the depth to groundwater or proximity to surface water, may be conducted; and
Landscape berms may be constructed on the property in undeveloped open areas of the property,
such as in buffer areas. The landscape berms will require a one-foot cap of clean soil and a
grass/sod or vegetation layer to act as a barrier to impacted soils.
As the site is relatively flat, the proposed action does not include the alteration of on-site slopes. Based on data
provided by the project engineer, the grading program would result in an excess cut of approximately 236,642
cubic feet or 8,764 yards of material. The maximum depths of cut and fill would be 12 feet and two feet,
respectively. Some of this material may be kept on-site for capping in areas that are not disturbed (e.g., buffer
areas) or used in vertical mixing, or for fill on the site; however, a portion would need to be transported off-site
during the construction period. Based on the preliminary site plan and design, it is estimated that
approximately 6,044 cubic yards of material would be removed from the site. Based upon an estimated load of
20 cubic yards per construction vehicle, approximately six (6) construction vehicles per day over a period of
two months would be expected (assumes six working days per week for eight weeks).
All excess soil would be characterized for disposal purposes. To prevent tracking of potentially impacted soil
into areas where neither remediation nor other risk management measures are planned, the following
precautions will be taken:
Access to areas in which a clean soil cap has been constructed would be limited by temporary
barricade fencing until landscaping activities have been completed.
Vehicles and equipment would be cleaned or washed down prior to moving from impacted areas
to areas in which soil mitigation is not necessary or has already been completed.
Erosion controls (i.e. silt fencing or equivalent) would be installed to prevent runoff from impacted
areas from entering areas in which soil mitigation is not necessary or has already been completed.
Endpoint soil samples would also be collected after soil management measures are completed to determine
whether surface soil concentrations of the trigger compounds are less than NYSDEC RRSCOs and PGSCOs which
is the applicable maximum cleanup objectives for General Fill requirements.
During construction activities, there is the potential for erosion and sedimentation with prolonged soil
exposure and fugitive dust during dry periods. A Sediment and Erosion Control Plan has been prepared and
includes, at a minimum, stockpile protection, inlet sediment control devices for storm structure protection, silt
fencing, and anti-tracking pads to prevent off-site sediment tracking from construction vehicles.
Fugitive dust consists of soil particles that become airborne when disturbed by heavy equipment operation or
through wind erosion of exposed soil after groundcover (e.g., lawn, pavement) is removed. Given the above-
described soil quality, dust from work activities could contain contaminants of concern. As such, there would
be an on-site environmental technician during earth-moving and construction activities to monitor dust levels
and take immediate action when necessary. The environmental technician would implement the dust control
plan if there is any actual or potential visible dust. Dust suppression measures would be employed in
accordance with the NYSDEC DER-10 Appendix 1B for Fugitive Dust and Particulate Monitoring. The primary
sources of dust would be equipment, vehicular traffic, and construction activities on exposed soils.
Draft Environmental Impact Statement April 2019
The Enclaves – Proposed Hotel and Restaurant Revised October 2019
56655 Main Road, Hamlet of Southold, Town of Southold, NY
_____________________________________________________________________________________________________________________________
iv
Water Resources
Groundwater
Water supply is provided by the Suffolk County Water Authority (SCWA). There is an eight-inch water main on
Main Road and a 3/4-inch water line to the existing residence. There is also an on-site irrigation well located
to the east of the residential structure. As part of the proposed action, infrastructure improvements would be
undertaken to service the proposed restaurant and hotel. Based upon the Suffolk County Department of Health
Services (SCDHS) design flow factors, the projected volume of potable water for the proposed development is
8,820 gallons per day (gpd). A request for service availability was filed with the SCWA and service has been
confirmed.
The estimated volume of irrigation water for the on-site lawn and select planted areas (of approximately 3.563
acres) is approximately 2,508,882± gallons for the irrigation season (mid-April to mid-October), or 96,496±
gallons per week when averaged over the 26-week irrigation season. Irrigation water would be provided either
by the existing irrigation well that previously serviced the historic agricultural use of the property or a new on-
site irrigation well would be installed. The existing irrigation well would be evaluated during the design phase
of the project to determine if it is viable for reuse. If the existing well is determined to be no longer viable, a
new on-site irrigation well would be designed, permitted and installed as part of this project. The new well, if
determined to be necessary, would be limited to a maximum yield of 45 gpm thus not requiring a Long Island
Well Permit from the New York State Department of Environmental Conservation (NYSDEC).
Regarding sanitary waste, the maximum permitted sanitary flow for the utilization of individual subsurface
sanitary systems (pursuant to Article 6 of the Suffolk County Sanitary Code) on the subject property is 4,050
gpd (6.75 acres x 600 gpd/acre = 4,050 gpd). The projected sanitary flow is 7,340 gpd. Accordingly, a sewage
treatment plant is required for the proposed development. The overall design flow for the proposed STP
includes the kitchen flow of 1,480 gpd associated with the proposed restaurant, which is based upon 20
gpd/seat for the proposed 74 seats. Adding this flow to the sanitary flow of 7,340 gpd yields a total design flow
of 8,820 gpd.
The proposed STP would be situated in the northern portion of site and would be a Biologically Engineered
Single Sludge Treatment (BESST) system. A control building would be installed to house the aeration blowers,
odor control equipment and the operator’s laboratory space. Treated effluent would discharge into an effluent
leaching pool groundwater disposal system. The effluent disposal system would consist of four, 10-foot
diameter-leaching pools with an approximate effective depth of 15 feet. Adequate space has been allocated for
the 100% expansion of the leaching pools in accordance with SCDHS requirements. Additionally, in accordance
with SCDHS and NYSDEC regulations, groundwater monitoring wells would be installed both upstream and
downstream of the effluent disposal system to monitoring groundwater impacts as part of the SPDES permit
obtained for the STP. The proposed STP would be equipped with a dual canister carbon-based odor control
system connected to the treatment tanks, pump station, splitter box and influent screen.
To better understand the impacts of the proposed development on nitrogen loading to groundwater, a nitrogen
model was utilized. The particular model utilized was the BURBS model, developed at Cornell University by
Hughes et al. (1985). Based upon the analysis of the BURB’s model, the estimated amount of nitrogen leached
from the proposed development is 278.91 pounds per year. This nitrogen loading represents a concentration
of nitrogen of 3.29 mg/L associated with the proposed project and subject property. The 3.29 mg/L
concentration is slightly over half of the targeted concentration from the Long Island Comprehensive Waste
Treatment Management Plan (208 Study) which utilized a limit of 6 mg/L to establish allowable sanitary
densities. This limit of 6 mg/L did not include fertilizer nitrogen loading in its analysis. While the nitrogen
loading represents an increase from the existing conditions of 49.67 pounds per year, it is significantly less than
the targets set forth in the 208 Study, especially since the projected nitrogen concentration from the proposed
development includes fertilizer nitrogen.
Draft Environmental Impact Statement April 2019
The Enclaves – Proposed Hotel and Restaurant Revised October 2019
56655 Main Road, Hamlet of Southold, Town of Southold, NY
_____________________________________________________________________________________________________________________________
v
As a comparison, an as-of-right development was modelled. The as-of-right plan includes a development
scenario that utilizes a conventional sanitary system in compliance with Article 6 density requirements. Based
upon the analysis of the BURB’s model, the estimated amount of nitrogen leached from an as-of-right
development is 333.74 pounds per year. This loading represents an increase of 54.83 pounds per year over the
proposed project.
Stormwater
The proposed stormwater drainage and recharge system consists of primarily catch basins, trench drains and
drywells. The site would be graded to convey stormwater to inlet structures, such as catch basins, trench drains,
or drywell grates. The overall capacity of the stormwater system has been designed to accommodate the two-
inch rainfall event as required by the Town and drainage pools have been included for the proposed swimming
pool and decorative pond. A SWPPP will be also developed. This plan requires the post-development peak
runoff rates to not exceed the pre development peak runoff rates for a 100-year storm. Since all stormwater
would be disposed of on-site and be filtered by the natural sands that are present, no additional stormwater
treatment devices would be required or installed. The performance standards for a stormwater management
control plan, as set forth in §236-18 of the Town Code, and consistency of the proposed plans therewith are
evaluated in Section 2.2.2 of this DEIS.
Surface Water
The nearest permanent surface water body is Town Creek/Southold Harbor, located approximately 1,000 feet
southwest of the subject property. Review of the NYSDEC Freshwater Wetlands Map and the National Wetlands
Inventory indicates that there are no State or Federal wetlands are not present on the subject property. Based
on the Federal Emergency Management Agency (FEMA) Flood Insurance Rate Maps (FIRMs), the subject
property is not located within the 100 or 500-year flood zone.
The proposed site plan includes a decorative pond located on the east side of the hotel, off the main lobby. The
purpose of the proposed pond is to add a decorative element to the hotel and lawn area. The proposed pond
would have a surface area approximately 2,900 SF and would be a maximum of 18-inches in depth. The pond
walls would be constructed of concrete. Given the location of the pond, the foundation for the hotel would
serve as the wall on the western side of the pond and a supplemental concrete wall would be built on the
eastern side of the pond, to form the outline. The bottom and sides of the pond would likely be lined with an
EDPM rubber, vinyl, PVC or similar liner. The pond would also likely require equipment, such as aerators,
pumps and filters for water clarity. Aside from potential aerators, the equipment would be installed within the
mechanical room of the hotel basement. Routine maintenance of the equipment, such as cleaning of filters, back
washing, and repairs would be required and would likely be performed by an outside vendor or by trained
hotel staff. Any potential filter backwash would be directed to one of the storm drains along with the overflow
from the pond. With respect to the fish species in the pond, the pond would be professionally designed and
stocked with Koi and Shubunkin Goldfish (both common for use in Long Island ponds and known to prey on
Mosquito Larvae). Plant species would include a variety of ornamental pond plants, such as water lilies, water
Hyacinths, and perimeter ornamental grasses, all of which would be designed by a professional pond designer.
Water Resources Plans
The water resources management plans that that pertain to the project site and relevant to the proposed land
use are evaluated in Section 2.2 of this DEIS, including the 208 Study, Suffolk County Comprehensive Water
Resources Management Plan, Peconic Estuary Comprehensive Conservation and Management Plan, and the Town
of Southold Subwatersheds Management Plan.
Draft Environmental Impact Statement April 2019
The Enclaves – Proposed Hotel and Restaurant Revised October 2019
56655 Main Road, Hamlet of Southold, Town of Southold, NY
_____________________________________________________________________________________________________________________________
vi
Ecological Resources
The proposed action would affect 5.49± acres of the successional forests and old fields currently present at the
site. The proposed action would construct 2.991± acres (130,288± square feet) of buildings and impervious
surfaces and 3.563± acres (155,218 square feet) of lawn and landscaping area resulting in the loss of 4.816
acres (96%) of successional southern hardwood forests and 0.676± acres (100.0%) of successional old fields.
The acreage of impervious and man-made surfaces (i.e. roofs, driveways and parking, walkways, etc.) is
proposed to increase from 0.10± acres to 2.99± acres and would then comprise 44.3% of the site. A narrow
strip of southern successional hardwood forest area (approximately 0.2 acres) would be retained within the
25-ft rear yard setback located on the northern property boundary. The trees that are proposed to remain,
along with their canopy, are shown as such on the proposed site plans. All trees proposed to remain would be
protected with tree protecting fencing during construction to avoid disturbance.
The loss of early successional communities would result in decreased habitat availability for the plants, birds,
and wildlife that utilize these habitats and a decrease in the abundance and diversity of the plant and wildlife
species present. The proposed action would result in an increase of 2.68± acres of mowed lawn and
landscaping including trees. The proposed landscaping consists of maintained turf grass with scattered
deciduous trees, including red maple (Acer rubrum ‘October Glory’) and red flowering dogwood (Cornus florida
var. rubra), and trimmed hedgerows comprised of privet (Ligustrum ibolium) and property boundary screening
comprised of evergreen trees, i.e. Leyland cypress on 8 ft centers (Cupressocyparis leylandii), on the eastern and
western property boundaries in areas where no existing trees are present. The proposed landscaping plantings
do not include any species listed as invasive by the Long Island Invasive Species Management Area or included
on Suffolk County’s “No Sale/Transfer List.”
Under the proposed conditions, human disturbance and activity would be substantially increased, the currently
existing natural habitats would be lost, and remaining habitat would be limited to the mowed lawn areas and
narrow strips of landscaping and border trees. These mowed lawns, landscaping, and hedgerows would not
provide any significant ecological benefits due to the poor diversity and wildlife habitat provided by these
areas. Accordingly, under the proposed conditions, only commonplace and commensal (i.e. tolerant of human
activity) wildlife species would be expected on the site. Those species that are less tolerant of human activity,
require greater habitat quality, habitat diversity, or larger patch sizes would not utilize the site under the
proposed conditions. However, the resulting habitat loss and any subsequent reductions in local abundance
of bird or wildlife species is not a significant adverse environmental impact as:
Successional southern hardwood forests and successional old fields are classified by the New York
Natural Heritage Program as “demonstrably secure” both in New York State and globally.
The successional forests and old fields present at the site are not known to provide habitat for any
endangered, threatened, or rare wildlife or plant species.
The populations of the commonplace plant and wildlife species inhabiting the old fields and
successional forests found at the subject property are largely considered abundant and stable.
No endangered, threatened, or rare species or significant ecological communities are known to be present on
the subject site; accordingly, no impacts to endangered, threatened, or rare species or significant ecological
communities shall result from the proposed action.
Land Use, Zoning and Plans
Upon implementation of the proposed action, the land use of the subject property would be altered from
residential and vacant land, to a restaurant and small-scale hotel use. However, the existing residence on Main
Road was formerly occupied and used as a bed and breakfast. This former B&B is proposed to be restored in a
plan that has been reviewed and approved by the State Historic Preservation Office (NYS OPRHP) for re-use as
a restaurant, which would service both the public as well as the proposed hotel. As part of the proposed
Draft Environmental Impact Statement April 2019
The Enclaves – Proposed Hotel and Restaurant Revised October 2019
56655 Main Road, Hamlet of Southold, Town of Southold, NY
_____________________________________________________________________________________________________________________________
vii
conversion for a restaurant use, the applicant is proposing to connect the existing residential structure to one
of the existing adjacent sheds by way of a 519±-SF addition, for a total gross floor area (post-conversion and
expansion) of 3,806± SF (excluding the cellar of 524 SF). The remaining shed would be removed, while the
existing one-story detached garage would remain and used for storage.
The proposed hotel is a two-story, L-shaped building situated in the rear of the subject property. The proposed
gross floor area is 61,200 SF (lower level = 9,891 SF; first floor = 28,933 SF; second floor = 22,376 SF) and
includes 40 rooms, ranging in sizes between 500 SF and 540 SF. Four (4) detached cottages, each with an area
of 594 SF, are proposed to the north of the hotel building. Situated between the hotel and cottages is an outdoor
swimming pool with cabanas and seating areas.
Pursuant to information provided by the Town of Southold Board of Assessors, the proposed development is
projected to generate approximately $123,482 dollars in total tax revenue. The proposed restaurant and hotel
uses are projected to generate approximately 10 and 43 employees, respectively, for a total of 53 jobs. These
projected jobs would include food preparation and service, housekeeping, maintenance, and managerial
positions, among others.
The subject property is located within the HB zoning district of the Town of Southold. Pursuant to § 280-45A
(8) of the Zoning Code, the proposed restaurant is a permitted use. Section 280-45(B) sets forth land uses that
are permitted in the HB zoning district by special exception by the Board of Appeals. Relevant to the proposed
application, §280-45B (2) permits by special exception, “Motel and hotel uses as set forth in and regulated by
§ 280-35B (4) of the Resort Residential (RR) District, except that minimum lot size shall be three acres.” Section
280-35B (4) also includes the following requirements for motel and hotel uses:
(b) The maximum number of guest units shall be:
[1] One unit per 6,000 square feet of land without public water or sewer.
[2] One unit per 4,000 square feet of land with public water and sewer.
(c) No music, entertainment or loudspeaker system shall be audible from beyond the property line.
(d) The maximum size of a guest unit shall be 600 square feet.
As evaluated in Section 3.1.2 of this DEIS, the proposed site plan complies with the bulk and dimensional
requirements for uses within the HB zoning district, as well as the RR District use restrictions for the proposed
hotel. The proposed hotel requires a special exception use permit from the ZBA. Sections 280-142 and 280-
143 of the Town Code set forth general standards as well as matters to be considered when issuing said permit.
A consistency analysis of the proposed action with the general standards and matters to be considered is
included in Section 3.1.2 of this DEIS.
The land use plans that pertain to the project site and relevant to the proposed land use are described in Section
3.1.2 of this DEIS, including the 2005 Town of Southold Hamlet Study; Scenic Southold Corridor Management
Plan; Long Island North Shore Heritage Area Management Plan; and the Town of Southold Local Waterfront
Revitalization Program.
Transportation
A Traffic Impact Study (TIS) was prepared for the proposed development and based on such analyses, it has
been concluded that the adjacent highway and street system would be able to accommodate the proposed
development. Although there would be a minimal increase in traffic from the proposed development (Weekday
AM Peak Hour: 29 trips [18 entering/11 exiting], Weekday PM Peak Hour: 39 trips [23 entering/16 existing],
and Saturday Peak Hour: 46 trips [26 entering/20 exiting]), the proposed development would not cause a
significant adverse impact on traffic conditions. In summary, as excerpted from the Traffic Impact Study:
Draft Environmental Impact Statement April 2019
The Enclaves – Proposed Hotel and Restaurant Revised October 2019
56655 Main Road, Hamlet of Southold, Town of Southold, NY
_____________________________________________________________________________________________________________________________
viii
The proposed access plan has been designed to adequately provide for the projected traffic entering
and exiting the access driveway so as to assure the public safety and to minimize traffic congestion.
The highest site-generated traffic for the proposed development can be expected to occur during a
Saturday peak hour when an estimated 46 new vehicle trips per hour will be generated (26 in and 20
out). During the weekday A.M. peak hour, the site-generated volumes are anticipated to be 29 new
vehicle trips per hour (18 in and 11 out). During the weekday P.M. peak hour, trip generation at the
site will be lower when the site-generated traffic is expected to be 39 new vehicle trips per hour (23 in
and 16 out).
The intersection capacity analyses indicate that the new traffic generated by the proposed
development can be accommodated with minimal traffic impact to the surrounding highway and street
network.
The capacity analysis indicate that the two proposed access points would operate at Level of Service
“C” or better at all times, with the exception of during the Saturday peak hour of traffic when it would
operate at Level of Service D due to the heavy traffic flows that exist on Main Road. The Level of Service
D at the site exit driveway is a better Level of Service than found at any of the adjacent study
intersections and should be considered adequate considering the proposed driveway’s location on a
heavily traveled State highway.
The results of study capacity analysis indicate that particularly during the weekday AM and PM peak
hours of traffic the study intersections work well and the completed project will have no significant
impact on traffic operations. Movements at all intersections work at Level of Service “C” or better
during both the AM and PM peak hours of traffic.
During the Saturday peak hours the study intersections indicate that side street delay accessing or
crossing Main Road (Route 25) is high, resulting in Levels of Service of “F” at Boisseau Avenue, “E” at
Locust Lane, “D” at the 7–Eleven Driveway and “E” at Town Harbor Lane. Despite the higher delays
evidenced at the study intersections, the addition of traffic from the proposed project does not result
in any adverse changes in intersection operating Levels of Service and minor increases in intersection
movement delay of 5 seconds or less, which would not be noticeable.
In the vicinity of the proposed site access driveways, Main Road (Route 25) is essentially flat and there
are no appreciable horizontal curves. As a result, no geometric sight distance restrictions exist in the
vicinity of either of the proposed site access driveways.
Geometrics are not always the limiting factor with regard to sight distance and the presence of parked
vehicles on the north side of Main Road (Route 25) could reduce sight distance by blocking visibility.
For this reason in is recommended that parking be prohibited on the north side of Main Road along
the entire site frontage. This will allow vehicles exiting the site to have sufficient sight distance to the
east. Due to the positioning of the adjacent residential driveway to the west and the location of the
eastbound Main Road travel lane a further distance from the exit driveway, site distance to the west
will be adequate without further parking restrictions
It is expected that the proposed development would not lead to an undue increase of the rate of
accidents in the study area given the proposed roadway improvements and access plan.
The parking layout provides a total of 123 paved parking spaces (of which four are reserved for
handicapped patrons). The Town of Southold Code requires the provision of 38 parking spaces for the
proposed restaurant and 56 parking spaces for the proposed 44-unit hotel, for a total requirement of
94 spaces, 29 more than required. In addition, 37 unpaved parking spaces would be provided on site
Draft Environmental Impact Statement April 2019
The Enclaves – Proposed Hotel and Restaurant Revised October 2019
56655 Main Road, Hamlet of Southold, Town of Southold, NY
_____________________________________________________________________________________________________________________________
ix
in order to accommodate parking overflow, should it occur, during special events. Hence, the number
of parking spaces provided on the site plan would be adequate to accommodate parking demand on
the site.
It is anticipated that 8-to-12 special events would be held on site each year. Events may include
weddings, fundraisers or community events. The size of these events could range between 200 and
250 guests. Special Permits from the Town would be required. The results of the intersection capacity
analysis indicate that special events at the proposed hotel would have little traffic impact on traffic
moving along Route 25 through the study intersections. Side streets such as Boisseau Avenue, Locust
Lane, and Town Harbor Lane would experience some additional delay accessing Main Road (Route 25)
during the short time periods when special event traffic arrives and departs.
The largest vehicle permitted would be a typical 16-passenger shuttle van that commonly services
hotels and motels. The geometrics would permit these vehicles and they can be accommodated in the
some of the on-site parking spaces, which permit over-hang of the vehicle behind the curb and over
the lawn area. Larger vehicles, such as buses or extreme length limousines would not be permitted.
Due to the excellent patrol coverage of the police and the proximity of the firehouse, it should be
recognized that excellent emergency services are available to service the site.
Suffolk County Transit provides bus service on Main Road (Route 25) in the vicinity of the site by way
of the S92 bus line. This service line has the potential to reduce vehicular traffic to and from the site.
Given the proposed operation of the site and the proposed access configuration, and based on the analysis
performed, the proposed development would not cause any significant adverse impacts to traffic flow or safety
in the vicinity of the site. Furthermore, the proposed on-site parking would accommodate the demands of the
restaurant and hotel operations, as well as special events.
Aesthetic Resources and Community Character
The proposed project includes the conversion of the existing residential structure located on the southern
portion of the property (visible from NYS Route 25 / Main Road) into a 74-seat sit-down restaurant and two-
story, 40-unit hotel with four detached cottages and associated amenities (e.g., pool and lounge areas). The
reuse of the existing residential structure would preserve and reinforce the existing character of the hamlet of
Southold, while the proposed height of the new hotel building (i.e., two-stories / 32.9 feet) is consistent with
existing development height in the Hamlet Center.
The existing residence on Main Road, which was formerly The Hedges Bed and Breakfast, is proposed to be
restored in a plan that has been reviewed and approved by the State Historic Preservation Office (NYS OPRHP).
Behind the restaurant and its supporting parking area, there will be a substantial hedgerow. The proposed
hotel would be discreetly hidden behind this hedgerow, thus minimizing the viewshed changes from Main
Road. As indicated in the photo-simulations provided in Figures 18 and 19 in Appendix A, the only portion of
the hotel building that would be visible from Main Road is the Period-style stone “barn” which anchors the
southeast corner of the building and is 2-1/2 stories high with a Ludowici clay tile roof and local stone veneer.
The existing residential structure would be preserved and renovated, such that its existing architectural style
and the built character it reflects as part of the hamlet of Southold would be maintained and enhanced. The
proposed design includes a creative re-use of the residential structure, while maintaining important design
elements that contribute to the locality. The proposed hotel building would reflect the scale of the existing
buildings at the subject property and surrounding community (i.e., low density, one- and two-story structures).
The design intent was a small-scale, boutique-style hotel, with limited footprint, such that it would complement
the surrounding hamlet.
Draft Environmental Impact Statement April 2019
The Enclaves – Proposed Hotel and Restaurant Revised October 2019
56655 Main Road, Hamlet of Southold, Town of Southold, NY
_____________________________________________________________________________________________________________________________
x
The proposed landscape design for the site also considers the adjoining properties as well as maintaining select
vegetation on the property for privacy and for the enhancement of the views both on and from off-site. The
proposed planting of substantial and mature plantings along the eastern and western property lines would
provide effective screening for the properties to the east and west. Specifically, the proposed trees at planting
would be 14-to16-feet along the east side and eight-to-10-feet along the west side, both single and double row.
The proposed planting would occur early in the construction process to provide additional time for growth
during the overall 18-to-22 month construction period. From the southernmost residence (shown in Figure 20
in Appendix A), only a portion of the hotel roofline would be visible. Views of the project site from the
residential properties to the north thereof would be screened by the proposed vegetation (shown in Figures
21, 22 and 23 in Appendix A). Accordingly, the proposed landscape effectively minimizes the visual changes
from the neighboring properties.
In accordance with Section 172-7 G. (1), the proposed lighting would not include high-intensity discharge,
including metal halide, or any high-pressure or low-pressure sodium lamps or fixture types. As indicated on
the Site Lighting and Details Plan in Appendix C, the proposed plan includes 10-foot lamp poles along the
internal driveway and within the parking areas. Each lamp pole would include a shielded LED fixture such that
all light would be directed downwards with no upward glare. Furthermore, a photometric analysis was
performed, which indicates that there would be no off-site lighting impacts from any of the proposed light poles.
The proposed building fixtures would include fixed lighting and to mitigate light trespass and glare, all lighting
would be shielded and directed downwards, at an intensity compliant with Chapter 172 of the Town Code
(Outdoor Lighting). The proposed lighting would comply with the lighting standards set forth in §172-5, and
would be subject to the review and approval of the Town of Southold Building Department.
The proposed signage has not yet been developed for the proposed project; however, the project architect
would design signage that is consistent and in character with the surrounding commercial land uses. All
signage would also comply with Southold Code.
While the proposed project would change the land use character of the subject property from one residence to
a mixed-commercial use, the proposed project is consistent with various local and state comprehensive
planning documents relevant to the hamlet and Town of Southold and the larger region regarding preservation
of existing historic character of the area (see Section 3.1.2 of this DEIS for a comprehensive evaluation of the
proposed project’s consistency with underlying regulatory frameworks and comprehensive planning
documents instituted to protect and maintain the historic and traditional character of the locality and region).
As such, it is anticipated community character under the proposed action would be enhanced, as the proposed
project would situate new land uses complimentary to the hamlet center while meeting various local and
regional planning goals.
Noise and Odor
Noise
A noise survey and analysis were prepared to evaluate the potential noise impacts of the proposed action. As
part of the analysis, the ambient (existing) noise levels on the subject property and at various off-site receiver
locations were taken. The projected impacts of the proposed development were then assessed and the need
for mitigation measures were determined.
As part of the noise analysis, SoundSense modeled the expected change in sound level at the four receivers of
interest based on the expected increase in traffic, as documented in the TIS. Location 1 was selected in order
to characterize the existing ambient sound pressure levels at the front of the property and characterize the
acoustic environment at the street and to the nearby commercial receivers. Locations 2, 3 and 4 characterize
the acoustic conditions in the rear of the existing on-site residence and commercial businesses. The measured
sound levels were found to be typical of a residential area nearby a busy roadway. The sound levels at Location
Draft Environmental Impact Statement April 2019
The Enclaves – Proposed Hotel and Restaurant Revised October 2019
56655 Main Road, Hamlet of Southold, Town of Southold, NY
_____________________________________________________________________________________________________________________________
xi
1, which are representative of the acoustic environment at the commercial and residential receivers on Route
25, are dominated by the traffic sounds on Main Road/Route 25.
Under the Build Condition, only one condition is expected to result in an exceedance of the 3 dB threshold for
potential acoustic impact. This would occur only for the expected worst-case L90 value at Location 1 during a
Special Event at the subject property, which is expected to take place only 8-12 times per year. All other
conditions at all receivers result in a differential of less than or equal to 3 dB, which represents an unnoticeable
change in the sound levels at these receivers, and therefore is expected to have no acoustic environmental
impact on the receivers. Based on this analysis, implementation of the proposed action would not result in
significant adverse impacts to the nearby residential and commercial receivers. The noise analysis also
evaluated typical on-site activities and no significant adverse impacts are expected.
The sound levels during special events and their impact on neighboring receivers were also evaluated and
without mitigation, were determined to have a noticeable effect. With mitigation, the acoustic impact can be
reduced significantly to the extent that a disturbance would not occur. Such mitigation can include the
installation of a temporary acoustic barrier during special events to reduce the sound levels at the neighboring
residential receivers. This acoustic barrier can be placed along the eastern edge of the event, should it occur
on the lawn in front of the hotel, and can be movable to optimize the location and the efficiency of the barrier.
This acoustic barrier could include a typical fence that is construction-lined with an acoustic material, making
full contact with the ground.
Alternatively, if an event is held within a tent on the property, an acoustic barrier can be incorporated into the
side of the tent facing the residential properties to the east. Additionally, if an event is held at the pool area of
the proposed hotel, the building itself would act as an acoustic barrier between the event and the residential
receivers. Furthermore, a limiter would be implemented on the sound reproduction system to ensure that the
requirements of the Town of Southold Noise Code are met for the amplified sound during these events.
Implementation of the recommended mitigation measures would be expected to reduce noise levels to the
extent that no significant adverse impacts to the neighboring properties would occur.
Regarding construction-related noise, acoustic barriers can be utilized during the construction period to
minimize the impact of the construction activities on the surrounding residential and commercial receivers.
The requirements of these barriers would be calculated once the construction plan for the proposed action is
completed and the expected sound levels of the necessary equipment is known.
Odor
The potential for odors to be generated from the on-site wastewater treatment and disposal are addressed in
the design of the overall system. To prevent odors from trash receptacle areas, trash pick-ups would be
scheduled to eliminate wastes being held for a long duration. This schedule would be developed with the
collector and would be undertaken to prevent the potential for odors to develop near the trash enclosures. The
potential for odors from the restaurant would be controlled though industry-methods for proper exhaust
hoods, grease collection, and ventilation. The design of such systems would be performed during kitchen
design. As such, because the proposed restaurant would include exhaust and ventilation systems, it is not
expected that this use would result in any nuisance odors. Based on the above, the proposed action is not
expected to generate any odors that would adversely impact the surrounding area.
Historic and Archaeological Resources
A Resource Evaluation prepared by OPRHP dated December 21, 2017 (copy included in Appendix K), the
subject property includes one structure, the Lester Albertson House (56655 Mains Road) that is eligible for
listing on the State and National Registers of Historic Places. Regarding archaeological resources, the subject
property is located within a larger archaeologically sensitive area, as published on the OPRHP Cultural
Draft Environmental Impact Statement April 2019
The Enclaves – Proposed Hotel and Restaurant Revised October 2019
56655 Main Road, Hamlet of Southold, Town of Southold, NY
_____________________________________________________________________________________________________________________________
xii
Resource Information System at https://cris.parks.ny.gov. However, during the application process for this
proposed action, the Town of Southold consultants contacted OPRHP and in correspondence dated December
28, 2017, OPRHP advised that they have no archeological concerns. OPRHP requested additional information
on the proposed renovations to the existing residential structure. In response to the above, details regarding
the proposed renovation and re-use were provided and OPRHP issued a No Adverse impact determination for
a design that required select changes on February 19, 2019. Such changes have been made to the proposed
design and represented in the plans included in Appendix D. As such, implementation of the proposed action
would not result in any significant adverse impacts to cultural resources.
Human Health and Safety
Both a Phase I ESA and Phase II ESA were prepared in August 2018 and November 2018, respectively. Based
on the findings of the Phase II ESA, PWGC prepared a soil management plan (SMMP) to address pesticides and
metals that were detected in shallow soils at the site. In summary, the impacted soils can be handled by one or
all of the following methods:
1. Vertical mixing of impacted and un-impacted materials;
2. Placement of impacted soils below impervious areas, such as parking lots or buildings;
3. Capping of impacted areas with one foot of clean fill; and/or
4. Proper off-site disposal.
By utilizing the first three methods, the impacted materials would remain on site, which reduces the possibility
of off-site contamination and also reduces the overall amount of soils requiring off-site disposal. In addition to
the mitigation of the soils, the SMMP discusses the measures needed to monitor and control dust associated
with the clearing, grading and excavation work on the site. These measures include dust monitoring, reporting
during construction activities and the implementation of dust control measures, such as water spraying. A
SWPPP would also be developed for the proposed project, which will address dust control measures,
construction entrances, proper soil stockpiling, and temporary soil stabilization measures. With the
implementation of the above-measures, the potential for human health and safety impacts would be properly
mitigated.
Emergency Service Providers
Police Protection
Correspondence was sent to Chief Martin Flatley of the Southold Town Police Department on December 6, 2018
and a response is pending. As part of the traffic analysis, Dunn Engineering Associates evaluated the existing
emergency services, including police protection. As indicated in the TIS, the availability of police protection
near the proposed site is excellent noting that numerous Southold Town Police patrols travel past the site on a
daily basis. It is noted that the proposed land uses, i.e., a sit-down restaurant and a 44-room boutique hotel,
are not expected to result in an undue demand for police assistance. Pursuant to information provided by the
Town of Southold Board of Assessors, the projected tax generation from the proposed development to Southold
Town is $28,888 annually. Overall, the proposed development is not expected to adversely impact the local
police department; however, upon receipt of a response, the project sponsor would respond to any
recommendations should they be offered by the Southold Town Police Department.
Fire and Ambulance Service
Correspondence was sent to Chief Craig Goldsmith of the Southold Fire District on December 6, 2018 and a
response is pending. As part of the traffic analysis, Dunn Engineering Associates evaluated the existing
emergency services, including fire and ambulance services. As indicated in the TIS, the availability of
emergency services near the proposed site is excellent. The Southold Fire District, which provides both fire
Draft Environmental Impact Statement April 2019
The Enclaves – Proposed Hotel and Restaurant Revised October 2019
56655 Main Road, Hamlet of Southold, Town of Southold, NY
_____________________________________________________________________________________________________________________________
xiii
and emergency ambulance service, has its headquarters located at 55135 Main Road (Route 25), less than one-
quarter mile to the west of the subject property. The proximity of the firehouse is a benefit to the subject
property in terms of service availability. It is noted that the proposed land uses, i.e., a sit-down restaurant and
a 44-room boutique hotel, are not expected to result in an undue demand for fire protection or EMT assistance.
Pursuant to information provided by the Town of Southold Board of Assessors, the projected tax generation
from the proposed development to Southold Fire District is approximately $5,783 annually. Overall, the
proposed development is not expected to adversely impact the local fire district; however, upon receipt of a
response, the project sponsor would respond to any recommendations should they be offered by the Southold
Fire District.
Proposed Mitigation Measures
Soils and Topography
The grading program would result in an excess cut of approximately 236,642 cubic feet or 8,764 yards of
material. Some of this material (approximately 2,720 cubic yards) may be kept on-site for capping in areas
that are not disturbed (e.g., buffer areas), or used in vertical mixing or for on-site fill; however, the majority
would be transported off-site during the construction period. All excess soil would be characterized for
disposal purposes. Soil wastes would be transported to permitted off-site disposal facilities in accordance
with NYSDEC Part 360. Other soils, if determined to have a beneficial use, will be transported to other
appropriate sites in accordance with NYSDEC Part 360.
To prevent tracking of potentially impacted soil into areas where neither remediation nor other risk
management measures are planned, the following precautions will be taken: (1) access to areas in which a
clean soil cap has been constructed would be limited by temporary barricade fencing until landscaping
activities have been completed; (2) vehicles and equipment would be cleaned or washed down prior to
moving from impacted areas to areas in which soil mitigation is not necessary or has already been
completed; and (3) erosion controls (i.e. silt fencing or equivalent) would be installed to prevent runoff
from impacted areas from entering areas in which soil mitigation is not necessary or has already been
completed.
Erosion and sedimentation controls will be undertaken prior to and during construction and would
include, at minimum, stockpile protection, inlet sediment control devices for storm structure protection,
silt fencing, and anti-tracking pads to prevent off-site sediment tracking from construction vehicles. All
erosion and sediment control measures will be routinely inspected and maintained such that no sediment
would be transported off-site.
Dust from work activities could contain contaminants of concern. The on-site environmental technician
will monitor dust levels and take immediate action when necessary. The environmental technician will
implement the dust control plan if there is any actual or potential visible dust. Dust suppression measures
will be employed in accordance with the NYSDEC DER-10 Appendix 1B for Fugitive Dust and Particulate
Monitoring. The primary sources of dust will be equipment, vehicular traffic, and construction activities
on exposed soils.
If there is dust or the potential for dust in areas of concern, the environmental technician will direct that
the area be wet down. Calcium chloride may be used if the problem cannot be controlled with water. Dust
control measures may include the following methods and, as good practice, can also be implemented at
times when dust monitoring is not being conducted to prevent the migration of non-impacted dust off-site,
as well as potentially impacted dust:
Draft Environmental Impact Statement April 2019
The Enclaves – Proposed Hotel and Restaurant Revised October 2019
56655 Main Road, Hamlet of Southold, Town of Southold, NY
_____________________________________________________________________________________________________________________________
xiv
Water applied to designated work areas prior to any clearing, mixing, or other earth moving
operations.
At a minimum, water will be applied to all disturbed work areas at least four times per day during
dry weather periods.
The disturbed areas will be sprayed down at the end of each day to form a thin crust. This is in
addition to the required minimum of four times per day.
No earth moving activities will be performed if the wind at the site steadily exceeds 15 miles per
hour.
All unpaved haul roads and equipment paths will be watered on a sufficient basis to prevent dust
emissions. An alternative to frequent watering may be to pour a 4-inch thick layer of gravel.
Transportation of soils on-site will be performed in a covered vehicle, or the soils must be
sufficiently watered to prevent dust emissions.
Vehicle speeds must not exceed 10 miles per hour and the site must be posted with speed signs.
Parking areas shall be designated and will be sufficiently watered or gravel lined to prevent dust
emissions.
Water Resources
The proposed action includes the construction of a STP to accommodate all sanitary waste from the
development. The proposed BESST system has demonstrated that effluent meets the NYSDEC SPDES
requirements for reduction of nitrogen and suspended solids. Adequate space has also been allocated for
the 100% expansion of the treatment plant and leaching pools in accordance with SCDHS requirements.
Groundwater monitoring wells would also be installed both upstream and downstream of the effluent
disposal system to monitoring groundwater quality. Additionally, as required by the SPDES permit a full
time operator will be present each day to make process adjustments to ensure the performance of the STP
is optimized.
The proposed action includes the installation of a stormwater management system that would contain and
recharge stormwater from a two-inch rain event, in accordance with Town Code. The proposed
stormwater management controls include both structural infiltration (drywells and catch basins) and non-
structural methods (pervious pavement and expansive lawn areas for infiltration).
The proposed Sediment and Erosion Control Plan includes, at minimum, stockpile protection, inlet
sediment control devices for storm structure protection, silt fencing, and anti-tracking pads to prevent off-
site sediment tracking from construction vehicles. Prior to construction, a SWPPP will be prepared, which
will address additional items during construction such as concrete washout areas, temporary stabilization,
and erosion and sediment maintenance and inspection procedures.
All irrigation would be supplied from an existing on-site irrigation well or a new well so as to not increase
the demand on the SCWA public water system supply during peak consumption periods. The proposed
project will utilize a smart irrigation control system to reduce or eliminate the use of the irrigation system
during periods of rain. The on-site irrigation well also has the ability to function as a fertigation system,
depending upon the overall concentration of nitrogen in the groundwater. If the groundwater contains
5.18 mg/L as indicated in the SCWA Annual Water Quality Report coupled with the irrigation rate of
approximately 2,508,882 gallons, approximately 108 lbs. /year of nitrogen could be removed from the
groundwater. This nitrogen laden irrigation water would then be used to irrigate the landscaped areas
allowing some of the nitrogen to be utilized by the landscaped areas. This could potentially reduce the
overall need for supplemental fertilizers on the site. Also, drought tolerant plantings will be used to
promote conservation and compliance with the SCWA Water Conservation Plan.
All landscaped area will be professionally maintained, including fertilizer and pesticide applications. The
landscaped areas shall be cared for in an organic manner at first with the use of specific approved
Draft Environmental Impact Statement April 2019
The Enclaves – Proposed Hotel and Restaurant Revised October 2019
56655 Main Road, Hamlet of Southold, Town of Southold, NY
_____________________________________________________________________________________________________________________________
xv
pesticides only in the event that organic treatment methods are not sufficient. Pesticides shall be applied
only to impacted areas and in accordance with manufacturer recommendations to reduce the impact on
the environment.
Ecological Resources
Existing trees will be retained within the 25-ft rear yard setback area and the 10-ft side yard setback area
to contribute to boundary screening for adjacent properties and provide, to a limited extent, habitat
benefits to wildlife associated with native trees. The existing tree species that will be incorporated into the
site landscaping plan include native trees such as eastern red cedar (Juniperus virginiana), black cherry
(Prunus serotina), box elder (Acer negundo), black walnut (Juglans nigra), butternut (Juglans cinerea),
scarlet oak (Quercus coccinea), and invasive or non-native trees such as Norway maple (Acer platanoides),
sycamore maple (Acer pseudoplatanus), and white mulberry (Morus alba).
All trees to remain would be protected from disturbance during construction with protective fencing.
The proposed landscaping plantings do not include any species listed as invasive by the Long Island
Invasive Species Management Area (www.liisma.org) or included on Suffolk County’s “No Sale/Transfer
List” (Suffolk County Local Law No. 22-2007, Adopted 6-26-2007).
The clear-cutting of trees will occur during the winter months (between November 1 and March 31) in
accordance with NYSDEC recommendations to avoid any potential take of northern long-eared bat (Myotis
septentrionalis), a species listed as threatened by both the US Fish and Wildlife Service and New York State.
Winter clearing of the successional forests will also minimize potential impacts to breeding wildlife and
birds.
Land Use, Zoning and Plans
The proposed action considers the historic significance of the existing residential structure and would
maintain this structure while adapting for a new use. The existing residential building would be preserved
and renovated, such that its existing architectural style and the built character it reflects as part of the
hamlet of Southold would be maintained and enhanced. The proposed hotel building would reflect the
existing scale of existing buildings at the subject property and surrounding community (i.e., low density,
one- and two-story structures).
The provision of overflow parking in the proposed site plan ensures that any special event that takes place
on the property would not impact surrounding roadways or properties with “spillover” parking.
The proposed landscaping plan for the subject property will create a visually pleasing setting within the
site interior, while views from the roadway and surrounding properties would be largely obscured. The
proposed plan includes retaining select trees, grass seeding and the planting of native species and
ornamental species that are suitably adapted to the site conditions to limit or preclude the need for
fertilizers and pesticides. The proposed plan considers recommended native and acceptable ornamentals
from regulatory and advisory organizations and boards, including the NYSDEC, CCE, and the Suffolk County
Water and Land Invasives Advisory Board.
The proposed planting of substantial and mature trees on the eastern and western property lines would
provide early effective screening. It is also proposed to plant early in the construction process to provide
additional time for growth.
Draft Environmental Impact Statement April 2019
The Enclaves – Proposed Hotel and Restaurant Revised October 2019
56655 Main Road, Hamlet of Southold, Town of Southold, NY
_____________________________________________________________________________________________________________________________
xvi
To mitigate light trespass and glare, all lighting would be shielded and directed downwards, at an intensity
compliant with Chapter 172 of the Town Code (Outdoor Lighting).
Transportation
The traffic study concludes that the surrounding transportation network would be able to accommodate
increased traffic volumes associated with the proposed development, including the restaurant and hotel
uses, with no significant adverse traffic or parking impacts. In order to maximize the sight distance
available to vehicles exiting the site, the traffic study recommended that parking be restricted on the north
side of Main Road (NYS Route 25) along the entire frontage of the site. Other than this recommendation,
no further mitigation is proposed.
Aesthetic Resources and Community Character
No significant adverse impacts to visual resources and community character and anticipated as part of the
proposed project. Publicly accessible views of the property would remain largely consistent with existing
conditions, as the existing residential structure would be maintained as part of the project, while the
proposed hotel use would be largely hidden by the existing residential structure and proposed landscaping.
Further, the proposed project would be consistent with and meet the goals of regulatory development and
planning frameworks (e.g., zoning and local / regional comprehensive planning documents) such that
community character under the proposed project would be preserved and enhanced.
Noise and Odors
Based on extensive acoustic readings and related analysis, mitigation measures are not necessary to
address the airborne sound levels due to the proposed action, as the analysis of the expected sound levels
has revealed that there is no impact expected for the nearby commercial and residential receivers during
typical operation of the proposed restaurant and hotel.
During special events, the following mitigation measures are proposed to address the potential increase in
noise levels during special events:
A temporary acoustic barrier will be used during special events to reduce the sound levels at the
neighboring residential receivers. This acoustic barrier can be placed along the eastern edge of
the event, should it occur on the lawn in front of the hotel, and can be movable to optimize the
location and the efficiency of the barrier. This acoustic barrier could include a typical fence that is
construction-lined with an acoustic material, making full contact with the ground. The required
height of the barrier would vary depending on the location and can be calculated for maximum
efficacy depending on the type and location of the event.
If an event is held within a tent on the property, an acoustic barrier can be incorporated into the
side of the tent facing the residential properties to the east.
A limiter would be implemented on the sound reproduction system to ensure that the
requirements of the Town of Southold Noise Code are met for the amplified sound during these
events.
Special events would only occur between 6pm to 10pm on Fridays, 2pm to 11pm on Saturdays and
2pm to 6pm on Sundays. As such, no events are expected to occur during the periods of time for which
the nighttime noise code limit of 50 dBA would apply. Moreover, at no location is the sound level due
Draft Environmental Impact Statement April 2019
The Enclaves – Proposed Hotel and Restaurant Revised October 2019
56655 Main Road, Hamlet of Southold, Town of Southold, NY
_____________________________________________________________________________________________________________________________
xvii
to special events expected to violate the 65 dBA limit set by the Town of Southold Noise Code for
daytime sound levels, which is the only time special events are expected to occur.
Regarding odors, the proposed STP will be equipped with a dual canister carbon-based odor control system
connected to the treatment tanks, pump station, splitter box and influent screen. All trash will be stored in
covered bins and trash pick-ups will be scheduled to eliminate wastes being held for a long duration.
Restaurant odors will be controlled though industry-methods for proper exhaust hoods, grease collection,
and ventilation.
Historic and Archaeological Resources
The proposed renovations to the residence for its reuse as a restaurant includes design mitigation that
considered OPRHP’s comments from December 28, 2017 and has resulted in a No Adverse Impact
determination from OPRHP. Specifically, the following design considerations maintain the historic significance
of the structure, while also restoring particular elements:
The Portico will be fully restored to its existing configuration and detail, as will the door surround. The
actual door will be custom made to replicate an appropriate period door, complete with an exposed Mortise
box type lock. In addition, the sidelights will be custom fabricated to replicate what was originally there
with float glass, and putty muntin bars.
The bathroom/bar area has been configured to maintain the rear window in its current location.
The roofline of the proposed addition to the north of the “ell” has been configured to clearly differentiate
it from that of the existing “ell.”
The existing historic windows and door on the west elevation will be retained and restored to their original
vintage retaining the original float glass.
Many of the interior elements will be maintained and/or replicated, including: the structural beams on the
interior which will be left as dropped headers and exposed; the existing bay window, as well as the door
and window trims, will be replicated, as required, due to existing damage; and a new stair case will be
installed, but the design would incorporate the Newel Post into the design.
Human Health and Safety
All excess soil would be characterized for disposal purposes. Soil wastes would be transported to permitted
off-site disposal facilities in accordance with NYSDEC Part 360. Other soils, if determined to have a
beneficial use, will be transported to other appropriate sites in accordance with NYSDEC Part 360.
To prevent tracking of potentially impacted soil into areas where neither remediation nor other risk
management measures are planned, the following precautions will be taken: (1) access to areas in which a
clean soil cap has been constructed would be limited by temporary barricade fencing until landscaping
activities have been completed; (2) vehicles and equipment would be cleaned or washed down prior to
moving from impacted areas to areas in which soil mitigation is not necessary or has already been
completed; and (3) erosion controls (i.e. silt fencing or equivalent) would be installed to prevent runoff
from impacted areas from entering areas in which soil mitigation is not necessary or has already been
completed.
Dust from work activities could contain contaminants of concern. The on-site environmental technician
will monitor dust levels and implement a dust control plan if there is any actual or potential visible dust.
Draft Environmental Impact Statement April 2019
The Enclaves – Proposed Hotel and Restaurant Revised October 2019
56655 Main Road, Hamlet of Southold, Town of Southold, NY
_____________________________________________________________________________________________________________________________
xviii
The proposed development is not expected to adversely impact the local police department or fire district;
however, upon receipt of responses from the Southold Town Police Department and Southold Fire District,
the project sponsor would respond to any recommendations should they be offered by either or both
agencies.
Prior to renovation and conversion of the existing house, an ACM survey would be performed. If ACM is
identified, same would be removed in accordance with prevailing regulations.
The existing on-site sewage disposal system, which current services the single-family residence will be
abandoned in place in accordance with SCDHS regulations. The structures will be pumped and cleaned
prior to abandonment.
The existing 275-gallon above ground fuel oil tanks were noted in the Phase I ESA as being empty and
currently out of service as the residence is currently heated with natural gas. The tanks will be cleaned and
removed in accordance with applicable regulations as part of the overall project.
Alternatives and Their Anticipated Impacts
Alternative 1: No-Action Alternative
The No-Action alternative involves leaving the site as it currently remains, absent the proposed action and the
continuation of the site for residential use. The No-Action alternative would not result in any changes to traffic
patterns, the current noise environment, community services, or utilities provided (e.g., water usage, sanitary
discharge, and electrical usage). There would be no changes to the visual quality of the site, or the character of
the community. The projected job generation, increased tax revenue and secondary economic benefits of a
proposed hotel in the hamlet center would not be realized. Overall, the subject property is a privately owned,
6.75-acre parcel situated within the HB zoning district of the Town of Southold. The No-Action alternative does
not achieve the objectives of the project sponsor.
Alternative 2: Permitted-Use (As-of-Right) Plan
The Permitted-Use (As-of-Right) Alternate Plan (see Appendix M) would include the conversion of the existing
residence to a 74-seat restaurant use (similar to the proposed action) and the construction of a one-story,
30,650 SF non-medical office building. The non-medical office building would be situated in the rear of the
subject property, in a similar location to the proposed hotel building with surface parking surrounding the
building. The As-of-Right Plan includes dedicated on-site parking for each land use, including 38 spaces for the
restaurant and 309 paved spaces for the office building. The area of impervious surface would be increased
by 3.875± acres, while the area of lawn and landscaping would also increase by 1.36± acres (from 0.936± acre
to 2.295± acres).
Permits and Approvals Required
A Special Exception Use Permit is required from the ZBA for the hotel use and Site Plan review and approval is
required from the Town Planning Board for the overall project. The proposed application is also subject to
permits and approvals from the Suffolk County Department of Health Services (SCDHS) (Article 6 Permit), New
York State Department of Transportation (NYSDOT) (Highway Work Permit) and the New York State
Department of Environmental Conservation (NYSDEC) (sewage discharge permit and State Pollution Discharge
Elimination System [SPDES] permit). The Suffolk County Planning Commission (SCPC) has General Municipal
Law Section 239-m planning review authority over the proposed action.
Draft Environmental Impact Statement April 2019
The Enclaves – Proposed Hotel and Restaurant Revised October 2019
56655 Main Road, Hamlet of Southold, Town of Southold, NY
_____________________________________________________________________________________________________________________________
1
1.0 DESCRIPTION OF PROPOSED ACTION
1.1 Project Location and Site Conditions
1.1.1 General Description of Subject Property
The subject property is a 6.75±-acre parcel located on the north side of Main Road (NYS Route 25),
approximately 90 feet west of the intersection of Main Road and Town Harbor Lane in hamlet of Southold,
Town of Southold (see Figure 1 in Appendix A), and is identified as Suffolk County Tax Map No: District 1000 -
Section 63 - Block 3 - Lot 15 (see Figure 2 in Appendix A). A two-story, residential structure, a one-story
detached garage and two sheds occupy the southeast portion of the site. The remainder of the property
(approximately 6.62± acres) is undeveloped with land cover consisting of southern successional hardwood
forests, successional old fields, and mowed lawns with trees. Surrounding land uses include commercial, retail
and residential uses.
1.1.2 Site and Surrounding Land Use and Zoning
The existing on-site development is limited to a two-story, single-family residence with accessory structures
(detached garage and two sheds). It is noted that the existing residence used to be the “Hedges Bed and
Breakfast” and is now used for residential purpose. The majority of the site, approximately 6.62± acres, is
undeveloped and consists of land cover associated with the former agricultural use, maintained lawn and
landscaping, as well as successional woodland. The land uses within a 500-foot radius surrounding the subject
property include a mixture of retail, commercial, single-family and transportation (Long Island Railroad) (see
Figure 15 in Appendix A). A description of the land uses follows.
West – Situated at the eastern portion of the Hamlet Center, the land uses to the west of the subject
property are comprised primarily of retail and commercial uses along the Main Road corridor.
Adjacent to the property is a hair salon followed by florist. Beyond these uses include various retail
and commercial uses including a bakery, grocery store, and automobile sales. A boat storage yard
adjoins the western property line beyond the Main Road frontage, followed by commercial and
residential uses to the west thereof.
East - Residential properties adjoin the property line to the east, and extend from Main Road north to
the LIRR tracks. Beyond are primarily residential uses with limited commercial uses, including a sit-
down restaurant along Main Road, portions of which are outside of the designated Hamlet Center.
Agricultural uses exist to the northeast of the property.
South – Directly south of the subject property on Main Road is a convenience store. An antique store
is located southeast (also on Main Road) followed by residential uses beyond. To the south-southwest
is a dry cleaner and small mixed-use building with professional offices, chocolatier, and pet grooming.
Further beyond, off the Main Road corridor are residential uses.
North - The Long Island Railroad runs parallel to the northern property line. Further north and east
are residential and agricultural-use properties.
Draft Environmental Impact Statement April 2019
The Enclaves – Proposed Hotel and Restaurant Revised October 2019
56655 Main Road, Hamlet of Southold, Town of Southold, NY
_____________________________________________________________________________________________________________________________
2
The subject property is located within the Hamlet Business (HB) zoning district of the Town of Southold (see
Figure 16 in Appendix A). The prevailing zoning to the north and east is R-80 - Residential Low-Density (2-
Acre) (R-80) and R-40 - Residential Low-Density (1-Acre) (R-40), as land uses transition from
commercial/business to residential. Further north, beyond the R-80 and R-40, is an area within the AHD -
Affordable Housing District. To the south of the subject property, there is a limited area on the Main Road
corridor zoned B - General Business, followed by R-40, consistent with the transition to residential land uses.
To the west of the subject property are HB-zoned properties, as well as LI - Light Industrial zoning along the
LIRR. Overall, as described above, the land uses are generally consistent with the zoning designations.
1.2 Project Design and Layout
1.2.1 Description of the Proposed Project
The proposed application includes the conversion of the existing single-family residence to a 74-seat
restaurant and the development of a two-story, 40-unit hotel building with four detached cottages and
associated amenities (e.g., swimming pool and lounge areas) on the undeveloped portion of the subject
property. The proposed site development plans, as prepared by P.W. Grosser Consulting Engineer &
Hydrogeologist, PC (hereinafter, referred to as “PWGC”) are included in Appendix C of this DEIS. The
proposed floor plans and elevations, as prepared by Andrew V. Giambertone & Associates, Architects,
P.C. (hereinafter, referred to as “AVG” or the “project architect”) are included in Appendix D of this
DEIS.
As part of the proposed conversion for a restaurant use, the applicant is proposing to connect the
existing residential structure to one of the existing adjacent sheds by way of a 519±-square foot (SF)
addition, for a total gross floor area (post-conversion and expansion) of 3,806± SF (excluding the cellar
of 524 SF). The remaining shed would be removed, while the existing detached garage would be used
for storage. The proposed restaurant would include dedicated parking to the north and west of the
building and would consist of 38 spaces, including two (2) ADA spaces.
The proposed two-story hotel building would be situated in the rear of the subject property. The
proposed L-shaped hotel building has a gross floor area of 61,200± SF and includes 40 rooms ranging
in sizes between 500 SF and 540 SF. Four (4) detached cottages, each with an area of 594 SF, are
proposed to the north of the hotel building. The proposed hotel would include associated
appurtenances, including an outdoor, in-ground swimming pool, poolside cabanas, small decorative
pond, and a dedicated parking area. Parking for the proposed hotel would be located to the north and
west of the building and would consist for 96 spaces, including four (4) ADA spaces.
Access to the proposed development would be via an existing curb cut to the east of the existing
residence, with egress via a separate driveway to be constructed on the west side of the proposed
restaurant.
Draft Environmental Impact Statement April 2019
The Enclaves – Proposed Hotel and Restaurant Revised October 2019
56655 Main Road, Hamlet of Southold, Town of Southold, NY
_____________________________________________________________________________________________________________________________
3
1.2.2 Proposed Structures
The existing two-story, residence would be converted to a restaurant use. As part of the proposed
conversion for a restaurant use, the applicant is proposing to connect the existing residential structure
to one of the existing adjacent sheds by way of a 519±-SF addition, for a total gross floor area (post-
conversion and expansion) of 3,806± SF (excluding the cellar of 524 SF). The remaining second shed
would be removed, while the existing detached garage would remain and used for storage. The
proposed restaurant maintains the same setbacks as the existing residence as the proposed addition
is to connect an existing shed to the structure. The front yard setback for the existing structure is 17’-
2”, with a 97’-10” side yard to the west and 49’-7” side yard to the eastern property line.
Pursuant to a Resource Evaluation prepared by the New York State Office of Parks, Recreation and
Historic Preservation (OPRHP) dated December 21, 2017, the residential structure has been
determined eligible for inclusion on the State and National Registers of Historic Places (see Appendix
K). The proposed design of the restaurant includes retaining many of the historic elements of the
building, while also considering certain period elements where spaces are to be adapted for the new
restaurant use (see Section 3.5.2). OPRHP reviewed the design and issued a No Impact determination
in correspondence dated February 19, 2019 (see Appendix K).
The proposed hotel is a two-story, L-shaped building situated in the rear of the subject property. The
proposed gross floor area is 61,200± SF (Lower Level = 9,891± SF; First Floor = 28,933± SF; Second
Floor = 22,376± SF) and includes 40 rooms, ranging in sizes between 500 SF and 540 SF. Four (4)
detached cottages, each with an area of 594 SF, are proposed to the north of the hotel building. Situated
between the hotel and cottages is an outdoor swimming pool with cabanas and seating areas. A guest-
only spa is also being considered within the hotel as an added amenity. The proposed hotel has a
finished floor elevation of 32.0 feet (ft.). The L-shaped building maintains a 32’ side yard to the east,
48’-8” side yard to the west, 223’-1” front yard and 218’-1” rear yard setback. Cottage 4 is the closest
of the four cottages to the rear property line, at a distance of 153’-10”.
The preliminary site plan also incorporates a large green space between the hotel and restaurant to
serve as an art display area available for local artists. The project sponsor envisions locally crafted
sculptures on the lawn area, combined with a proposed reflection pond. Interior artwork on display
would highlight the history of Southold and the east end of Long Island. This exterior space is also
envisioned for special events, such as weddings, approximately 8-to-12 times per year.
1.2.3 Site Access, Circulation and Parking
Site access is proposed to be provided via the existing driveway located on the east side of the
residence (proposed restaurant) and a new curb cut for site egress is proposed on the west side of the
current residence (proposed restaurant). Upon entry to the subject property, vehicles destined for
the restaurant would proceed either directly to a parking area to the north or west of the proposed
restaurant or, at peak times, to a valet station.
Vehicles destined for the hotel would proceed along a proposed internal driveway, with two
turnabouts provided as both traffic calming and visually-appealing elements to the design, to an access
driveway along the west side of the subject property. Guests can proceed directly to the surface
Draft Environmental Impact Statement April 2019
The Enclaves – Proposed Hotel and Restaurant Revised October 2019
56655 Main Road, Hamlet of Southold, Town of Southold, NY
_____________________________________________________________________________________________________________________________
4
parking area located along the west side of the property and north of the proposed hotel. Guests can
also proceed to a check-in valet station.
Dedicated parking for each use would be provided and the proposed parking would exceed the
required number of spaces in the Town Zoning Code due to an anticipation of special events (e.g.,
weddings) on the subject property. Pursuant to §280-78 of the Town Zoning Code, the required
parking for the proposed restaurant is 1 space per 3 seats or 1 space per 100 square feet of floor space,
whichever is greater. If using seats, the parking requirement is 24.6 spaces (i.e., 74 seats/3); whereas
if area is used (i.e., 3,806 SF), the parking requirement increases to 38 spaces. As such, the proposed
design includes a surface parking area designed for 38 spaces (27 paved and 11 grass paved), including
two ADA spaces. Two grass overflow spaces have also been provided.
Pursuant to §280-78 of the Town Zoning Code, the required parking is one space for each guest room
and one for each employee or one space per guest room, whichever is greater. Based upon these
requirements, the proposed 44-unit hotel with 12 employees would require 56 spaces. The proposed
design includes a dedicated 96-space parking area, including four ADA spaces. An additional 24 grass
spaces are also provided as overflow parking.
Table 1 – Parking Summary for the Proposed Action
Restaurant Parking Spaces Required Spaces Provided
1 per 100 SF floor area 38 spaces (2 ADA incl.) 38 paved spaces (2 ADA incl.) plus
2 grass overflow spaces
Total Restaurant Parking Provided:
27 paved spaces (2 ADA incl.) and 13 grass paved spaces: 40 total
Hotel Parking Spaces Required Spaces Provided
1/employee (12) +1/unit (44) 56 spaces (2 ADA incl.) 96 paved spaces (4 ADA)
plus 24 grass overflow spaces
Total Hotel Parking Provided:
96 Paved Spaces (4 ADA incl.), 24 Grass Paved Spaces: 120 Total
The Traffic Impact Study, as included in Appendix I and discussed in Section 3.2 of this DEIS, evaluates
the potential traffic impacts and parking impacts associated with the proposed uses as well as special
events at the hotel.
1.2.4 Site Clearing
Upon implementation of the proposed action, the land cover type would be modified. The current site
conditions include approximately 5.69 acres of naturally vegetated areas, including Successional
Southern Hardwoods and Successional Old Field vegetation. The remaining 1.06± acres are comprised
Draft Environmental Impact Statement April 2019
The Enclaves – Proposed Hotel and Restaurant Revised October 2019
56655 Main Road, Hamlet of Southold, Town of Southold, NY
_____________________________________________________________________________________________________________________________
5
of mowed lawn with trees and the residential structure with accessory garage and sheds. Based upon
the Proposed Site Plan (see Appendix C), the area of impervious surfaces would increase by 2.866±
acres and the area of lawn and landscaping would increase by 2.627± acres. The remaining 0.2± acre
would include the select areas of Successional Southern Hardwoods to remain. The table below
provides a summary of the existing and post-development conditions.
Table 2 – Site Data for Existing and Post-Development Conditions
Land Use/Cover Type Existing Post-Development Change
Impervious Surfaces 0.125 ac 2.991 ac (130,288±-
SF)
+2.866 ac
Lawn/Landscaping 0.936 ac 3.563 ac (155,204±
SF)*
+2.627 ac
Successional Southern Hardwoods 5.016 ac 0.2 ac (8,712± SF) - 4.816 ac
Successional Old Field Vegetation 0.676 ac 0 - 0.676 ac
Total 6.75 ac (294,204±
SF)
6.75 ac (294,204± SF)
*Includes decorative pond with surface area of approximately 2,900 SF.
1.2.5 Site Landscaping and Lighting
Site Landscaping
The proposed action includes a landscaping plan that consists of retaining select trees, grass seeding
and the planting of native and ornamental species that are suitably adapted to the site conditions to
limit or preclude the need for fertilizers and pesticides. The proposed plan considers recommended
native and acceptable ornamentals from regulatory and advisory organizations and boards, including
the New York State Department of Environmental Conservation (NYSDEC), Cornell Cooperative
Extension Suffolk County (CCE), and the Suffolk County Water and Land Invasives Advisory Board.
As indicated on the Proposed Landscape Plan and Details (see Appendix C), the proposed landscaping
consists of maintained turf grass with scattered deciduous trees, including red maple (Acer rubrum
‘October Glory’) and red flowering dogwood (Cornus florida var. rubra), as well as trimmed hedgerows
comprised of privet (Ligustrum ibolium). Property boundary screening comprised of evergreen trees,
including Leyland cypress on 8 ft centers (Cupressocyparis leylandii) is also proposed on the eastern
and western property boundaries in areas where no existing trees are present. The use of Leyland
cypress would provide natural privacy screening with the adjoining properties. Within the areas of
the proposed swimming pool and the hotel cottages, the proposed landscaping includes Northern
privet (Ligustrum x. ibolium). Northern Privet is also proposed along the northern edge of the east-
west internal roadway for a vegetative separation of the restaurant and hotel uses.
Within the 25-ft rear yard setback area, approximately 13, six-to-eight inch DBH eastern red cedar
(Juniperus virginiana) and eight-to-14 inch DBH black cherry trees (Prunus serotina) trees would be
retained. Several red maple (Acer rubrum) trees would be planted in and adjacent to this natural area
to vegetate areas currently without trees. Some native trees present on the site would also be retained
Draft Environmental Impact Statement April 2019
The Enclaves – Proposed Hotel and Restaurant Revised October 2019
56655 Main Road, Hamlet of Southold, Town of Southold, NY
_____________________________________________________________________________________________________________________________
6
within the 10-ft side yard setbacks. The 10-ft side yard setbacks located in the northern portion of the
property include eight-to-16 inch diameter black cherry trees that would be incorporated into the
site’s landscaping plan. Existing trees, such as Norway maple (Acer platanoides), sycamore maple (Acer
pseudoplatanus), box elder (Acer negundo), scarlet oak (Quercus coccinea), black cherry (Prunus
serotina), black walnut (Juglans nigra), butternut (Juglans cinerea), and white mulberry (Morus alba),
located in the southwestern corner of the property would be incorporated into the site landscaping
within the proposed lawn/sculpture garden to the south of the proposed hotel, within the 10-ft side
yard setback, and adjacent to the proposed driveway and parking. The trees that are proposed to
remain, along with their canopy, are shown as such on the proposed site plans. All trees proposed to
remain would be protected with tree protecting fencing during construction to avoid disturbance.
Overall, the proposed development would comply with the Town Zoning Code, Article XX. Landscaping,
Screening and Buffer Regulations. Further discussion of the proposed planting plan is included in
Section 3.1.2 of this DEIS.
Site Lighting
The proposed site lighting would consist of light poles and building fixtures. In accordance with
Section 172-7 G. (1), the proposed lighting would not include high-intensity discharge, including metal
halide, or any high-pressure or low-pressure sodium lamps or fixture types. As indicated on the Site
Lighting and Details Plan in Appendix C, the proposed plan includes 10-foot lamp poles along the
internal driveway and within the parking areas. Each lamp pole would include a shielded LED fixture
such that all light would be directed downwards with no upward glare. A photometric analysis of each
proposed pole was performed and is illustrated on the Site Lighting and Details Plan. As indicated in
the photometric analysis, there would be no off-site lighting impacts from any of the light poles
proposed. Regarding building fixtures, fixed lighting would be installed on the proposed hotel building
and restaurant. To mitigate light trespass and glare, all lighting would be shielded and directed
downwards, at an intensity compliant with Chapter 172 of the Town Code (Outdoor Lighting). The
proposed lighting would comply with the lighting standards set forth in §172-5, and would be subject
to the review and approval of the Town of Southold Building Department.
1.2.6 Grading and Drainage
Grading
Based on data provided by the project engineer, the grading program would result in an excess cut of
approximately 236,642 cubic feet or 8,764 yards of material. The maximum depths of cut and fill
would be 12 feet and two (2) feet, respectively. Some of this material (approximately 2,720 cubic
yards) may be kept on-site for capping purposes in areas that are not disturbed (e.g., buffer areas), or
used in vertical mixing or for on-site fill; however, the majority would be transported off-site during
the construction period. Based on the preliminary site plan and design, it is estimated that
approximately 6,044 cubic yards of material would be removed from the site. Based upon an estimated
load of 20 cubic yards per construction vehicle, approximately six (6) construction vehicles over a
period of two months would be expected. As the subject property is relatively flat, the proposed action
does not include the modifications of slopes.
Draft Environmental Impact Statement April 2019
The Enclaves – Proposed Hotel and Restaurant Revised October 2019
56655 Main Road, Hamlet of Southold, Town of Southold, NY
_____________________________________________________________________________________________________________________________
7
Drainage
The subject property is currently without a stormwater management system. Precipitation that falls
on the site infiltrates downward through soils (except that portion which is subject to
evapotranspiration) or flows along the land surface downslope in a direction perpendicular to the
topographic contours of the property and adjacent lands. As the proposed action would alter land
cover such that the impervious surface area would increase by 2.866± acres, there would be a resultant
increase in stormwater generation. The proposed action includes a comprehensive stormwater
management plan consisting of drainage catch basins and subsurface leaching pools to accommodate
all stormwater on the subject property. As indicated in the Proposed Site Drainage and Grading Plan
(see Appendix C), the proposed drainage system is designed to contain a two-inch rainfall, pursuant to
the requirements set forth in Chapter 236 (Stormwater Management) of the Town Code. Further
discussion of the proposed stormwater management plan is included in Section 2.2.2 of this DEIS.
1.2.7 Sanitary Wastewater Disposal and Water Supply
Sanitary Wastewater Disposal
Article 6 of the Suffolk County Sanitary Code (SCSC) regulates sewage disposal for realty subdivisions,
development and other construction projects for the protection of water resources. To limit nitrogen
loading in various groundwater management zones, Article 6 sets forth population density
equivalents. The subject property is located within Groundwater Management Zone IV. Pursuant to
Article 6 of the SCSC, the maximum permitted sanitary discharge to individual sewerage systems is
600 gallons per day per acre, and when exceeded, a community sewage system method of disposal is
required. Based on a site area of 6.75± acres, the maximum permitted sanitary discharge for the
subject site, using individual on-site sanitary systems, is 4,050± gallons per day (gpd). Based on the
SCDHS design flow factors for the proposed development (see calculations below), the proposed
sanitary density flow is 7,340 gpd. Accordingly, an on-site sewage treatment system is required. The
proposed STP would accommodate the projected sanitary load, as well as the kitchen load from the
proposed restaurant. As indicated below, the proposed STP design flow is 8,820 gpd.
Allowable Sanitary Density Flow: (600 gpd/acre) x (6.75 acres) = 4,050 gpd
Projected Sanitary Density Flow1:
Restaurant: 74 seat restaurant x 10 gpd/seat (density load) = 740 gpd
Hotel: 44 unit hotel x 150 gpd/unit = 6,600 gpd
Total Projected Sanitary Density Flow: 7,340 gpd
Proposed Sewage Treatment Plan Design:
74 seat restaurant x 10 gpd/seat (density load) = 740 gpd
1 Suffolk County Department of Health Services Division of Environmental Quality, Standards for Approval of
Plans and Construction for Sewage Disposal Systems for Other Than Single-Family Residences. For “Restaurant
(full service or single services > 16 seats),” density load is 10 gpd/seat and kitchen load is 20 gpd/seat. For
“Motel/Hotel unit > 400 sq.ft. gross floor area w/o kitchenette,” density load is 150 gpd/unit.
Draft Environmental Impact Statement April 2019
The Enclaves – Proposed Hotel and Restaurant Revised October 2019
56655 Main Road, Hamlet of Southold, Town of Southold, NY
_____________________________________________________________________________________________________________________________
8
74 seat restaurant x 20 gpd/seat (kitchen load) = 1,480 gpd
44 unit hotel x 150 gpd/unit = 6,600 gpd
Total Proposed STP Design Flow: 8,820 gpd
The proposed STP would be situated at the northern portion of the subject property and is designed
with a 100% plant expansion area, and 100% leaching pool expansion area. The proposed STP control
building would be 10 feet-by-23-feet.
The proposed STP would be a package unit from Purestream, specifically the Biologically Engineered
Single Sludge Treatment (BESST) system. The packaged unit is fabricated from 316l grade stainless
steel and is provided with integral hatches, which cover the entire treatment unit. The treatment unit
is typically buried, such that only six to eight inches of the tank are above grade. This prevents any
debris and/or stormwater from entering the treatment system.
In addition to the treatment units, a control building would be installed to house the aeration blowers,
odor control equipment and the operator’s laboratory space. Treated effluent would discharge into an
effluent leaching pool groundwater disposal system. The effluent disposal system would consist of
four, 10-foot diameter-leaching pools with an approximate effective depth of 15 feet. Adequate space
has been allocated for the 100% expansion of the leaching pools in accordance with SCDHS
requirements. Additionally, in accordance with SCDHS and NYSDEC regulations, groundwater
monitoring wells would be installed both upstream and downstream of the effluent disposal system to
monitoring groundwater impacts as part of the SPDES permit obtained for the STP.
Further discussion of the proposed STP is included in Section 2.2.2 of this DEIS.
Water Supply
Water supply is provided by the Suffolk County Water Authority (SCWA). There is an eight-inch water
main on Main Road and a 3/4-inch water line to the existing residence. There is also an on-site
irrigation well located to the east of the residential structure. As part of the proposed action,
infrastructure improvements would be undertaken to service the proposed restaurant and hotel.
Based upon the SCDHS design flow factors set forth above, the projected volume of potable water for
the proposed development is 8,820 gpd. A request for service availability was filed with the SCWA and
service has been confirmed (see correspondence in Appendix K).
The proposed development includes the installation of an irrigation system. Based on an industry-
standard of one-inch of water per week when estimating water usage, the estimated volume of
irrigation water for the on-site lawn and select planted areas (of approximately 3.563 acres) is
approximately 2,508,882± gallons for the irrigation season (mid-April to mid-October), or 96,496±
gallons per week when averaged over the 26-week irrigation season. However, with the proposed
planting plan, it is expected that watering needs would be reduced. It is proposed to use the existing
on-site well to meet the irrigation demand. If the existing well is found not to be a viable option,, a new
irrigation well of a yield less than 45 gallons per minute (gpm) would be installed on the subject
property. Further discussion of the potable and irrigation water demands and infrastructure are
included in Section 2.2.2 of this DEIS.
Draft Environmental Impact Statement April 2019
The Enclaves – Proposed Hotel and Restaurant Revised October 2019
56655 Main Road, Hamlet of Southold, Town of Southold, NY
_____________________________________________________________________________________________________________________________
9
1.2.8 Utilities
The proposed development includes connections for natural gas supply and electricity. The proposed
design would include the installation of high efficiency boilers capable of nearly 98 percent efficiency.
The proposed hotel building would consist of heavy thermally broken panels of glass and insulated
with art spray foam insulation to not only provide a thermal blanket but also to mitigate air leakage
throughout the buildings. The project sponsor is currently investigating the potential for solar energy
for the hotel building with the installation of photovoltaic panels mounted on the flat roof areas, which
would offer the potential of a “co-generation” system, where excess electricity generated by these
panels can either be stored in batteries on site or sold back to PSEG by agreement. Consultations have
been undertaken with PSEG Long Island and National Grid and service availability letters are pending.
It is expected that both service providers would supply the necessary resources without adverse
impact to the supply systems.
1.2.9 Solid Waste Generation and Management
Solid waste from the proposed development would be collected and disposed of by a licensed private
carter. Based upon factors of two (2.0) pounds per meal per day for the restaurant use and three (3.0)
pounds per unit for the proposed hotel,2 it is estimated that the proposed development would generate
approximately 11.01± tons per month of solid waste.
Table 3 - Solid Waste Generation
Proposed Use Factor (lbs./day) Use Calculation Use Total
(Lbs./Day)
Use Total
(Tons/Month)
Restaurant 2.0 lb./meal/day 74 seats x 4 meals
per seat per day [1]
592 9.0[2]
Hotel (First Class) 3.0 lb./unit/day 44 units x 3.0
lbs./day
132 2.01[3]
724 lbs./day 11.01
tons/month
[1] Assumes 100 percent occupancy for two meals during lunch and two meals during dinner
[2] Restaurant: 592 lbs./day x 365 days/12 months = 18,006 lbs. per month ÷ 2,000 lbs./ton
[3] Hotel: 132 lbs./day x 365 days / 12 months = 4,015 lbs. per month ÷ 2,000 lbs./ton
Recycling on the property would be implemented with separate trash receptacles; however, recycling
methods (single-stream or dual-stream) would be determined by the carter contracted to collect and
dispose of the on-site trash. As part of the proposed project, best management practices for reduction
in solid waste generation and product selection would be incorporated into the business plans. Such
practices would include, but not be limited to, sustainable product selection, utilizing highly
concentrated cleaning supplies and refillable dispensers for soaps, lotions, etc. to eliminate bottle
2 Nemerow, N.L., Agardy, F.J., Sullivan, P. & Salvato, J.A. Environmental Engineering, Sixth Edition. Environmental
Health and Safety for Municipal Infrastructure, Land Use and Planning, and Industry. 2009.
Draft Environmental Impact Statement April 2019
The Enclaves – Proposed Hotel and Restaurant Revised October 2019
56655 Main Road, Hamlet of Southold, Town of Southold, NY
_____________________________________________________________________________________________________________________________
10
waste, and requesting that suppliers reduce excess packaging on delivered products (see Section 4.5
of this DEIS).
All trash enclosures (i.e., central dumpster areas for the restaurant and hotel) would be screened with
vegetation and pick-ups would be scheduled to eliminate wastes being held for a long duration. This
schedule would be developed with the collector and would be undertaken to prevent the potential for
odors to develop near the trash enclosures. Overall, no significant adverse impacts associated with
solid waste generation are expected.
1.2.10 Community Service Districts
The subject property is located within the service area of the Southold Town Police Department (see Figure 24
in Appendix A). The Southold Town Police headquarters are located in the hamlet of Peconic at 41405 Main
Road (Route 25), which is approximately two-and-one-half miles to the west of the subject property. Fire
protection and ambulance services are provided by the Southold Fire District (see Figure 24 in Appendix A)
and the nearest firehouse is the Southold Fire Department Headquarters located at 55135 Main Road (Route
25), which is less than one-quarter mile west of the subject property. The subject property is located within
the Southold Union Free School District; however, the proposed project would not result in the generation of
school-aged children. As discussed in Section 3.6 of this DEIS, and as required by the Final Scope, consultations
were undertaken with the Southold Town Police Department and the Southold Fire District and responses are
pending (see Appendix K).
1.3 Project Objectives and Benefits
The proposed project would redevelop the subject property with a boutique hotel and restaurant uses which
would be accompanied with an increase in tax revenue to various taxing jurisdictions, including (but not limited
to) Suffolk County, the Town of Southold, and the local fire protection and school districts. Pursuant to
information provided by the Town of Southold Board of Assessors, under the proposed development, the
subject property would generate approximately $123,482 in total tax revenue to various applicable taxing
jurisdictions as described above, based on 2018-19 Town of Southold tax rates (see Appendix G).
Pursuant to the July 2015 HVS Proposed Boutique Hotel and Spa Market Study Results Report (see Appendix G),
the proposed development is projected to generate between $3.5 and $5.4 million in annual revenue from the
proposed hotel rooms, food and beverage services, spa, and other services, with net income ranging from $1.7
to $2.9 million after operational expenses. Further discussion is included in Section 3.1.2 of this DEIS.
The proposed hotel and restaurant uses would generate jobs of various types associated with those operations.
Based upon job generation factors of 1,429 and 400 Mean Number of Square Feet per Employee for the hotel
and restaurant, respectively, the proposed restaurant is projected to generate approximately 10 employees.
The proposed job generation for the hotel is approximately 43 employees. Accordingly, the proposed
development is projected to generate a total of approximately 53 jobs. These projected jobs would include food
preparation and service, housekeeping, maintenance, and managerial positions, among others. Further
discussion is included in Section 3.1.2 of this DEIS.
Draft Environmental Impact Statement April 2019
The Enclaves – Proposed Hotel and Restaurant Revised October 2019
56655 Main Road, Hamlet of Southold, Town of Southold, NY
_____________________________________________________________________________________________________________________________
11
Of particular importance is that the proposed hotel would meet an existing demand. Rather visitors travel by
car for “day trips,” the proposed hotel would allow for guests to overnight for one or several days. Upon
implementation of the proposed action, it is expected that most visitors would frequent the Hamlet Center
businesses, taking advantage of the hamlet’s walkability and diverse business offerings. It would be expected
that the proposed hotel would serve as a catalyst for existing businesses to extend evening operating hours and
potentially encourage the development of new businesses. These were noted goals for Southold Hamlet Center
in the 2005 Town of Southold Hamlet Study (see Section 3.1.2).
1.4 Construction and Operations
1.4.1 Construction
The projected duration of construction is 18-to-22 months based upon construction activities being
undertaken during Weekdays (Monday – Friday) from 8:00AM to 5:00PM, and Saturdays from 9:00AM
to 4:00PM. In recognition of federal and state holidays, no work would be performed on these days.
The renovation of the restaurant in the existing house would occur simultaneously with the proposed
hotel, and would be completed approximately three-to-four months before the hotel. The duration of
the various components of construction is described below.
Site Clearing, Excavation and Commence Planting Plan: 4-8 weeks (During this period, and
over the next 3-4 months, the STP would be simultaneously being installed).
Foundation, waterproofing and backfill: 6 weeks
Steel Erection: 4 weeks
Masonry/Rough Plumbing (waste Lines)/ Site Drainage: 6 weeks
Framing/General Construction: 8 weeks
Roofing: 2 weeks
Window/Glass Installation: 3 weeks
Installation of all MEP Systems (electric, HVAC, branch plumbing, fire sprinklers etc.): 15
Weeks - Exterior Landscaping, Hardscape and Pool installation would commence at this point
and continue through the end of construction.
Drywall/Installation of general finishes: 12 weeks
Finish Plumbing Installation/ Doors Installation/ MEP finish trims/ Painting/ paving and
finished Site work: 8 weeks
Decorating/Furnishing/Clean-up: 4 weeks
The entire site would be fenced and there would be designated parking areas as well as loading areas
and areas for the storage of materials within containers. There would be a field office, Porto-san
facilities as well as a designated eating area with refuse containers. Construction equipment as far as
heavy equipment would be primarily be operating at the site during the first five months of
construction, and then again for the pool construction. Regarding the truck and worker routes, it is
expected that the majority of the delivery and workforce traffic would come from the west via the LIE
(NYS Route 495), then Old Country Road east to Northville Turnpike North, to Sound Ave/North Road
(NYS Route 48) to either Youngs Avenue or Boisseau Road, to Main Road, to the site. An analysis of
the construction truck traffic is included in Section 3.2.2 of this DEIS.
Draft Environmental Impact Statement April 2019
The Enclaves – Proposed Hotel and Restaurant Revised October 2019
56655 Main Road, Hamlet of Southold, Town of Southold, NY
_____________________________________________________________________________________________________________________________
12
During construction activities, there is the potential for erosion and sedimentation with prolonged soil
exposure and fugitive dust during dry periods. A Sediment and Erosion Control Plan has been
prepared by PWGC (see Appendix C of this DEIS), which includes, at minimum, stockpile protection,
inlet sediment control devices for storm structure protection, silt fencing, and anti-tracking pads to
prevent off-site sediment tracking from construction vehicles. A soil management plan has also been
prepared to address impacted soils on the property (from historical agricultural use), which is
addressed more fully in Section 2.1 of this DEIS.
Fugitive dust consists of soil particles that become airborne when disturbed by heavy equipment
operation or through wind erosion of exposed soil after groundcover (e.g., lawn, pavement) is
removed. Given the soil quality from past agricultural uses (see Sections 2.1.1 and 3.6 of this DEIS), a
dust control plan would be implemented if there is any actual or potential visible dust. Dust
suppression measures will be employed in accordance with the NYSDEC DER-10 Appendix 1B for
Fugitive Dust and Particulate Monitoring.
If there is dust or the potential for dust in areas of concern, the environmental technician will direct
that the area be wet down. Calcium chloride may be used if the problem cannot be controlled with
water. Dust control measures may include the following methods and, as good practice, can also be
implemented at times when dust monitoring is not being conducted to prevent the migration of non-
impacted dust off-site, as well as potentially impacted dust:
Water applied to designated work areas prior to any clearing, mixing, or other earth moving
operations.
At a minimum, water will be applied to all disturbed work areas at least four times per day
during dry weather periods.
The disturbed areas will be sprayed down at the end of each day to form a thin crust. This is
in addition to the required minimum of four times per day.
No earth moving activities will be performed if the wind at the site steadily exceeds 15 miles
per hour.
All unpaved haul roads and equipment paths will be watered on a sufficient basis to prevent
dust emissions. An alternative to frequent watering may be to pour a 4-inch thick layer of
gravel.
Transportation of soils on-site will be performed in a covered vehicle, or the soils must be
sufficiently watered to prevent dust emissions.
Vehicle speeds must not exceed 10 miles per hour and the site must be posted with speed
signs.
Parking areas shall be designated and will be sufficiently watered or gravel lined to prevent
dust emissions.
All erosion and sediment control measures would be routinely inspected and maintained such that no
sediment would be transported off-site. The aforementioned erosion and sedimentation controls
would minimize the potential impacts associated with construction activities.
Draft Environmental Impact Statement April 2019
The Enclaves – Proposed Hotel and Restaurant Revised October 2019
56655 Main Road, Hamlet of Southold, Town of Southold, NY
_____________________________________________________________________________________________________________________________
13
1.4.2 Operations
Hotel
The components and operation for the proposed hotel are depicted in the architectural plans included
in Appendix D of this DEIS and are as follows:
(1) Lower Level
(a) Storage space.
(b) Elevator which provides bellhop access from first floor reception to lower
level where staff can go across to the main elevators and up to the guest
rooms without traversing the public lounge on the first (main) floor.
(c) Housekeeping / Maintenance Office.
(d) Mechanical space.
(e) I.T. Room.
(f) Laundry.
(g) Elevator Mechanical Room.
(h) Unfinished space in cellar with no intended use at this time.
(2) First Floor
(a) Check-in reception area.
(b) Coffee Shop.
(c) Lounge Bar.
(d) Breakfast / Dining Room.
(e) Restroom facilities for Bath, Bar/Lounge and Pool Area.
(f) Food Prep area, to receive prepared food from the proposed restaurant,
which will then be distributed by housekeeping for room service or to
dining/bar areas.
(g) Circulation Space.
(h) Guest Rooms.
(3) Second Floor
(a) Rooftop Terrace for gathering.
(b) Food / Beverage service from space below.
(c) Three (3) small meeting rooms to accommodate guest use or small
conferences.
(d) Circulation Space.
(e) Guest Rooms.
As noted above, there are three small meeting rooms included on the second floor of the hotel. It is
envisioned that, as this is a seasonal occupancy, to offset the anticipated drop in hotel occupancy in
late Fall and Winter months, the applicant would like to encourage the use of the hotel facility as a
conference center and corporate retreat in the off-peak months.
The hours of operation of the hotel is full-time to its guests (24/7). Room service would also be offered
to guests 24/7. However, the restaurant would prepare a limited room service menu that could be
pre-prepared in the restaurant, and then re-heated or plated at the food prep kitchen during hours
Draft Environmental Impact Statement April 2019
The Enclaves – Proposed Hotel and Restaurant Revised October 2019
56655 Main Road, Hamlet of Southold, Town of Southold, NY
_____________________________________________________________________________________________________________________________
14
that the restaurant is closed. The hotel bar / lounge for guests will be open on Weekdays (Monday –
Friday) from 4:00PM – 11:00PM, and on Weekends from Noon – 11:00PM.
The proposed hotel would be expected to use an outdoor sound reinforcement system to play music
on the property, within the pool area, during daytime hours of operation. A limiter would be placed
on this system to ensure that the resulting sound levels cannot exceed the limits set in the Town of
Southold Noise Ordinance for commercial music (Sunday through Thursday, 65 dB(A) between 7:00
am and 7:00 pm and 50 dB(A) between 7:00 pm and 7:00 am; Friday and Saturday, 65 dB(A) between
7:00 am and 11:00 pm and 50 dB(A) between 11:00 pm and 7:00 am).
The project sponsor anticipates hosting special events at the hotel approximately eight to 12 times per
year (during the late Spring, Summer and early Fall months) and such events would likely consist of
weddings, fundraising events or other small private gatherings. It is envisioned that smaller events
would be held in the hotel lounge space and larger events would be hosted on the lawn area adjacent
to the proposed pond. Such events are envisioned as occurring on potentially Friday Evenings from
6:00 pm to 10:00 pm, Saturday day or evening events ranging from 2:00 pm to 11:00 pm, or Sunday
day events from 2:00-6:00 pm. No events will be held concurrently (i.e., only one special event at any
given time). It is acknowledged that special events are subject to the filing of a “Town Code Chapter
205 ‘Public Entertainment and Special Events’ permit application, and the project sponsor or its
management staff would comply with such requirement. The potential traffic, parking, and noise
impacts of such events are evaluated in the respective sections of this DEIS.
Restaurant
The components and operation for the proposed restaurant are depicted in the architectural plans
included in Appendix D of this DEIS and are as follows:
1. Lower Level
a) Existing Mechanical / Storage Space.
b) Crawlspace, both existing and new.
2. First Floor
a) Vestibule.
b) Foyer and Stair area.
c) Bar with seven (7) seats.
d) Restrooms.
e) Dining Area with 36 seats.
f) Kitchen.
g) Walk-in Box.
h) Pantry.
i) Manager’s Office.
j) Prep. Area.
k) Take-out Counter.
l) Staff Locker Room.
m) Staff Bathroom.
3. Second Floor
a) Stair Area open to below.
Draft Environmental Impact Statement April 2019
The Enclaves – Proposed Hotel and Restaurant Revised October 2019
56655 Main Road, Hamlet of Southold, Town of Southold, NY
_____________________________________________________________________________________________________________________________
15
b) Food Prep. Area.
c) Dining Area with 30 seats.
d) Private Dining Rm with eight (8) seats.
It is anticipated that the proposed restaurant will be open year-round; however, depending upon the
demand, the hours of operation may be limited in the Fall and Winter. The hours of operation are
planned as follows: Monday-Thursday: 5:00 PM-11:00 PM, Friday, Saturday and Sunday (open for
lunch): 12:00 Noon-11:00 PM.
1.5 Required Permits and Approvals
The proposed action is subject to following permits and approvals:
Agency Permit/Approval
Town of Southold Zoning Board of Appeals Special Exception Use Permit
Town of Southold Planning Board Site Plan Review and Approval
Suffolk County Department of Health Services Article 6 Permit
Suffolk County Planning Commission 239-m Referral
Suffolk County Water Authority Public Water Service Connection
New York State Department of Environmental
Conservation
Sewage Discharge Permit and State Pollutant
Discharge Elimination System (SPDES) General
Permit for Stormwater Discharge during Construction
Activities
New York State Department of Transportation Highway Work Permit
PSEG Long Island/National Grid Electric and Natural Gas service connections
Draft Environmental Impact Statement April 2019
The Enclaves – Proposed Hotel and Restaurant Revised October 2019
56655 Main Road, Hamlet of Southold, Town of Southold, NY
_____________________________________________________________________________________________________________________________
16
2.0 NATURAL ENVIRONMENTAL RESOURCES
2.1 Soils and Topography
2.1.1 Existing Conditions
Soils
The Soil Survey of Suffolk County, New York (Soil Survey) was published by the United States
Department of Agriculture (USDA) Soil Conservation Service in 1975 to assist land users in
determining the potential limitations of soil types. Generally, soils that have similar profiles are
grouped into a soil “series” and the series is then broken down into “mapping units” based upon the
slope, texture, and other characteristics.
According to the USDA Natural Resources Conservation Service (NRCS) Web Soil Survey for Suffolk
County, New York (USDA WSS), the subject property is entirely comprised of Haven Loam, 0 to 2
percent slopes (HaA). An excerpt from the Soil Survey Map is included as Figure 3 – Soil Survey Map
in Appendix A. Relevant excerpts from the Soil Survey relating to the soil series and mapping units are
presented below:
Haven Series
The Haven series consists of deep, well-drained, medium-textured soils that formed in a loamy
or silty mantle over stratified coarse sand and gravel. These soils are present throughout the
county, but most areas are on outwash plains between the two terminal moraines. Slopes
range from zero to 12 percent, but they generally are one to six percent.
Haven soils have high to moderate available moisture capacity and internal drainage is good.
Permeability is moderate in the surface layer and subsoil and rapid or very rapid in the
substratum. The root zone is 25 to 35 inches thick.
HaA soils have the profile as that described as representative of the series. The hazard of
erosion is slight. The primary management concerns are keeping the soil from crusting after
rain, maintaining tilth, and reducing the plowpan. The soil is used extensively for crops, and
it is well suited to all crops commonly grown in the county. However, because of the nearly
level slope and ease of excavation, most areas of this soil in the western part of the county are
being used for housing developments and industrial parks.
A description of the engineering and planning limitations for this soil type is included in the
table below.
Draft Environmental Impact Statement April 2019
The Enclaves – Proposed Hotel and Restaurant Revised October 2019
56655 Main Road, Hamlet of Southold, Town of Southold, NY
_____________________________________________________________________________________________________________________________
17
Table 4 - Soil Engineering and Planning Limitations
Symbol Mapping
Unit
Slopes Homesites* Sewage
Disposal
Fields
Streets,
Parking Lots
Lawns,
Landscaping
HaA Haven Loam 0-2% SL SL SL SL
NOTES:
Engineering and Planning Limitation Rating:
SL = Slight - Few or no limitations or limitations can be overcome at little cost.
* The Soil Survey of Suffolk County evaluates the engineering and planning limitations of soils for
the development of homesites. However, as the Soil Survey does not include ratings for other
types of buildings, the homesites evaluation is used to determine potential limitations for the
development of the proposed action.
Soil Borings
Soil Mechanics Drilling Corp. (Soil Mechanics) performed seven soil borings to identify underlying soil
deposits and to determine the structural engineering characteristics of the soils within the footprint of
the proposed hotel. Six test borings were drilled to a depth of 27 feet each and one boring was drilled
to a depth of 52 feet and are depicted on the Soil Mechanics Subsurface Investigation plan, included
within the Site Development Plans in Appendix C of this DEIS.
As indicated in the Soil Mechanics report dated January 4, 2017 (see Appendix E), the investigations
revealed that the areas drilled include one-and-one-half (1.5) to three (3) feet of soft loam, underlain,
generally, by a moderately dense, naturally bedded coarse-to-fine sand with traces of silt and gravel to
the extent drilled. Groundwater was encountered within the deepest borehole (B-4) at a depth of 28-
feet-one-inch below grade surface (bgs).
Soil Quality
A Phase I and Phase II Environmental Site Assessment (ESA) were performed by PWGC in August 2018
and November 2018, respectively, and included in Appendix L of this DEIS. With respect to soil quality,
the past agricultural use led to the recommendation and performance of soil borings to evaluate the
potential for pesticide and metals impacts to shallow soils throughout the site. To evaluate the
potential impact related to the former agricultural usage of the subject property and adjacent
properties, seven soil borings (SB006 through SB012) were installed throughout the property
(approximately one per acre). At each boring location, soil samples were collected from the 0 to 2-inch
bgs and 18 to 24-inch bgs intervals.
Analytical results showed arsenic detected at concentrations exceeding its Restricted Residential Soil
Cleanup Objective RRSCO throughout the site and additional metals (mercury, lead, and zinc) and
multiple pesticides detected at concentrations exceeding their respective Unrestricted Use Soil
Cleanup Objectives (UUSCOs). Metals impact was generally limited to the 0 to 2-inch interval.
Pesticides were detected in both the 0 to 2-inch and 18 to 24-inch intervals; however, pesticide
concentrations were lower in the 18 to 24-inch samples compared to the 0 to 2-inch samples. Based
Draft Environmental Impact Statement April 2019
The Enclaves – Proposed Hotel and Restaurant Revised October 2019
56655 Main Road, Hamlet of Southold, Town of Southold, NY
_____________________________________________________________________________________________________________________________
18
on these results, it appears that shallow soils throughout the site are impacted with pesticides and
metals likely related to the site’s former agricultural usage.
Further, during the Phase I ESA, small piles of trash and debris, along with a floating dock were present
on the northwestern portion of the site. The piles of trash appeared to include empty five-gallon
buckets, tarps, and plastic sheeting. To evaluate the potential impact related to a waste disposal area
on the northwest portion of the site, two soil borings (SB004, SB005) were installed within the
identified waste disposal area. No additional waste disposal areas were identified at the site during
the Phase II ESA. At each boring location, soil samples were collected from the 0 to 2-inch bgs and 3 to
4-foot bgs intervals. Analytical results showed arsenic detected at concentrations exceeding its RRSCO
and mercury exceeding its UUSCO at both boring locations in the 0 to 2-inch sample interval. No other
compounds were detected above their respective UUSCOs in samples collected from this area. Based
on these results, and the uniformity of arsenic and mercury impact to shallow soils throughout the site,
it appears that soil impact above UUSCOs in the vicinity of the waste disposal area is related to the
former agricultural usage of the property rather than the wastes observed at the site.
Finally, the Phase I ESA recommended an evaluation of soil quality along the western property
boundary near the adjacent boatyard. The adjacent property to the west of the subject property has
been used as a boat storage yard from the 1970s through the present. Such usage is typically
associated with the storage and use of hazardous substances and/or petroleum products as well as
metals impact related to antifouling paint chips generated during boat cleaning/repainting, and
sacrificial anodes being removed from boats in the outdoor boat storage areas. Poor housekeeping or
unreported spills of such substances have the potential to have impacted adjacent areas.
Accordingly, the Phase II ESA included three soil borings (SB001 through SB003) installed along the
western boundary of the subject property. At each boring location, soil samples were collected from
the 0 to 2-inch bgs and 3 to 4-foot bgs intervals. Analytical results showed metals and pesticides were
detected at concentrations exceeding their respective UUSCOs at boring locations SB001 through
SB003. Metals impact exceeding UUSCOs was limited to the 0 to 2-inch samples. Of the metals detected,
arsenic was the sole compound detected at concentrations exceeding RRSCOs. Pesticides were
detected at concentrations exceeding UUSCOs in each of the 0 to 2-inch samples, and each of the 3 to
4-foot samples. At each boring location, pesticide concentrations were lower in the 3 to 4-foot samples
compared to the 0 to 2-inch samples. Based on these results, and the uniformity of arsenic, mercury
and pesticide impact to shallow soils throughout the site, it appears that soil impact above UUSCOs in
the vicinity of the adjacent boatyard is related to the former agricultural usage of the property rather
than the boatyard itself.
Topography
Based upon the United States Geological Survey (USGS) Topographic Map, Southold Quadrangle (see
Figure 4 in Appendix A) and a site-specific Topographic Map (see Appendix C), the elevation of the
subject property ranges from 25± feet at its southern portion to 34± feet above mean sea level (amsl)
at the northern portion, adjacent to the Long Island Railroad right-of-way. Slopes are relatively flat
throughout the entirety of the site.
Draft Environmental Impact Statement April 2019
The Enclaves – Proposed Hotel and Restaurant Revised October 2019
56655 Main Road, Hamlet of Southold, Town of Southold, NY
_____________________________________________________________________________________________________________________________
19
2.1.2 Potential Impacts
The proposed action would result in the disturbance of soils for building foundations, in-ground
swimming pool, decorative pond, drainage infrastructure, STP, utility installation, grading, paving, and
landscaping. Based upon the preliminary site plan, the total land area to be disturbed is approximately
6.25 acres. The disturbance of soils for construction and regrading activities increases the potential for
erosion and sedimentation. As indicated in the NYSDEC’s New York State Standards and Specifications
for Erosion and Sediment Control (July 2016), the erosion potential of a site is determined by five
factors: soil erodibility, vegetative cover, topography, climate, and season.
Soil erodibility is dependent on the structure, texture and percentage of organic matter in the soil.
Vegetative cover protects soils from the erosive forces of precipitation and runoff or overland flow, as
top growth vegetation shields the soil surface from precipitation while the root mass holds soil
particles in place. Also, grasses limit the speed of runoff and help to maintain the infiltration capacity
of the soil. The establishment and maintenance of vegetation are identified as the most important
factors in minimizing erosion during development. Topography, including both slope length and
steepness, influences the volume and velocity of surface runoff. Long slopes carry more runoff to the
base of the slope, and steep slopes increase runoff velocity. The climate also affects erosion based
upon the volume of runoff. Rainfall frequency, intensity and duration have direct influences on the
ability for stormwater to infiltrate soils. Finally, seasonal variations in temperature and rainfall affect
the erosion potential of soils.
As indicated above, the Soil Survey indicates there to be few or no engineering limitations for the
development of buildings, streets or parking lots, for the establishment of lawns or landscaping,
and/or for sanitary disposal. Pursuant to the test borings performed by Soil Mechanics, all soils below
three feet will satisfactorily support foundation loads of two (2) tons per square foot and exhibit
excellent drainage characteristics. Within the footprint of the proposed two-story hotel, Soil
Mechanics recommended removal of all of the loam and, if needed, replaced with a clean inorganic
granular material. It is expected that sand on-site can be used as such fill.
As indicated in Section 2.1.1, pesticides and metals likely related to historical agricultural use were
detected in in shallow soils at the site. As future plans for the site consist of redeveloping the property,
PWGC prepared a Soil and Materials Management Plan (SMMP) to address the identified impact. The
SMMP, included in Appendix L of this DEIS, includes the following provisions:
Proper offsite disposal of excess surface soils generated during redevelopment;
Impacted soils remaining onsite should be capped by impervious materials (e.g., concrete building
slab, asphalt pavement) or clean fill material;
Vertical mixing of impacted surface soils by mechanically mixing them with cleaner soil found at
greater depths;
On-site burial of impacted soils in excavated areas, depending on contaminant concentrations and
the depth to groundwater or proximity to surface water, may be conducted; and
Landscape berms may be constructed on the property in undeveloped open areas of the property,
such as in buffer areas. The landscape berms will require a one-foot cap of clean soil and a
grass/sod or vegetation layer to act as a barrier to impacted soils.
Draft Environmental Impact Statement April 2019
The Enclaves – Proposed Hotel and Restaurant Revised October 2019
56655 Main Road, Hamlet of Southold, Town of Southold, NY
_____________________________________________________________________________________________________________________________
20
As the site is relatively flat, the proposed action does not include the alteration of on-site slopes. Based
on data provided by the project engineer, the grading program would result in an excess cut of
approximately 236,642 cubic feet or 8,764 yards of material. The maximum depths of cut and fill
would be 12 feet and two (2) feet, respectively. Some of this material may be kept on-site for capping
in areas that are not disturbed (e.g., buffer areas), or used in vertical mixing, or for fill on the site;
however, the majority would need to be transported off-site during the construction period. Based on
the preliminary site plan and design, it is estimated that approximately 6,044 cubic yards of material
would be removed from the site. Based upon an estimated load of 20 cubic yards per construction
vehicle, approximately six (6) construction vehicles over a period of two months would be expected.
This assumes 24 working days per month for two months.
All excess soil would be characterized for disposal purposes. Soil wastes would be transported to
permitted off-site disposal facilities in accordance with NYSDEC Part 360. Other soils, if determined to
have a beneficial use, will be transported to other appropriate sites in accordance with NYSDEC Part
360.
To prevent tracking of potentially impacted soil into areas where neither remediation nor other risk
management measures are planned, the following precautions will be taken:
Access to areas in which a clean soil cap has been constructed would be limited by temporary
barricade fencing until landscaping activities have been completed.
Vehicles and equipment would be cleaned or washed down prior to moving from impacted areas
to areas in which soil mitigation is not necessary or has already been completed.
Erosion controls (i.e. silt fencing or equivalent) would be installed to prevent runoff from impacted
areas from entering areas in which soil mitigation is not necessary or has already been completed.
Endpoint soil samples would also be collected after soil management measures are completed to
determine whether surface soil concentrations of the trigger compounds are less than NYSDEC RRSCOs
and PGSCOs which is the applicable maximum cleanup objectives for General Fill requirements.
Further discussion of the Phase I ESA, Phase II ESA and SMMP is included in Section 3.6 of this DEIS,
and the reports in their entirety are included in Appendix L of this DEIS. Overall, based on the above,
the proposed action would have no significant adverse impacts associated with the preliminary
grading plan, soil handling, including the mixing, capping and/or removal of soils, or topographic
changes.
Proposed Erosion and Sedimentation Controls
During construction activities, there is the potential for erosion and sedimentation with prolonged soil
exposure and fugitive dust during dry periods. A Sediment and Erosion Control Plan has been
prepared by the project engineer and included in Appendix C of this DEIS. As indicated on the Sediment
and Erosion Control Plan, erosion and sedimentation controls would be undertaken prior to and
during construction and would include, at minimum, stockpile protection, inlet sediment control
devices for storm structure protection, silt fencing, and anti-tracking pads to prevent off-site sediment
tracking from construction vehicles.
Draft Environmental Impact Statement April 2019
The Enclaves – Proposed Hotel and Restaurant Revised October 2019
56655 Main Road, Hamlet of Southold, Town of Southold, NY
_____________________________________________________________________________________________________________________________
21
Fugitive dust consists of soil particles that become airborne when disturbed by heavy equipment
operation or through wind erosion of exposed soil after groundcover (e.g., lawn, pavement) is
removed. Given the above-described soil quality, dust from work activities could contain contaminants
of concern. As such, there would be on-site environmental technician to monitor dust levels and take
immediate action when necessary. The environmental technician would implement the dust control
plan (see Section 2.3 of the SMMP in Appendix L) if there is any actual or potential visible dust. Dust
suppression measures would be employed in accordance with the NYSDEC DER-10 Appendix 1B for
Fugitive Dust and Particulate Monitoring. The primary sources of dust would be equipment, vehicular
traffic, and construction activities on exposed soils.
If there is dust or the potential for dust in areas of concern, the environmental technician will direct
that the area be wet down. Calcium chloride may be used if the problem cannot be controlled with
water. Dust control measures may include the following methods and, as good practice, can also be
implemented at times when dust monitoring is not being conducted to prevent the migration of non-
impacted dust off-site, as well as potentially impacted dust:
Water applied to designated work areas prior to any clearing, mixing, or other earth moving
operations.
At a minimum, water will be applied to all disturbed work areas at least four times per day
during dry weather periods.
The disturbed areas will be sprayed down at the end of each day to form a thin crust. This is
in addition to the required minimum of four times per day.
No earth moving activities will be performed if the wind at the site steadily exceeds 15 miles
per hour.
All unpaved haul roads and equipment paths will be watered on a sufficient basis to prevent
dust emissions. An alternative to frequent watering may be to pour a 4-inch thick layer of
gravel.
Transportation of soils on-site will be performed in a covered vehicle, or the soils must be
sufficiently watered to prevent dust emissions.
Vehicle speeds must not exceed 10 miles per hour and the site must be posted with speed
signs.
Parking areas shall be designated and will be sufficiently watered or gravel lined to prevent
dust emissions.
All erosion and sediment control measures would be routinely inspected and maintained such that no
sediment would be transported off-site. The aforementioned erosion and sedimentation controls
would minimize the potential impacts associated with construction activities.
2.1.3 Proposed Mitigation
The proposed action includes the following measures that effectively mitigate any potential adverse
impacts:
The grading program would result in an excess cut of approximately 236,642 cubic feet or
8,764 yards of material. Some of this material (approximately 2,720 yards) may be kept on-
Draft Environmental Impact Statement April 2019
The Enclaves – Proposed Hotel and Restaurant Revised October 2019
56655 Main Road, Hamlet of Southold, Town of Southold, NY
_____________________________________________________________________________________________________________________________
22
site for capping in areas that are not disturbed (e.g., buffer areas), or used in vertical mixing
or for on-site fill; however, the majority would be transported off-site during the construction
period. All excess soil would be characterized for disposal purposes. Soil wastes would be
transported to permitted off-site disposal facilities in accordance with NYSDEC Part 360.
Other soils, if determined to have a beneficial use, will be transported to other appropriate
sites in accordance with NYSDEC Part 360.
To prevent tracking of potentially impacted soil into areas where neither remediation nor
other risk management measures are planned, the following precautions will be taken: (1)
access to areas in which a clean soil cap has been constructed would be limited by temporary
barricade fencing until landscaping activities have been completed; (2) vehicles and
equipment would be cleaned or washed down prior to moving from impacted areas to areas
in which soil mitigation is not necessary or has already been completed; and (3) erosion
controls (i.e. silt fencing or equivalent) would be installed to prevent runoff from impacted
areas from entering areas in which soil mitigation is not necessary or has already been
completed.
Erosion and sedimentation controls will be undertaken prior to and during construction and
would include, at minimum, stockpile protection, inlet sediment control devices for storm
structure protection, silt fencing, and anti-tracking pads to prevent off-site sediment tracking
from construction vehicles. All erosion and sediment control measures will be routinely
inspected and maintained such that no sediment would be transported off-site.
Dust from work activities could contain contaminants of concern. The on-site environmental
technician will monitor dust levels and take immediate action when necessary. The
environmental technician will implement the dust control plan (see Section 2.3 of the SMMP
in Appendix L) if there is any actual or potential visible dust. Dust suppression measures will
be employed in accordance with the NYSDEC DER-10 Appendix 1B for Fugitive Dust and
Particulate Monitoring. The primary sources of dust will be equipment, vehicular traffic, and
construction activities on exposed soils.
If there is dust or the potential for dust in areas of concern, the environmental technician will
direct that the area be wet down. Calcium chloride may be used if the problem cannot be
controlled with water. Dust control measures may include the following methods and, as good
practice, can also be implemented at times when dust monitoring is not being conducted to
prevent the migration of non-impacted dust off-site, as well as potentially impacted dust:
Water applied to designated work areas prior to any clearing, mixing, or other earth
moving operations.
At a minimum, water will be applied to all disturbed work areas at least four times
per day during dry weather periods.
The disturbed areas will be sprayed down at the end of each day to form a thin crust.
This is in addition to the required minimum of four times per day.
No earth moving activities will be performed if the wind at the site steadily exceeds
15 miles per hour.
Draft Environmental Impact Statement April 2019
The Enclaves – Proposed Hotel and Restaurant Revised October 2019
56655 Main Road, Hamlet of Southold, Town of Southold, NY
_____________________________________________________________________________________________________________________________
23
All unpaved haul roads and equipment paths will be watered on a sufficient basis to
prevent dust emissions. An alternative to frequent watering may be to pour a 4-inch
thick layer of gravel.
Transportation of soils on-site will be performed in a covered vehicle, or the soils
must be sufficiently watered to prevent dust emissions.
Vehicle speeds must not exceed 10 miles per hour and the site must be posted with
speed signs.
Parking areas shall be designated and will be sufficiently watered or gravel lined to
prevent dust emissions.
2.2 Water Resources
2.2.1 Existing Conditions
Groundwater
Regional Geology / Hydrogeology
The geologic setting of Long Island is well documented and consists of crystalline bedrock composed
of schist and gneiss overlain by layers of unconsolidated deposits. Immediately overlying the bedrock
is the Raritan Formation, consisting of the Lloyd sand confined by the Raritan Clay Member. The Lloyd
sand is an aquifer and consists of discontinuous layers of gravel, sand, sandy and silty clay, and solid
clay. The Raritan Clay is a solid and silty clay with: few lenses of sand and gravel; abundant lignite and
pyrite; and gray, red or white in color.
Above the Raritan Clay lies the Magothy Formation. The Magothy Aquifer consists of layers of fine to
coarse sand of moderate to high permeability, with inter-bedded lenses of silt and clay of low
permeability resulting in areas of preferential horizontal flow. Therefore, this aquifer generally
becomes more confined with depth. The Magothy Aquifer is overlain by the Upper Glacial Aquifer. The
Upper Glacial Aquifer is the water table aquifer at this location and is comprised of medium to coarse
sand and gravel with occasional thin lenses of fine sand and brown clay. This aquifer extends from the
land surface to the top of the Magothy and, therefore, is hydraulically connected to the Magothy
Aquifer.
Depth to Groundwater and Groundwater Flow
To determine the depth to groundwater on the site, several resources were utilized regional
groundwater contour maps, soil borings and the United States Geological Survey (USGS) Long Island
Depth to Groundwater Map from 2013. Based upon the USGS map (see Figure 5 in Appendix A), the
depth to groundwater varies across the site from twenty five (25) feet bgs on the south side of the
property to thirty three (33) feet bgs on the northwest corner of the property. The regional
groundwater contour maps indicate the depth to groundwater to be approximately 25 feet below
grade surface (bgs). The depth to groundwater was confirmed via several soil borings conducted on
the site (see Soil Borings Plan in Appendix C), which indicated groundwater ranged from 25 to 28 feet
bgs.
Draft Environmental Impact Statement April 2019
The Enclaves – Proposed Hotel and Restaurant Revised October 2019
56655 Main Road, Hamlet of Southold, Town of Southold, NY
_____________________________________________________________________________________________________________________________
24
Based upon the Suffolk County’s recent groundwater models developed for the Long Island Nitrogen
Action Plan (LINAP), the local groundwater flow direction is estimated to be south, towards Town
Creek/Southold Harbor. According to the LINAP models, the groundwater travel time to Town
Creek/Southold Harbor is in the 2-10 year contributing area depending upon the location within the
property.
Water Supply and Availability
Public Supply
The subject property is located within the service area of the Suffolk County Water Authority (SCWA)
and an on-site connection is established. There is an existing eight-inch water main on Main Road and
a 3/4-inch water line to the existing residence. Based upon information contained within the Phase I
ESA, there is one public water supply well within a one-mile radius of the subject property.
Private Wells – On and Nearby Off-Site Wells
An existing irrigation well is located on the east side of the existing dwelling on the property and is
within a vault. It is noted that the existing well is currently not operating.
SCDHS requires as part of Guidance Memorandum # 28, Siting of a Sewage Treatment Plant, that a
search for private wells within a 500-foot radius of the subject parcel be conducted. Based upon the
500-foot radius map, 57 properties were identified within the 500-ft radius of the subject property.
The SCWA was contacted to determine whether any site in the 500-ft radius operates a private well.
Based on correspondence dated July 10, 2018 (see Appendix K), of the 57 nearby sites, 12 sites were
identified as not being connected to the public water supply, which included the following:
1) 100-63-3-1.1 - Vacant
2) 100-63-3-9 - Vacant
3) 100-55-6-37.1 - Vacant
4) 100-62-3-10.3 - Parking lot
5) 100-62-3-12 - Parking Lot
6) 100-62-3-24.1 - Parking Lot
7) 100-62-3-22.5 – Developed Commercial Property
8) 100-63-3-28.1 – Developed Commercial Property
9) 100-63-4-2 – Developed Residential
10) 100-63-3-27.2 – Developed Residential
11) 100-63-3-7 – Developed Residential
12) 100-62-3-3.1 – Developed Residential
The SCWA verified that public water is available to all of the aforementioned properties. The current
groundwater quality provided by each of the existing private wells is unknown, as private wells are
not typically required to monitor their water supplies.
Draft Environmental Impact Statement April 2019
The Enclaves – Proposed Hotel and Restaurant Revised October 2019
56655 Main Road, Hamlet of Southold, Town of Southold, NY
_____________________________________________________________________________________________________________________________
25
Sanitary Waste Generation and Discharge
The site is occupied by a residential structure. All sanitary waste is accommodated via a subsurface
sewage disposal system. Based upon SCDHS design flow standards, the existing residence is presumed
to have a sanitary flow of 300 gpd.
Suffolk County Sanitary Code
Pursuant to Section 607 of Article 6, Groundwater Management Zone IV (within which the property is
located – see discussion later in this section and Figure 9 in Appendix A) has an allowable density
sewage flow rate of 600 gallons per day per acre (gpd/acre). Utilizing the gross land area of 6.75 acres,
the permitted sanitary flow would be 4,050 gallons per day (gpd) (6.75 acres x 600 gpd/acre = 4,050
gpd). As noted earlier, the site is occupied by a residence, which according to SCDHS sanitary flow
calculations has a sanitary flow of 300 gpd. The existing sanitary flow falls well below the maximum
allowable sanitary flow and, therefore, a conventional on-site septic system is permissible.
Nitrogen Loading
To better understand the impacts of the proposed development on nitrogen loading to groundwater,
a nitrogen model was utilized. The particular model utilized was the BURBS model, developed at
Cornell University by Hughes et al. (1985). The BURBS model is a computer simulation program that
computes the potential impact of various land use on groundwater within a community due to
nitrogen. Cornell University has developed this model for specific application on Long Island. To
establish a baseline model, the existing and historic uses of the property were modelled. The historic
uses were based upon historic aerial photographs and the confirmation of the use of the property as a
farm from the Phase I and II ESA’s. The parameters utilized in the BURB’s model are explained in detail
in the BURBS analysis (see Appendix F). The BURB’s model takes into consideration, not only the
wastewater nitrogen, but impacts from atmospheric deposition, fertilization and runoff from
impervious areas.
Based upon the analysis of the BURB’s model (see Appendix F), the estimated amount of nitrogen
leached from the existing conditions is estimated to be 49.67 lbs. per year. This is expected as the
property is underutilized, as the majority of the property that was previously farmed is not currently
utilized. For comparison purposes, when the property was utilized as a farm, the estimated nitrogen
leached from the site was estimated to be 173.28 lbs. per year. This is conservative estimate as the
fertilizer application rate used in the model is 1.84 lbs. /1,000 SF, which is based upon the current
accepted loading rates being utilized by Suffolk County. It is possible that historic fertilizer application
rates may have exceeded the application rate used in the model, which would have increased the
amount leached.
Stormwater Runoff and Drainage
Based upon a site evaluation and the Phase I ESA, no existing storm drains were observed on the
property. The gutters associated with the dwelling discharge at grade. Stormwater generated in
vegetated areas of the site is likely, recharged via absorption in those areas. With respect to the
Draft Environmental Impact Statement April 2019
The Enclaves – Proposed Hotel and Restaurant Revised October 2019
56655 Main Road, Hamlet of Southold, Town of Southold, NY
_____________________________________________________________________________________________________________________________
26
stormwater generated by the dwelling and mowed lawn areas, given the slope of the property towards
Main Road and the location of some of the gutter discharges from the dwelling the potential exists for
stormwater to leave the subject site and discharge onto Main Road.
Surface Waters and Wetlands
The nearest permanent surface water body is Town Creek/Southold Harbor, located approximately
1,000 feet southwest of the subject property. Review of the NYSDEC Freshwater Wetlands Map and
the National Wetlands Inventory indicates that there are no State or Federal wetlands are not present
on the subject property (see Figures 6 and 7 in Appendix A).
The Federal Emergency Management Agency (FEMA) Flood Insurance Rate Maps (FIRMs) were
consulted to determine if the subject property is located within the 100-year or 500-year flood zones.
Based upon FIRM data (FEMA Map Panel ID: 36103C0158H), it appears that the subject property is
not located within the 100 or 500-year flood zone (see Figure 8 in Appendix A).
Water Resources Plans
The Long Island Comprehensive Waste Treatment Management Plan (208 Study)
In 1978, the Long Island Comprehensive Waste Treatment Management Plan was prepared as
management plan for Long Island’s groundwater resources. The plan was established under Section
208 of the 1972 Federal Water Pollution Control Act Amendments and is now commonly referred to
as the 208 Study. The 208 Study divided Long Island into eight hydrogeologic zones, investigated waste
control practices and identified best management practices to protect both ground and surface waters.
The subject property is located in Hydrogeologic Zone IV (see Figure 9 in Appendix A). Zone IV
encompasses the North Fork, Shelter Island, and the northern and eastern portion of the South Fork.
It is characterized by shallow flow systems that discharge to streams and marine waters. A large
portion of Zone IV on the North Fork has been contaminated as a result of agricultural activities.
Fertilizers are a significant source of nitrates to the groundwater in the North Fork and the eastern
South Fork.
The 208 Study included area wide alternatives for each hydrogeologic zone. For Zone IV, the relevant
highest priority area wide alternatives are as follows:
Reduce excessive use of irrigation water and require the permitting, regulation and
monitoring of irrigation wells.
Minimize population density by encouraging large lot development (one dwelling unit/one or
more acres), where possible to protect the groundwater from future pollutant loadings.
A consistency analysis with these recommendations is included in Section 2.2.2 of this DEIS.
Draft Environmental Impact Statement April 2019
The Enclaves – Proposed Hotel and Restaurant Revised October 2019
56655 Main Road, Hamlet of Southold, Town of Southold, NY
_____________________________________________________________________________________________________________________________
27
The Long Island Comprehensive Special Groundwater Protection Area Plan (SGPA Plan)
There are nine SGPA’s on Long Island, including North Hills, Oyster Bay, West Hills/Melville, Oak Brush
Plains, South Setauket Woods, Central Suffolk, Southold, South Fork and Hither Hills. The subject
property is not located within an SGPA (see Figure 10 in Appendix A).
Suffolk County Comprehensive Water Resources Management Plan
The Suffolk County Comprehensive Water Resources Management Plan was completed in 2015 to set
forth goals and objectives targeted to protect and improve ground and surface water quality based
upon updated water quality investigations. The primary areas for improvement identified in the plan
are as follows: Nitrogen, Volatile Organic Compounds (VOC’s), Pesticides, Pharmaceuticals and
Personal Care Products (PCP’s) and Potable Supply. The plan outlines a number of recommendation
for improving conditions in each of the aforementioned areas. The recommendations are primarily
guided towards additional evaluation of groundwater and surface water, development of alternative
on-site wastewater treatment options for residential and non-residential properties, educational
outreach programs for fertilizer and pesticide reduction and expansion of the potable water supply to
communities where public water is not available. While this plan outlines specific goals that are
municipally minded, the overall intent of the plan is to reduce the overall levels of containments, such
as fertilizers, pesticides and nitrogen in our ground and surface wasters. A consistency analysis with
these recommendations is included in Section 2.2.2 of this DEIS.
Peconic Estuary Comprehensive Conservation and Management Plan
The Peconic Estuary is situated on the east end of Long Island, between the North and South Forks,
and includes more than 100 distinct bays, harbors, embayments, and tributaries. The Peconic Estuary
System is one of 28 national estuaries included in the National Estuary Program (NEP), which is
administered by the US Environmental Protection Agency (USEPA) under the auspices of Section 320
of the Clean Water Act to protect and preserve nationally significant estuaries, which are threatened
by development, overuse or pollution.
The Peconic Estuary Program (PEP) is sponsored by the USEPA, the NYSDEC, and the SCDHS, and
together with the PEP Management Conference, completed the Comprehensive Conservation and
Management Plan (CCMP) in 2001. Its purpose is to protect and preserve the Peconic Estuary with the
following stated goals:
Ensure a healthy and diverse marine community; optimizing opportunities for water dependent
recreation.
Promote the social and economic benefits, which have been associated with the Peconic Estuary
System.
Establish a comprehensive water quality policy, which ensures the integrity of marine
resources, habitat, and terrestrial ecosystems while supporting human activities in the Peconic
Estuary study area.
Ensure an effective technical, regulatory, and administrative framework for the continued
monitoring and management of the Peconic Estuary study area.
Achieve zero discharge (from point and nonpoint sources) of toxic pollutants, and particularly
of bioaccumulative chemicals.
Draft Environmental Impact Statement April 2019
The Enclaves – Proposed Hotel and Restaurant Revised October 2019
56655 Main Road, Hamlet of Southold, Town of Southold, NY
_____________________________________________________________________________________________________________________________
28
Promote an understanding and, thus, appreciation of the value of the Peconic Estuary as an
ecosystem and as a mainstay to the East End economy so that it is preserved and restored as
one of the last great places in the Western Hemisphere.
Involve the many and diverse stakeholders in the Peconic Watershed regarding the
implementation of the CCMP and in the future direction and decisions affecting the estuary.
The Peconic Estuary Program Study Area Boundaries Map (see Figure 11 in Appendix A) depicts the
subject property as being located within the estuary.
Priority Management Issues
The CCMP identifies five priority management issues for protection of the Peconic Estuary: Brown
Tide, nutrient pollution, threats to habitats and living resources, pathogen contamination and toxic
pollution. The CCMP sets forth measureable goals for the priority management issues, which are
summarized below.
Brown Tide
As explained in Chapter 2 (Brown Tide Management Plan) of the CCMP, “[a]lthough advances
have been made regarding the identification and characterization of the Brown Tide organism
and its growth needs, the causes of Brown Tide are not known. The input of conventional
inorganic macronutrients such as nitrogen and phosphorus apparently do not trigger the
onset of the Brown Tide blooms, although organic nitrogen may play a role…More recent
analysis of the long-term data set collected by the Suffolk County Department of Health
Services (SCDHS) suggests that groundwater inputs (related to rainfall patterns) affect the
relative amounts of dissolved inorganic and organic nitrogen in the waters of the Peconic
Estuary, and that this may be an important factor in the onset of Brown Tide blooms.”
The PEP’s measurable goals with respect to Brown Tide blooms include:
Continue to better coordinate, focus, and expand Brown Tide research efforts
(measured by funding appropriated, frequency of Brown Tide symposiums,
frequency of updating the Brown Tide Work plan and coordination within the Brown
Tide Steering Committee).
Continue the current level of water quality sampling in the Peconic Estuary
(measured by the number and frequency of samples taken per year and the number
of bays and peripheral embayments sampled). Currently, the Suffolk Department of
Health Services conducts biweekly monitoring at 32 stations in the Peconic Estuary
throughout the year, resulting in over 830 samples taken annually.
Nutrient Pollution
The overloading of nutrients in the Peconic Estuary has adversely affected water quality and
its marine ecosystem. Nutrient pollution originates from various sources, including sanitary
waste systems, stormwater and sewage discharges, pesticides and fertilizers. Of noted
importance is nitrogen loading from uses and sources within the subwatersheds, which has
resulted in low dissolved oxygen levels in the water, increased algal blooms, and impaired or
degraded aquatic habitats.
The PEP’s measurable goals for nutrient pollution (and relevant to the subject property and
the proposed development evaluated herein) are as follows:
Draft Environmental Impact Statement April 2019
The Enclaves – Proposed Hotel and Restaurant Revised October 2019
56655 Main Road, Hamlet of Southold, Town of Southold, NY
_____________________________________________________________________________________________________________________________
29
Decrease the total nitrogen concentrations in the western estuary to a summer mean
of no more than 0.45 mg/l (based on 1994-96 model verification conditions, and
measured by surface water nitrogen concentrations as compared to the PEP nitrogen
guidelines).
Improve the dissolved oxygen concentrations in the western estuary to ensure that
the New York State dissolved oxygen standard (currently 5.0 mg/l) is not violated
(measured by surface and bottom dissolved oxygen levels as compared to the New
York State dissolved oxygen standard).
Ensure that there is no substantial net increase in nitrogen loading to areas east of
Flanders Bay and reductions in the Peconic River/Flanders Bay region so that an
increase in new development would be offset by reductions in loads from pre-existing
uses. The nitrogen work groups will develop means of attaining this goal, which may
include groundwater performance standards (e.g., nitrogen concentrations in
groundwater resulting from post-development discharge/recharge), implementing
fertilizer and clearing restrictions, and zoning.
Habitats and Living Resources
As explained in the CCMP, “[l]and use practices have caused direct impacts to living resources
and habitats in the Peconic Estuary System. More often, however, development and land
alteration cause indirect degradation to habitats and subtle changes in natural communities.”
(Pg. 1-11) The PEP’s measureable goals (relevant to the subject property and the proposed
development evaluated herein) to protect the habitats and living resources in the Estuary
include:
Protect the high quality habitats and concentrations of species in the Critical Natural
Resource Areas (measured by acres of open space protected and development of
model ordinances).
Maintain and increase current tidal and freshwater marsh acreage, and restore areas
that have been degraded (e.g., restricted flow, Phragmites australis dominated,
hardened shoreline)
Link land usage with habitat quality in tidal creeks (measured by continued funding
of benthic and water quality surveys to measure the quality/impacts to the habitats
within selected tidal creeks).
Pathogen Contamination
Pathogens are disease-causing organisms that include bacteria, viruses, algae and fungi. The
Peconic Estuary Program focused on the potential health risks associated with consumption
of contaminated shellfish and direct water contact and/or ingestion, as well as the economic
losses associated with shellfish bed and beach closures in the Peconic Estuary.
The PEP’s measurable goals with respect to pathogens (and relevant to the subject property
and the proposed development evaluated herein) include:
Maintain and improve water quality of the estuary through a reduction of overall
stormwater runoff, particularly key areas identified through the Regional
Draft Environmental Impact Statement April 2019
The Enclaves – Proposed Hotel and Restaurant Revised October 2019
56655 Main Road, Hamlet of Southold, Town of Southold, NY
_____________________________________________________________________________________________________________________________
30
Stormwater Runoff Study (measured through the number of stormwater remediation
projects implemented).
Attain a zero discharge of stormwater runoff in new subdivisions (measured by site
plans for new developments that achieve this goal and the development of new
ordinances and Habitat Protection Overlay Districts).
Subsequent to the 2001 CCMP, PEP worked to establish 12 subwatershed management plans,
which identified practices, both structural and non-structural, to mitigate pollutant loadings
to the subwatershed. The implementation of the subwatershed plans is expected to help
reduce stormwater runoff pollution and improve overall water quality conditions.
The subject property is partially located within the Town/Jockey Creek Subwatershed (see
Figure 12 in Appendix A). A discussion of the Town/Jockey Creek Subwatershed is included
in the Town of Southold Subwatersheds Management Plan, June 2013 subsection that follows
later in this section of the DEIS.
Toxics
The PEP’s measurable goals with respect to toxics (and relevant to the subject property and
the proposed development evaluated herein) include:
Decrease overall agricultural/residential/institutional pesticide applications in the
five East End towns (as potentially measured by point-of-sale surveys, surveys of
residents, or commercial applicator tallies).
Eliminate underground storage tanks exempt from current replacement
requirements via incentive programs and public education and outreach (as
potentially measured following baseline established of number of underground
storage tanks [USTs] and monitoring of the number of underground tanks removed,
retired, and replaced).
Analysis of the proposed action, as it relates to the aforementioned goals, including the on-site
containment of stormwater, sewage treatment, and the use of native vegetation to decrease
required nutrient inputs (i.e. fertilizers), is included in Section 2.2.2 of this DEIS.
Town of Southold Subwatersheds Management Plan, June 2013
The Town of Southold Subwatersheds Management Plan (Subwatershed Plan) was developed to
improve water quality in the Peconic Estuary, focused on three Subwatersheds within the Town of
Southold, including Town and Jockey Creek, Goose Creek, and Richmond Creek. As indicated in the
Subwatershed Plan, “many of the tidal creeks within the Peconic Estuary, including Town, Jockey,
Goose, and Richmond Creeks…are not currently meeting water quality standards and are classified as
impaired water bodies” (p.1-1). As noted above, the subject property is partially located within the
Town and Jockey Creek Subwatershed.
The purpose of the Subwatershed Plan is to identify “cost-effective structural and non-structural
practices to reduce overall pollutant loadings (e.g., bacteria, sediment, nutrients) and runoff volume to
the Southold Subwatersheds. The approach included rapid field assessment for stormwater
management throughout the watershed. The stormwater assessment was used to identify likely
Draft Environmental Impact Statement April 2019
The Enclaves – Proposed Hotel and Restaurant Revised October 2019
56655 Main Road, Hamlet of Southold, Town of Southold, NY
_____________________________________________________________________________________________________________________________
31
stormwater pollutant sources as well as areas where best management practices (BMPs) could be
installed to improve the management and treatment of stormwater in the watershed. Successful
implementation of this plan is expected to help reduce stormwater runoff pollution; maintain or
improve overall water quality conditions, shellfish harvesting capacity, eelgrass habitat, and degraded
marsh areas” (p. 1-2).
The Town and Jockey Creek subwatershed encompasses the more densely developed area in the Town
of Southold. As described in the Subwatershed Plan, the Town and Jockey Creek subwatershed
“includes the busy downtown area and many well established neighborhoods. The watershed is 988
acres of which 17.5% is impervious. Topography in the watershed ranges from 0 feet to 40 feet in
elevation at the northern boundary. The watershed is bounded to the southwest by the Richmond
Creek watershed, to the south by the Goose Creek watershed, and to the east by Southold Bay. The
major roadway within the watershed is New York State Route 25 (NY 25) which runs east/west
through town, serving as the main road through the center of the downtown area. A majority of the
commercial businesses are along the downtown stretch of NY 25 with multiple neighborhoods located
to the north (e.g., the newer developments at Jasmine Lane and Founders Village) and south (e.g., the
older neighborhoods at Calves Neck Road and Founders Path)” (p. 3-1).
The Town and Jockey Creek is identified by the NYSDEC as an impaired waterbody and in 2006, a TDML
assessment identified the Creek as being primarily affected by pathogens associated with stormwater
runoff from residential lands. As part of the Subwatershed Plan, an assessment of the Town and Jockey
Creek subwatershed was performed to identify preliminary retrofit and restoration opportunities for
reduced pollutant loading, which were categorized into three assessment categories: stormwater
retrofits, neighborhoods, and hot spots.
Stormwater retrofits included those sites where improved stormwater management were determined
necessary, with various options presented, including bioretention (or raingardens, where applicable),
infiltration systems, permeable pavement, dry swales, wet swales, and constructed stormwater
wetlands. Neighborhoods included those areas with higher pollutant potential (e.g., observed pet
waste, over fertilized lawns, trash and debris, street and drainage conditions), which could benefit
from improvements. Hot spots were defined as those “land uses that have the potential to contribute
a high level of pollutants to the creeks and their tributaries, also known as stormwater hotspots. Sites
were then identified as candidates for both structural and non-structural pollution prevention
controls” (p. 2-2).
Based upon Figure 3.1 of the Subwatershed Plan, the subject property is not identified as a restoration
opportunity in any of the three categories. The adjacent boat yard to the west is identified as a hot
spot (Site TJ-H11) although no assessment or recommendations for improvement of the property were
performed.
Draft Environmental Impact Statement April 2019
The Enclaves – Proposed Hotel and Restaurant Revised October 2019
56655 Main Road, Hamlet of Southold, Town of Southold, NY
_____________________________________________________________________________________________________________________________
32
2.2.2 Potential Impacts
Groundwater Quality
SCDHS Compliance (Suffolk County Sanitary Code)
As noted in Section 2.2.1 of this DEIS, the maximum permitted sanitary flow for the utilization of
individual subsurface sanitary systems on the subject property is 4,050 gpd (6.75 acres x 600 gpd/acre
= 4,050 gpd). The proposed project consists of a 40-unit hotel with four (4) detached cottages and a
separate 74-seat restaurant. According to the SCDHS Standards For Approval Of Plans And Construction
For Sewage Disposal Systems For Other Than Single-Family Residences, more commonly referred to as
the commercial standards, the proposed sanitary flows for the project can be calculated as shown
below:
Allowable Sanitary Density Flow: (600 gpd/acre) x (6.75 acres) = 4,050 gpd
Projected Sanitary Density Flow:
Restaurant: 74 seat restaurant x 10 gpd/seat (density load) = 740 gpd
Hotel: 44 unit hotel x 150 gpd/unit = 6,600 gpd
Total Projected Sanitary Density Flow: 7,340 gpd
The proposed STP would accommodate the projected sanitary load, as well as the kitchen load
from the proposed restaurant. As indicated below, the proposed STP design flow is 8,800 gpd.
Proposed Sewage Treatment Plan Design
74 seat restaurant x 10 gpd/seat (density load) = 740 gpd
74 seat restaurant x 20 gpd/seat (kitchen load) = 1,480 gpd
44 unit hotel x 150 gpd/unit = 6,600 gpd
Total Proposed STP Design Flow: 8,820 gpd
Based upon the above, the total sanitary flow is 7,340 gallons per day (gpd). Since this flow exceeds
the allowable sanitary flow of 4,050 gpd, a sewage treatment plant (STP) is required for the proposed
development. The overall design flow for the proposed sewage treatment plant includes the kitchen
flow of 1,480 gpd associated with the proposed restaurant, which is based upon 20 gpd/seat for the
proposed 74 seats. Adding this flow to the sanitary flow of 7,340 gpd yields a total design flow of 8,820
gpd. This flow was utilized for the design of the proposed STP and its effluent recharge system.
With respect to the anticipated 250 person special event, which would take place in the main lawn area
under a tent, portable rental lavatories would be provided. These lavatories would reduce the potential
for usage of the hotel bathrooms. In addition, the hotel was not designed to provide large bathrooms
for the special events. Aside from the bathrooms in the pool changing area, the hotel only has one set
of bathrooms on the first floor. If some guests were to use these bathrooms, the proposed STP is
Draft Environmental Impact Statement April 2019
The Enclaves – Proposed Hotel and Restaurant Revised October 2019
56655 Main Road, Hamlet of Southold, Town of Southold, NY
_____________________________________________________________________________________________________________________________
33
designed with the ability to accommodate peak flows in addition to the average flows utilized by
SCDHS.
With respect to the smaller events within the hotel, which would take place either in the meeting rooms
or in the hotel lobby, these events will take place during the off-season for the hotel, when the
occupancy of the hotel is reduced. Therefore, the sanitary flows associated with these smaller events
would not exceed the design flow of the hotel, as the majority of the hotel rooms are anticipated to the
vacant during this time. In addition, if the event is a corporate retreat and the hotel rooms are occupied,
there is no increase in sewage flow since these guests are already accounted for in the sanitary flows
associated with the hotel rooms.
The proposed STP has a design flow of less than 15,000 gpd and, therefore, falls into Appendix A of the
SCDHS construction standards. This appendix of the SCDHS standards allows the STP with a 75-foot
setback to property lines and buildings and a 50-foot setback to areas of sustainably human use,
provided the STP is equipped with an odor control system. The proposed STP would be equipped with
a dual canister carbon-based odor control system connected to the treatment tanks, pump station,
splitter box and influent screen. In addition to these reduced setbacks, the north side of the property
abuts a Long Island Railroad (LIRR) property. The SCDHS standards allow for a reduced setback of 25
feet from an STP to the property line when the STP abuts either a LIRR property or divided highway.
In this case, it is a LIRR train track, which allows the proposed STP to be placed closer to the northern
property line. This location also maximizes the distance to the nearest water body of Town Creek or
Southold Harbor. According to the LINAP models, the subject property lies within the 2-10 year
contributing area for Town Creek or Southold Harbor. In the immediate area of the proposed STP, the
contributing area is in the 5-10 year range. Therefore, the STP was strategically placed to maximize
the groundwater travel time to minimize the impact of pathogens in the surface waters.
With respect to the sewage collection system, sewage generated by the hotel would be conveyed by a
gravity sewer sub collection system to the on-site STP. The gravity sewer would be designed in
accordance with the SCDHS Commercial Standards and Great Lakes – Upper Mississippi River Board
(GLUMRB) 10 States Standards (referred to as the “Ten States Standards”). Pipes would be constructed
of PVC and precast concrete manholes would be installed when there is a change in direction or size of
the pipes or to provide convenient access points to the collection system for maintenance. The sewage
generated by the restaurant, which is located on the south side of the property, would be pumped to
the proposed gravity collection system. The restaurants system would include a grease trap, which
would collect grease from the kitchen areas. Effluent from the grease trap would combine with the
domestic sewage at the proposed pump station. The pump station would convey the sewage via a force
main along the eastside of the property and ultimately discharge into a terminal manhole located on
the north side of the hotel.
All sewage generated on-site would flow from the sewage collection system into an equalization pump
station located adjacent to the proposed on-site STP. The equalization pumping station would act as
an equalization tank, which would ensure the STP is fed with a constant supply of sewage for treatment
to optimize performance of the STP. The equalization pump station would convey raw sewage to an
influent screen and splitter box where some of the flow is conveyed to the treatment units and some
is returned back to the equalization pump station.
Draft Environmental Impact Statement April 2019
The Enclaves – Proposed Hotel and Restaurant Revised October 2019
56655 Main Road, Hamlet of Southold, Town of Southold, NY
_____________________________________________________________________________________________________________________________
34
The proposed STP would be a package unit from Purestream, specifically the Biologically Engineered
Single Sludge Treatment (BESST) system. The packaged unit is fabricated from 316l grade stainless
steel and is provided with integral hatches that cover the entire treatment unit. The treatment unit is
typically buried, such that only six to eight inches of the tank are above grade. This prevents any debris
and/or stormwater from entering the treatment system.
In addition to the treatment units, a control building would be installed to house the aeration blowers,
odor control equipment and the operator’s laboratory space. The selected process commonly utilized
in Suffolk County and long term operation of these types of systems have demonstrated that effluent
meets the NYSDEC State Permit Discharge Elimination System (SPDES) requirements for reduction of
nitrogen and suspended solids. Standby power would be designed and installed such that the STP
would continue to operate in the event of a primary power failure.
Treated effluent would discharge into an effluent leaching pool groundwater disposal system. The
effluent disposal system would consist of four, 10-foot diameter-leaching pools with an approximate
effective depth of 15 feet. Adequate space has been allocated for the 100% expansion of the leaching
pools in accordance with SCDHS requirements. Additionally, in accordance with SCDHS and NYSDEC
regulations, groundwater monitoring wells would be installed both upstream and downstream of the
effluent disposal system to monitoring groundwater impacts as part of the SPDES permit obtained for
the STP.
Nitrogen Loading – Mass Balance Calculation
A nitrogen mass balance calculation for the proposed development follows:
Proposed Development with STP
Hotel and Cottages Flow = 44 units * 150 gal/unit = 6,600 gpd
Restaurant Flow = 74 seats * 30 gpd/seat = 2,220 gpd
Total Flow = 6,600 + 2,220 = 8,820 gpd (8,820 gpd/ 1,000,000 = 0.008820 mgd)
Total Nitrogen Effluent Concentration = 7 mg/L
Total Nitrogen Effluent Quantity = 7 mg/L * 8.34 *0.008820 mgd = 0.5149116 lbs. /day
Based upon the above calculations, the utilization of the proposed STP, with an effluent of 7 mg/L
would result in a nitrogen loading that is approximately 0.5149116 lbs. /day.
For comparative purposes, utilizing a nitrogen mass balance calculation for an as-of-right development
renders the following result:
As of Right Development – Allowable Sanitary Flow
Area = 6.75 acres
Flow = 4,050 gpd (4,050 gpd/1,000,000 = 0.004050 mgd)
Total Nitrogen Influent Concentration (TN) = 50 mg/L
Total Nitrogen Influent Quantity = 50mg/L * 8.34 *0.004050 mgd =1.68885 lbs. /day
Draft Environmental Impact Statement April 2019
The Enclaves – Proposed Hotel and Restaurant Revised October 2019
56655 Main Road, Hamlet of Southold, Town of Southold, NY
_____________________________________________________________________________________________________________________________
35
As evaluated in Section 5.2 of this DEIS (Permitted-Use [As-of-Right] Plan), but included herein for
comparative analysis, the proposed STP results in approximately 430.7 lbs. /yr less nitrogen than if
the property were developed as-of-right with conventional subsurface sanitary systems.
Nitrogen Loading and Impact to Nearby Creeks – BURBS Analysis
Similarly to the nitrogen model that was utilized to analyze the existing and historic conditions, a
model was developed to evaluate the proposed plan and the alternative (as-of-right) development
plan, which is addressed in Section 5.2 of this DEIS. The particular model utilized was the BURBS
model. The parameters utilized in the BURB’s model are explained in detail in the BURBS analysis (see
Appendix F). The BURB’s model takes into consideration, not only the wastewater nitrogen, but
impacts from atmospheric deposition, fertilization and runoff from impervious areas.
Since the proposed development will utilize an STP, the amount of nitrogen lost as a gas was increased
from the standard level of 0.5 to 0.85 to reflect the reduced nitrogen levels in the treated effluent from
the STP as compared to the conventional sanitary system. Additionally, the landscaped areas were
conservatively modeled using a fertilizer application rate of 2.04 lbs. /1,000 SF, which is based upon
the current accepted loading rates being utilized by Suffolk County. Based upon the analysis of the
BURB’s model, the estimated amount of nitrogen leached from the proposed development is 278.91
pounds per year. This nitrogen loading represents a concentration of nitrogen of 3.29 mg/L associated
with the proposed project and subject property. The 3.29 mg/L concentration is slightly over half of
the targeted concentration from the 208 Study which utilized a limit of 6 mg/L to establish allowable
sanitary densities. This limit of 6 mg/L, from the 208 Study did not include fertilizer nitrogen loading
in its analysis. While the nitrogen loading represents an increase from the existing conditions of 49.67
pounds per year, it is significantly less than the targets set forth in the 208 Study, especially since the
proposed developments nitrogen concentration includes fertilizer nitrogen, which was not originally
accounted for in the 208 Study.
As a comparison, the alternative (as-of-right) plan was modelled. Since the alternative plan complies
with Suffolk County Sanitary Code Article 6 density requirements, a conventional sanitary system was
utilized in the analysis, which equates to a 50% reduction of nitrogen rather than an 85% reduction
with the proposed STP. Based upon the analysis of the BURB’s model, the estimated amount of nitrogen
leached from the alternative development is 333.74 pounds per year. This nitrogen loading represents
a concentration of nitrogen of 4.55 mg/L associated with the proposed project and subject property.
This loading represents an increase of 54.83 pounds per year over the proposed project.
Based upon the aforementioned analysis, the proposed nitrogen loading represents an increase over
the existing conditions; however, the increase is significantly below the levels established in the 208
Study and Article 6 with respect to both wastewater and fertilizer based nitrogen. The nitrogen load
from wastewater from the proposed development is approximately 80 lbs. per year less than the as-
of-right development, due to the presence of the proposed STP, which would not be required in the as-
of-right development. This reduction due to the STP will improve the overall groundwater and surface
water quality over an as-of-right development. Additionally, given the location of the proposed STP on
the property within the 5-10 year contributing area to surface water bodies, the increased nitrogen
load has the ability to be furthered reduced via natural means through its travels to Town
Creek/Southold Harbor.
Draft Environmental Impact Statement April 2019
The Enclaves – Proposed Hotel and Restaurant Revised October 2019
56655 Main Road, Hamlet of Southold, Town of Southold, NY
_____________________________________________________________________________________________________________________________
36
With respect to the landscaped areas, the fertilizer application rates utilized in the model are
conservative and are based upon the current values being utilized by Suffolk County in their studies.
Once the landscaped areas, particularly the grassed areas have been established, the application rate
of fertilizer would be reduced to as low as 1.00 lbs. /1,000 SF. This reduction in application rate would
effectively reduce the potential impact of fertilizer in half. Additionally, the buffer areas on the site
would likely not require fertilizer, as some of these areas are to remain in a natural state. Pesticide
application would be a measure of last resort, if the problem areas cannot be improved with organic
methods. If pesticides are required, only those approved for use by the NYSDEC and EPA would be
utilized. This would be a similar course of action for the as-of-right development; however, the impact
from the reduction in fertilizer rate would not be as significant since the as-of-right development has
less landscaped area due to the larger imperious area required to satisfy the parking requirements.
The overall fertilizer reduction and organic approach to landscape maintenance would result in less
impact to the groundwater and ultimately the surface water quality.
While the conservative BURBS model shows that the proposed development increases the nitrogen
loading over the existing conditions, the proposed development will implement several mitigation
measures, such as the STP, organic landscape maintenance and reduction in fertilizer usage after
establishment of the proposed landscaping. These measures, coupled with the fact that the projected
nitrogen concentrations in groundwater are less than half of those recommended in the 208 Study, the
proposed development would not adversely impact either groundwater and surface water quality,
especially when compared to the as-of-right development.
Groundwater Quantity
Domestic and Fire Water System Demand
As indicated earlier, the total projected potable water usage is 8,820 gpd. Based upon a 12-hour use of
the property, this equates to an average domestic water flow rate of 12.25 gpm. Based upon industry
standards, the peak domestic water usage demand ranges between two and three times the average
flow. Using the average flow of 12.25 gpm, this would equate to a peak flow range of 24.5 to 36.75 gpm.
A request for water availability was submitted to the SCWA and SCWA confirmed that public water is
available for the property (see correspondence in Appendix K).
The design of the water system would comply with SCDHS and SCWA standards. The proposed water
supply system would consist of two services - one, two-inch diameter domestic water service for the
restaurant and hotel and one, six-inch diameter service for fire protection. Both of these services
would connect to the existing eight-inch diameter water main in the SCWA distribution system located
on NYS Route 25A. Each service would be provided with a reduced pressure zone (RPZ) backflow
prevention device and the domestic service would be equipped with a water meter.
The water mains would be owned and maintained by the project sponsor. As discussed with the SCWA,
potable water would not be utilized for on-site irrigation, as that would place additional demand on
the water supply system. Instead, the on-site irrigation water would be provided via an on-site
irrigation well. The existing on-site irrigation well associated with the historic agricultural use would
be evaluated during the design phase of the project for potential reuse. If the existing well is
Draft Environmental Impact Statement April 2019
The Enclaves – Proposed Hotel and Restaurant Revised October 2019
56655 Main Road, Hamlet of Southold, Town of Southold, NY
_____________________________________________________________________________________________________________________________
37
determined to be no longer a viable option, a new irrigation well would be installed to meet the
demands of the irrigation system.
Water for fire protection to the proposed development would be supplied from the same water
distribution system that provides potable water. With respect to the fire service demand for the
proposed development, PWGC reviewed the 2015 International Fire Code (IFC). According to the 2015
IFC, the fire system demand is determined based upon the type of construction, building size and the
presence of an automatic fire sprinkler system. The proposed buildings would be type IIB and type IV
construction and would be provided with an automatic fire sprinkler system. The buildings range in
size from 670 to 61,200 square feet, which equates to a fire flow demand of 2,000 gpm. The design of
the water mains would be capable of handling the water flows and pressure as required by the
regulatory agencies. The SCWA has confirmed water availability for fire prevention purposes. Fire
hydrants would be located throughout the site in accordance with regulatory requirements. The fire
hydrants would be owned and maintained by the project sponsor. Testing of the hydrants would be in
accordance with local fire department regulations. Accordingly, based on the above analyses, the
projected potable water demands would not result in significant adverse impacts to the SCWA.
Irrigation Water Supply and Distribution System
The estimated volume of irrigation water for the on-site lawn and select planted areas (of
approximately 3.563 acres) is approximately 2,508,882± gallons for the irrigation season (mid-April
to mid-October), or 96,496± gallons per week when averaged over the 26-week irrigation season.
Irrigation water would be provided either by the existing irrigation well that previously serviced the
historic agricultural use of the property or a new on-site irrigation well to be installed. The existing
well is currently located on the east side of the existing dwelling on the property and is within a vault.
The existing irrigation well would be evaluated during the design phase of the project to determine if
it is viable for reuse. If the existing well is determined to be no longer viable, a new on-site irrigation
well would be designed, permitted and installed as part of this project. The new well, if determined to
be necessary, would be limited to a maximum yield of 45 gpm thus not requiring a Long Island Well
Permit from the NYSDEC.
As mentioned earlier, the SCWA recommended that potable water not be used for irrigation purposes
as that would increase the demand on the public water system supply during peak consumption
periods. The SCWA further recommended the use of smart irrigation control systems and drought
tolerant plantings to promote conservation and compliance with the SCWA Water Conservation Plan.
The proposed irrigation system would implement smart irrigation controls to reduce or eliminate the
use of the irrigation system during periods of rain. The proposed landscaping plan would also comply
with both the Town’s requirements and the SCWA request for drought-tolerant plants. As such, the
projected irrigation demands would be met with an on-site supply with no significant adverse impact
to the public water supply or distribution system.
Stormwater Runoff and Drainage
The preliminary drainage plan for the project has been designed and would be installed in accordance
with Town of Southold and NYSDEC Stormwater Pollution Prevention Plan (SWPPP) requirements.
Draft Environmental Impact Statement April 2019
The Enclaves – Proposed Hotel and Restaurant Revised October 2019
56655 Main Road, Hamlet of Southold, Town of Southold, NY
_____________________________________________________________________________________________________________________________
38
Runoff generated within the project area would be contained on-site. Swales and leaching pools would
be designed and installed to store runoff for a two-inch rain event, in accordance with Town Code. The
projected total stormwater runoff volume after construction from a two-inch rainstorm and the total
capacity of proposed drainage system are presented below:
DRAINAGE AREA - HOTEL ROOF/POND - 32,530 SF
DRAINAGE REQUIRED
HOTEL ROOF: 26,557 SF x 2"/12" x 1.00 = 4,426.16 CF
COTTAGE ROOF: 2,376 SF x 2"/12" x 1.00 = 396.00 CF
POND AREA: 2,997 SF x 2"/12" x 1.00 = 499.33 CF
CABANA ROOF: 600 SF x 2"/12" x 1.00 = 100.00 CF
TOTAL REQUIRED = 5,421.49 CF
DRAINAGE PROVIDED:
DRAINAGE LEACHING POOLS - (5) 12' DIA. x 12' EFFECTIVE DEPTH DLP'S
= (5) x 100.9 CF/FT x 12 FT. = 6,054.0 CF
DRAINAGE AREA - TOTAL SITE PARKING - 73,386 SF
DRAINAGE REQUIRED
IMPERVIOUS AREA: 73,386 SF x 2"/12" x 1.00 = 12,231 CF
TOTAL REQUIRED = 12,231 CF
DRAINAGE PROVIDED
DRAINAGE LEACHING POOLS - (11) 12' DIA. x 12' EFFECTIVE DEPTH LP
= (11) x 100.9 CF/FT x 12 FT. = 13,318.8 CF
DRAINAGE AREA - HOTEL WALKWAY - 4,350 SF
DRAINAGE REQUIRED
IMPERVIOUS AREA: 4,350 SF x 2"/12" x 1.00 = 725 CF
TOTAL REQUIRED = 725CF
DRAINAGE PROVIDED
DRAINAGE LEACHING POOLS - (2) 10' DIA. x 8' EFFECTIVE DEPTH LCB
= (2) x 68.42 CF/FT x 8 FT. = 1,094.72 CF
DRAINAGE AREA - POOL & RECREATION AREA - 42,325 SF
DRAINAGE REQUIRED
IMPERVIOUS AREA: 12,149 SF x 3"/12" x 1.00 = 3,037.25 CF
ROOF AREA: 3,294 SF x 3"/12" x 1.00 = 823.5 CF
LANDSCAPE AREA: 26,882 SF x 3"/12" x 0.30 = 2,016.15 CF
TOTAL REQUIRED = 5,876.9 CF
DRAINAGE PROVIDED
DRAINAGE LEACHING POOLS - (5) 12' DIA. x 12' EFFECTIVE DEPTH LCB
= (5) x 100.9 CF/FT x 12 FT. = 6,054 CF
DRAINAGE AREA - SWIMMING POOL FILTER AND BACKWASH
SWIMMING POOL VOLUME: 99,254.6 GALLONS
SWIMMING POOL FILTER: 276 GALLONS PER MINUTE
276 X15 MIN. = 4,140 GALLONS
REQUIRED = 553.47 CF
DRAINAGE PROVIDED - (1) 12' DIA. x 12' EFFECTIVE DEPTH LCB
(1) x 100.9 CF/FT x 12 FT. = 1,210.8 CF
Draft Environmental Impact Statement April 2019
The Enclaves – Proposed Hotel and Restaurant Revised October 2019
56655 Main Road, Hamlet of Southold, Town of Southold, NY
_____________________________________________________________________________________________________________________________
39
DRAINAGE AREA - RESTAURANT ROOF AREA & WALKWAY - 4,563 SF
DRAINAGE REQUIRED
ROOF AREA: 2,667 SF x 2"/12" x 1.00 = 444.5 CF
IMPERVIOUS AREA: 1,896SF x 2"/12" x 1.00 = 316 CF
TOTAL REQUIRED = 760.5 CF
DRAINAGE PROVIDED
DRAINAGE LEACHING POOLS - (2) 10' DIA. x 8' EFFECTIVE DEPTH DLP
= (2) x 68.42 CF/FT x 8 FT. = 1,094.72 CF
SITE VEGETATED/LANDSCAPE AREA - 137,048 SF
DRAINAGE REQUIRED
LANDSCAPED AREA: 128,336 SF x 2"/12" x 0.30 = 6,416.8 CF
NATURAL AREA: 8,712 SF x 2"/12" x 0.30 = 435.6 CF
TOTAL REQUIRED = 6,852.4 CF
DRAINAGE PROVIDED
DRAINAGE LEACHING POOLS - (7) 12' DIA. x 12' EFFECTIVE DEPTH DLP
= (7) x 100.9 CF/FT x 12 FT. = 8,475.6 CF
A SWPPP will be also developed. This plan requires the post development peak runoff rates to not
exceed the pre development peak runoff rates for a 100-year storm. Since all stormwater would be
disposed of on-site and be filtered by the natural sands that are present, no additional stormwater
treatment devices would be required or installed.
The proposed stormwater drainage and recharge system consists of primarily catch basins, trench
drains and drywells. The site would be graded to convey stormwater to inlet structures, such as catch
basins, trench drains, or drywell grates. The overall capacity of the stormwater system has been
designed to accommodate the two-inch rainfall event as required by the Town and discussed below.
A Sediment and Erosion Control Plan has been prepared (see included in Appendix C of this DEIS),
which includes, at minimum, stockpile protection, inlet sediment control devices for storm structure
protection, silt fencing, and anti-tracking pads to prevent off-site sediment tracking from construction
vehicles. Installation of the stormwater infrastructure would depend on the construction phasing of
the project; however, there would be adequate storage volumes available for the disturbed areas.
During construction and after construction completion, the drainage system would be inspected in
accordance with the NYSDEC SWPPP requirements, as evaluated below.
Chapter 236 of Town Code – Stormwater Management
The Town of Southold regulates stormwater management and discharge associated with land-
disturbing activities and projects that involve a replacement of or addition to impervious surfaces.
Pursuant to §236.16(A), all development, construction, excavation and landscaping activities
regulated under Chapter 236 are to be conducted in accordance with an approved stormwater
management control plan. The performance standards for a stormwater management control plan, as
set forth in §236-18, and consistency of the proposed plans therewith are evaluated below.
(A) The site erosion, sedimentation and stormwater runoff control measures shall be
appropriate for existing topography, vegetation and other salient natural features of the
Draft Environmental Impact Statement April 2019
The Enclaves – Proposed Hotel and Restaurant Revised October 2019
56655 Main Road, Hamlet of Southold, Town of Southold, NY
_____________________________________________________________________________________________________________________________
40
site. The plan shall indicate that the development will preserve natural features, minimize
grading and cut and fill operations, ensure conformity with natural topography, and retain
natural vegetation and trees to the maximum extent practicable in order to create the least
erosion potential and adequately handle the volume and rate or velocity of surface water
runoff.
The proposed action works with the existing topography to the greatest extent possible
to minimize the amount of fill material being brought onto the site. The existing soil
conditions appear to be acceptable for use as backfill material for the proposed buildings,
sanitary and storm drainage systems. The only fill utilized would likely be generated on
site and used to cap areas impacted by metals associated the historic farming use of the
property in accordance with the soil management plan. The proposed action also retains
natural vegetation in the buffer areas as well as select specimen trees throughout the
property. The grading on the site and proposed drainage system has been designed to
adequately handle all stormwater generated on the site. As such, the proposed action
would comply with this performance standard.
(B) Site grading, excavation and filling shall minimize destruction of natural vegetation, the
potential for erosion, sedimentation and stormwater runoff and the threat to the health,
safety and welfare of neighboring property owners and the general public.
As part of the proposed action, a soil management plan has been developed to specifically
address the excavation, storage and reuse of contaminated soils on the property from the
historic farming use (see Appendix L). The erosion and sediment control plans have been
developed to ensure that sediment is retained on site and does not endanger the
neighboring properties or the general public. As such, the proposed action would comply
with this performance standard.
(C) Erosion, sedimentation and stormwater runoff shall be controlled prior to, during, and after
site preparation and construction. During grading operations, appropriate measures for
dust control shall be undertaken.
As part of the proposed action erosion and sediment control plans have been prepared,
which address dust control during operations. Additionally, a SWPPP would be prepared
prior to construction, which would further discuss dust control during excavation and
grading operations. As such, the proposed action would comply with this performance
standard.
(D) Areas exposed by site preparation shall be protected during site construction with hay bales,
silt fencing, temporary vegetation and/or mulching to meet the requirements of the NYSDEC
Erosion Control Manual.
The proposed erosion and sediment control plan includes the use of wire back silt fence,
stockpile fencing, and catch basin protection to protect the site in accordance the NYSDEC
Erosion Control Manual. Additionally, the SWPPP would address temporary vegetation
Draft Environmental Impact Statement April 2019
The Enclaves – Proposed Hotel and Restaurant Revised October 2019
56655 Main Road, Hamlet of Southold, Town of Southold, NY
_____________________________________________________________________________________________________________________________
41
and mulching during periods of temporary shutdowns of site operations. As such, the
proposed action would comply with this performance standard.
(E) Natural drainage patterns shall be protected and incorporated into site design. Where
natural drainage patterns are demonstrated to be adversely affecting a beach or surface
waters of the State of New York, as defined herein, drainage patterns may be altered in a
manner which reduces the threat to such beach or surface waters of the State of New York,
as defined herein, and does not create other flooding or erosion problems.
The existing drainage patterns on the property do not appear to be adversely impacting a
beach or surface waters. The proposed action works with the existing topography and
does not significantly modify the existing drainage pattern, other than to ensure all
stormwater is retained on site. As such, the proposed action would comply with this
performance standard.
(F) Site preparation, including stripping of vegetative cover and grading, shall be undertaken
so that no individual building site is stripped of its vegetation cover more than 30 days prior
to commencement of construction. Soils exposed or disturbed by site preparation shall
remain so for the shortest practical period of time during site clearing, construction and
restoration.
The condition is noted and would be incorporated into the SWPPP when it is prepared.
As such, the proposed action would comply with this performance standard.
(G) Disturbed soils shall be stabilized and revegetated or seeded as soon as practicable. During
the interim, erosion protection measures such as temporary vegetation, retention ponds,
recharge basins, berming, silt traps and mulching shall be used to ensure that sedimentation
is minimized and mitigated.
The condition is noted and would be incorporated into the SWPPP when it is prepared.
As such, the proposed action would comply with this performance standard.
(H) In no case shall stormwater be diverted to another property either during site preparation
or after development. In appropriate cases, with the approval of the Superintendent of
Highways, drainage control measures may be implemented in the right-of-way attendant to
an adjacent Town highway, at the applicant's expense.
The condition is noted. The site plan for the proposed action has been developed to
ensure all stormwater generated on site is retained on site. As such, the proposed action
would comply with this performance standard.
(I) During the construction period, disposal of stormwater runoff generated by development
activity shall be handled on site. Baling, mulching, debris basins, silt traps, silt fencing, use of
fibrous cover materials or similar measures shall be used to contain soil erosion on the site.
Draft Environmental Impact Statement April 2019
The Enclaves – Proposed Hotel and Restaurant Revised October 2019
56655 Main Road, Hamlet of Southold, Town of Southold, NY
_____________________________________________________________________________________________________________________________
42
The condition is noted and would be incorporated into the SWPPP when it is prepared.
As such, the proposed action would comply with this performance standard.
(J) All projects, regardless of the area of groundwater removal and/or grading, shall retain a
natural vegetative buffer zone along water bodies, including wetlands and marshes…
The subject property does not contain or abut water bodies, wetlands and/or marshes. As
such, this regulation is not application to the proposed action.
(K) Natural land features such as shallow depressions shall be used, wherever possible, to collect
stormwater on site for recharge.
The site is relatively flat and does not contain any natural features that would be possible
to use for stormwater recharge. The proposed design would utilize proposed depressions
in the grassed areas to recharge stormwater. As such, the proposed action would comply
with this performance standard.
(L) Site designs shall minimize impermeable paving.
The proposed action has been designed to meet the minimum required parking spaces
and minimize the impermeable paving areas when possible. As such, the proposed action
would comply with this performance standard.
(M) Stormwater runoff shall not be directly discharged to surface waters of the State of New
York, as defined herein. Stormwater pollutants shall not be discharged directly into a surface
water of the State of New York, as defined herein, but shall be attenuated by using holding
ponds, sedimentation basins, perimeter berming, vegetated buffer areas and other measures
that reduce flow velocity and increase storage time. Pollutants shall not be discharged into
wetlands. In addition, any filtering devices constructed as part of the drainage system must
be adequately maintained in order to function properly.
The proposed action does not directly discharge stormwater to surface waters of the State
of New York. As such, the proposed action would comply with this performance standard.
(N) All wetland vegetation shall be maintained. Dredging and site construction should not
disturb wetlands either by direct removal of vegetation or substrate or by the alteration of
adjacent slopes that would undermine the stability of the substrate unless permitted by
Chapter 275. Grading equipment shall not be allowed to enter into or cross any watercourse
or wetland without an approved SWPPP, Department approval, or in compliance with
Chapter 275.
The subject property does not contain wetlands. As such, this regulation does not apply
to the proposed action.
(O) Subsurface sediments shall be maintained to provide structural support for the soils of the
wetlands.
Draft Environmental Impact Statement April 2019
The Enclaves – Proposed Hotel and Restaurant Revised October 2019
56655 Main Road, Hamlet of Southold, Town of Southold, NY
_____________________________________________________________________________________________________________________________
43
The subject property does not contain wetlands. As such, this regulation does not apply
to the proposed action.
(P) The elevation of a wetland shall not be altered unless it is part of a wetland restoration
project approved by the Town and/or the Department.
There are no wetlands on the subject property. As such, this regulation is not application
to the proposed action.
(Q) No vegetation required by any agency as a buffer to a natural protective feature shall be
disturbed by grading, erosion, sedimentation, or direct removal of vegetation.
The condition is noted and would be incorporated into the construction documents, when
prepared. As such, the proposed action would comply with this performance standard.
(R) Fill shall not encroach on natural watercourses, constructed channels, wetlands, or floodway
areas. All fill shall be compacted at a final angle of repose which provides stability for the
material, minimizes erosion and prevents settlement. All temporary stockpiles and/or
graded areas shall be protected with erosion control measures to include, but not be limited
to, hay bales, silt fencing, and vegetation to meet the minimum requirements of the New York
State Stormwater Design Manual.
The condition is noted and would be incorporated into the SWPPP when it is prepared.
As such, the proposed action would comply with this performance standard.
(S) Trails and walking paths along water bodies shall be sited and constructed so they are not
a source of sediment, as may be required by Chapter 275C2l and/or as part of an approved
SWPPP.
There are no trails or walking paths proposed as part of this project, and the subject
property is not located along a water body. As such, this regulation is not application to
the proposed action.
(T) The amount and velocity of runoff from a site after development shall approximate its
predevelopment characteristics. However, if the site is adjacent to coastal waters,
stormwater shall be contained on site, to the maximum extent practicable, to prevent direct
discharge of runoff to coastal waters.
This condition is noted and is typically addressed as part of the developed of a SWPPP. If
the post construction stormwater requirements are greater than the predevelopment
characteristics, mitigation such as the implementation of stormwater recharge such as the
proposed drywells will be utilized to ensure that all stormwater generated on site is
retained on site.
Draft Environmental Impact Statement April 2019
The Enclaves – Proposed Hotel and Restaurant Revised October 2019
56655 Main Road, Hamlet of Southold, Town of Southold, NY
_____________________________________________________________________________________________________________________________
44
(U) Natural floodplains and drainage swales shall not be altered or disturbed in a manner which
decreases their ability to accommodate and channel stormwater runoff and floodwaters. If
no practicable alternative to the location of development, roadway, driveways, and similar
surfaces within these areas exists, such facilities shall be sited and constructed to minimize
and mitigate the amount and velocity of stormwater entering the channel, floodplain or
swale and to approximate the original functions of the undisturbed condition.
The proposed action does not include the alteration or disturbance of natural floodplains
or drainage swales. All improvements would occur within the existing developed area
located outside of the 500-year floodplain. As such, the proposed action would comply
with this performance standard.
(V) No land having a slope equal to or greater than 20% shall be developed or disturbed except
for conservation measures or measures intended to remove debris which inhibits the
functioning of natural or engineered drainage and erosion control measures except access
ways to shorelines permitted by Chapter 275. Natural vegetation and topography shall be
retained to stabilize soils and reduce the volume of stormwater overflow.
The proposed action would not affect slopes equal to or greater than 20 percent. As such,
the proposed action would comply with this performance standard.
(W) On lands having slopes of less than 20% but composed of highly erodible soils, development
proposals shall include consideration of the load-bearing capacity of the soils. Unless it can
be demonstrated that the soils can be stabilized with a minimum of on-site disturbance and
no adverse impacts to the stability of neighboring properties, the development proposal shall
not be approved as submitted.
The site has slopes of less than 20% and the existing soils are not considered to be highly
erodible. An erosion and sediment control plan has been developed and a SWPPP would
be prepared for filing with the Town and NYSDEC. The SWPPP will outline the erosion
and sediment control measures for both pre- and post-construction conditions. As such,
the proposed action would comply with this performance standard.
(X) All permanent and/or final vegetation and mechanical erosion control measures called for
in approved plans shall be installed within the time limits specified by the Stormwater
Management Officer, and no later than the time limits specified by the Stormwater
Management Officer or noted in the stormwater management control plan.
The proposed action would comply with this standard.
Based upon the above analyses, the proposed development plans are consistent with the goals and
standards set forth in Chapter 236 of the Town Code.
Draft Environmental Impact Statement April 2019
The Enclaves – Proposed Hotel and Restaurant Revised October 2019
56655 Main Road, Hamlet of Southold, Town of Southold, NY
_____________________________________________________________________________________________________________________________
45
New York State Pollutant Discharge Elimination System (SPDES) General Permit for
Stormwater Discharges from Construction Activity (NYSDEC GP 0-15-002)
The SPDES General Permit requires that a SWPPP for the proposed development and such SWPPP is
to include a detailed erosion and sediment control plan to manage stormwater generated on-site
during construction activities, as well as for post-construction stormwater management. In
accordance with said regulations, a SWPPP would be prepared to ensure compliance with erosion and
sediment control practices set forth in the New York Standards and Specifications for Erosion and
Sediment Control (NYSDEC, 2016), as well as the water quality and quantity requirements set forth in
the New York State Stormwater Management Design Manual (NYSDEC, 2015). A Sediment and Erosion
Control Plan has been prepared (see included in Appendix C of this DEIS), which includes, at minimum,
stockpile protection, inlet sediment control devices for storm structure protection, silt fencing, and
anti-tracking pads to prevent off-site sediment tracking from construction vehicles.
Surface Water
Protection of the surface waters of Town Creek, Southold Harbor and Hippodrome Pond are covered
under several of the aforementioned plans, such as the NYSDEC General Permit for Stormwater
Discharges, the 208 Study, and the Suffolk County Compressive Water Resources Management Plan.
Based upon these plans, surface water could be impacted by a number of different sources from
proposed development such as:
Increased Nitrogen Loading
Pesticide Application
Stormwater Discharges
As discussed in the sections above, the proposed development mitigates the potential impacts with a
variety of different methods. A STP is proposed to reduce the nitrogen loading from wastewater on the
site to levels below that of the alternative (as-of-right) plan, which could be developed in accordance
with SCDHS Article 6 regulations.
With respect to the landscaped areas, the fertilizer application rates utilized in the model are
conservative and based upon the current values being utilized by Suffolk County in their studies. Once
the landscaped areas, particularly the grassed areas have been established, the application rate of
fertilizer will be reduced to as low as 1.00 lbs./1,000 SF. This reduction in application rate would
effectively reduce the potential impact of fertilizer in half. Pesticide application will be a measure of
last resort, if the problem areas cannot be improved with organic methods. If pesticides are required,
only those approved for use by the NYSDEC and EPA would be utilized.
The proposed development has been designed to comply with the Town’s stormwater regulations
during and after construction. The stormwater drainage system is designed to fully retain a two-inch
rainfall on site, without the need for off-site discharge. In addition, an erosion and sediment control
plan has been developed to control stormwater during the construction of the project. Furthermore,
prior to construction of the project a SWPPP will be developed and implemented.
Draft Environmental Impact Statement April 2019
The Enclaves – Proposed Hotel and Restaurant Revised October 2019
56655 Main Road, Hamlet of Southold, Town of Southold, NY
_____________________________________________________________________________________________________________________________
46
Based upon the above analysis, the proposed project complies with the intent of the various plans with
respect to protection of surface waters.
Proposed Decorative Fish Pond
The proposed site plan includes a decorative pond located on the east side of the hotel, off the main
lobby. The purpose of the proposed pond is to add a decorative element to the hotel and lawn area.
The proposed pond would have a surface area approximately 2,900 SF and would be a maximum of
18-inches in depth.
The pond walls would be constructed of concrete. Given the location of the pond, the foundation for
the hotel would serve as the wall on the western side of the pond and a supplemental concrete wall
would be built on the eastern side of the pond, to form the outline. The bottom and sides of the pond
would likely be lined with an EDPM rubber, vinyl, PVC or similar liner. The pond would also likely
require equipment, such as aerators, pumps and filters for water clarity. Aside from potential aerators,
the equipment would be installed within the mechanical room of the hotel basement. Routine
maintenance of the equipment, such as cleaning of filters, back washing, and repairs would be required
and would likely be performed by an outside vendor or by trained hotel staff. Any potential filter
backwash would be directed to one of the storm drains along with the overflow from the pond. As
indicated by the project engineer, these flows have been accounted for in the proposed storm drainage
system.
With respect to the fish species in the pond, the pond would be professionally designed and stocked
with Koi and Shubunkin Goldfish (both common for use in Long Island ponds and known to prey on
Mosquito Larvae). Plant species would include a variety of ornamental pond plants, such as water
lilies, water Hyacinths, and perimeter ornamental grasses, all of which would be designed by a
professional pond designer.
Water Resources Plans
The Long Island Comprehensive Waste Treatment Management Plan (208 Study)
The 208 Study set forth the relevant highest priority area wide alternatives for Zone IV:
Reduce excessive use of irrigation water and require the permitting, regulation and
monitoring of irrigation wells.
Minimize population density by encouraging large lot development (one dwelling unit/one or
more acres), where possible to protect the groundwater from future pollutant loadings.
As discussed above, irrigation supply on the subject property would be provided from an existing on-
site irrigation well or, if required, a new well. The proposed irrigation system would be smart irrigation
system equipped with rain sensors and adjustable irrigation controls. The system will monitor rainfall,
such that during period of rainfall the irrigation system is not activated to avoid overwatering the
landscaped areas and increasing demand on the aquifer. The use of an on-site irrigation well may also
reduce the need for supplemental fertilizer as the groundwater in the area contains nitrogen, which,
Draft Environmental Impact Statement April 2019
The Enclaves – Proposed Hotel and Restaurant Revised October 2019
56655 Main Road, Hamlet of Southold, Town of Southold, NY
_____________________________________________________________________________________________________________________________
47
when withdrawn from the irrigation system, can be re-used by the grasses and plants in the landscaped
areas.
Regarding density, the utilization of the proposed STP, with an effluent of 7 mg/L, would result in a
nitrogen loading that is approximately 1.18 lbs. /day less than the As-of-Right development. This
difference equates to approximately 430.7 lbs. /year less nitrogen than if the property were developed
as-of-right. Therefore, while the proposed is of higher density, the nitrogen loading is approximately
one-third of the nitrogen loading if the property were developed as of right.
Overall, based upon the above analyses, the proposed development plans are consistent with the goals
and standards set forth in the 208 Study.
Suffolk County Comprehensive Water Resources Management Plan
The recommendations outlined in the Suffolk County Comprehensive Water Resources Management
Plan were focused on Nitrogen, Volatile Organic Compounds (VOC’s), Pesticides, Pharmaceuticals and
Personal Care Products (PCP’s) and Potable Supply. These recommendations were municipally
minded as the recommendations revolved around additional studies, developing new regulations and
code changes, public outreach and education and creating a reliable funding stream to fund
recommended projects. However, the overall intent of the plan is to reduce the overall levels of
containments, such as fertilizers, pesticides and nitrogen in our ground and surface wasters.
The proposed plan complies with the intent of the Suffolk County Comprehensive Water Resources
Management Plan, since it incorporates the use of an STP to reduce nitrogen loading from wastewater.
The proposed STP would provide treatment to a greater degree than the I/A OWTS systems
recommended in the plan. With respect to nitrogen loads from fertilizers, while the BURBs model was
calculated utilizing a rate of 2.04 lbs./1,000 SF, the proposed action would likely utilize less than this
amount, perhaps closer to 1.00 lbs./1,000 SF. once the lawn areas are established. The proposed
development would also utilize licensed professionals for turf care, unlike typical residences where
fertilizers may be over applied. With respect to pesticides, the landscaped areas would be treated
organically at first; if the organic treatment fails then specific, approved pesticides would be utilized.
The application of these pesticides would be limited to the impacted areas and would not be spread
across all of the landscaped areas.
Based upon the above analyses, the proposed development plans meets the overall intent of the Suffolk
County Comprehensive Water Resources Management Plan.
Peconic Estuary Comprehensive Conservation and Management Plan
As discussed in the Existing Conditions section, the CCMP identifies five priority management issues
for protection of the Peconic Estuary, including Brown Tide, nutrient pollution, threats to habitats and
living resources, pathogen contamination and toxic pollution. With respect to the impacts to Peconic
Estuary, the proposed development has been evaluated for impacts associated with increased nitrogen
loading, pesticide application, and stormwater discharges; all of which contributing factors to the
quality of the Estuary.
Draft Environmental Impact Statement April 2019
The Enclaves – Proposed Hotel and Restaurant Revised October 2019
56655 Main Road, Hamlet of Southold, Town of Southold, NY
_____________________________________________________________________________________________________________________________
48
As indicated above, the projected nitrogen loading represents an increase over the existing conditions;
however, the increase is significantly below the levels established in the 208 Study and Article 6. While
this alone represents a benefit to the groundwater and surface water, via a point source reduction in
nitrogen loading, the location of the proposed STP also helps further reduce its impact on surface
waters. As mentioned earlier, the subject site is within the 2-10 year contributing area to Town
Creek/Southold Harbor. The proposed STP was located on the north side of the property to maximize
the distance to surface waters. Additionally, this located the STP within the 5-10 contributing area,
which increases the travel time by 3 years over the southern portions of the site. This increase in travel
time allows for an additional reduction in the nitrogen load via natural means as it travels to Town
Creek/Southold Harbor.
It is further noted for comparative purposes that, based on the nitrogen mass balance calculations, the
utilization of the proposed STP equates to approximately 430.7 lbs./year less nitrogen than if the
property were developed as-of-right (i.e., with conventional a sanitary system). Therefore, while the
proposed action is of higher density, the nitrogen loading is approximately one-third of the nitrogen
loading if the property were developed as-of-right.
Regarding pesticide use, as stated above, the landscaped areas would be treated organically at first. If
the organic treatment fails, then specific approved pesticides would be utilized. The application of
these pesticides would be limited to the impacted areas and would not be spread across all of the
landscaped areas. The proposed development will also utilize licensed professionals for turf care.
The proposed stormwater management system would also comply with the Town’s stormwater
regulations during and after construction. The stormwater drainage system has been designed to fully
retain a two-inch rainfall on-site, without the need for off-site discharge. In addition, an erosion and
sediment control plan has been developed to control stormwater during the construction of the
project. Furthermore, prior to construction of the project, a SWPPP would be developed and
implemented.
Overall, based on the above, no significant adverse impacts to the Peconic Estuary are expected.
Town of Southold Subwatersheds Management Plan, June 2013
The subject property is partially located within the Town and Jockey Creek Subwatershed. A field
assessment of the subwatershed, as described in Section 2.2.1, did not identify the subject property as
being a restoration opportunity and therefore, no site-specific recommendations have been made.
However, assessment of the Town and Jockey Creek subwatershed indicates a specific need for
stormwater management for reduced pollutant loadings and as described above, the proposed action
includes a comprehensive stormwater management plan. The proposed stormwater management
controls include both structural infiltration (drywells and catch basins) and non-structural methods
(pervious pavement and expansive lawn areas for infiltration). The proposed stormwater
management system would comply with the Town’s stormwater regulations during and after
construction, and prior to construction of the project, a SWPPP will be developed and implemented.
As such, the proposed action is consistent with the goals of the Subwatershed Plan.
Draft Environmental Impact Statement April 2019
The Enclaves – Proposed Hotel and Restaurant Revised October 2019
56655 Main Road, Hamlet of Southold, Town of Southold, NY
_____________________________________________________________________________________________________________________________
49
Climate Change
Pursuant to 6 NYCRR §617.9(b)(5)(iii)(i), “measures to avoid or reduce both an action’s impacts on
climate change and associated impacts due to the effects of climate change such as sea level rise and
flooding” must be addressed. With respect to the projects impact on climate change, the buildings will
be designed in accordance with the NYS Building and Energy Codes. Items like site lighting, are
proposed to be LED fixtures, which will reduce energy consumption. The project also proposes to treat
its wastewater via a sewage treatment plant, which reduces the nutrient loading to both the
groundwater and surface waters.
To determine if the property would be impacted by sea level rise, the New York State Department of
State Geographic Information Gateway interactive mapper was consulted. The mapper models sea
level change up to a six foot increase (see Appendix F). According to the mapper, the property is not
directly impacted by sea level rise. As the sea level rises so would the groundwater elevation. Given
the current depth to groundwater of 25 to 33 feet bgs, even a six-foot increase in groundwater would
not impact the project. Both the leaching system for the proposed sewage treatment plant and the
storm drainage systems would still maintain the minimum three-foot separation below the bottom of
the structures and groundwater.
2.2.3 Proposed Mitigation
The following measures have been incorporated into the project to minimize or eliminate potential adverse
impacts to water resources:
The proposed action includes the construction of a STP to accommodate all sanitary waste from the
development. The proposed BESST system has demonstrated that effluent meets the NYSDEC SPDES
requirements for reduction of nitrogen and suspended solids. Adequate space has also been allocated
for the 100% expansion of the treatment plant and leaching pools in accordance with SCDHS
requirements. Groundwater monitoring wells would also be installed both upstream and downstream
of the effluent disposal system to monitoring groundwater quality. Additionally, as required by the
SPDES permit a full time operator will be present each day to make process adjustments to ensure the
performance of the STP is optimized.
The proposed action includes the installation of a stormwater management system that would contain
and recharge stormwater from a two-inch rain event, in accordance with Town Code. The proposed
stormwater management controls include both structural infiltration (drywells and catch basins) and
non-structural methods (pervious pavement and expansive lawn areas for infiltration).
The proposed Sediment and Erosion Control Plan includes, at minimum, stockpile protection, inlet
sediment control devices for storm structure protection, silt fencing, and anti-tracking pads to prevent
off-site sediment tracking from construction vehicles. Prior to construction, a SWPPP will be prepared,
which will address additional items during construction such as concrete washout areas, temporary
stabilization, and erosion and sediment maintenance and inspection procedures.
Draft Environmental Impact Statement April 2019
The Enclaves – Proposed Hotel and Restaurant Revised October 2019
56655 Main Road, Hamlet of Southold, Town of Southold, NY
_____________________________________________________________________________________________________________________________
50
All irrigation would be supplied from an existing on-site irrigation well or a new well so as to not
increase the demand on the SCWA public water system supply during peak consumption periods. The
proposed project will utilize a smart irrigation control system to reduce or eliminate the use of the
irrigation system during periods of rain. The on-site irrigation well also has the ability to function as
a fertigation system, depending upon the overall concentration of nitrogen in the groundwater. If the
groundwater contains 5.18 mg/L as indicated in the SCWA Annual Water Quality Report coupled with
the irrigation rate of approximately 2,508,882 gallons, approximately 108 lbs. /year of nitrogen could
be removed from the groundwater. This nitrogen laden irrigation water would then be used to irrigate
the landscaped areas allowing some of the nitrogen to be utilized by the landscaped areas. This could
potentially reduce the overall need for supplemental fertilizers on the site. Also, drought tolerant
plantings will be used to promote conservation and compliance with the SCWA Water Conservation
Plan.
All landscaped area will be professionally maintained, including fertilizer and pesticide applications.
The landscaped areas shall be cared for in an organic manner at first with the use of specific approved
pesticides only in the event that organic treatment methods are not sufficient. Pesticides shall be
applied only to impacted areas and in accordance with manufacturer recommendations to reduce the
impact on the environment.
2.3 Ecological Resources
2.3.1 Existing Conditions
Ecological surveys were conducted at the subject property on July 18 and August 22, 2018 by Dr.
William P. Bowman of Land Use Ecological Services, Inc. (LUES). During such surveys, a total of 81
vascular plant species were observed, including 39 woody plants, 41 herbaceous plants, and one fern
(Table 6 – Observed Plant Species). Additionally, 59 birds, 20 mammals and two (2) herpetiles were
observed or are expected to occur. A description of the ecological communities follows.
Ecological Communities
The site consisted of an agricultural field and a small residential area between 1930 and 1980, when
the agricultural use was abandoned, as indicated by aerial imagery from Suffolk County
(www.suffolkcountyny.gov/Portals/0/planning/Cartography/1930/sc19304f2WEB.pdf). An aerial
image of the site from 1962 is provided in Figure 13 in Appendix A. The existing ecological
communities are the result of successional processes since the abandonment of agricultural uses at the
site. The existing ecological communities now present at the site include southern successional
hardwood forests, successional old fields, and mowed lawns with trees.
The boundaries of the ecological communities were mapped based on 2018 conditions and Figure 14
in Appendix A, as created by LUES, illustrates such boundaries. The calculations of the acreage of each
ecological community type and the percentage of the total site area are provided in the table below.
Descriptions of the ecological communities observed are provided below along with the New York
Natural Heritage Program community descriptions from Edinger et al (2014).
Draft Environmental Impact Statement April 2019
The Enclaves – Proposed Hotel and Restaurant Revised October 2019
56655 Main Road, Hamlet of Southold, Town of Southold, NY
_____________________________________________________________________________________________________________________________
51
Table 5 – Ecological Communities at the Subject Property
Ecological Community Acres Percent
Successional Southern Hardwoods 5.016± 74.27%
Mowed Lawn with Trees 0.883± 13.07%
Successional Old Field 0.676± 10.01%
Mowed Lawn 0.053± 0.79%
Buildings and Accessory Structures, Incl.
Gravel Driveway 0.125± 1.85%
Totals 6.75± 100%
Successional Southern Hardwoods
Successional southern hardwoods represent approximately 5.0176 acres, or 74.27% of the site. The
following is the definition of this community as described by Edinger et al (2002):
“Successional southern hardwoods: a hardwood or mixed forest that occurs on
sites that have been cleared or otherwise disturbed. “Characteristic trees and shrubs
include any of the following: American elm (Ulmus americana), slippery elm (U.
rubra), white ash (Fraxinus americana), red maple (Acer rubrum), box elder (Acer
negundo), silver maple (A. saccharinum), sassafras (Sassafras albidum), gray birch
(Betula populifolia), hawthorns (Crataegus spp.), eastern red cedar (Juniperus
virginiana), and choke-cherry (Prunus virginiana). Certain introduced species are
commonly found in successional forests, including black locust (Robinia pseudo-
acacia), tree of heaven (Ailanthus altissima), and buckthorn (Rhamnus cathartica).
Any of these may be dominant or codominant in a successional southern hardwood
forest. Southern indicators include American elm, white ash, red maple, box elder,
choke-cherry, and sassafras. This is a broadly defined community and several seral
and regional variants are known.
Edinger et al (2014) indicates that this ecological community is distributed throughout New York State
with a rarity ranking of G5 and S5 indicating that these communities are considered “demonstrably
secure” both in globally and in New York State.
At the site, this ecological community includes a variety of successional stages ranging from fairly
dense stands of young eastern red cedar (Juniperus virginiana) and black cherry (Prunus serotina) to
open gaps between trees consisting of successional old field vegetation where mowing has occurred
more frequently or tree recruitment and growth has proceeded more slowly. Eastern red cedar and
black cherry dominate the portion of the site to the north of the mowed lawn area. The successional
forests on the southern portion of the site also feature black walnut (Juglans nigra), sycamore maple
(Acer pseudoplatanus), Norway maple (Acer platanoides), box elder (Acer negundo), white mulberry
(Morus alba), and tree of heaven (Ailanthus altissima). The understory and ground layers in the site’s
successional forests consist of various brambles (Rubus sp.), goldenrods (Solidago sp. and Euthamia
Draft Environmental Impact Statement April 2019
The Enclaves – Proposed Hotel and Restaurant Revised October 2019
56655 Main Road, Hamlet of Southold, Town of Southold, NY
_____________________________________________________________________________________________________________________________
52
gramnifolia), Virginia creeper (Parthenocissus quinquefolia), Asiatic bittersweet (Celastrus
orbiculatus), porcelainberry (Ampelopsis brevipedunculata), Japanese honeysuckle (Lonicera
japonica), poison ivy (Toxicodendron radicans), multiflora rose (Rosa multiflora), orchard grass
(Dactylis glomerata), mugwort (Artemesia vulgaris), pokeweed (Phytolacca americana), and bitter
dock (Rumex obtusifolius).
Successional Old Fields
Vegetation typical of successional old fields represents approximately 0.676 acres, or approximately
10.0% of the subject property and is present within larger gaps in the successional forest. The
following is the definition of this community as described by Edinger et al (2014):
“Successional old field: a meadow dominated by forbs and grasses that occurs on
sites that have been cleared and plowed (for farming or development), and then
abandoned. “Characteristic herbs include goldenrods (Solidago altissima, S.
nemoralis, S. rugosa, S. juncea, S. canadensis, and Euthamia graminifolia), bluegrasses
(Poa pratensis, P. compressa), timothy (Phleum pratense), quackgrass (Agropyron
repens), smooth brome (Bromus inermis), sweet vernal grass (Anthoxanthum
odoratum), orchard grass (Dactylis glomerata), common chickweed (Cerastium
arvense), common evening primrose (Oenothera biennis), oldfield cinquefoil
(Potentilla simplex), calico aster (Aster lateriflorus), New England aster (Aster novae-
angliae), wild strawberry (Fragaria virginiana), Queen-Anne'slace (Daucus corota),
ragweed (Ambrosia artemisiifolia), hawkweeds (Hieracium spp.), dandelion
(Taraxacum officinale), and ox-tongue (Picris hieracioides).Shrubs may be present,
but collectively they have less than 50% cover in the community. “Characteristic
shrubs include gray dogwood (Cornus foemina ssp. racemosa), silky dogwood (Cornus
amomum), arrowwood (Viburnum recognitum), raspberries (Rubus spp.), sumac
(Rhus typhina, R. glabra), and eastern red cedar (Juniperus virginiana). “A
characteristic bird is the field sparrow (Spizella pusilla). This is a relatively short-lived
community that succeeds to a shrubland, woodland, or forest community.”
Edinger et al (2014) indicate that this ecological community is distributed throughout New York State
with a rarity ranking of G4 and S4 indicating that these communities are considered “apparently
secure” both in globally and in New York State. The successional old fields present at the site are
dominated by goldenrods (specifically Solidago rugosa, Solidago canadensis, and Euthamia
gramnifolia) with brambles (Rubus phoenicolasius, Rubus allegheniensis, and Rubus flagellaris), grasses
and grass-like plants such as path rush (Juncus tenuis) and orchard grass (Dactylis glomerata), birdfoot
trefoil (Lotus corniculatus), common milkweed (Asclepias syriaca), and multiflora rose (Rosa
multiflora).
Mowed Lawn With Trees
This ecological community borders the residential house and accessory structures adjacent to Main
Road. This cover type occupies approximately 0.883 acres or 13.07% of the property. The following
is the definition of this community as described by Edinger et al (2014):
Draft Environmental Impact Statement April 2019
The Enclaves – Proposed Hotel and Restaurant Revised October 2019
56655 Main Road, Hamlet of Southold, Town of Southold, NY
_____________________________________________________________________________________________________________________________
53
“Mowed lawn with trees: residential, recreational, or commercial land in which the
groundcover is dominated by clipped grasses and forbs, and it is shaded by at least
30% cover of trees. Ornamental and/or native shrubs may be present, usually with
less than 50% cover. The groundcover is maintained by mowing. Characteristic
animals include gray squirrel (Sciurus carolinensis), American robin (Turdus
migratorius), mourning dove (Zenaida macroura), and mockingbird (Mimus
polyglottos).”
The tree species found within this community include black walnut (Juglans nigra), sycamore maple
(Acer pseudoplatanus), Norway maple (Acer platanoides), Japanese maple (Acer palmatum), Japanese
zelkova (Zelkova serrata), arborvitae (Thuja occidentalis), flowering dogwood (Cornus florida), and
Japanese black pine (Pinus thunbergii). These trees consist of ornamental plantings surrounding the
residential house and within landscaped area and some naturally recruiting trees at the margins of the
community. The grasses within this community were not readily identified, due to regularly mowing.
Species growing within garden and planting beds were not included in the species inventory for the
site. Various weedy herbaceous species are present including red clover (Trifolium pratense), English
plantain (Plantago lanceolata), sheep sorrel (Rumex acetosella), cat’s ear (Hypochoeris radicata),
dandelion (Taraxacum officinale), and field garlic (Allium vineale).
Plants
A plant list for the subject property was prepared based on ecological surveys completed by Dr.
William P. Bowman and is included below. A total of 81 vascular plant species were observed at the
site, including 39 woody plants, 41 herbaceous plants, and one fern.
Table 6 – Plant Species List
TREES, SHRUBS AND WOODY VINES
Common Name Scientific Name
Japanese Maple Acer palmatum
Norway Maple Acer platanoides
Sycamore Maple Acer pseudoplatanus
Box Elder Acer negundo
Silver Maple Acer saccharinum
Tree-of-Heaven Ailanthus altissima
Porcelainberry Ampelopsis brevipedunculata
Japanese Barberry Berberis thunbergii
Boxwood Buxus sp.
Asiatic Bittersweet Celastrus orbiculatus
Flowering Dogwood (1) Cornus florida
Autumn Olive Elaeagnus umbellate
American Holly (1) Ilex opaca
Japanese Walnut/Hybrid Butternut Juglans ailantifolia/J. x bixbyi
Butternut (1) Juglans cinerea
Draft Environmental Impact Statement April 2019
The Enclaves – Proposed Hotel and Restaurant Revised October 2019
56655 Main Road, Hamlet of Southold, Town of Southold, NY
_____________________________________________________________________________________________________________________________
54
TREES, SHRUBS AND WOODY VINES
Common Name Scientific Name
Black Walnut Juglans nigra
Common Juniper Juniperus communis
Eastern Red Cedar Juniperus virginiana
Japanese Honeysuckle Lonicera japonica
White Mulberry Morus alba
Bayberry (1) Morella pensylvanica
Virginia Creeper Parthenocissus sp.
Eastern White Pine Pinus strobus
Japanese Black Pine Pinus thunbergii
Bird Cherry Prunus avium
Black Cherry Prunus serotine
Douglas Fir Pseudotsuga menziesii
Apple Pyrus malus
Scarlet Oak Quercus coccinea
Chestnut Oak Quercus montana
Multiflora Rose Rosa multiflora
Blackberry Rubus allegheniensis
Northern Dewberry Rubus flagellaris
Wineberry Rubus phoenicolasius
Bittersweet Nightshade Solanum dulcamara
Arborvitae Thuja occidentalis
Poison Ivy Toxicodendron radicans
Northern Arrowwood Viburnum dentatum
Japanese Zelkova Zelkova serrata
HERBACEOUS PLANTS
Common Name Scientific Name
Yarrow Achillea millefolium
Bent Grass Agrostis sp.
Garlic Mustard Alliaria petiolata
Field Garlic Allium vineale
Common Ragweed Ambrosia artemisiifolia
Indian Hemp Apocynum cannabinum
Mugwort Artemisia vulgaris
Common Milkweed Asclepias syriaca
Lamb's Quarters Chenopodium album
Wild Carrot Daucus carota
Deptford Pink Dianthus armeria
Crab Grass Digitaria sanguinalis
Indian Strawberry Duchesnea indica
Quack Grass Elytrigia repens
Daisy Fleabane Erigeron annuus
Grass-leafed Goldenrod Euthamia graminifolia
Draft Environmental Impact Statement April 2019
The Enclaves – Proposed Hotel and Restaurant Revised October 2019
56655 Main Road, Hamlet of Southold, Town of Southold, NY
_____________________________________________________________________________________________________________________________
55
HERBACEOUS PLANTS
Common Name Scientific Name
Fescue Festuca sp.
White Avens Geum canadense.
Common St. John's Wort Hypericum perforatum
Cat’s Ear Hypochoeris radicata
Mile a Minute Vine Ipomoea cairica
Path Rush Juncus tenuis
Ox Eye Daisy Leucanthemum vulgare
Butter-and-Eggs Linaria vulgaris
Birdfoot Trefoil Lotus corniculatus
Fountain Grass Miscanthus sp.
Yellow Wood Sorrel Oxalis sp.
Deertongue Grass Panicum clandestinum
Timothy Grass Phleum pratense
Pokeweed Phytolacca americana
English Plantain Plantago lanceolata
Blue Grass Poa sp.
Rough-fruited Cinquefoil Potentilla recta
Sheep Sorrel Rumex acetosella
Bitter Dock Rumex obtusifolius
Rough-stemmed Goldenrod Solidago rugosa
Common Dandelion Taraxacum officinale
Red Clover Trifolium pratense
White Clover Trifolium repens
Common Mullein Verbascum thapsus
FERNS
Common Name Scientific Name
Lady Fern (1) Athyrium filix-femina
(1) Plant Species Listed as Exploitably Vulnerable under 6 CRR-NY 193.3. Under
§193.3(e), it is a violation for any person, anywhere in the State, to pick, pluck, sever,
remove, damage by the application of herbicides or defoliants, or carry away, without
the consent of the owner, any protected plant.
Wildlife
The birds, mammals, and herpetiles observed or expected to occur on the subject property (presented
in the table below) are based on field surveys by Dr. William P. Bowman. The wildlife species present
on the site are those that are found in early successional habitats and are tolerant of human activity
and disturbance.
Draft Environmental Impact Statement April 2019
The Enclaves – Proposed Hotel and Restaurant Revised October 2019
56655 Main Road, Hamlet of Southold, Town of Southold, NY
_____________________________________________________________________________________________________________________________
56
Birds
Eighteen bird species have been observed on the subject property with an additional 41 species
expected to occur based on the habitat types present. The observed species are typical of suburban
landscapes, open fields, shrublands and woodlands, and young forests. Approximately 44% of these
birds (i.e. 26 species) may utilize the property for breeding habitat based on the observed habitat
conditions and known bird breeding activity documented in the 2008 New York Breeding Atlas in the
vicinity of Southold (McGowan and Corwin, 2008). Approximately 31 percent of these birds (i.e. 18
species) are expected to transiently utilize the site seasonally (such as the summer months only), only
during spring and autumn migrations, or as overwintering habitat. The remaining species (41 species)
can be found year round in appropriate habitats on Long Island.
Table 7 – Bird Species Observed/Expected On-Site
BIRD SPECIES OBSERVED/EXPECTED ON SITE1
Scientific Name Common Name Observed/Expect
ed
Breeding
Status
(Y/N)2
Year Round/
Migrant/
Overwintering3
Accipiter cooperii Cooper’s Hawk E N Y
Accipiter striatus Sharp-shinned Hawk E N Y
Agelaius phoeniceus Red-winged Blackbird E Y Y
Baeolophus bicolor Tufted Titmouse E Y Y
Bombycilla cedrorum Cedar Waxwing E Y Y
Bubo virginianus Great Horned Owl E N Y
Buteo jamaicensis Red-tailed Hawk E N Y
Colaptes auratus Northern Flicker E Y Y
Corvus brachyrhynchos American Crow E Y Y
Cardinalis cardinalis Northern Cardinal O Y Y
Carduelis tristis American Goldfinch O Y Y
Carpodacus mexicanus House Finch E Y Y
Carpodacus purpureus Purple Finch E N Y
Catharus guttatus Hermit Thrush E N O
Chaetura pelagica Chimney Swift O N M
Charadrius melodius Killdeer E N Y
Colinus virginianus Northern Bobwhite E Y Y
Corvus brachyrynchos American Crow O Y Y
Cyanocitta cristata Blue Jay O Y Y
Dendroica caerulescens Black-throated Blue
Warbler
E N M
Dendroica coronata Yellow-rumped Warbler E N M
Dumetella carolinensis Gray Catbird O Y Y
Geothlypis trichas Common Yellowthroat O Y Y
Hiruno rustica Barn Swallow O Y Y
Icterus galbula Baltimore Oriole E Y M
Junco hyemalis Dark-eyed Junco E N M
Meleagris gallopavo Wild Turkey O Y Y
Draft Environmental Impact Statement April 2019
The Enclaves – Proposed Hotel and Restaurant Revised October 2019
56655 Main Road, Hamlet of Southold, Town of Southold, NY
_____________________________________________________________________________________________________________________________
57
BIRD SPECIES OBSERVED/EXPECTED ON SITE1
Scientific Name Common Name Observed/Expect
ed
Breeding
Status
(Y/N)2
Year Round/
Migrant/
Overwintering3
Melanerpes carolinus Red-bellied Woodpecker E N Y
Melospiza melodia Song Sparrow O Y Y
Mimus polyglottos Northern Mockingbird O Y Y
Mniotilta varia Black-and-white
Warbler
E N Y
Otus asio Eastern Screech Owl E N Y
Passerella iliaca Fox Sparrow E N O
Passerina cyanea Indigo Bunting E N M
Picoides pubescens Downy Woodpecker E N Y
Picoides villosus Hairy Woodpecker E N Y
Pipilo erythrophthalmus Eastern Towhee E N Y
Poecile atricapillus Black-capped Chickadee O Y Y
Quiscalus quiscula Common Grackle O Y Y
Regulus calendula Ruby-crowned Kinglet E N M
Regulus satrapa Golden-crowned Kinglet E N M
Sayornis phoebe Eastern Phoebe E N Y
Setophaga petechia Yellow Warbler E Y Y
Setophaga pinus Pine Warbler O N M
Sitta carolinensis White-breasted
Nuthatch
E N Y
Spizella passerina Chipping Sparrow E N Y
Spizella pusilla Field Sparrow E N Y
Sphyrapicus varius Yellow-bellied
Sapsucker
E N O
Sturnus vulgaris European Starling E Y Y
Tachycineta bicolor Tree Swallow O Y Y
Thyrothorus ludovicianus Carolina Wren O Y Y
Troglodytes aedon House Wren O Y Y
Turdus migratorius American Robin O Y Y
Vermivora pinus Blue-winged Warbler E N M
Vireo griseus White-eyed Vireo E N M
Vireo olivaceus Red-eyed Vireo E N M
Vireo solitarius Blue-headed Vireo E N M
Zenaida macroura Mourning Dove O N Y
Zonotrichia albicollis White-throated Sparrow E N O
1Species Observed During Field Surveys in 2018 (WP Bowman)
2Based on New York State Breeding Bird Atlas (McGowan and Corwin, 2008); Y = Yes, Breeding is known to
occur in local Breeding Bird Atlas Block (Block #7154A); N = No, Breeding is not known to occur in local
Breeding Bird Atlas Block.
3Y= Species can be found year round; M= Species can be found in summer months only (for breeding birds)
or species can be found during spring or autumn migrations; O= Species are expected to overwinter
Draft Environmental Impact Statement April 2019
The Enclaves – Proposed Hotel and Restaurant Revised October 2019
56655 Main Road, Hamlet of Southold, Town of Southold, NY
_____________________________________________________________________________________________________________________________
58
Mammals:
Five mammal species (or scat/sign of these species) were observed at the site including gray squirrel
(Sciurus carolinensis), eastern cottontail (Sylvilagus floridanus), meadow vole (Microtus
pennsylvanicus), raccoon (Procryon lotor), and white-tailed deer (Odocoileus virginianus). Table 8
provides a list of all mammal species observed or expected to occur on site based on habitat
preferences (Connor, 1971) and the ecological communities present. All observed or expected
mammals are common in suburban landscapes; prefer open, early successional habitats; and are
tolerant of human activity.
The expected bat species, big brown bat (Eptesicus fuscus), eastern red bat (Lasiurus borealis), northern
long-eared bat (Myotis septentrionalis), and little brown bat (Myotis lucifugus), are based on Fishman
(2013) and Connor (1971). The northern long-eared bat (Myotis septentroinalis) was listed in 2016 as
threatened by the US Fish and Wildlife Service and the New York State Department of Environmental
Conservation. The northern long-eared bat can utilize a wide variety of upland woodland and forest
types (NYNHP, 2016), but are typically associated with mature interior forest (Carroll et al, 2002) and
tend to avoid woodlands with significant edge habitat (Yates and Muzika 2006). Other studies have
found that northern long-eared bat can also be found using younger forest types (NYNHP, 2016). Due
to the northern long-eared bats potential use of various upland forest types, this species could utilize
the site for foraging habitat in the summer months.
Table 8 – Mammal Species Observed/Expected On-Site
MAMMAL SPECIES
OBSERVED OR EXPECTED ON SITE1
Scientific Name Common Name
Blarina brevicauda Short-tailed Shrew
Didelphis virginiana Virginia Opossum
Eptesicus fuscus Big Brown Bat
Lasiurus borealis Eastern Red Bat
Marmota monax Woodchuck
Microtus pennsylvanicus1 Meadow Vole
Mus musculus House Mouse
Myotis lucifugus Little Brown Bat
Myotis septentrionalis Northern Long-eared Bat
Odocoileus virginianus1 White-tailed Deer
Peromyscus leucopus White-footed Mouse
Pitymys pinetorum Pine Mouse
Procyon lotor1 Raccoon
Rattus norvegicus Norway Rat
Scalopus aquaticus Eastern Mole
Sciurus carolinensis1 Gray Squirrel
Sorex cinereus Masked Shrew
Sylvilagus floridanus1 Eastern Cottontail
Tamias striatus Eastern Chipmunk
Draft Environmental Impact Statement April 2019
The Enclaves – Proposed Hotel and Restaurant Revised October 2019
56655 Main Road, Hamlet of Southold, Town of Southold, NY
_____________________________________________________________________________________________________________________________
59
MAMMAL SPECIES
OBSERVED OR EXPECTED ON SITE1
Scientific Name Common Name
Vulpes vulpes Red Fox
1Indicates species or sign observed on-site.
Reptiles and Amphibians:
Few species of reptiles and amphibians are expected to occur on the subject site due to the absence of
water and lack of habitat diversity. The species that are expected to be present based on observations,
existing habitat types, and the New York State Herpetological Atlas (NYSDEC, 2009) are listed in Table
9 below. The New York State Herpetological Atlas provides known records of reptile and amphibian
species from 1990-1998 for each 7.5-minute USGS topographic quadrangle within New York State.
The expected reptile and amphibian species listed in the table below are based on the Southold, NY
quadrangle. The eastern box turtle (Terrapene carolina) is listed as a New York State Species of Special
Concern and is a common inhabitant of dry and moist woodlands, brushy fields, marsh edges, and
bottomlands (Massachusetts Division of Fisheries and Wildlife, 2015). The common and ubiquitous
garter snake can be found in various woodlands, fields, and suburban habitats.
Table 9 – Reptile and Amphibian Species Observed/Expected On-Site
REPTILE & AMPHIBIAN SPECIES
OBSERVED OR EXPECTED ON SITE
Scientific Name Common Name
Terrepene carolina Eastern Box Turtle
Thamnophis sirtalis Common Garter Snake
Endangered, Threatened, Rare Species or Significant Ecological Communities
No endangered, threatened, or rare species or significant ecological communities were observed
during the ecological surveys conducted. New York Natural Heritage Program (NYNHP)
correspondence from August 15, 2018 indicates that the NYNHP has no records of known occurrences
of rare or state-listed animals or plants or significant natural communities on or in the vicinity of the
site (see Appendix K). NYNHP correspondence from 2006 (for a previously proposed development at
the site) referenced historical records (1910-1940) of woodland agrimony (Agrimonia rostellata),
rockrose (Helianthemum dumosum), southern arrowwood (Viburnum dentatum var. venosum) for
woods habitats and marsh straw sedge (Carex hormathodes) for wet habitats in Southold (see
Appendix K). None of these plant species were observed at the project site.
As described above, the project site contains habitat that could be utilized by the northern long-eared
bat during the summer months. The northern long-eared bat (Myotis septentrionalis) is listed as
threatened by both the US Fish and Wildlife Service and New York State. The project site is not
expected to have suitable roosting sites for northern long-eared bat due to the small size/young age of
the on-site trees and the absence of exfoliating bark and cracks/crevices/hollows on the site’s trees.
Draft Environmental Impact Statement April 2019
The Enclaves – Proposed Hotel and Restaurant Revised October 2019
56655 Main Road, Hamlet of Southold, Town of Southold, NY
_____________________________________________________________________________________________________________________________
60
There are no known northern long-eared bat hibernacula or roost trees in the Town of Southold. Due
to the presence of summer roost habitat at the site and documentation of northern long-eared bat
foraging over various habitat types throughout eastern Suffolk County, the NYSDEC recommends that
any clear-cutting of trees occur during the winter months (between November 1 and March 31) to
avoid any potential take of this species.
Three species listed as Species of Special Concern by New York State are expected to occur on or utilize
the site. Species of Special Concern are species for which a welfare concern or risk of endangerment
has been documented in New York State. These three species include:
Eastern Box Turtle Terrapene carolina
Cooper’s Hawk Accipiter cooperii
Sharp-shinned Hawk Accipiter striatus
Eastern box turtle (Terrapene carolina) are expected to be found in any of the vegetated upland
habitats on-site. Eastern box turtle may be found in a wide variety of habitats including in open
deciduous forests, woodlands, forested bottomlands, open field and field edges, thickets, marshes,
bogs, and stream banks. Eastern box turtles are threatened by development of their habitat, mortality
on roadways, mortality from mowing of lawns and early successional habitats, and collection as pets.
Cooper’s hawk (Accipiter cooperii) and sharp-shinned hawk (Accipiter striatus) inhabit various upland
and wetland forests during the breeding season including fragmented forests within agricultural,
suburban, and urban landscapes with sharp-shinned hawks preferring forest edge habits. Neither
species was documented to nest in the Southold area by the 2008 New York State Breeding Bird Atlas
(McGowan and Corwin, 2008); however, Cooper’s hawks breeding sites have been expanding in New
York over the last several decades. The successional forests at the subject property are not suitable
nesting habitat for Cooper’s hawks, which prefer to nest in forests with a closed canopy, trees that are
more than 30 years old, and moderate to heavy shrub cover (Liguori, 2003). Sharp-shinned hawks
were not documented to nest anywhere in Nassau or Suffolk Counties by McGowan and Corwin (2008).
During the winter months, both species frequent residential areas to hunt for songbirds at bird feeders.
Both species are expected to utilize the subject site as foraging habitat during any season.
2.3.2 Potential Impacts
As evaluated by Dr. William Bowman, the proposed action would affect approximately 5.49 acres of
the successional forests and old fields currently present at the site. The proposed action would
construct 2.991± acres (130,288± square feet) of buildings and impervious surfaces and 3.563± acres
(155,204± square feet) of lawn and landscaping area (includes the proposed decorative pond)
resulting in the loss of 4.816± acres (96%) of successional southern hardwood forests and 0.676±
acres (100.0%) of successional old fields (see Table 10 below). The acreage of impervious and man-
made surfaces (i.e. roofs, driveways, parking, walkways, etc.) is proposed to increase from 0.10 acres
to 2.991± acres and would then comprise 44.3% of the site. A narrow strip of southern successional
hardwood forest area (approximately 0.2 acres) would be retained within the 25-ft rear yard setback
located on the northern property boundary (identified on the Proposed Landscape Plan as “natural
area”).
Draft Environmental Impact Statement April 2019
The Enclaves – Proposed Hotel and Restaurant Revised October 2019
56655 Main Road, Hamlet of Southold, Town of Southold, NY
_____________________________________________________________________________________________________________________________
61
The 25-ft rear yard setback area includes approximately 13, six-to-eight inch DBH eastern red cedar
(Juniperus virginiana) and 8 to 14 inch DBH black cherry trees (Prunus serotina) trees. Several red
maple (Acer rubrum) trees would be planted in and adjacent to this natural area to vegetate areas
currently without trees. Some native trees present on the site will also be retained within the 10-ft
side yard setbacks. The 10-ft side yard setbacks located in the northern portion of the property include
8 to 16 inch diameter black cherry trees that will be incorporated into the site’s landscaping plan.
Existing trees, such as Norway maple (Acer platanoides), sycamore maple (Acer pseudoplatanus), box
elder (Acer negundo), scarlet oak (Quercus coccinea), black cherry (Prunus serotina), black walnut
(Juglans nigra), butternut (Juglans cinerea), and white mulberry (Morus alba), located in the
southwestern corner of the property will be incorporated into the site landscaping within the
proposed lawn/sculpture garden to the south of the proposed hotel, within the 10-ft side yard setback,
and adjacent to the proposed driveway and parking. As noted earlier in this DEIS, all trees that are
proposed to remain, along with their canopy, are shown as such on the attached site plans. In addition,
all trees to remain would be protected with tree protecting fencing during construction to avoid
disturbance.
Table 10 – Proposed Changes in Ecological Community Coverages
Existing Percent of
Existing Proposed Percent of
Proposed
Change
in Acres
Percentage
Change
Successional Southern
Hardwoods 5.016 74.27 0.200 2.96 -4.816 -96.0%
Successional Old Field 0.676 10.01 0.000 0.00 -0.676 -100.0%
Mowed Lawn with Trees 0.883 13.07 3.563 52.79 +2.68 +303.5%
Mowed Lawn 0.053 0.79 0.000 0.00 -0.053 -100.0%
Impervious Surfaces (Roofs and
Roadways) 0.125 1.85 2.991 44.31 +2.866 +2,866%
Total Site 100% 6.75 100%
The loss of 5.49± acres of early successional communities would result in decreased habitat availability
for the plants, birds, and wildlife that utilize these habitats and a decrease in the abundance and
diversity of the plant and wildlife species present. The proposed action would result in an increase of
2.68± acres of mowed lawn and landscaping including trees. The proposed landscaping consists of
maintained turf grass with scattered deciduous trees, including red maple (Acer rubrum ‘October
Glory’) and red flowering dogwood (Cornus florida var. rubra), and trimmed hedgerows comprised of
privet (Ligustrum ibolium) and property boundary screening comprised of evergreen trees, i.e. Leyland
cypress on 8 ft centers (Cupressocyparis leylandii), on the eastern and western property boundaries in
areas where no existing trees are present. The proposed landscaping plantings do not include any
species listed as invasive by the Long Island Invasive Species Management Area (www.liisma.org) or
included on Suffolk County’s “No Sale/Transfer List” (Suffolk County Local Law No. 22-2007, Adopted
6-26-2007).
Under the proposed conditions, human disturbance and activity would be substantially increased, the
currently existing natural habitats would be lost, and remaining habitat would be limited to the mowed
lawn areas and narrow strips of landscaping and border trees. These mowed lawns, landscaping, and
Draft Environmental Impact Statement April 2019
The Enclaves – Proposed Hotel and Restaurant Revised October 2019
56655 Main Road, Hamlet of Southold, Town of Southold, NY
_____________________________________________________________________________________________________________________________
62
hedgerows would not provide any significant ecological benefits due to the poor diversity and wildlife
habitat provided by these areas. Accordingly, under the proposed conditions, only commonplace and
commensal (i.e. tolerant of human activity) wildlife species, such gray squirrel (Sciurus carolinensis),
eastern cottontail (Sylvilagus floridanus), American robin (Turdus migratorius), house sparrow (Passer
domesticus), mourning dove (Zenaida macroura), and mockingbird (Mimus polyglottos), would be
expected on the site. Those species that are less tolerant of human activity and require greater habitat
quality, habitat diversity, or larger patch sizes would not utilize the site under the proposed conditions.
The proposed action would result in the loss of 5.49 acres of successional southern hardwoods and old
fields. However, the resulting habitat loss and any subsequent reductions in local abundance of bird
or wildlife species is not a significant adverse environmental impact as:
Successional southern hardwood forests and successional old fields are classified by the New
York Natural Heritage Program as “demonstrably secure” both in New York State and globally
(Edinger et al. 2002). Accordingly, these habitats are abundant both locally and throughout
New York State.
The successional forests and old fields present at the site are not known to provide habitat for
any endangered, threatened, or rare wildlife or plant species.
The populations of the commonplace plant and wildlife species inhabiting the old fields and
successional forests found at the subject property are largely considered abundant and stable.
Endangered, Threatened, Rare Species or Significant Ecological Communities
No endangered, threatened, or rare species or significant ecological communities are known to be
present on the subject site; accordingly, no impacts to endangered, threatened, or rare species or
significant ecological communities shall result from the proposed action.
The project site contains habitat that could be utilized by the northern long-eared bat (Myotis
septentrionalis) during the summer months. The northern long-eared bat is listed as threatened by
both the US Fish and Wildlife Service and New York State. Due to the presence of summer roost habitat
at the site and documentation of northern long-eared bat foraging over various habitat types
throughout eastern Suffolk County, the NYSDEC recommends that any clear-cutting of trees occur
during the winter months (between November 1 and March 31) to avoid any potential take of this
protected species.
Three species listed as Species of Special Concern by New York State are expected to occur on the site
including eastern box turtle (Terrapene carolina), Cooper’s hawk (Accipiter cooperii), and sharp-
shinned hawk (Accipiter striatus).
The eastern box turtle (Terrapene carolina) would be expected to utilize any of the naturally vegetated
upland habitats on site. While box turtles are expected to be present on the site, the barriers (i.e.
curbed roadway and railroad tracks) located to the north and south of the site and unsuitable habitat
to the west likely limit this species current abundance on the site. The project would result in a loss of
approximately 5.49± acres of habitat for eastern box turtle and the proposed conditions would provide
poor habitat for this species due to potential mortality from mowers in maintained lawn areas and
Draft Environmental Impact Statement April 2019
The Enclaves – Proposed Hotel and Restaurant Revised October 2019
56655 Main Road, Hamlet of Southold, Town of Southold, NY
_____________________________________________________________________________________________________________________________
63
vehicles in roads and parking areas. This is not likely to pose a significant impact to this species due
to the regional abundance of suitable habitat for this species.
The proposed action would result in some loss of foraging habitat and degradation of habitat quality
for Cooper’s hawk (Accipiter cooperii) and sharp-shinned hawk (Accipiter striatus), although these
species would likely continue to hunt the human-tolerant songbirds and doves that would utilize the
developed property and its lawns and landscaped borders. Due to the potential for these species to
continue to utilize adjacent residential and undeveloped properties for foraging, as well as the subject
property to a limited extent, no impacts to Cooper's or sharp-shinned hawk populations are expected
to result from the proposed action.
2.3.3 Proposed Mitigation
The proposed mitigation measures to reduce environmental impacts associated with the proposed action
include the following:
Existing trees will be retained within the 25-ft rear yard setback area and the 10-ft side yard
setback area to contribute to boundary screening for adjacent properties and provide, to a limited
extent, habitat benefits to wildlife associated with native trees. The existing tree species that will
be incorporated into the site landscaping plan include native trees such as eastern red cedar
(Juniperus virginiana), black cherry (Prunus serotina), box elder (Acer negundo), black walnut
(Juglans nigra), butternut (Juglans cinerea), scarlet oak (Quercus coccinea), and invasive or non-
native trees such as Norway maple (Acer platanoides), sycamore maple (Acer pseudoplatanus), and
white mulberry (Morus alba).
All trees proposed to remain would be protected during construction with tree protective fencing.
The proposed landscaping plantings do not include any species listed as invasive by the Long
Island Invasive Species Management Area (www.liisma.org) or included on Suffolk County’s “No
Sale/Transfer List” (Suffolk County Local Law No. 22-2007, Adopted 6-26-2007).
The clear-cutting of trees will occur during the winter months (between November 1 and March
31) in accordance with NYSDEC recommendations to avoid any potential take of northern long-
eared bat (Myotis septentrionalis), a species listed as threatened by both the US Fish and Wildlife
Service and New York State. Winter clearing of the successional forests will also minimize
potential impacts to breeding wildlife and birds.
Draft Environmental Impact Statement April 2019
The Enclaves – Proposed Hotel and Restaurant Revised October 2019
56655 Main Road, Hamlet of Southold, Town of Southold, NY
_____________________________________________________________________________________________________________________________
64
3.0 HUMAN ENVIRONMENTAL RESOURCES
3.1 Land Use, Zoning and Plans
3.1.1 Existing Conditions
Land Use
The subject property is a 6.75±-acre parcel located on the north side of Main Road, approximately 90
feet west of the intersection of Main Road and Town Harbor Lane, within the boundary of the Southold
Hamlet Center. The existing on-site development is limited to a two-story, single-family residence,
detached garage and two sheds. It is noted that the existing residence used to be the “Hedges Bed and
Breakfast” and is now used for residential purpose. The majority of the site, approximately 6.62±
acres, is undeveloped and consists of land cover associated with the former agricultural use,
maintained lawn and landscaping, as well as successional woodland. See Photographs 1 through 7
documenting the subject property in Appendix H of this DEIS.
Land uses within a 500-foot radius surrounding the subject property include a mixture of retail,
commercial, single-family and transportation (Long Island Railroad) (see Figure 15 in Appendix A). A
description of the land uses follows.
West – Situated at the eastern portion of the Hamlet Center, the land uses to the west of the subject
property are comprised primarily of retail and commercial uses along the Main Road corridor.
Adjacent to the property is a hair salon followed by florist. Beyond these uses include various
retail and commercial uses including a bakery, grocery store, and automobile sales. A boat storage
yard adjoins the western property line beyond the Main Road frontage, followed by commercial
and residential uses to the west thereof.
East - Residential properties adjoin the property line to the east, and extend from Main Road north
to the LIRR tracks. Beyond are primarily residential uses with limited commercial uses, including
a sit-down restaurant along Main Road, portions of which are outside of the designated Hamlet
Center. Agricultural uses exist to the northeast of the property.
South – Directly south of the subject property on Main Road is a convenience store. An antique
store is located southeast (also on Main Road) followed by residential uses beyond. To the south-
southwest is a dry cleaner and small mixed-use building with professional offices, chocolatier, and
pet grooming. Further beyond, off the Main Road corridor are residential uses.
North - The Long Island Railroad runs parallel to the northern property line. Further north and
east are residential and agricultural-use properties.
See Photographs 8 through 19 documenting the surrounding land uses, as described above, in
Appendix H of this DEIS.
Draft Environmental Impact Statement April 2019
The Enclaves – Proposed Hotel and Restaurant Revised October 2019
56655 Main Road, Hamlet of Southold, Town of Southold, NY
_____________________________________________________________________________________________________________________________
65
Zoning
The subject property is located within the Hamlet Business (HB) zoning district of the Town of
Southold (see Figure 16 in Appendix A). The HB zoning district encompasses the Main Road corridor,
with its purpose to “provide for business development in the hamlet central business areas, including
retail, office and service uses, public and semipublic uses, as well as hotel and motel and multifamily
residential development that will support and enhance the retail development and provide a focus for
the hamlet area.” (Article X. Hamlet Business (HB) District, § 280-44).
As set forth in § 280-45A, the permitted uses in the HB zoning district include:
(1) One-family detached dwelling.
(2) Two-family dwelling.
(3) Buildings, structures and uses owned or operated by the Town of Southold, school districts,
park districts and fire districts.
(4) Boardinghouses and tourist homes.
(5) Business, professional and governmental offices.
(6) Banks and financial institutions.
(7) Retail stores, up to a maximum of 6,000 total square feet of gross floor area…
(8) Restaurants, excluding formula food and take-out restaurants.
(9) Bakeshops (for on-premises retail sale).
(10) Personal service stores and shops, including barbershops, beauty parlors, professional
studios and travel agencies.
(11) Art, antique and auction galleries.
(12) Artists' and craftsmen's workshops.
(13) Auditoriums or meeting halls.
(14) Repair shops for household, business or personal appliances, including cabinet shops,
carpenter shops, electrical shops, plumbing shops, furniture repair shops and bicycle and
motorcycle shops.
(15) Custom workshops.
(16) Bus or train stations.
(17) Theaters or cinemas (other than outdoor).
(18) Libraries or museums.
(19) Laundromats.
(20) Bed-and-breakfast uses as set forth in and as regulated by § 280-13B(14).
(21) Multiple dwellings.
(22) Grocery stores up to a maximum of 25,000 square feet of gross floor area, exclusive of
unfinished basements or attic areas, notwithstanding the provisions of the bulk schedule.
(23) Convenience stores.
Relevant to the proposed application, § 280-45A (8) permits “Restaurants, excluding formula food and
take-out restaurants.”
Section 280-45(B) sets forth land uses that are permitted in the HB zoning district by special exception
by the Board of Appeals. Relevant to the proposed application, §280-45B (2) permits by special
Draft Environmental Impact Statement April 2019
The Enclaves – Proposed Hotel and Restaurant Revised October 2019
56655 Main Road, Hamlet of Southold, Town of Southold, NY
_____________________________________________________________________________________________________________________________
66
exception, “Motel and hotel uses as set forth in and regulated by § 280-35B (4) of the Resort Residential
(RR) District, except that minimum lot size shall be three acres.”
The bulk and dimensional requirements associated with the HB zoning district are included in Table
11 below.
Table 11 - Applicable Bulk and Dimensional Requirements for Hamlet Business (HB) Zoning District
Regulation Requirement
Minimum Lot Size:
Business, office, industrial or other nonresidential use
Motel, hotel or conference center - Guest unit with community water
20,000 SF
6,000 SF per unit
Minimum requirements:
Lot width 60 feet
Lot depth 100 feet
Front yard 15 feet
Side yard 10 feet
Both side yards 25 feet
Rear yard 25 feet
Landscape area 25%
Maximum permitted dimensions:
Lot coverage 40%
Building height 35 feet
Number of stories 2
As illustrated on Figure 16, the prevailing zoning to the north and east is R-80 - Residential Low-
Density (2-Acre) (R-80) and R-40 - Residential Low-Density (1-Acre) (R-40), as land uses transition
from commercial/business to residential. Further north, beyond the R-80 and R-40, is an area within
the AHD - Affordable Housing District. To the south of the subject property, there is a limited area on
the Main Road corridor zoned B - General Business, followed by R-40, consistent with the transition to
residential land uses. To the west of the subject property are HB-zoned properties, as well as LI - Light
Industrial zoning along the LIRR.
Relevant Planning Documents
The land use plans that pertain to the project site and relevant to the proposed land use are described
below, including the 2005 Town of Southold Hamlet Study, Scenic Southold Corridor Management Plan,
Long Island North Shore Heritage Area Management Plan, and the Town of Southold Local Waterfront
Revitalization Program (LWRP). Each of the respective plans are discussed below.
2005 Town of Southold Hamlet Study
In June 2005, the Town of Southold, together with local stakeholders, completed a study of its eight
separate hamlets (Cutchogue, East Marion, Greenport, Mattituck, New Suffolk, Orient, Peconic and
Southold), which articulated a separate assessment and vision for each hamlet based on stakeholder
engagement, statistical analyses, and qualitative investigations (“2005 Hamlet Study”). The 2005
Hamlet Study, as described, is “one piece of a comprehensive, integrated, long term community
Draft Environmental Impact Statement April 2019
The Enclaves – Proposed Hotel and Restaurant Revised October 2019
56655 Main Road, Hamlet of Southold, Town of Southold, NY
_____________________________________________________________________________________________________________________________
67
planning program aimed at preserving the Town’s underlying pattern of land use and intrinsic
community character.” (pg. 1) Of particular importance was “to evaluate the technical and practical
feasibility of redirecting growth from the agricultural and open space areas of the Town toward the
Hamlet Centers themselves…” (pg. 5)
Southold Hamlet Center
Overview
Relevant to this proposed action is the Southold Hamlet Center, of which the subject property
is located (see Figure 17 in Appendix A). The Southold Hamlet Center is defined “a very linear
configuration and extends for nearly a mile along the Main Road (NYS Route 25). The Hamlet
Center runs from Horton Lane in the west, to where the commercial area gives way to open
space and agricultural uses east of Town Harbor Lane. The area extends from the rear of the
lots fronting on Route 25 in the south to the Long Island Railroad right-of-way in the north.”
(pg. S-12) (See Figure 17 in Appendix A). As indicated in the 2005 Hamlet Study, the Hamlet of
Southold is the oldest developed portion of the Town of Southold and is the location of the
Town government. It is comprised of a land area of approximately 92.5 acres and 122 parcels.
Its historic significance is marked with the Southold Historic District at the western edge of
the Hamlet Center, and notable features at its center, the Southold Free Library and the
Southold Historical Society Museum Park. The Hamlet Center is the “largest and most
commercially active business district on the North Fork between Riverhead and
Greenport….the district supports numerous businesses, both large and small, religious
institutions, civic uses, transportation facilities as well as a substantial residential population.”
(pg. S-1)
The Hamlet Center includes four zoning districts: Hamlet Business (HB), General Business (B),
Residential Low Density (R-40) and Residential Low-Density (R-80); however, the most
prevalent is the HB zone covering 84 percent of the Hamlet Area (pg. S-14). The R-80, R-40
and B zoning districts comprise the remaining, with 13 percent, two percent and one percent,
respectively. (pg. S-15) Land use within the Hamlet were described as being within six
distinct land use categories: Hamlet Commercial, Single Family Residential, Multi-Family
Residential, Religious and Public. (pg. S-15). Business uses within the Hamlet Center are
distributed among various enterprises with retail being the most prevalent at 27 percent,
followed by offices, retail services, medical offices, restaurants, public/government, food
markets, automotive and religious use.
Regarding historic resources, the 2005 Hamlet Study indicates that none of the Town’s historic
landmarks that are listed on the State and Federal Registers of Historic Places are located
within the Hamlet Center. The Southold Historic District is situated to the west of the Hamlet
Center boundary. There are, however, locally designated historic resources located within the
Hamlet Center. (p. S-31)
As part of the 2005 Hamlet Study, the stakeholders identified the vision for the hamlet,
followed by the strengths and weaknesses, and finally, specific improvement project
recommendations.
Draft Environmental Impact Statement April 2019
The Enclaves – Proposed Hotel and Restaurant Revised October 2019
56655 Main Road, Hamlet of Southold, Town of Southold, NY
_____________________________________________________________________________________________________________________________
68
Southold Hamlet Vision
The vision for the Southold Hamlet is comprised of several fundamental components. The
following vision statements were identified as relevant to proposed project.
The Southold Hamlet Center is an active, vibrant and thriving central business district, and
services the Town’s primary hub of commerce, governmental, civic and institutional
activity. (pg. S-2)
While clearly the Town’s primary commercial hub, the scale and character of the Hamlet
Center’s commercial activity must take place within a small-scale context that is in keeping
with the Hamlet’s traditional and historic setting. (pg. S-2)
Southold’s historic character is also a vital aspect of the area’s “sense of place” and should
be preserved, protected, and reinforced. (pg. S-2)
Large-scale commercial development is clearly inconsistent with the Hamlet Center’s
character. Large-scale in this context not only refers to the square footage of a given
facility, but also the intensity of use, the volume of traffic generated, the nature of the
intended market (i.e., targeting a larger market, and not simply the hamlet itself), the
extent of site improvements, like off-street parking lots or sewage disposal systems, etc. (pg.
S-2)
The Hamlet Center should embrace a diversity of housing types, such as townhouses,
attached single family dwellings, multi-family dwellings, etc., within the overall context of
the existing character of the Hamlet.
The creation of affordable “workforce” housing is a priority.
Opportunities for new residential development exist in Southold. The new HALO zone
should be designed to accommodate a variety of housing types…
Southold Hamlet Strengths and Weaknesses
The stakeholders identified the strengths and weaknesses of the Hamlet, with the primary
strengths being “quality of life, central business district and location.” (pg. S-3) Included
among weaknesses were traffic conditions, excessive speeds, poor intersections, and the need
to improve pedestrian, bicycle and public transportation facilities were emphasized (pg. S-3).
As part of the strengths/weaknesses evaluation, goals were set forth in larger components
with an action assigned to each: preserve, add, remove or prohibit. Such components included
Quality of Life, Location, Central Business District, Traffic/Transportation, Economics,
Infrastructure and Regulations. Table S-1 from the Southold Hamlet Study has been excerpted
and included herein (see Table 12).
Draft Environmental Impact Statement April 2019
The Enclaves – Proposed Hotel and Restaurant Revised October 2019
56655 Main Road, Hamlet of Southold, Town of Southold, NY
_____________________________________________________________________________________________________________________________
69
Table 12 – Southold Strengths & Weaknesses, As Excerpted from Southold Hamlet Study
Draft Environmental Impact Statement April 2019
The Enclaves – Proposed Hotel and Restaurant Revised October 2019
56655 Main Road, Hamlet of Southold, Town of Southold, NY
_____________________________________________________________________________________________________________________________
70
Table 12, cont’d
Source: Town of Southold Hamlet Study, Hamlet of Southold (pgs. S-3 and S-4)
Southold Improvement Project Recommendations
From the noted strengths and weaknesses, and the associated goals to preserve, add, remove
or prohibit within the Southold Hamlet Center, the stakeholders identified specific
improvements for implementation. Each of the improvements were organized by the Hamlet
Sustainability Principles that were identified to be the basic favorable components for a
hamlet plan, which included: Gateways, Human Scale, Streetscape, Building Design, Vehicular
Circulation, Pedestrian Circulation, Parking, Public Transportation, Infrastructure,
Maintenance, Enterprise, Housing, Open Space Preservation, the Working Landscape and
Historic Resources.
In 2007, the Town reconvened the stakeholders “to advance the implementation of the 2005
Hamlet Study findings to further define a vision statement for each Hamlet.”3 As part of this
effort, the hamlet stakeholders engaged their respective community to develop public
3 https://www.southoldtownny.gov/273/Hamlet-Stakeholders-Initiatives
Draft Environmental Impact Statement April 2019
The Enclaves – Proposed Hotel and Restaurant Revised October 2019
56655 Main Road, Hamlet of Southold, Town of Southold, NY
_____________________________________________________________________________________________________________________________
71
consensus on prioritizing the short and long-term planning projects, as outlined in the 2005
Hamlet Study. Status reports were issued for two quarters: April – June 2008 and July –
October 2008, and then followed by a 2008 Year-End Report.
A discussion of the project recommendations in 2005, how they were refined in 2007, and the
status of such projects as of the latest status report (2008) is included in the Potential Impacts
section.
Scenic Southold Corridor Management Plan, 2001
In 2001, recognizing the important scenic character of roads, hamlets, farms, and waterfront within
the Town of Southold, the Town prepared the Scenic Southold Corridor Management Plan (“Scenic
Corridor Plan”) to develop a set of implementation tools and policies to preserve and enhance these
scenic resources. The Scenic Corridor Plan identifies NYS Route 25 as a scenic corridor and, within the
Hamlet of Southold, is characterized as the central transportation locus that weaves together the
various components of the historic hamlet’s downtown, including green spaces, institutional and civic
uses, residential neighborhoods, and commercial businesses. The subject property fronts along NYS
Route 25 (i.e., Main Road) at the eastern edge of the Hamlet of Southold.
The subject property is currently eligible for listing on the State and National Registers of Historic
Places (USN No. 10310.000679), attributed to its distinctive architectural character that contributes
to and is consistent with the larger historic aesthetic of the Hamlet and Town of Southold. In a letter
from OPRHP dated December 28, 2017 (see Appendix K) , the agency notes the historic nature of the
both the exterior and interior of the existing residential buildings at the subject property, and a desire
to preserve that character as much a practically possible in the face of proposed renovations and
development. While the Scenic Corridor Plan does not specifically discuss it, based on the foregoing,
the subject property is a resource that contributes the scenic nature of NYS Route 25 within the Hamlet
of Southold. As such, the recommendations of the Scenic Corridor Plan are relevant to the subject
property and proposed action.
Long Island North Shore Heritage Area Management Plan, 2005
The Long Island North Shore Heritage Area Management Plan (“Heritage Plan”), recognizing the rich
diversity of natural and manmade resources that comprise northern Long Island, was developed by
Long Island North Shore Heritage Area Planning Commission with the intent of:
(1) Preserving the historic qualities and heritage of the geography.
(2) Providing protection for various environment, maritime, and natural resources.
(3) Enhancing the cultural identity and economic vitality of the region.
The defined “heritage area” within the Heritage Plan contains all or portions of 65 separate cities,
towns, and villages within both counties of Long Island (i.e., Suffolk and Nassau counties), and is
generally identified as that area north of either NYS Route 25 or the Long Island Expressway
(whichever is further south) within the two aforementioned counties, as well as the entirety of the
Draft Environmental Impact Statement April 2019
The Enclaves – Proposed Hotel and Restaurant Revised October 2019
56655 Main Road, Hamlet of Southold, Town of Southold, NY
_____________________________________________________________________________________________________________________________
72
Long Island North Fork. This heritage area geography contains the entirety of the Town of Southold,
in which the subject property is located.
In order to achieve this previously articulated intent, the Heritage Plan contains three distinct
elements, including: (1) a management plan, which “sets forth a framework with specific actions and
policies for achieving goals and objectives” [pg. 7]); (2) a strategic plan that “defines and organizes a
vision for the future of the region” [pg. 8]); and (3) an implementation plan, including “specific
recommendations…to support the region and its individual communities.” The Implementation Plan
includes sources of potential support and funding, including community capacity building, traditional
economic revitalization sources and grant sources…” (pg. 8)
Prior to the discussion of these three components, the Heritage Plan contains an overview section that
articulates five guiding principles for the plan components, including: (1) protection (preservation and
revitalization strategies); (2) connection (weaving together the various resources of the Heritage Plan
geography into a cohesive whole); (3) package (identification of core themes that define the Heritage
Plan area for coordination among stakeholders); (4) promotion (advance appreciation of the Heritage
Plan area’s resources); and (5) partnerships (identify unique partnerships, collaborators, programs,
and initiatives to sustain the various resources of the Long Island North Shore). These principles
inform the various objectives and recommendations of the component plans of the Heritage Plan, the
pertinence of which to the subject property and proposed action is evaluated in the Potential Impacts
subsection (Section 3.1.2).
Town of Southold Local Waterfront Revitalization Program (LWRP)
The Town of Southold LWRP document contains a complete inventory of the Town’s resources,
contains analyses of all existing land use conditions, and incorporates the goals of all existing planning
studies and policies. In 2011, the Town of Southold Town Board adopted amendments to the LWRP,
which were submitted to the New York State Secretary of State and the U.S. Office of Ocean and Coastal
Management, respectively, in 2014. The LWRP was approved by the New York State Secretary of State
on February 25, 2014 and concurred by the U.S. Office of Ocean and Coastal Management on July 24,
2014.
The LWRP follows the Long Island Sound Regional Coastal Management Program Policies (LISCMP) in
outlining 13 waterfront revitalization policies to specifically address the Town of Southold’s resources.
These 13 policies have been categorized into Developed Coast Policies, Natural Coast Policies, Public
Coast Policies, and Working Coast Policies. The LISCMP describes a specific goal for each Coast, and
these goals are identified within the Planning Framework section of the LWRP. In summary, as
excerpted from the LWRP:
The Developed Coast - Enhance community character by improving the quality of existing
development, promoting a sense of connection to the Sound, and focusing growth and investment
to preserve the positive relationship between the built and natural landscapes and between
existing and new development.
The Natural Coast - Reclaim the value and achieve sustainable use of the Sound's natural resources
by improving the quality and function of ecological systems, respecting the dynamics of shoreline
change, and providing high quality coastal waters.
Draft Environmental Impact Statement April 2019
The Enclaves – Proposed Hotel and Restaurant Revised October 2019
56655 Main Road, Hamlet of Southold, Town of Southold, NY
_____________________________________________________________________________________________________________________________
73
The Public Coast - Connect people to the Sound and its public resources by improving visual
and physical access and by providing a diversity of recreational opportunities.
The Working Coast - Reinvigorate the Sound's working waterfront, its jobs and products, at
appropriate locations by protecting uses dependent on the Sound, furnishing necessary
infrastructure, providing business and marketing assistance, and promoting efficient harbor
operations.
The 13 policies implement the New York State Department of State (NYSDOS) 44 coastal policies, and
represent a local refinement of the Long Island Sound Regional Coastal Management Program Policies.
Said policies and consistency therewith are included in Section 3.1.2 of this DEIS.
3.1.2 Potential Impacts
Land Use
Upon implementation of the proposed action, the land use of the subject property would be altered
from residential and vacant land, to a restaurant and small-scale hotel use. The existing residence,
which was formerly the “Hedges Bed and Breakfast,” is proposed to be restored in a plan that has been
reviewed and approved by the State Historic Preservation Office (NYS OPRHP) for re-use as a
restaurant, which would service both the public as well as the proposed hotel.
As part of the proposed conversion for a restaurant use, the applicant is proposing to connect the
existing residential structure to one of the existing adjacent sheds by way of a 519±-SF addition, for a
total gross floor area (post-conversion and expansion) of 3,806± SF (excluding the cellar of 524 SF).
The remaining shed would be removed, while the existing one-story detached garage would remain
and used for storage. The proposed restaurant maintains the same setbacks as the existing residence
as the proposed addition is to connect an existing shed to the structure. The front yard setback for the
existing structure is 17’-2”, with a 97’-10” side yard to the west and 49’-7” side yard to the eastern
property line.
The proposed hotel is a two-story, L-shaped building situated in the rear of the subject property. The
proposed gross floor area is 61,200 SF (lower level = 9,891 SF; first floor = 28,933 SF; second floor =
22,376 SF) and includes 40 rooms, ranging in sizes between 500 SF and 540 SF. Four (4) detached
cottages, each with an area of 594 SF, are proposed to the north of the hotel building. Situated between
the hotel and cottages is an outdoor swimming pool with cabanas and seating areas. A guest-only spa
is also being considered within the hotel as an added amenity. The proposed two-story hotel has a
finished floor elevation of 32.0 ft. The L-shaped building maintains a 32’ side yard to the east, 48’-8”
side yard to the west, 223’-1” front yard and 218’-1” rear yard setback. Cottage 4 is the closest of the
four cottages to the rear property line, at a distance of 153’-10”.
As indicated on the floor plans and renderings in Appendix D of this DEIS, the hotel design includes a
Period-style stone “barn,” which anchors the hotel building at the southeast. The barn is 2-1/2 stories
high and is designed with a Ludowici clay tile roof and local stone veneer. From this anchor to the
West would be the one-story reception and lobby, as well as a deck floating above a small man-made
pond on the south side of the lobby, overlooking a lawn/meadow area. To the north would be the 40
Draft Environmental Impact Statement April 2019
The Enclaves – Proposed Hotel and Restaurant Revised October 2019
56655 Main Road, Hamlet of Southold, Town of Southold, NY
_____________________________________________________________________________________________________________________________
74
room, two-story flat roofed structure that would house the actual rooms themselves. Each floor would
have 20 rooms. This flat-roofed structure will be a low-rise element that would be well hidden from
view by the anchoring stone barn. Stylistically, the design will introduce the “wings” which extend from
the period barn, as more contemporary structures juxtaposed against the barn.
The north wing of the hotel would effectively screen and buffer the three adjacent residential
properties to the east from the activities on the west side of the hotel around the pool and pool terraces.
In addition, the east facade of the building will feature mirrored glass to reflect the dense evergreen
screening intended to be installed to have minimal visual impact on these three properties. To the
north, the four (4) cottages screen the overflow parking lot as well as the neighboring LIRR tracks. To
the west is the existing boatyard and to the south, beyond the hedgerow, will be the restaurant.
The components and operation for the proposed hotel are depicted in the architectural plans included
in Appendix D of this DEIS and are as follows:
(1) Lower Level
(a) Storage space.
(b) Elevator which provides bellhop access from first floor reception to lower
level where staff can go across to the main elevators and up to the guest
rooms without traversing the public lounge on the first (main) floor.
(c) Housekeeping / Maintenance Office.
(d) Mechanical space.
(e) I.T. Room.
(f) Laundry.
(g) Elevator Mechanical Room.
(h) Unfinished space in cellar with no intended use at this time.
(2) First Floor
(a) Check-in reception area.
(b) Coffee Shop.
(c) Lounge Bar.
(d) Breakfast / Dining Room.
(e) Restroom facilities for Bath, Bar/Lounge and Pool Area.
(f) Food Prep area, to receive prepared food from the proposed restaurant,
which will then be distributed by housekeeping for room service or to
dining/bar areas.
(g) Circulation Space.
(h) Guest Rooms.
(3) Second Floor
(a) Rooftop Terrace for gathering.
(b) Food / Beverage service from space below.
(c) Three (3) small meeting rooms to accommodate guest use or small
conferences.
(d) Circulation Space.
(e) Guest Rooms.
Draft Environmental Impact Statement April 2019
The Enclaves – Proposed Hotel and Restaurant Revised October 2019
56655 Main Road, Hamlet of Southold, Town of Southold, NY
_____________________________________________________________________________________________________________________________
75
As noted above, there are three small meeting rooms included on the second floor of the hotel. It is
envisioned that, as this is a seasonal occupancy, to offset the anticipated drop in hotel occupancy in
late Fall and Winter months, the applicant would like to encourage the use of the hotel facility as a
conference center and corporate retreat in the off-peak months.
The hours of operation of the hotel is full-time to its guests (24/7). Room service would also be offered
to guests 24/7. However, the restaurant would prepare a limited room service menu that could be
pre-prepared in the restaurant, and then re-heated or plated at the food prep kitchen during hours
that the restaurant is closed. The hotel bar / lounge for guests will be open on Weekdays (Monday –
Friday) from 4:00PM – 11:00PM, and on Weekends from Noon – 11:00PM.
The proposed hotel would be expected to use an outdoor sound reinforcement system to play music
on the property, within the pool area, during daytime hours of operation. A limiter would be placed
on this system to ensure that the resulting sound levels cannot exceed the limits set in the Town of
Southold Noise Ordinance for commercial music (Sunday through Thursday, 65 dB(A) between 7:00
am and 7:00 pm and 50 dB(A) between 7:00 pm and 7:00 am; Friday and Saturday, 65 dB(A) between
7:00 am and 11:00 pm and 50 dB(A) between 11:00 pm and 7:00 am).
The project sponsor anticipates hosting special events at the hotel approximately eight to 12 times per
year (during the late Spring, Summer and early Fall months) and such events would likely consist of
weddings, fundraising events or other small private gatherings. It is envisioned that smaller events
would be held in the hotel lounge space and larger such events would be hosted on the lawn area
adjacent to the proposed pond (north of the internal roadway). Such events are envisioned as
occurring on potentially Friday Evenings from 6:00 PM to 10:00 PM, Saturday day or evening events
ranging from 2:00 PM to 11:00 PM, or Sunday day events from 2:00-6:00 PM. No events will be held
concurrently (i.e., only one special event at any given time).
In all cases where music is either in a tent or poolside, directional speakers would be used to divert
sound from neighboring residential properties to the east. A tent would be set up in such a way that
the speakers would be directed within the tent once again away from the east property line. In
addition, sound baffles would be used behind the sound system. The hotel building itself and additional
screen plantings would also act as sound barriers or attenuate sound (see Section 3.4 of the DEIS).
It is acknowledged that any special events held on the property would be subject to compliance with
the Town’s noise ordinance and traffic/parking controls would be in place. It is further acknowledged
that special events are subject to the filing of a “Town Code Chapter 205 ‘Public Entertainment and
Special Events’ permit application, and the project sponsor or its management staff would comply with
such requirement. Both the potential traffic and noise impacts of special events have been evaluated
in this DEIS in their respective sections.
Regarding the restaurant, the components and operation for the proposed restaurant are depicted in
the architectural plans included in Appendix D of this DEIS and are as follows:
1. Lower Level
a) Existing Mechanical / Storage Space.
b) Crawlspace, both existing and new.
Draft Environmental Impact Statement April 2019
The Enclaves – Proposed Hotel and Restaurant Revised October 2019
56655 Main Road, Hamlet of Southold, Town of Southold, NY
_____________________________________________________________________________________________________________________________
76
2. First Floor
a) Vestibule.
b) Foyer and Stair area.
c) Bar with seven (7) seats.
d) Restrooms.
e) Dining Area with 36 seats.
f) Kitchen.
g) Walk-in Box.
h) Pantry.
i) Manager’s Office.
j) Prep. Area.
k) Take-out Counter.
l) Staff Locker Room.
m) Staff Bathroom.
3. Second Floor
a) Stair Area open to below.
b) Food Prep. Area.
c) Dining Area with 30 seats.
d) Private Dining Rm with eight (8) seats.
It is anticipated that the proposed restaurant will be open year-round; however, depending upon the
demand, the hours of operation may be limited in the Fall and Winter. The hours of operation are
planned as follows: Monday-Thursday: 5:00 pm-11:00 pm, Friday, Saturday and Sunday (open for
lunch): 12:00 Noon-11:00 pm.
Site access is proposed to be provided via the existing driveway located on the east side of the
residential structure (proposed restaurant) and a new curb cut for site egress is proposed on the west
side of the current residence (proposed restaurant). Upon entry to the subject property, vehicles
destined for the restaurant would proceed either directly to a parking area to the north or west of the
proposed restaurant or, at peak times, to a valet station. Vehicles destined for the hotel would proceed
along a proposed east-west internal driveway, with two turnabouts provided as both traffic calming
and visually-appealing elements to the design, to an access driveway along the west side of the subject
property. Guests can proceed directly to the surface parking area located along the west side of the
property and north of the proposed hotel. Guests can also proceed to a check-in valet station.
Dedicated parking for each use would be provided and the proposed parking would exceed the
required number of spaces in the Town Zoning Code due to an anticipation of special events (e.g.,
weddings) on the subject property. Pursuant to §280-78 of the Town Zoning Code, the required
parking for the proposed restaurant is 38 spaces. As noted on the Preliminary Site Traffic Control and
Parking Plan, the proposed design includes a surface parking area designed for 38 spaces (27 paved
and 11 grass paved), including two ADA spaces. Two grass overflow spaces have also been provided.
The required parking for the hotel is 56 spaces. The Preliminary Site Traffic Control and Parking Plan
includes a dedicated 96-space parking area, including four ADA spaces. An additional 24 grass spaces
are also provided as overflow parking. The provision of overflow parking in the proposed site plan
ensures that any special event that takes place on the property would not impact surrounding
roadways or properties with “spillover” parking.
Draft Environmental Impact Statement April 2019
The Enclaves – Proposed Hotel and Restaurant Revised October 2019
56655 Main Road, Hamlet of Southold, Town of Southold, NY
_____________________________________________________________________________________________________________________________
77
Proposed Landscaping and Lighting
The proposed landscaping plan for the subject property includes retaining select trees, grass seeding
and planting of native species and ornamental species that are suitably adapted to the site conditions
to limit or preclude the need for fertilizers and pesticides. The proposed plan considers recommended
native and acceptable ornamentals from regulatory and advisory organizations and boards, including
the NYSDEC, CCE, and the Suffolk County Water and Land Invasives Advisory Board.
As indicated on the Proposed Landscape Plan in Appendix C, the proposed landscaping consists of
maintained turf grass with scattered deciduous trees, including red maple (Acer rubrum ‘October
Glory’) and red flowering dogwood (Cornus florida var. rubra), as well as trimmed hedgerows
comprised of privet (Ligustrum ibolium). Property boundary screening comprised of evergreen trees,
including Leyland cypress on 8 ft centers (Cupressocyparis leylandii) is also proposed on the eastern
and western property boundaries in areas where no existing trees are present. The use of Leyland
cypress would provide natural privacy screening with the adjoining properties. Within the areas of
the proposed swimming pool and the hotel cottages, the proposed landscaping includes Northern
privet (Ligustrum x. ibolium). Northern Privet is also proposed along the northern edge of the east-
west internal roadway for a vegetative separation of the restaurant and hotel uses.
Within the 25-ft rear yard setback area, approximately 13, six-to-eight inch DBH eastern red cedar
(Juniperus virginiana) and eight-to-14 inch DBH black cherry trees (Prunus serotina) trees would be
retained. Several red maple (Acer rubrum) trees would be planted in and adjacent to this natural area
to vegetate areas currently without trees. Some native trees present on the site would also be retained
within the 10-ft side yard setbacks. The 10-ft side yard setbacks located in the northern portion of the
property include eight-to-16 inch diameter black cherry trees that would be incorporated into the
site’s landscaping plan.
Existing trees, such as Norway maple (Acer platanoides), sycamore maple (Acer pseudoplatanus), box
elder (Acer negundo), scarlet oak (Quercus coccinea), black cherry (Prunus serotina), black walnut
(Juglans nigra), butternut (Juglans cinerea), and white mulberry (Morus alba), located in the
southwestern corner of the property would be incorporated into the site landscaping within the
proposed lawn/sculpture garden to the south of the proposed hotel, within the 10-ft side yard setback,
and adjacent to the proposed driveway and parking. As noted earlier in this DEIS, the trees that are to
remain are indicated as such on the site’s landscaping plan and would be protected during construction
in accordance with the details provided on the erosion and sediment control plans. Overall, the
proposed development would comply with the Town Zoning Code, Article XX. Landscaping, Screening
and Buffer Regulations, as evaluated later in this subsection.
The proposed site lighting would consist of light poles and building fixtures. Specifically, as indicated
on the Site Lighting Plan in Appendix C, the proposed plan includes ten-foot lamp poles, with LED
fixtures along the internal driveway and within the parking areas. Each lamp pole would include a
shielded fixture such that all light would be directed downwards with no upward glare. A photometric
analysis of each proposed pole was performed and is illustrated on the Site Lighting and Details Plan.
As indicated in the photometric analysis, there would be no off-site lighting impacts from any of the
light poles proposed. Regarding building fixtures, fixed lighting would be installed on the proposed
hotel building and restaurant. To mitigate light trespass and glare, all lighting would be shielded and
Draft Environmental Impact Statement April 2019
The Enclaves – Proposed Hotel and Restaurant Revised October 2019
56655 Main Road, Hamlet of Southold, Town of Southold, NY
_____________________________________________________________________________________________________________________________
78
directed downwards, at an intensity compliant with Chapter 172 of the Town Code (Outdoor Lighting).
The proposed lighting would comply with the lighting standards set forth in §172-5, and would be
subject to the review and approval of the Town of Southold Building Department.
Projected Tax Revenues
The proposed action would result in a modification of the land use from its current residential use to
a restaurant and a small-scale hotel with associated amenities and utilities. As such, the projected tax
revenues would significantly increase both the property value of the subject property and
surrounding properties as well. Pursuant to information provided by the Town of Southold Board of
Assessors, the projected assessed value of the subject property would be $91,700, which includes the
value of the land itself and the proposed improvements (see Appendix G). Projected tax revenues
from the subject property under the proposed development are described below in Table 13.
Table 13 – Proposed Development Project Tax Revenues
Taxing Jurisdiction
Projected
Assessed
Value ($)
Tax Rate
(rate per
$1,000)
Projected Tax
Revenue ($)
Out of County Suffolk County
Community College 91,700 2.346 215.13
New York State Real Property Tax Law 91,700 8.746 802.01
MTA Payroll 91,700 0.672 61.62
Suffolk County 91,700 19.158 1,756.79
Town of Southold 91,700 315.028 28,888.07
Southold Union Free School District 91,700 865.895 79,402.57
Library District 91,700 34.833 3,194.19
Special Districts - - 9,161.65
Fire 91,700 99.909 5,782.51
Park 91,700 63.059 1,681.04
Mosquito 91,700 18.332 0.00
Ferry 91,700 0 0.00
Garbage 91,700 0 0.00
Water 91,700 0 0.00
St. Imp 91,700 0 0.00
Waste Water 91,700 0 0.00
Solid Waste 91,700 18.518 1,698.10
TOTAL: N/A $123,482.03
As Table 13 above shows, the proposed development would generate significant annual tax revenue
to various taxing jurisdictions upon its completion. This includes approximately $1,757 to Suffolk
County, $28,888 to the Town of Southold, $79,402 to the Southold Union Free School District, $5,782
to the Southold Fire District, and $1,698 to the local solid waste district. Overall, the proposed
development is projected to generate approximately $123,482 dollars in total tax revenue.
Draft Environmental Impact Statement April 2019
The Enclaves – Proposed Hotel and Restaurant Revised October 2019
56655 Main Road, Hamlet of Southold, Town of Southold, NY
_____________________________________________________________________________________________________________________________
79
Projected Job Creation
The proposed hotel and restaurant uses would generate jobs of various types associated with those
operations. In order to estimate the total number of jobs that could potentially be generated from the
proposed development, job generation factors (based on the mean number of square feet per
employee) from the Development impact Assessment Handbook were utilized, as indicated below in
Table 14.
Table 14 – Projected Employment Generation
Proposed Use Job Generation Factor
(Mean Number of Square Feet
per Employee)1
Proposed Area
(Square Feet)
Projected Jobs
Generated
Hotel 1,429 61,200 43
Restaurant 400 3,806 10
TOTAL: 53
Note(s): 1 De Burchell, R. W. (1997). Development impact Assessment Handbook. Washington, D.C.: Urban Land Institute.
As shown above, the proposed restaurant and hotel uses are projected to generate approximately 10
and 43 employees, respectively, for a total of 53 jobs. These projected jobs would include food
preparation and service, housekeeping, maintenance, and managerial positions, among others. It
would be expected that the majority of these positions would be filled from within the local community.
Zoning
The subject property is located within the HB zoning district of the Town of Southold. Pursuant to §
280-45A (8) of the Zoning Code, the proposed restaurant is a permitted use. Section 280-45(B) sets
forth land uses that are permitted in the HB zoning district by special exception by the Board of
Appeals. Relevant to the proposed application, §280-45B (2) permits by special exception, “Motel and
hotel uses as set forth in and regulated by § 280-35B (4) of the Resort Residential (RR) District, except
that minimum lot size shall be three acres.” Section 280-35B (4) also includes the following
requirements for motel and hotel uses:
(b) The maximum number of guest units shall be:
[1] One unit per 6,000 square feet of land without public water or sewer.
[2] One unit per 4,000 square feet of land with public water and sewer.
(c) No music, entertainment or loudspeaker system shall be audible from beyond the property
line.
(d) The maximum size of a guest unit shall be 600 square feet.
As indicated in the Table 15 below, the proposed site plan complies with the bulk and dimensional
requirements for uses within the HB zoning district, as well as the RR District use restrictions for the
proposed hotel.
Draft Environmental Impact Statement April 2019
The Enclaves – Proposed Hotel and Restaurant Revised October 2019
56655 Main Road, Hamlet of Southold, Town of Southold, NY
_____________________________________________________________________________________________________________________________
80
Table 15 - Consistency with Bulk and Dimensional Requirements – HB and RR Zoning Districts
Regulations Requirement Proposed Action
HB Zoning District:
Minimum Lot Size:
Business, office, industrial or other
nonresidential use
Motel, hotel or conference center - Guest unit
with community water
20,000 SF
6,000 SF per unit
294,204 SF
6,686 SF per unit
Minimum requirements:
Lot width 60 feet 190.66 feet
Lot depth 100 feet 928.03 feet
Front yard 15 feet 17.16 feet
Side yard 10 feet 32 feet
Both side yards 25 feet 80.66 feet
Rear yard 25 feet 153.83 feet
Landscape area 25% 58.62%
Maximum permitted dimensions:
Lot coverage 40% 16.3%
Building height / No. of Stories 35 feet/2 32.93 feet/2
RR District – Use Restrictions:
Maximum Number of Guest Units 1/6,000 SF or 49 units
44 units
Maximum Size of Guest Unit 600 SF 592 SF
Special Exception Use Permit – §§280-142 and 143
The proposed hotel requires a special exception use permit from the ZBA. Sections 280-142 and 280-
143 of the Town Code set forth general standards as well as matters to be considered when issuing
said permit. A consistency analysis of the proposed action with the general standards and matters
follows. No special exception approval shall be granted unless the Zoning Board of Appeals specifically
finds and determines the following:
General Standards – Section 280-142:
A. That the use will not prevent the orderly and reasonable use of adjacent properties or of properties in
adjacent use districts.
The proposed hotel is of small-scale, limited to 44 rooms (40 within the hotel building and four within
detached cottages) and situated at the rear of the property. The outdoor areas, include swimming pool
and lounging areas, are located to the west of the L-shaped building with the cottages to the north, thus
containing the activities from neighboring properties to the east. Extensive landscaping is proposed
for visual screening and adequate setbacks to the property lines ensure that the hotel use would not
affect adjacent property owners. The proposed use is not projected to result in any traffic or noise
impacts, as evaluated in Sections 3.2 and 3.4 of this DEIS. For special events, mitigation would be
undertaken to prevent any nuisances associated with noise or traffic. Overall, the proposed action
Draft Environmental Impact Statement April 2019
The Enclaves – Proposed Hotel and Restaurant Revised October 2019
56655 Main Road, Hamlet of Southold, Town of Southold, NY
_____________________________________________________________________________________________________________________________
81
would not be expected to prevent the orderly and reasonable use of adjacent properties or of
properties in adjacent use districts.
B. That the use will not prevent the orderly and reasonable use of permitted or legally established uses in
the district wherein the proposed use is to be located or of permitted or legally established uses in adjacent
use districts.
As stated above, the proposed hotel is situated at the rear of the property and the L-shaped building
has been used as a buffer for its outdoor spaces. Specifically, the outdoor swimming pool and lounging
areas are located to the west of the L-shaped building with the cottages to the north, thus containing
the activities from neighboring properties to the east. Extensive landscaping is proposed for visual
screening and adequate setbacks to the property lines ensure that the hotel use would not affect
adjacent property owners. The proposed use is not projected to result in any traffic or noise impacts,
as evaluated in Sections 3.2 and 3.4 of this DEIS. For special events, mitigation would be undertaken
to prevent any nuisances associated with noise or traffic. Overall, the proposed action would not be
expected to prevent the orderly and reasonable use of permitted or legally established uses in the
district wherein the proposed use is to be located or of permitted or legally established uses in adjacent
use districts.
C. That the safety, the health, the welfare, the comfort, the convenience or the order of the Town will not
be adversely affected by the proposed use and its location.
The proposed hotel would be constructed in accordance with all applicable building and fire codes and
in consultation with Town officials and staff to ensure there are no safety concerns. Site access has
been evaluated in the traffic impact study and the proposed access plan has been designed to
adequately provide for the projected traffic entering and exiting the access driveway to assure the
public safety and to minimize traffic congestion. Water for fire protection would be supplied from the
same water distribution system that provides potable water. The proposed hotel would also be
provided with an automatic fire sprinkler system. Overall, the proposed hotel would not adversely
affect the safety, the health, the welfare, the comfort, the convenience or the order of the Town.
D. That the use will be in harmony with and promote the general purposes and intent of this chapter.
The proposed hotel is to be situated within the Southold Hamlet Center and in compliance with the
bulk and dimensional requirements of the HB zoning district, as well as the RR District use restrictions
for the proposed hotel. As evaluated later in this section, the proposed use is consistent with many of
the goals of the 2005 Town of Southold Hamlet Study. Upon implementation of the proposed action, it
is expected that most hotel guests would frequent the Hamlet Center businesses, taking advantage of
the hamlet’s walkability and diverse business offerings. It would be expected that the proposed hotel
would serve as a catalyst for existing businesses to extend evening operating hours and potentially
encourage the development of new businesses. These were noted goals for Southold Hamlet Center
in the 2005 Town of Southold Hamlet Study. Overall, the proposed use will be in harmony with and
promote the general purposes and intent of the chapter.
E. That the use will be compatible with its surroundings and with the character of the neighborhood and
of the community in general, particularly with regard to visibility, scale and overall appearance.
Draft Environmental Impact Statement April 2019
The Enclaves – Proposed Hotel and Restaurant Revised October 2019
56655 Main Road, Hamlet of Southold, Town of Southold, NY
_____________________________________________________________________________________________________________________________
82
The proposed hotel building would reflect the existing scale of existing buildings at the subject
property and surrounding community (i.e., low density, one-and two-story structures). The hotel
would be located towards to rear of the property where public views of the hotel use (including those
views from the National Register-eligible Glover-Hutter House) would be limited and obscured by
proposed landscaping (see photo-simulations provided as Figures 18 and 19 in Appendix A). The
proposed plan also includes the planting of substantial and mature trees along the eastern and western
property lines such that the views into the site would be limited (see photo-simulations provided as
Figures 20 through 23 in Appendix A). The proposed project would change the land use character of
the subject property from one residence to a mixed-commercial use; however, the re-use and
conversion of the existing residence to a restaurant would maintain an important historic structure
along Main Road. As evaluated herein, the proposed project is consistent with various local and state
comprehensive planning documents relevant to the hamlet and Town of Southold and the larger region
regarding preservation of existing historic character of the area. Overall, the proposed hotel will be
compatible with its surroundings and with the character of the neighborhood and of the community in
general, particularly with regard to visibility, scale and overall appearance.
F. That all proposed structures, equipment and material shall be readily accessible for fire and police
protection.
The proposed hotel would be constructed in accordance with all applicable building codes and in
consultation with Town officials and staff to ensure there are no safety concerns. Consultations were
undertaken with both the Southold Fire District and the Town of Southold Police Department. As
evaluated in Section 3.6 of this DEIS, the proposed development is not expected to adversely impact
the local police department or fire district; however, upon receipt of responses from the Southold
Town Police Department and Southold Fire District, the project sponsor would respond to any
recommendations should they be offered by either or both agencies.
G. That the proposal complies with the requirements of Chapter 236, Stormwater Management, or in the
alternative, the Zoning Board of Appeals shall condition such approval on compliance with the
requirements of Chapter 236, Stormwater Management.
An analysis of Chapter 236 is provided in Section 2.2.2 of this DEIS. Based upon the analysis, the
proposed development plans are consistent with the goals and standards set forth in Chapter 236 of
the Town Code.
Matters to be Considered – Section 280-143:
A. The character of the existing and probable development of uses in the district and the peculiar
suitability of such district for the location of any of such permitted uses.
As noted above, the proposed hotel building would reflect the existing scale of existing buildings at the
subject property and surrounding community (i.e., low density, one- and two-story structures). Public
views of the hotel use would be limited and obscured by proposed landscaping (see Figures 18 through
23 in Appendix A). The proposed project would change the land use character of the subject property
from one residence to a mixed-commercial use. However, as evaluated herein, the proposed project is
consistent with various local and state comprehensive planning documents relevant to the hamlet and
Draft Environmental Impact Statement April 2019
The Enclaves – Proposed Hotel and Restaurant Revised October 2019
56655 Main Road, Hamlet of Southold, Town of Southold, NY
_____________________________________________________________________________________________________________________________
83
Town of Southold and the larger region regarding preservation of existing historic character of the
area.
B. The conservation of property values and the encouragement of the most appropriate uses of land.
Based on an assessment provided by the Board of Assessors, there would be an increase in tax revenue
to various taxing jurisdictions, including (but not limited to) Suffolk County, the Town of Southold, and
the local fire protection and school districts. Pursuant to information provided by the Town of
Southold Board of Assessors, under the proposed development (including the restaurant), the subject
property would generate approximately $123,482 in total tax revenue to various applicable taxing
jurisdictions as described above, based on 2018-19 Town of Southold tax rates (see Appendix G).
Regarding the appropriateness of the use, the existing residence was formerly used as a bed and
breakfast. This structure would be converted to a restaurant, maintaining its existing character while
providing for a use that is consistent with similar uses in the hamlet center. The proposed hotel to be
situated in the rear of the property includes 44 rooms, which are intended to meet an existing demand.
Upon implementation of the proposed action, it is expected that most visitors would frequent the
Hamlet Center businesses, taking advantage of the hamlet’s walkability and diverse business offerings.
It would be expected that the proposed hotel would serve as a catalyst for existing businesses to extend
evening operating hours and potentially encourage the development of new businesses. These were
noted goals for Southold Hamlet Center in the 2005 Town of Southold Hamlet Study.
C. The effect that the location of the proposed use and the location that entrances and exits may have
upon the creation or undue increase of vehicular traffic congestion on public streets, highways or
sidewalks to assure the public safety.
The subject property currently includes full access to Main Road via one driveway. The proposed
access plan would improve this condition by splitting access for entering and exiting vehicles. An
entrance only driveway would be placed on the easterly side of the frontage on Main Road and an exit
only drive would be placed on the western side of the front on Main Road opposite the existing 7-11
driveway located on the south side of Main Road. The proposed access plan was designed to provide
safe and efficient access for both patrons and employees of the proposed project.
D. The availability of adequate and proper public or private water supply and facilities for the treatment,
removal or discharge of sewage, refuse or other effluent (whether liquid, solid, gaseous or otherwise) that
may be caused or created by or as a result of the use.
Consultations were undertaken with the SCWA and service availability has been confirmed. The
proposed action includes the construction of a sewage treatment plant to accommodate the total
demand from the restaurant and hotel uses. As evaluated in the Section 2.2 of this DEIS, there are no
significant adverse impacts expected to occur from the STP. Of importance is that the nitrogen load
from wastewater from the proposed development would be approximately 80 lbs. per year less than
that of an “as-of-right” development, due to the presence of the proposed STP, which would not be
required in the as-of-right development. This reduction will improve the overall groundwater and
surface water quality over an as-of-right development.
Draft Environmental Impact Statement April 2019
The Enclaves – Proposed Hotel and Restaurant Revised October 2019
56655 Main Road, Hamlet of Southold, Town of Southold, NY
_____________________________________________________________________________________________________________________________
84
All solid waste from the proposed development would be collected and disposed of by a licensed
private carter. Recycling on the property would be implemented with separate trash receptacles;
however, recycling methods (single-stream or dual-stream) would be determined by the carter
contracted to collect and dispose of the on-site trash. As part of the proposed project, best
management practices for reduction in solid waste generation and product selection would be
incorporated into the business plans. All trash enclosures (i.e., central dumpster areas for the
restaurant and hotel) would be screened with vegetation and pick-ups would be scheduled to
eliminate wastes being held for a long duration. This schedule would be developed with the collector
and would be undertaken to prevent the potential for odors to develop near the trash enclosures.
E. Whether the use or the materials incidental thereto or produced thereby may give off obnoxious gases,
odors, smoke or soot.
The potential for odors to be generated from the on-site wastewater treatment and disposal are
addressed in the design of the overall system. As indicated in Section 3.2.2 of this DEIS, the proposed
STP would be equipped with a dual canister carbon-based odor control system connected to the
treatment tanks, pump station, splitter box and influent screen. As such, odors would be controlled
thus resulting in no adverse impacts to the neighboring properties.
The potential exists for odors from the trash receptacles. To prevent odors, trash pick-ups would be
scheduled to eliminate wastes being held for a long duration. This schedule would be developed with
the collector and would be undertaken to prevent the potential for odors to develop near the trash
enclosures. Based on the above, the proposed action is not expected to generate any odors that would
adversely impact the surrounding area.
F. Whether the use will cause disturbing emissions of electrical discharges, dust, light, vibration or noise.
The proposed hotel will not cause disturbing emissions of electrical discharges. Dust would be
expected during construction, which would be a temporary impact, and controlled through a dust
control plan (see Sections 2.1.2 and 3.6.2 of this DEIs for more information). The proposed site lighting
would consist of light poles and building fixtures. Each lamp pole would include a LED shielded fixture
such that all light would be directed downwards with no upward glare. A photometric analysis of each
proposed pole was performed and is illustrated on the Site Lighting and Details Plan. As indicated in
the photometric analysis, there would be no off-site lighting impacts from any of the light poles
proposed. Regarding building fixtures, fixed lighting would be installed on the proposed hotel building
and restaurant. To mitigate light trespass and glare, all lighting would be shielded and directed
downwards, at an intensity compliant with Chapter 172 of the Town Code (Outdoor Lighting).
A noise analysis was performed and based on extensive acoustic readings and related analysis, there
is no impact expected for the nearby commercial and residential receivers during typical operation of
the proposed hotel (and restaurant). During special events, there have been mitigation measures
identified to address the potential increase in noise levels and such mitigation would be implemented.
Further discussion is included in Sections 3.4.2 and 3.4.3 of this DEIS.
Draft Environmental Impact Statement April 2019
The Enclaves – Proposed Hotel and Restaurant Revised October 2019
56655 Main Road, Hamlet of Southold, Town of Southold, NY
_____________________________________________________________________________________________________________________________
85
G. Whether the operation in pursuance of the use will cause undue interference with the orderly
enjoyment by the public of parking or of recreational facilities, if existing or if proposed by the Town or
by other competent governmental agencies.
In order to maximize the sight distance available to vehicles exiting the subject site, it is recommended
the parking be restricted on the north side of Main Road (Route 25) along the entire frontage of the
site. Overflow parking has been incorporated into the site plan in anticipation of special events held
at the hotel and such overflow areas would accommodate the demand. There is no impact to
recreational facilities.
H. The necessity for bituminous-surfaced space for purposes of off-street parking of vehicles incidental to
the use and whether such space is reasonably adequate and appropriate and can be furnished by the
owner of the plot sought to be used within or adjacent to the plot wherein the use shall be located.
Pursuant to §280-78 of the Town Zoning Code, the required parking is one space for each guest room
and one for each employee or one space per guest room, whichever is greater. Based upon these
requirements, the proposed 44-unit hotel with 12 employees would require 56 spaces. The proposed
design includes a dedicated 96-space parking area, including four ADA spaces. An additional 24 grass
spaces are also provided as overflow parking.
I. Whether a hazard to life, limb or property because of fire, flood, erosion or panic may be created by
reason of or as a result of the use or by the structures to be used therefor or by the inaccessibility of the
property or structures thereon for the convenient entry and operation of fire and other emergency
apparatus or by the undue concentration or assemblage of persons upon such plot.
The proposed hotel is of small-scale (44 rooms) and is not to create a hazard to life, limb or property
because fire, flood, erosion or panic.
J. Whether the use or the structures to be used therefor will cause an overcrowding of land or undue
concentration of population.
The proposed hotel is not expected to introduce an overcrowding of land or undue concentration of
people. The proposed hotel would operate year-round, with hours of operation consistent with these
types of uses. The project sponsor anticipates hosting special events approximately eight to 12 times
per year and such events would likely consist of weddings, fundraising events or other small private
gatherings. It is envisioned that such events would be hosted on the lawn area adjacent to the
proposed pond. Overflow parking has been incorporated into the site plan to accommodate the
demand during such events.
K. Whether the plot area is sufficient, appropriate and adequate for the use and the reasonably
anticipated operation and expansion thereof.
As indicated in earlier, the proposed plan, inclusive of the restaurant, exceeds the minimum landscape
area requirement (i.e., minimum: 25%, proposed: 58.62%) and is significantly under the maximum lot
coverage permitted for the HB Zoning District (i.e., maximum: 40%, proposed: 16.3%). The proposed
Draft Environmental Impact Statement April 2019
The Enclaves – Proposed Hotel and Restaurant Revised October 2019
56655 Main Road, Hamlet of Southold, Town of Southold, NY
_____________________________________________________________________________________________________________________________
86
development also provides for significantly greater setbacks such that there would be adequate
buffering from the adjacent properties. The proposed setbacks for the hotel include:
Front yard – Minimum: 15 feet; Provided: 223’-1”
Side yard – Minimum: 10 feet; Provided: 32 feet (east) / 48’-8” (west)
Both side yards – Minimum: 25 feet; Provided: 80’-8” feet
Rear yard – Minimum: 25 feet; Provided: 153’-10” feet (Cottage 4) / 218’-1” (Hotel Building)
The subject property is located within the Southold Hamlet Center, a corridor that contains commercial
and retail uses. The proposed hotel development would be in-scale with existing development of the
hamlet and would be visually obscured by existing development and vegetation (existing to remain
and proposed supplemental landscaping), such that it would not visually contrast with the existing
built environment. The project sponsor envisions locally crafted sculptures on the lawn area,
combined with a proposed reflection pond. Interior artwork on display would highlight the history of
Southold and the east end of Long Island. The project sponsor would also consider making local
historic information readily available to its guests.
The proposed action also includes the installation of a sewage treatment plant to accommodate sewage
flow demands. As compared to an as-of-right development utilizing conventional sanitary systems
(see Sections 2.2.2 and 5.2 of this DEIS), the proposed STP provides for a development with less
nitrogen loading (i.e., the proposed STP results in approximately 430.7 lbs. /yr less nitrogen than if the
property were developed as-of-right with conventional subsurface sanitary systems).
L. Whether the use to be operated is unreasonably near to a church, school, theater, recreational area or
other place of public assembly.
The proposed use would not affect uses of public assembly, such as a church, school, theater or
recreational area.
M. Whether the site of the proposed use is particularly suitable for such use.
The existing residence on Main Road was formerly a bed and breakfast and is now used for residential
purpose pending the overall redevelopment of the site. The new hotel intends to meet an existing
demand, as explained above and in the Market Study in Appendix G. Upon implementation of the
proposed action, it is expected that most visitors would frequent the Hamlet Center businesses, taking
advantage of the hamlet’s walkability and diverse business offerings. It would be expected that the
proposed hotel would serve as a catalyst for existing businesses to extend evening operating hours
and potentially encourage the development of new businesses. These were noted goals for Southold
Hamlet Center in the 2005 Town of Southold Hamlet Study. Also, the proposed use is not projected to
result in any significant adverse traffic or noise impacts, as evaluated in Sections 3.2 and 3.4 of this
DEIS. For special events, mitigation would be undertaken to prevent any nuisances associated with
noise or traffic, both of which are evaluated in their respective sections herein. The proposed hotel
development would also be in-scale with existing development within the hamlet; however, it would
be largely hidden by the proposed restaurant and landscaping, such that it would not significantly alter
the viewshed.
Draft Environmental Impact Statement April 2019
The Enclaves – Proposed Hotel and Restaurant Revised October 2019
56655 Main Road, Hamlet of Southold, Town of Southold, NY
_____________________________________________________________________________________________________________________________
87
N. Whether adequate buffer yards and screening can and will be provided to protect adjacent properties
and land uses from possible detrimental impacts of the proposed use.
As indicated above, the proposed development provides for significantly greater setbacks than
required in the HB Zoning District, including the following:
Front yard – Minimum: 15 feet; Provided: 17.16 feet
Side yard – Minimum: 10 feet; Provided: 32 feet
Both side yards – Minimum: 25 feet; Provided: 80.66 feet
Rear yard – Minimum: 25 feet; Provided: 153.83 feet
Accordingly, there would be adequate buffering from the adjacent properties. Also, the proposed
landscaping plan for the subject property would create a visually pleasing setting within the site
interior, while views from the roadway and surrounding properties would be largely obscured. The
proposed plan includes retaining select trees, grass seeding and the planting of native species and
ornamental species that are suitably adapted to the site conditions to limit or preclude the need for
fertilizers and pesticides.
O. Whether adequate provision can and will be made for the collection and disposal of stormwater runoff,
sewage, refuse and other liquid, solid or gaseous waste which the proposed use will generate.
The proposed application has considered stormwater runoff, sewage, and refuse, as evaluated in this
DEIS. All stormwater would be contained on-site and a stormwater management plan has been
prepared. Refuse generated on-site would be handled by private carters, contracted by the ownership
of the hotel (and restaurant). All sewage would be discharged to an on-site STP located in the rear of
the property with no adverse impacts pursuant to the evaluations contained herein.
P. Whether the natural characteristics of the site are such that the proposed use may be introduced there
without undue disturbance or disruption of important natural features, systems or processes and without
risk of pollution to groundwater and surface waters on and off the site.
Extensive analyses of the potential impacts to groundwater, surface water, as well as ecological
resources were undertaken in this DEIS. No significant adverse impacts to either of said resources
would be expected upon implementation of the proposed action.
Article XX. Landscaping, Screening and Buffer Regulations
Article XX of the Town Zoning Code sets forth standards for landscaping, screening and buffers.
Pursuant to §280-91, these standards “…intended to enhance the appearance and natural beauty of
the Town and to protect property values through preservation and planting of vegetation, screening
and landscaping material. Specifically, these standards are intended to enhance the appearance of
major travel corridors and business areas; to reduce excessive heat, glare and accumulation of dust; to
provide privacy from noise and visual intrusion; and to prevent the erosion of the soil, excessive runoff
of drainage water and the consequent depletion of the groundwater table and the pollution of water
bodies.” Relevant to the proposed action, Article XX sets forth general requirements for plantings, as
well as front landscaped areas, transition buffer areas and landscaped parking areas.
Draft Environmental Impact Statement April 2019
The Enclaves – Proposed Hotel and Restaurant Revised October 2019
56655 Main Road, Hamlet of Southold, Town of Southold, NY
_____________________________________________________________________________________________________________________________
88
General Requirements, §280-92:
Section 280-92(A)-(F) sets forth provisions that apply to any use in all zoning districts. Such
provisions are included below and a description of the proposed plan as it relates to said provision
follows.
A. Landscaping, trees and plants required by these regulations shall be planted in a growing
condition according to accepted horticultural practices, and they shall be maintained in a
healthy growing condition…
B. A screening fence or wall required by these regulations shall be maintained by the property
owner in good condition throughout the period of the use of the lot…
C. All landscaping, trees and planting material adjacent to parking areas, loading areas or
driveways shall be properly protected from vehicular damage by barriers, curbs or other means.
D. To the extent possible, existing trees, vegetation and unique site features, such as stone walls,
shall be retained and protected. Existing healthy, mature trees, if properly located, shall be fully
credited against the requirements of these regulations.
E. Where lot size and shape or existing structures do not make it feasible to comply with the
requirements for a front landscaped area or landscaped parking area, the Planning Board may
approve planters, plant boxes or pots containing trees, shrubs and/or flowers to comply with the
intent of these regulations.
F. In cases where the edge of the pavement within a public right-of-way does not coincide with the
front lot line, the property owner shall landscape the area between the front lot line and the edge
of the street pavement.
As included on the Proposed Landscape Plan,
All plants shall meet or exceed the minimum requirements as noted in the latest edition of the
American Standard for Nursery Stock by the American Association of Nurserymen, ANSI
Z60.1.
All plantings would be staked-out for the landscape architect's approval prior to the beginning
work.
All trees would be located be located to a minimum of five-feet from underground utilities and
a minimum of 20-feet to overhead utilities.
Trees would be placed on undisturbed earth and backfill would contain at least 50 percent of
the soil taken out of the planting hole, to promote growth in the surrounding soil. All beds
would be mulched with four inches of fine shredded bark mulch and kept away from the
immediate base of trees and shrubs. All landscaping would be maintained in healthy and
vigorous growing condition. In the event plants fail, they would be replaced with plants of
Draft Environmental Impact Statement April 2019
The Enclaves – Proposed Hotel and Restaurant Revised October 2019
56655 Main Road, Hamlet of Southold, Town of Southold, NY
_____________________________________________________________________________________________________________________________
89
comparable size and type at the beginning of the next growing season to maintain plant
densities and species mix.
Planting of deciduous trees and shrubs shall occur between April 1 to June 1 and October 15
to December 15. Planting of evergreen trees and shrubs shall occur between April 1 to June 1
and September 1 to November 15. If planting and/or seeding is impractical due to time of
year, temporary mulch would be applied until favorable weather conditions permit
germination and growth, but no more than six months after project completion.
All planting beds would be cultivated to a depth of eight inches and raked to remove sod
clumps, weeds, stones and other foreign material exceeding two inches in diameter.
Immediately after planting, deciduous trees trunks would be wrapped from base to first limb
with four-inch wide bituminous impregnated, insect resistant tape or paper manufactured for
that purpose. The trunk wrap would be removed one year after planting.
Upon completion of landscaping work, all excess soil, debris, etc. would be removed from the
site. The site shall be irrigated. Sprinkler heads and plumbing fixtures shall not encroach upon
any rights-of-way of the Town of Southold.
Front Landscaped Area, §280-93:
Pursuant to §280-93(B), “[a] front landscaped area shall be required for all uses in all zoning districts.
The required landscaped area shall be covered with grass or other ground cover and shall include
appropriate trees and shrubs. As a minimum, in all nonresidential districts and in the Hamlet Density
Residential and R-40 Low-Density Residential Districts, one shade tree having a caliper of two inches
shall be planted within the front landscaped area for each 40 feet or fraction thereof of lot frontage.
The purpose of the landscaping is to enhance the appearance of the use on the lot but not to screen the
use from view.” Relevant to the proposed action, a landscaped area of five feet wide abutting the front
of the building is required in the Hamlet Business District. As indicated on the Proposed Landscape
Plan in Appendix C of this DEIS, the proposed action includes a landscaping along the Main Road
frontage. Such plantings include Parsons Juniper, Red Maple, Leyland cypress, and Red Flowering
Dogwoods. Also, the proposed plan includes an eight-foot hedge row (Northern Privet) along the
interior east-west roadway serving as a separation between the proposed restaurant and hotel area.
To the north of the hedgerow, an open grass area and pond are proposed. Existing trees, such as
Norway maple (Acer platanoides), sycamore maple (Acer pseudoplatanus), box elder (Acer negundo),
black cherry (Prunus serotina), black walnut (Juglans nigra), and white mulberry (Morus alba), located
in the southwestern corner of the property would be incorporated into the site landscaping within the
proposed lawn/sculpture garden to the south of the proposed hotel, within the 10-ft side yard setback,
and adjacent to the proposed driveway and parking.
Transition Buffer Area, §280-94:
Pursuant to §280-94, “[t]he purpose of the transition buffer area is to provide privacy from noise,
headlight glare and visual intrusion to residential dwellings. A buffer area shall be required along all
boundaries of a nonresidential lot abutting any lot in a residential district.” Relevant to the proposed
action, §280-94 (B)(1) sets forth a minimum buffer area of 15 feet for the Hamlet Business District. As
Draft Environmental Impact Statement April 2019
The Enclaves – Proposed Hotel and Restaurant Revised October 2019
56655 Main Road, Hamlet of Southold, Town of Southold, NY
_____________________________________________________________________________________________________________________________
90
indicated on the Proposed Landscape Plan in Appendix C of this DEIS, the proposed action includes
landscaped buffers along the eastern property line, which abuts residential properties. Specifically,
Leyland Cypress would be planted to provide natural privacy screening. Existing trees, such as Norway
maple (Acer platanoides), sycamore maple (Acer pseudoplatanus), box elder (Acer negundo), black
cherry (Prunus serotina), black walnut (Juglans nigra), and white mulberry (Morus alba), located in the
southwestern corner of the property would be incorporated into the site landscaping within the
proposed lawn/sculpture garden to the south of the proposed hotel, within the 10-ft side yard setback,
and adjacent to the proposed driveway and parking.
Section 280-94 C. requires that the buffer area be “…of evergreen planting of such type, height, spacing
and arrangement as, in the judgment of the Planning Board, will effectively screen the activity on the
lot from the neighboring residential area. As a minimum, the planting shall consist of a double row of
trees six feet in height planted at intervals of 10 feet on center. Nonevergreen planting may be included
to supplement evergreen planting, but not to take its place.” The proposed Leyland Cypress evergreen
screening along the eastern side of the property would primarily utilize a double row of 14-to-16-foot
tall mature Leyland Cypress, spaced eight-feet on center to screen the proposed development from the
neighboring residential area. The double row of screening would be utilized for the majority of the
eastern property line with the exception of the area along the driveway entrance, near the restaurant.
In this area, the evergreen screening would be a single row of 14-to-16-foot tall Leyland Cypress
planted eight feet on center. The use of the mature Leyland Cypress on this side in both the single and
double row configuration aims to provide immediate screening of the proposed action. While the
single row of plantings does not comply with Section 280-94C, the use of the mature Leyland Cypress
and the reduced spacing would provide a denser and immediate buffer, therefore complying with the
intent of the code to provide privacy from noise, glare and visual intrusion. The impact of the proposed
evergreen screening is illustrated in the renderings of the proposal (see Figures 20 through 23 in
Appendix A).
Section 280-94 D. allows for the use of a “landscaped earthen berm, wall or fence of a location, height,
design and materials approved by the Planning Board…for any portion of the required planting and/or
buffer area.” The proposed action includes new plantings and retaining existing trees for vegetative
screening. The evergreen screening on the west side of the lot would utilize a double row of eight-to-
10-foot tall Leyland Cypress, where possible. Where a double row is not possible, such as areas near
the parking lot, a single row of plantings will be utilized. Again, the spacing would be reduced to eight-
foot on center and the use of more mature trees would allow for more immediate screening of the
proposed action, thus providing privacy and protection from noise, glare, and visual intrusion. The
proposed evergreen screens, along with preserving some of the existing trees, allows the proposed
action to comply with Section 280-94D of the Town Code.
Landscaped Parking Area, §280-95:
In addition to the above front landscaped area and transition buffer area requirements, Article XX of
the Town Zoning Code sets forth standards for landscaping in parking areas. Pursuant to §280-95(A),
“[a]ll uses required to provide 20 or more off-street parking spaces shall have at least 10 square feet
of interior landscaping within the paved portion of the parking area for each parking space and at least
one tree with a two-inch caliper for every 10 parking spaces or fraction thereof. Each separate
landscaped area shall contain a minimum of 100 square feet, shall have a minimum dimension of at
Draft Environmental Impact Statement April 2019
The Enclaves – Proposed Hotel and Restaurant Revised October 2019
56655 Main Road, Hamlet of Southold, Town of Southold, NY
_____________________________________________________________________________________________________________________________
91
least eight feet, shall be planted with grass or shrubs and shall include at least one tree of not less than
two-inch caliper.” The Proposed Landscape Plan includes the planting of trees, shrubs and ground
cover within the internal parking areas, in accordance with said requirement.
Section 280-95(B) requires that “[a] landscaped area shall be provided along the perimeter of any
parking area except that portion of the parking area which provides access to a street or parking facility
on an adjacent lot. Accessways to adjacent lots shall not exceed 24 feet in width and shall not exceed
two in number for each purpose. The landscaped area shall have a minimum dimension of four feet,
shall be planted with grass or shrubs and shall include at least one tree of not less than two-inch caliper
for every 40 feet along the perimeter of the parking area. In cases where the parking area adjoins a
public sidewalk, the required landscaped area shall be extended to the edge of the sidewalk.” As
indicated on the Proposed Landscape Plan, the proposed planting areas comply with the
aforementioned requirement.
Finally, §280-95(C) requires that tree types used in parking lots “…shall include honey locust, pine, oak
or other similar fast-growing, hardy varieties or existing trees where appropriately located.” The
Proposed Landscape Plan includes the planting of Red Flowering Dogwood and Red Maples,
interspersed with existing trees to remain (including Norway maple, sycamore maple, and black
cherry).
Consistency with Relevant Planning Documents
2005 Town of Southold Hamlet Study
Southold Hamlet Vision
As indicated in Section 3.1.1 of this DEIS, the vision for the Southold Hamlet is comprised of several
fundamental components. The following statements were identified as relevant to proposed project
(in italics) and an assessment of the proposed project’s conformance with each statement follows.
While clearly the Town’s primary commercial hub, the scale and character of the Hamlet Center’s
commercial activity must take place within a small-scale context that is in keeping with the Hamlet’s
traditional and historic setting. (pg. S-2)
The proposed project includes the conversion of the existing residential structure (visible from
NYS Route 25 / Main Road) into a 74-seat sit-down restaurant and two-story, 40-unit hotel with
four detached cottages and associated amenities (e.g., swimming pool and lounge areas). The
reuse of the existing residential structure would preserve and reinforce the existing character of
the hamlet of Southold, while the proposed height of the new hotel building (i.e., two-stories / 32.9
feet) is consistent with existing development height in the Hamlet Center. The proposed
renovation and re-use was evaluated by the State Historic Preservation Office and has been
determined to have no adverse effect on the historic structure (see Section 3.5.2).
It is noted that the proposed hotel use is permitted via a special exception use permit and an
analysis of the general standards and matters to be considered by the ZBA in the granting of such
permit was provided earlier in this section. In order to better integrate the proposed hotel use
Draft Environmental Impact Statement April 2019
The Enclaves – Proposed Hotel and Restaurant Revised October 2019
56655 Main Road, Hamlet of Southold, Town of Southold, NY
_____________________________________________________________________________________________________________________________
92
into the existing built character of the hamlet, the hotel development would be largely obscured
by the existing residential structure, existing vegetation, and proposed supplemental landscaping
(including trees and other shrubbery) particularly along the eastern and western borders. As
indicated in the photo-simulations provided in Figures 18 and 19 in Appendix A, the only portion
of the hotel building that would be visible from Main Road is the Period-style stone “barn” which
anchors the southeast corner of the building. Further, as indicated in Figures 20 through 23 in
Appendix A, views from the adjoining properties would be obscured by the proposed plantings.
As such, the aesthetics of the new hotel development would not negatively contrast with views of
existing, historic development in the Hamlet Center.
Southold’s historic character is also a vital aspect of the area’s “sense of place” and should be
preserved, protected, and reinforced. (pg. S-2)
The existing residential structure on Main Road would remain, but is proposed to be re-used for a
sit-down restaurant. The proposed design of the restaurant includes retaining many of the historic
elements of the building, while also considering certain period elements where spaces are to be
adapted for the new restaurant use (see Section 3.5.2 of this DEIS for further discussion on the
historic review of the proposed restaurant). The proposed hotel development would be in-scale
with surrounding development in the hamlet but would also be largely hidden by the restaurant
and vegetation. The project sponsor envisions locally crafted sculptures on the lawn area,
combined with a proposed reflection pond. Interior artwork on display would highlight the
history of Southold and the east end of Long Island. The project sponsor would also consider
making local historic information readily available to its guests. The proposed hotel is envisioned
as a use integrated into the community and its appearance, local art and offerings (e.g., art display
areas) would reflect this intent by the project sponsor.
Large-scale commercial development is clearly inconsistent with the Hamlet Center’s character.
Large-scale in this context not only refers to the square footage of a given facility, but also the
intensity of use, the volume of traffic generated, the nature of the intended market (i.e., targeting a
larger market, and not simply the hamlet itself), the extent of site improvements, like off-street
parking lots or sewage disposal systems, etc. (pg. S-2)
The proposed development would realize new, small-scale commercial uses within the Hamlet
Center, including renovating and repurposing existing structures reflective of the Hamlet Center’s
character and scale as well as new construction that, as previously discussed, is consistent with
the existing scale of the surrounding community. Also, as indicated in this Section, the proposed
action would comply with the area and bulk regulations for motel and hotel uses set forth in § 280-
35B(4) of the Resort Residential (RR) District in the Town of Southold Zoning Code. The proposed
hotel would serve an existing demand and would capture those visitors who currently now opt for
day trips. As evaluated in the Section 2.2.2 of this DEIS, while the proposed action includes the
construction of a STP, it has beneficial impacts in terms of reduced nitrogen loading and would be
equipped with an odor control system such that no nuisance odors would be generated.
Southold Hamlet Strengths and Weaknesses
As part of the strengths/weaknesses evaluation, goals were set forth in larger components with an
action assigned to each: preserve, add, remove or prohibit. Such components included Quality of Life,
Draft Environmental Impact Statement April 2019
The Enclaves – Proposed Hotel and Restaurant Revised October 2019
56655 Main Road, Hamlet of Southold, Town of Southold, NY
_____________________________________________________________________________________________________________________________
93
Location, Central Business District, Traffic/Transportation, Economics, Infrastructure and
Regulations. Specific approaches to these strengths and weaknesses relevant to the proposed project
were included in Table 12 and those that are relevant to the proposed action are discussed below.
Quality of Life: Control tourism so it does not overwhelm the quality of life of year-round residents
(Add)
The proposed project would develop a small-scale restaurant and hotel use that respects the existing
scale and character of the surrounding community, as well as preserve and enhance the quality of life
found within the Hamlet of Southold. The proposed hotel is expected to meet an existing demand by
capturing those visitors who currently opt for day trips to Southold Town.
Central Business District: Diverse stores (Preserve and Add)
The addition of a hotel use at the subject property would enhance business diversity within the Hamlet
Center. Further, the proposed restaurant use would complement other food-related businesses in the
hamlet by diversifying cuisine options.
Central Business District: Local businesses with local owners (Preserve and Add)
Upon completion of the proposed project, both the subject property and the hotel and restaurant uses
would be owned and controlled by a local resident and business owner. Further, the proposed uses
would be expected to be largely staffed by local residents.
Economics: Summer crowds (bring $) (Preserve)
Based upon the market study prepared for the proposed action (see the July 2015 HVS Proposed
Boutique Hotel and Spa Market Study Results Report in Appendix G of this DEIS), the proposed
development is projected to generate between $3.5 and $5.4 million in annual revenue between the
proposed hotel rooms, food and beverage services, spa, and other services, with net income ranging
from $1.7 to $2.9 million after operational expenses. The restaurant would seek to capture those
already visiting the local area, as well as hotel guests.
Economics: Increasing property values (Preserve)
Upon implementation of the proposed action, the renovation of existing residential use to a restaurant
use and development of the remaining property as a boutique hotel with associated amenities and
utilities would increase the property value of the subject property and surrounding properties as well.
As previous discussed, the projected assessed value of the subject property under the proposed
development is $91,700. As indicated in Table 13 of this DEIS, the proposed development would
generate significant annual tax revenue to various taxing jurisdictions upon its completion. This
includes approximately $1,757 to Suffolk County, $28,888 to the Town of Southold, $79,402 to the
Southold Union Free School District, $5,782 to the Southold Fire District, and $1,698 to the local solid
waste district. Overall, the proposed development is projected to generate $123,482 dollars in total
Draft Environmental Impact Statement April 2019
The Enclaves – Proposed Hotel and Restaurant Revised October 2019
56655 Main Road, Hamlet of Southold, Town of Southold, NY
_____________________________________________________________________________________________________________________________
94
tax revenue. As such, property values would be preserved and enhanced under implementation of the
proposed action.
Economics: Decent jobs for young people (Add)
The proposed restaurant and hotel uses would provide a number of employment opportunities for
local youths, including management, maintenance, and food service-related positions, among others.
As shown above in Table 14, the proposed restaurant and hotel uses are projected to generate
approximately 10 and 43 employees, respectively, for a total of 53 jobs.
Economics: Opportunities for new businesses (Add)
The proposed project would redevelop an underutilized parcel within the hamlet center with uses
that are complimentary to the hamlet and the overall Town. The proposed restaurant and hotel would
be new business uses at the subject property, although the site was used in a similar fashion as a bed
and breakfast in the past.
Economics: Store hours (Add)
The Hamlet Study indicated that stakeholders thought the lack of evening vibrancy was a weakness
within the hamlet. The proposed restaurant would increase evening dining options while the
proposed hotel would attract visitors that would seek out area shops and businesses within walking
distance of the hotel. It would be expected that the proposed hotel would serve as a catalyst for
existing businesses to extend evening operating hours and potentially encourage the development of
new businesses.
Specific Hamlet Improvement Project Recommendations
The 2005 Hamlet Study developed specific recommendations for the Southold Hamlet Center, which
reflect stakeholder consensus about future development within the hamlet. Relevant
recommendations are discussed below, including the proposed project’s conformance with said
recommendations.
Human Scale: Southold’s Hamlet Center covers a large spatial area…Commercial sprawl
must be prohibited and an emphasis must be placed on fostering a human scale that
encourages pedestrian activity and discourages unnecessary vehicle trips. (p. S-5)
The proposed hotel is expected to bring positive impacts to the existing businesses within the
hamlet. Its location promotes guests to walk the hamlet. Bicycles would be considered for
hotel guests to promote guests to experience the hamlet center, as opposed to visitors who
would drive-through the hamlet with the potential to stop at one shop or restaurant.
Human Scale: Even though the Hamlet Center stretches out a significant distance along
Route 25, it retains a comfortable human scale due to the abundance and diversity of small
shops along the Main Road. The eclectic mix of businesses must be encouraged and
preserved. (pg. S-5)
Draft Environmental Impact Statement April 2019
The Enclaves – Proposed Hotel and Restaurant Revised October 2019
56655 Main Road, Hamlet of Southold, Town of Southold, NY
_____________________________________________________________________________________________________________________________
95
The proposed project would reuse the existing residential structure and construct a new hotel
(with associated amenities and infrastructure), both of which would reflect the human-scale
nature of the hamlet. Further, the proposed commercial uses would preserve and enhance
the business diversity found in the area.
Streetscape: One of the most visually disruptive elements of the existing streetscape are the
presence of overhead utility lines. Existing overhead utility lines in the Hamlet Center should
be placed underground. All new development must install all new utilities underground. (pg.
S-5)
All proposed utility lines would be placed underground.
Building Design: Diversity in building design adds a degree of excitement and uniqueness to
the Hamlet Center, and it is encouraged. This diversity, however, must not jeopardize the
area’s historic character or resources. (pg. S-6)
The proposed project would reuse the existing residential structure, fronting along Main
Road, which would preserve and reinforce the area’s historic character and resource. The
proposed hotel building (and associated amenities / infrastructure) would be constructed at
a scale consistent with the existing character of the Hamlet of Southold.
The existing single-family residence has been determined to be eligible for inclusion on the
State and National Registers of Historic Places due its distinct architectural character that
embodies the larger historic aesthetic of the Hamlet and Town of Southold (see Appendix K).
As such, within the context of the 2005 Hamlet Study, the proposed action represents an
opportunity to simultaneously reinforce the existing character of the Hamlet of Southold while
also helping to realize community visions for the Hamlet. The applicant and architect would
work to preserve the exterior and interior historic elements of the residential building and
OPRHP has determined the proposed plan to have no adverse impact on the historic structure.
Behind the restaurant and its supporting parking area, a substantial hedgerow would be
planted. The hotel building itself will be set back from this hedge buffer to provide an
approximately 3/4 acre lawn area, which will be used to display sculpture from local artists
on a rotating basis, as you approach the hotel entrance. As indicated in the photo-simulations
(Figures 18 and 19 in Appendix A), the only portion of the building which will be visible from
the Main Road is the Period-style stone “barn” which anchors the southeast corner of the
building. Its design includes a Ludowici clay tile roof and local stone veneer. To the west of
this area is a one-story reception and lobby, as well as a deck floating above a small reflection
pond on the south side of the lobby, overlooking the lawn area. To the north is the 40 room,
two-story flat roofed structure, which will be a low-rise element and well hidden from view
by the anchoring stone barn. Stylistically, the design will introduce the “wings” which extend
from the period barn, as more contemporary structures juxtaposed against the barn.
The north wing of the hotel would effectively screen and buffer the adjacent residential
properties to the east from the activities on the west side of the hotel around the pool and pool
terraces. In addition, the east facade of the building will feature mirrored glass to reflect the
dense evergreen screening intended to be installed to have minimal visual impact on these
Draft Environmental Impact Statement April 2019
The Enclaves – Proposed Hotel and Restaurant Revised October 2019
56655 Main Road, Hamlet of Southold, Town of Southold, NY
_____________________________________________________________________________________________________________________________
96
properties. To the north, the four cottages screen the overflow parking lot as well as the
neighboring LIRR tracks. Renderings of the proposed hotel are also provided in Appendix D.
Overall, the proposed design would complement the uses within the hamlet center, with no
impact to the historic character or resources.
Enterprise: Permitted uses should accommodate businesses that support the unique
interests of residents living on the East End, not up-Island trends and marketing approaches.
The use categories of the zoning ordinance must be revised and refined to take into account
the universe of potential uses that are bearing down on Southold. (pg. S-9)
The hotel component of the proposed application would support the already operating local
businesses and industries (e.g., wineries, farm stands, fall festivals, hamlet restaurants and
shops, etc.). Such businesses and industries market to and to some extent, dependent upon
the “up-Island” or other visitors. As indicated in the Market Study (Appendix G), the proposed
hotel would meet an existing demand. Rather visitors travel by car for “day trips,” the
proposed hotel would allow for guests to overnight for one or several days. Upon
implementation of the proposed action, it is expected that most visitors would frequent the
Hamlet Center businesses, taking advantage of the hamlet’s walkability and diverse business
offerings. The applicant would also evaluate the potential for bicycle availability at the hotel
such that guests can traverse the hamlet via bicycle. It can also be expected that guests staying
at the proposed hotel would frequent surrounding businesses via ride sharing, such as Uber,
thus removing individual vehicles while also providing a benefit to residents that may
participate in ride share employment (Uber) or local transportation companies.
Enterprise: The provision of decent, well-paying jobs for the hamlet's young people is a
serious issue. Without this employment base, young people will continue to leave the Town
for better opportunities elsewhere. This imbalance is one of the factors feeding the current
speculative and second home real estate market. (pg. S-9)
As indicated in Table 14, the proposed project is expected to generate 53 jobs between the
proposed hotel and restaurant uses. It is important to note that both the hotel and restaurant
are year-round uses, and while there may be a seasonal adjustment to staff, a large portion of
these jobs will exist in the off-season. During the off-peak season, the proposed hotel would
be marketed to attract small conferences or corporate retreats.
Enterprise: The Hamlet Center should support modest and limited business activity. Large
scale commercial activity would be inconsistent and inappropriate. Zoning controls,
including the use provisions discussed above, but also bulk, area, height, setback and density
provisions. (pg. S-9)
The proposed restaurant and hotel are not considered as large-scale commercial uses, nor was
the project envisioned as such a use. The hotel component of the proposed application is a
modest 44 rooms, which would support the already operating local businesses and industries.
It also provides for a destination for those guests who want to visit and experience Southold,
beyond the day trips that currently take place. As noted earlier in this section, the Hamlet
Study indicates a lack of evening vibrancy as a weakness within the hamlet. The proposed
Draft Environmental Impact Statement April 2019
The Enclaves – Proposed Hotel and Restaurant Revised October 2019
56655 Main Road, Hamlet of Southold, Town of Southold, NY
_____________________________________________________________________________________________________________________________
97
restaurant would increase evening dining options while the proposed hotel would attract
visitors that would seek out area shops and businesses within walking distance of the hotel.
It would be expected that the proposed hotel would serve as a catalyst for existing businesses
to extend evening operating hours and encourage the development of new businesses. The
proposed development also complies with the bulk and dimensional requirements of the
zoning district.
The Working Landscape: Preserve and support the Hamlet's traditional industries,
including the maritime industry, agriculture, and tourism. (pg. S-11)
The proposed action is expected to support the tourism industry, while also providing a new
dining option for those that live and visit the local area. The proposed hotel would support
local businesses and industries (e.g., wineries, farm stands, fall festivals, hamlet restaurants
and shops, etc.) by providing overnight accommodates for current visitors.
Historic Resources: Continue to preserve and protect the Hamlet's historically significant
landmarks and buildings. (pg. S-11)
The proposed renovations to the residence for its reuse as a restaurant includes design
mitigation that considered OPRHP’s comments from December 28, 2017 and has resulted in a
No Adverse Impact determination from OPRHP.
2007 Updates
In 2007, the Town reconvened the stakeholders “to advance the implementation of the 2005 Hamlet
Study findings to further define a vision statement for each Hamlet.”4 As part of this effort, the hamlet
stakeholders engaged their respective community to develop public consensus on prioritizing the
short and long-term planning projects, as outlined in the 2005 Hamlet Study. Status reports were
issued for two quarters: April – June 2008 and July – October 2008, and then followed by a 2008 Year-
End Report.
The improvement projects set forth in the 2008 update were primarily municipal-driven. Relevant to
the proposed commercial use were the following recommendations:
Encourage burying of overhead utility lines.
As indicated above, the proposed site plan includes the installation of subgrade utility lines.
Preserve and improve vitality of Main Street as walkable business district.
Upon implementation of the proposed action, it is expected that most visitors would frequent
the Hamlet Center businesses, taking advantage of the hamlet’s walkability and diverse
4 https://www.southoldtownny.gov/273/Hamlet-Stakeholders-Initiatives
Draft Environmental Impact Statement April 2019
The Enclaves – Proposed Hotel and Restaurant Revised October 2019
56655 Main Road, Hamlet of Southold, Town of Southold, NY
_____________________________________________________________________________________________________________________________
98
business offerings. The applicant would also evaluate the potential for bicycle availability at
the hotel such that guests can traverse the hamlet via bicycle.
Preserv [sic] and support working landscapes and traditional industries.
As indicated above, the proposed action is expected to support the tourism industry, while
also providing a new dining option for those that live and visit the local area. The proposed
hotel would support local businesses and industries (e.g., wineries, farm stands, fall festivals,
hamlet restaurants and shops, etc.) by providing overnight accommodates for current visitors.
Provide job opportunities for young people.
The proposed action would provide year-round job opportunities in both the restaurant and
hotel uses.
Scenic Southold Corridor Management Plan, 2001
As discussed in the Existing Conditions section (Section 3.1.1), NYS Route 25 (Main Road) has been
identified by the Town of Southold as a scenic corridor, and with this designation, the Town has set
forth recommendations to preserve and enhance the various elements and documented qualities of
such corridor. Of relevance to the subject property and the proposed project are a number of stated
goals and recommendations, which are discussed below.
1. Encourage a clear distinction between rural countryside and urbanized development of the
various hamlets along New York State Route 25. (p. 58)
The subject property is located within the Hamlet Center at its easternmost point and noted
in the 2005 Hamlet Study as the “largest and most commercially active business district on the
North Fork…” (pg. S-1). The project’s location within the hamlet is appropriate and consistent
with the surrounding uses.
2. In general, pedestrian comfort and convenience must remain a high priority for the Town
with any new development in the existing commercial cores. Careful attention to detail and
to infrastructure design should include facades and signage in harmony with the
neighborhood architecture to reflect a unified building character and historic ambiance
within the commercial zones. (pp. 66-7)
The proposed design is reflective of the building character and historic ambience of the
Hamlet of Southold and frontage along NYS Route 25. Signage has not yet been developed;
however, it would be designed in character and consistent with surrounding uses. Views into
the site would be obscured with landscaping, thus maintaining a similar viewshed to that
which currently exists. As such, the proposed project would preserve and enhance pedestrian
comfort and convenience within the Hamlet.
3. Overnight accommodations are an important component of Southold’s tourism industry.
There is a shortage of accommodations in peak season that should not be addressed by
Draft Environmental Impact Statement April 2019
The Enclaves – Proposed Hotel and Restaurant Revised October 2019
56655 Main Road, Hamlet of Southold, Town of Southold, NY
_____________________________________________________________________________________________________________________________
99
simply building new motels to meet the demand. To build on the image of Southold, “country
inns” and bed and breakfasts can help distribute tourists throughout the Town and draw
attention to rural and seaside features. (p. 69)
The proposed project includes the construction of a new 44-room, two-story hotel building
containing 40 individual hotel rooms and four detached cottages with associated amenities
(e.g., swimming pool and cabanas, etc.), which would be situated north of (and visually
behind) existing residential buildings at the subject property that would be renovated and
repurposed as a restaurant use. While not representative of the “country inn” or bed and
breakfast overnight accommodation formats advocated for in the Corridor Plan, the proposed
hotel development combines elements of cottage- and boutique-style hotels rather than basic
hotel / motel typology and would therefore contribute to diversity in overnight
accommodation options in the Hamlet and Town of Southold. Further, the renovated /
repurposed residential building would be the forward-facing portion of the proposed project,
such that the publicly visible aspect of the subject property from NYS Route 25 would be
reflective of the built character and historic ambience of the Hamlet of Southold.
Long Island North Shore Heritage Area Management Plan, 2005
As stated in the Heritage Plan, the management element of the Heritage Plan “provides a system to
guide preservation and revitalization” (pg. 35). Recommendations and goals of the management plan
relevant to the subject property and proposed action include:
Act as good stewards of significant cultural, historic and natural resources. (pg. 38)
As previously discussed, the existing residential structure on the subject property is eligible
for designation on the State and National Register of Historic Places. The proposed action
would renovate and rehabilitate this structure to repurpose it for a restaurant use. Pursuant
to consultations with OPRHP (see Appendix K), historically significant exterior and interior
features of the residential structure would be preserved to the maximum extent practicable
and the proposed work would have no adverse impacts on the historic structure. The
preliminary site plan also incorporates a large green space between the hotel and restaurant
to serve as an art display area available for local artists. The project sponsor envisions locally
crafted sculptures on the lawn area, combined with a proposed reflection pond. Interior
artwork on display would highlight the history of Southold and the east end of Long Island.
Seek opportunities for creative rehabilitation and adaptive re-use. (pg. 39)
As discussed in Section 3.5.2 of this DEIS, the proposed renovations to the residence for its
reuse as a restaurant includes design mitigation that considered OPRHP’s comments from
December 28, 2017 and has resulted in a No Adverse Impact determination from OPRHP.
Specifically, the following design considerations maintain the historic significance of the
structure, while also restoring particular elements:
The Portico would be fully restored to its existing configuration and detail, as would
the door surround. The actual door would be custom made to replicate an appropriate
Draft Environmental Impact Statement April 2019
The Enclaves – Proposed Hotel and Restaurant Revised October 2019
56655 Main Road, Hamlet of Southold, Town of Southold, NY
_____________________________________________________________________________________________________________________________
100
period door, complete with an exposed Mortise box type lock. In addition, the
sidelights will be custom fabricated to replicate what was originally there with float
glass, and putty muntin bars.
The bathroom/bar area has been configured to maintain the rear window in its
current location.
The roofline of the proposed addition to the north of the “ell” has been configured to
clearly differentiate it from that of the existing “ell.”
The existing historic windows and door on the west elevation would be retained and
restored to their original vintage retaining the original float glass.
Many of the interior elements would be maintained and/or replicated, including: the
structural beams on the interior which would be left as dropped headers and
exposed; the existing bay window, as well as the door and window trims, would be
replicated, as required, due to existing damage; and a new stair case would be
installed, but the design would incorporate the Newel Post into the design.
Promote development of commercial activities directly related to the enjoyment of Long Island
North Shore Heritage Area, including, for example, kayak and boat liveries, cafes and shops in
rehabilitated and renovated historic structures, etc. (pg. 41)
The proposed action would include the construction of a boutique-style hotel in the Southold
Hamlet Center, while maintaining the existing residential structure for reuse as a restaurant.
The proposed project would serve an existing tourism base, while being developed at a scale
in character with the surrounding hamlet business uses. Its location promotes walkability to
and from the existing retail and commercial uses along Main Road. The preliminary site plan
also incorporates a large green space between the hotel and restaurant to serve as an art
display area available for local artists. The project sponsor envisions locally crafted sculptures
on the lawn area, combined with a proposed reflection pond. Interior artwork on display
would highlight the history of Southold and the east end of Long Island.
Rehabilitate and occupy historic structures rather than raze and replace. (pg. 45)
The proposed action would rehabilitate and renovate a State and National Register eligible
historic structure at the subject property for use as restaurant. The proposed renovation has
been reviewed by OPRHP and a No Adverse Impact determination has been issued by OPRHP.
Amenities to supposed increased economic and visitor activity adjacent to centers of activity will
attract target audiences. (pg. 49)
The proposed hotel and restaurant uses at the subject property would serve to provide
lodging for tourists and visitors to the Hamlet of Southold and the larger Heritage Plan
geography, as well as expand local dining options in the area. Further, the hotel component
of the proposed action would include a small conference space that could host various small
events or corporate retreats, particularly in the off-season. As the subject property is located
within the Hamlet Center, noted to be the largest and most commercially active on the North
Forth, the nature of the redevelopment would both reinforce and enhance development
within an area of business activity.
Draft Environmental Impact Statement April 2019
The Enclaves – Proposed Hotel and Restaurant Revised October 2019
56655 Main Road, Hamlet of Southold, Town of Southold, NY
_____________________________________________________________________________________________________________________________
101
Target development to areas where it can be accommodated by existing infrastructure. (pg. 49)
The proposed development is situated within the Southold Hamlet Center. All utilities are
available either on-site or along Main Road. The SCWA has confirmed water availability, while
PSEG and National Grid have been contacted. Prior to construction of the proposed project,
the applicant would secure all appropriate approvals to ensure the proposed development is
adequately served by gas and electricity. The proposed action includes the construction of a
sewage treatment plant to accommodate sanitary wastes, which is subject to the approval of
the SCDHS.
Focus development and redevelopment efforts on currently settled areas such as existing
waterfront communities as described in the Long Island Sound Coastal Management Program.
(pg. 51)
The subject property is located within the Southold Hamlet Center, noted in the 2005 Hamlet
Study to be a primary economic engine of the larger Town of Southold, featuring numerous
business as well as the location of local government functions, civic uses, religious institutions,
and transportation facilities.
Anticipate unmet needs of visitors by developing services such as restaurants, shops, comfort
stations, etc. available to the public and by making them accessible and operated during hours
when they will be most useful. (pg. 54)
The proposed hotel and restaurant uses would largely serve visitor and tourist populations
within the Hamlet of Southold and larger Heritage Plan area, encouraging and expanding
enjoyment of the regions celebrated cultural, historic, and natural resources. The proposed
restaurant would feature both day and evening hours; however, the proposed hotel would be
a guest-exclusive property (i.e., no outside visitors can use the facilities).
Strategic Plan
The Heritage Plan describes the strategic plan component as a “coordinated program to identify
“centerpiece” elements of the Heritage Experience, to build the concepts around them and to provide
linkages and wayfinding among them.” (pg. 57). The strategic plan component of the Heritage Plan
articulates a “preservation concept” and a “revitalization concept” that generally relate to the nature
of the subject property and proposed action, as discussed below.
Regarding the preservation concept, the strategic plan generally advocates for the maintenance and
conservation of historic resources within the defined Heritage Plan area as a tool for reinforcing and
celebrating the regional cultural history. As previously mentioned, the existing residential structure
at the subject property is eligible for inclusion on the State and National Registers of Historic Places;
however, this eligibility determination was made nearly a decade after the Heritage Plan was published
(i.e., 2005). Under the proposed action, the residential structure would be renovated and repurposed
as a restaurant use, preserving the exterior and interior historic elements to the maximum extent
practicable for the use and enjoyment by the larger public. As such, the proposed action is consistent
Draft Environmental Impact Statement April 2019
The Enclaves – Proposed Hotel and Restaurant Revised October 2019
56655 Main Road, Hamlet of Southold, Town of Southold, NY
_____________________________________________________________________________________________________________________________
102
with the strategic plan’s ethos for the stewardship of historic resources within the Heritage Plan area
in order to define and reinforce a regional cultural identity.
The strategic plan’s revitalization concept encourages re-use strategies for historic buildings in
traditional downtown areas, particularly in the form of shops, restaurants, and shops. The proposed
action includes the renovation of existing historic buildings for use as a restaurant within the Southold
hamlet center. The proposed action therefore represents a nearly complete realization of this element
of the strategic plan.
Implementation Plan
The implementation strategy of the Heritage Plan identifies tactics, marketing, funding sources, and
next steps in order to make the goals and objectives of the Heritage Plan a reality. While the
implementation plan methods are mostly global and general in nature, there are some proposals that
generally relate to the subject property and proposed action, discussed below.
Evaluate the impact of development plans and proposals of regional significance on the heritage,
cultural and natural resources of the Heritage Area. (pg. 113)
The proposed action would preserve and incorporate various exterior and interior features of
those eligible historic structures into the proposed renovation plans, to the maximum extent
practicable. As previously discussed and further evaluated in Section 3.5 of this DEIS,
consultations with OPRHP were undertaken in order to evaluate the proposed action’s potential
impacts on the identified eligible historic structures at the subject property and a No Adverse
Impact determination was issued (see Appendix K).
Support economic and job development efforts. (pg. 119)
The proposed action would develop restaurant and hotel uses at the subject property, which
would directly generate commercial business and tax revenues as well as a variety of service
industry related jobs (e.g., servers, management, housekeeping, etc.). As indicated in Section 3.1.2,
the proposed development is projected to generate approximately 53 jobs. Further, there would
be secondary economic impacts from those hotel and restaurant patrons that frequent other
nearby businesses in the Hamlet of Southold and the larger Heritage Plan region. It is also to be
noted that the proposed development would result in a substantial increase in property tax
revenue to the Town and local taxing jurisdictions. As indicated earlier, the proposed
development is projected to generate $123,482 dollars in total tax revenue.
Town of Southold Local Waterfront Revitalization Program (LWRP)
The 13 policies implement the NYSDOS 44 coastal policies, and represent a local refinement of the
Long Island Sound Regional Coastal Management Program Policies. Said policies and consistency
therewith are included in Table 16 below.
Draft Environmental Impact Statement April 2019
The Enclaves – Proposed Hotel and Restaurant Revised October 2019
56655 Main Road, Hamlet of Southold, Town of Southold, NY
_____________________________________________________________________________________________________________________________
103
Table 16 - Consistency Analysis with the Town of Southold LWRP
Coast Policy Description Analysis of Proposed Action
Developed Coast
Policy
1
Foster a pattern of
development in the
Town of Southold
that enhances
community
character, preserves
open space, makes
efficient use of
infrastructure, makes
beneficial use of a
coastal location, and
minimizes adverse
effects of
development.
The proposed project would change the land use character of the subject property
from one residence to a mixed-commercial use. However, the proposed
commercial uses are permitted by the underlying zoning (via special exception
use permit) and the proposed project would situate new land uses complimentary
to the hamlet center while meeting various local and regional planning goals.
Overall, the proposed project is consistent with various local and state
comprehensive planning documents relevant to the hamlet and Town of Southold
and the larger region regarding preservation of existing historic character of the
area. Regarding open space, approximately 56 percent of the site (3.763± acres)
would consist of existing vegetation and planted areas. Accordingly, based upon
the above, the proposed action would be consistent with the intent of this policy.
Policy
2
Preserve historic
resources of the
Town of Southold.
The proposed renovations maintain the historic significance of the existing
residential structure, while also restoring particular elements. OPRHP has
reviewed the proposed design and has determined that the proposed conversion
would have No Adverse Effect. Accordingly, based upon the above, the proposed
action would be consistent with the intent of this policy.
Policy
3
Enhance visual
quality and protect
scenic resources
throughout the Town
of Southold.
Publicly accessible views of the property would remain largely consistent with
existing conditions, as the existing residential structure would be maintained as
part of the project, while the proposed hotel use would be largely hidden by said
existing development and landscaping treatments. Accordingly, the proposed
action would be consistent with the intent of this policy.
Natural Coast
Policy
4
Minimize loss of life,
structures, and
natural resources
from flooding and
erosion.
The subject property is located within the developed hamlet center and outside
of the 500-year floodplain (Flood Zone X), and therefore, no significant adverse
impacts associated with flooding would be expected to occur. Also, erosion and
sedimentation controls would be undertaken prior to and during construction.
Accordingly, the proposed action complies with this policy.
Draft Environmental Impact Statement April 2019
The Enclaves – Proposed Hotel and Restaurant Revised October 2019
56655 Main Road, Hamlet of Southold, Town of Southold, NY
_____________________________________________________________________________________________________________________________
104
Coast Policy Description Analysis of Proposed Action
Policy
5
Protect and improve
water quality and
supply in the Town of
Southold.
As evaluated in Section 2.2.2 of this DEIS, the proposed action includes the
construction of a STP to accommodate all sanitary waste from the development.
The proposed BESST system has demonstrated that effluent meets the NYSDEC
SPDES requirements for reduction of nitrogen and suspended solids. Adequate
space has also been allocated for the 100% expansion of the treatment plant and
leaching pools in accordance with SCDHS requirements. Groundwater monitoring
wells would also be installed both upstream and downstream of the effluent
disposal system to monitoring groundwater quality. Additionally, as required by
the SPDES permit, a full time operator will be present each day to make process
adjustments to ensure the performance of the STP is optimized. The proposed
action also includes the installation of a stormwater management system that
would contain and recharge stormwater from a two-inch rain event, in
accordance with Town Code. The proposed stormwater management controls
include both structural infiltration (drywells and catch basins) and non-structural
methods (pervious pavement and expansive lawn areas for infiltration).
Accordingly, based upon the above, the proposed action would be consistent with
the intent of this policy.
Policy
6
Protect and restore
the quality and
function of the Town
of Southold’s
ecosystem.
The proposed action would result in the loss of 5.49± acres of successional
southern hardwoods and old fields; however, the resulting habitat loss and any
subsequent reductions in local abundance of bird or wildlife species is not a
significant adverse environmental impact as: (1) Successional southern
hardwood forests and successional old fields are classified by the New York
Natural Heritage Program as “demonstrably secure” both in New York State and
globally; (2) The successional forests and old fields present at the site are not
known to provide habitat for any endangered, threatened, or rare wildlife or plant
species; and (3) The populations of the commonplace plant and wildlife species
inhabiting the old fields and successional forests found at the subject property are
largely considered abundant and stable.
The proposed mitigation measures to reduce environmental impacts associated
with the proposed action include the following: (1) existing trees will be retained
within the 25-ft rear yard setback area and the 10-ft side yard setback area to
contribute to boundary screening for adjacent properties and provide, to a limited
extent, habitat benefits to wildlife associated with native trees; (2) The proposed
landscaping plantings do not include any species listed as invasive by the Long
Island Invasive Species Management Area or included on Suffolk County’s “No
Sale/Transfer List”; and (3) The clear-cutting of trees will occur during the winter
months (between November 1 and March 31) in accordance with NYSDEC
recommendations to avoid any potential take of northern long-eared bat (Myotis
septentrionalis). Winter clearing of the successional forests will also minimize
potential impacts to breeding wildlife and birds.
Based on the above, the proposed action is consistent with the intent of this policy.
Policy
7
Protect and improve
air quality in the
Town of Southold.
The proposed development is not expected to result in any significant adverse
changes to the existing air quality.
Draft Environmental Impact Statement April 2019
The Enclaves – Proposed Hotel and Restaurant Revised October 2019
56655 Main Road, Hamlet of Southold, Town of Southold, NY
_____________________________________________________________________________________________________________________________
105
Coast Policy Description Analysis of Proposed Action
Policy
8
Minimize
environmental
degradation in the
Town of Southold
from solid waste and
hazardous
substances and
wastes.
As discussed in Sections 2.1.2 and 3.6.2, a SMMP has been prepared to address
pesticides and metals that were detected in shallow soils at the site, likely
associated with its past agricultural use. In summary, the impacted soils can be
handled in one or all of the following methods: (1) vertical mixing of impacted and
un-impacted materials; (2) placement of impacted soils below impervious areas,
such as parking lots or buildings; (3) capping of impacted areas with one foot of
clean fill; and/or (4) proper off-site disposal. By utilizing the first three methods,
the impacted materials will remain on site, which reduces the possibility of off-
site contamination and reduces the overall amount of soils requiring off-site
disposal. In addition to the mitigation of the soils, the SMMP discusses the
measures needed to monitor and control dust associated with the clearing,
grading and excavation work on the site. These measures include dust
monitoring, reporting during construction activities and the implementation of
dust control measures, such as water spraying. After development, all landscaped
area will be professionally maintained, including fertilizer and pesticide
applications. The landscaped areas shall be cared for in an organic manner at first
with the use of specific approved pesticides only in the event that organic
treatment methods are not sufficient. Pesticides shall be applied only to impacted
areas and in accordance with manufacturer recommendations to reduce the
impact on the environment.
Also, as discussed in Sections 1.2.9 and 4.5 of this DEIS, all solid waste from the
proposed development would be collected and disposed of by a licensed private
carter. Recycling on the property would be implemented with separate trash
receptacles; however, recycling methods (single-stream or dual-stream) would be
determined by the carter contracted to collect and dispose of the on-site trash. As
part of the proposed project, best management practices for reduction in solid
waste generation and product selection would be incorporated into the business
plans. Based upon the above, the proposed action is consistent with the intent of
this policy.
Public Coast
Policy
9
Provide for public
access to, and
recreational use of,
coastal waters, public
lands, and public
resources of the
Town of Southold.
This policy is not applicable to the proposed application, as the subject property
does not adjoin any public lands, public resources or coastal waters.
Working Coast
Policy
10
Protect the Town of
Southold’s water-
dependent uses and
promote siting of
new water-
dependent uses in
suitable locations.
This policy is not applicable to the proposed application, as the subject property
is located within the Southold hamlet center and is not a water-dependent use.
Policy
11
Promote sustainable
use of living marine
resources in the
Town of Southold.
This policy is not applicable to the proposed application, as the subject property
is located within the Southold hamlet center and includes the proposed
development of a hotel and restaurant.
Draft Environmental Impact Statement April 2019
The Enclaves – Proposed Hotel and Restaurant Revised October 2019
56655 Main Road, Hamlet of Southold, Town of Southold, NY
_____________________________________________________________________________________________________________________________
106
Coast Policy Description Analysis of Proposed Action
Policy
12
Protect agricultural
lands in the Town of
Southold.
The subject property includes former agricultural lands; however, its location
within the developed hamlet center is not suitable for agricultural use nor is it
consistent with the 2005 Hamlet Study with a vision of “redirecting growth from
the agricultural and open space areas of the Town toward the Hamlet Centers
themselves,” as discussed in Section 3.1.1 of this DEIS. The proposed land uses
meet the envisioned goals for the hamlet, as described in the 2005 Hamlet Study
as well as the underlying zoning (Hamlet Business).
Policy
13
Promote appropriate
use and development
of energy and
mineral resources.
As part of the proposed project, the design would include the installation of high
efficiency boilers capable of nearly 98 percent efficiency. The proposed hotel
building would consist of heavy thermally broken panels of glass and insulated
with art spray foam insulation to not only provide a thermal blanket but also to
mitigate air leakage throughout the buildings. The project sponsor is currently
investigating the potential for solar energy with the installation of photovoltaic
panels mounted on the flat roof areas, which would offer the potential of a “co-
generation” system, where excess electricity generated by these panels can either
be stored in batteries on site or sold back to PSEG by agreement. As such, this
policy is not applicable to the proposed action.
Based on the aforementioned analyses, the proposed action is consistent with the policies and goals of
the LWRP, and thus, no significant adverse impacts to coastal resources would be expected.
3.1.3 Proposed Mitigation
Based on the above analyses, the proposed action is not expected to result in any significant adverse
land use or zoning impacts. The proposed action has incorporated the following design elements that
effectively mitigate any potential adverse impacts:
The proposed action considers the historic significance of the existing residence and would
maintain this structure while adapting for a new use. The existing residential building would
be preserved and renovated, such that its existing architectural style and the built character it
reflects as part of the hamlet of Southold would be maintained and enhanced. The proposed
hotel building would reflect the existing scale of existing buildings at the subject property and
surrounding community (i.e., low density, one- and two-story structures).
The provision of overflow parking in the proposed site plan ensures that any special event
that takes place on the property would not impact surrounding roadways or properties with
“spillover” parking.
The proposed landscaping plan for the subject property will create a visually pleasing setting
within the site interior, while views from the roadway and surrounding properties would be
largely obscured. The proposed plan includes retaining select trees, grass seeding and the
planting of native species and ornamental species that are suitably adapted to the site
conditions to limit or preclude the need for fertilizers and pesticides. The proposed plan
considers recommended native and acceptable ornamentals from regulatory and advisory
organizations and boards, including the NYSDEC, CCE, and the Suffolk County Water and Land
Invasives Advisory Board.
Draft Environmental Impact Statement April 2019
The Enclaves – Proposed Hotel and Restaurant Revised October 2019
56655 Main Road, Hamlet of Southold, Town of Southold, NY
_____________________________________________________________________________________________________________________________
107
The proposed planting of substantial and mature trees on the eastern and western property
lines would provide early effective screening. It is also proposed to plant early in the
construction process to provide additional time for growth.
To mitigate light trespass and glare, all lighting would be shielded and directed downwards,
at an intensity compliant with Chapter 172 of the Town Code (Outdoor Lighting).
3.2 Transportation
3.2.1 Existing Conditions
Introduction
The transportation analyses presented in Section 3.2 is a summary of the Traffic Impact Study for
Proposed Enclaves Hotel and Restaurant, Hamlet of Southold, Town of Southold (TIS), prepared by Dunn
Engineering Associates and completed in December 2018. The TIS can be found in its entirety in
Appendix I.
Roadway Characteristics
The subject property is located on the north side of Main Road between Locust Lane and Town Harbor
Lane, which intersect Main Road from the south. Main Road is a major east-west New York State
Highway (designated NYS Route 25) located along the southern boundary of the site with a posted
speed limit of 40 miles-per-hour. In the vicinity of the site, Main Road consists of two lanes (one lane
in each direction). Turning lanes are not typically found along Main Road in the vicinity of the subject
property. Roadways intersecting Main Road from the south is this highway segment are in an area
wide 30 mile-per-hour speed zone, with the exception of Boisseau Avenue, which has a 35 mile-per-
hour speed limit.
Intersections
The following unsignalized intersections are located in the vicinity of the subject property:
1. Main Road (NYS Route 25) at Boisseau Avenue / Hobart Road
2. Main Road (NYS Route 25) at Locust Lane
3. Main Road (NYS Route 25) at 7-11 Driveway
4. Main Road (NYS Route 25) at Town Harbor Lane
The lane configurations at the unsignalized intersection approaches of Main Road at Boisseau Avenue
/ Hobart Road consist of the following:
1. Eastbound Main Road – combined left / thru / right lane
2. Westbound Main Road – combined left / thru / right lane
3. Southbound Boisseau Avenue – combined left / thru / right lane
Draft Environmental Impact Statement April 2019
The Enclaves – Proposed Hotel and Restaurant Revised October 2019
56655 Main Road, Hamlet of Southold, Town of Southold, NY
_____________________________________________________________________________________________________________________________
108
4. Hobart Road is a one-way away from Main Road and has no approach lanes
The lane configurations at the unsignalized intersection approaches of Main Road at Locust Lane
consist of the following:
1. Eastbound Main Road – combined left / thru / right lane
2. Westbound Main Road – combined left / thru lane
3. Northbound Locust Lane – combined left / right lane
The lane configurations at the unsignalized intersection approaches of Main Road at the 7-11 Driveway
consist of the following:
1. Eastbound Main Road – combined thru / right lane
2. Westbound Main Road – combined left / thru lane
3. Northbound 7-11 Driveway – combined left / right lane
The lane configurations at the unsignalized intersection approaches of Main Road at Town Harbor
Lane consist of the following:
1. Eastbound Main Road – combined thru / right lane
2. Westbound Main Road – combined left / thru lane
3. Northbound Locust Lane – combined left / right lane
Grade and Sight Distances
In the vicinity of the proposed site access driveway, Main Road is essentially flat with no appreciable
horizontal or vertical curves (which would reduce sight distances in the vicinity of the site). As such,
the geometrics of Main Road allow sufficient sight distance in accordance with the American
Association of State Highway and Transportation Officials (AASHTO) standards for intersection design
sight distance. It is recommended that parking be prohibited on the north side of Main Road along the
entire subject property frontage to allow vehicles exiting subject property to have sufficient sight
distance to the east. Due to the positioning of the adjacent residential driveway to the west and the
location of the eastbound Main Road travel lane a further distance from the exit driveway, sight
distance to the west will be adequate without further parking restrictions. Overall, no sight distance
restrictions existing in the vicinity of the propose subject property access driveways.
Existing Traffic Flow Conditions
Current traffic flow information for Main Road / NYS Route 25 was obtained from the NYSDOT Traffic
Data Viewer (http://gis.dot.ny.gov/tdv). Per the data viewer, the 2015 Average Annual Daily Traffic
(AADT) on Main Road in the vicinity of the subject property was 7,626 vehicles. Additionally, New
York State operated a permanent count station on Route 25 east of Aldrich Lane in the hamlet of Laurel,
which shows that the highest vehicle volumes occur in July and August, with the highway daily volumes
on Fridays and Saturdays. Those counts indicate little traffic growth between 2004 and 2013. These
data were used to define peak periods of highway traffic.
Draft Environmental Impact Statement April 2019
The Enclaves – Proposed Hotel and Restaurant Revised October 2019
56655 Main Road, Hamlet of Southold, Town of Southold, NY
_____________________________________________________________________________________________________________________________
109
To obtain specific turning county information for existing traffic during the peak hours of the proposed
development, manual turning movement counts were collected at the following four locations:
1. Main Road (NYS Route 25) at Boisseau Avenue / Hobart Road
2. Main Road (NYS Route 25) at Locust Lane
3. Main Road (NYS Route 25) at 7-11 Driveway
4. Main Road (NYS Route 25) at Town Harbor Lane
The turning traffic counts at both locations were collected on several occasions in July of 2018 during
a typical weekday AM peak period from 7:00 am to 9:00 am, a typical weekday PM peak period of 4:00
pm to 6:00 pm, and a Saturday peak period of 11:00 pm to 2:00 pm.
Figure 4 in the TIS illustrates the 2018 Weekday AM and PM peak hour traffic volumes at the
intersections noted. Figure 5 in the TIS illustrates the 2018 Saturday peak hour traffic volumes at the
intersection noted. All of the traffic volume counts can found in the “Traffic Volumes” document
appendix of the Appendix I of this DEIS.
Main Road (NYS Route 25) Accident History
Information from the NYSDOT was obtained regarding all accidents that have occurred on Main Road
between Maple Lane and Town Harbor Lane in the immediate vicinity of the subject property from
January 1, 2017 through December 21, 2017 (the most recent three year period for which data is
available). An accident statistic summary table is included in Table 1 of the TIS included in Appendix
I of this DEIS. Within the three-year period, there were 33 total accidents (an average 11 accidents per
year) with nor particular pattern that would lend itself to mitigation measures. There were no
fatalities and only six accidents involving personal injury.
With a well-designed access plan, it is expected that the proposed development will not lead to an
undue in case of the rate of accident occurrence along Main Road in the immediate vicinity of the
subject property.
3.2.2 Potential Impacts
Trip Generation
The proposed project would consist of a 74-seat restaurant and a 44-unit hotel. Information on trip
generation rates for various land uses in contained in the 10th Edition of “Trip Generation,” a manual
published by the Institute of Transportation Engineers (ITE). The ITE reference provides studies and
trip generating characteristics of a wide range of land uses. The Trip Generation report contains a land
use type related to the proposed restaurant and hotel.
Table 17 below shows the estimated site-generated traffic anticipated during typical peak hours, based
on the ITE trip generation rates for a Business Hotel (Land Use Code 312) based on 44 rooms and for
a Quality Restaurant (Land Use Code 931) based on 74 seats. Note that the trip generation data for the
weekday PM peak hour of the generator was used to determine the weekday midday peak hour traffic
generation of the proposed use, which is the highest trip generation rate for the weekday peak periods.
Draft Environmental Impact Statement April 2019
The Enclaves – Proposed Hotel and Restaurant Revised October 2019
56655 Main Road, Hamlet of Southold, Town of Southold, NY
_____________________________________________________________________________________________________________________________
110
Table 17 – Site Generated Traffic
Use
Vehicle Trips per Hour
Weekday AM
Peak Hour
Weekday PM
Peak Hour
Saturday
Peak Hour
Enter Exit Enter Exit Enter Exit
Quality Restaurant – 74 Seats
(Land Use Code 931) 8 4 13 9 15 10
Business Hotel – 44 Rooms
(Land Use Code 312) 10 7 10 7 11 10
TOTAL: 18 11 23 16 26 20
Directional Distribution Analysis
A directional distribution analysis was performed to determine the origins and destinations of vehicles
entering and existing the proposed development. Refer to Figure 6 in the TIS for the direction
distribution of traffic that is expected to arrive at and depart from the proposed project via existing
roadways, which is based on an assessment of population distribution of potential patrons. It is
assumed the proposed restaurant will capture patrons from up to 20 miles from the subject property
while the hotel will capture patrons from even greater distances.
Traffic Assignment Analysis
Expected generated traffic volumes at the proposed shared common accessed driveway and on the
surrounding roadway network were assigned from a combined analysis of both the site-generated
traffic estimates and directional distributions. Refer to Figures 7 and 8 in the TIS for an illustration of
the site-generated traffic for the proposed restaurant and hotel during peak weekday and weekend
hours.
Planned Roadway Improvements and Other Planned Developments
As indicated in the TIS, pursuant to conversations between Dunn Engineering Associates and the Town
of Southold Planning Department, there are no currently planned projects within the vicinity of the
proposed project that would generate significant traffic that would impact the identified study
intersections before or on the proposed project’s build year of 2020.
Intersection Capacity Analysis
Unsignalized intersection capacity analyses were performed in accordance with methodology set forth
in the 2010 Highway Capacity Manual in order to determine the ability of vehicles to safely negotiate
movements at the following key locations:
Main Road (NYS Route 25) at Boisseau Avenue / Hobart Road
Draft Environmental Impact Statement April 2019
The Enclaves – Proposed Hotel and Restaurant Revised October 2019
56655 Main Road, Hamlet of Southold, Town of Southold, NY
_____________________________________________________________________________________________________________________________
111
Main Road (NYS Route 25) at Locust Lane
Main Road (NYS Route 25) at 7-11 Driveway
Main Road (NYS Route 25) at Town Harbor Lane
Main Road (NYS Route 25) at the Subject Property Entrance
Level of service (LOS) for an unsignalized intersection is defined in terms of the average control delay
per vehicle during a peak 15-minute analysis period. Control delay consist of initial deceleration delay,
queue move-up time, stopped delay, and final acceleration delay. Six levels of service, ranging from A
to F, have been established as measures of vehicle delay and are summarized below in Table 18.
Table 18 – Unsignalized Intersections Level of Service Criteria
Level of Service Control Delay (Seconds per Vehicle)
A 10.0
B 10.1 – 15.0
C 15.1 – 25.0
D 25.1 – 35.0
E 35.1 – 50.0
F 50.0
Source: Highway Capacity Manual 2000, Transportation Research Board, National Research Council, Washington D.C.
Intersection capacity analyses were first performed to examine the existing LOS (2018 Existing
Condition). Volume counts were taken during July 2018 and, therefore, reflect peak summer traffic.
The 2018 existing traffic volumes were then projected to 2020 proposed project build year utilizing a
linear growth factors of 1.5 percent per year for the first two years (between 2018 and 2020) and 1.5
percent per year thereafter to account for normal background traffic growth (see Intersection Capacity
Analyses Section of the TIS). Separate intersection capacity analyses were performed for the 2020
build year that reflect the subject property with and without the proposed development (i.e., the 2020
Build Condition and 2020 No Build Condition, respectively). Capacity analyses were performed for
each of these conditions for the weekday AM and PM peak hours as well as the Saturday peak hour.
The results of these analyses indicate that particularly during the weekday AM and PM peak hours of
traffic, the study intersection work well and the complete project would have no significant impact on
traffic operations. Movement at all intersections work at LOS C or better during both the AM and PM
peak hours of traffic.
During the Saturday peak hour, the study intersections indicate that side street delay accessing or
crossing Main Road is high resulting in Levels of Service of “F” at Boisseau Avenue, “E” at Locust Lane,
“D” at the 7-11 driveway, and “E” at Town Harbor Lane. Left turn movements made from Main Road
onto the side streets were also modeled by the analysis and indicate low levels of delay with LOS A for
all left turns. The delays found at these intersections are typical of most side street approaches to
heavily traveled State Highways, such as Main Road / NYS Route 25.
Despite the higher delays evidenced at the study intersections, the addition of traffic from the proposed
project does not result in any adverse changes in intersection operating Levels of Service and minor
increases in intersection movement delay of 5 seconds or less, which would not be noticeable. The
Draft Environmental Impact Statement April 2019
The Enclaves – Proposed Hotel and Restaurant Revised October 2019
56655 Main Road, Hamlet of Southold, Town of Southold, NY
_____________________________________________________________________________________________________________________________
112
proposed site exit, opposite the existing 7-11 driveway, would operate with a Level of Service of “C” or
better during the Weekday peak periods and a Level of Service of “D” during the Saturday peak hour.
The Level of Service D on Saturday would have less delay then any of the other side street movement
studies and should be considered an adequate Level of Service.
Access Examination
The subject property is currently developed with a single-family home with full access to Main Road
via a driveway. The proposed access plan would improve this condition by splitting access for entering
and exiting vehicles. An entrance only driveway would be placed on the easterly side of the frontage
on Main Road and an exit only drive would be placed on the western side of the front on Main Road
opposite the existing 7-11 driveway located on the south side of Main Road. In order to maximize the
sight distance available to vehicles exiting the site, it is recommended the parking be restricted on the
north side of Main Road along the entire frontage of the site. The proposed access plan was designed
to provide safe and efficient access for both patrons and employees of the proposed project.
Parking
On-Site Parking
The parking layout within the proposed development as shown on the site plan provides 123 paved
parking spaces and an additional 37 grass paved parking space to accommodate any overflow that may
occur.
The Town of Southold Code requires that one parking space be provided for every three seats provided
in the restaurant. The proposed restaurant will have 74 seats. This translates to 25 parking spaces
required by Town Code (74 at one space per three seats = 25 spaces). However, the code also carries
a requirement that one space must be provided for every 100 square feet of restaurant area. The
restaurant is 3,800 square feet, requiring 38 parking spaces based on area.
In addition, the Town Code requires one parking space be provided for each unit of the proposed hotel,
plus another space for each employee. The hotel will consist of 44 units and will utilize 12 employees.
This translates into the need for 56 parking spaces for the hotel use. As explained in the TIS, a hotel
offers different amenities that a rigid interpretation of the Town Code could require additional parking.
However, the amenities, such as pools and meeting rooms, are for the use of the hotel guests and
generate no additional vehicular parking requirements. Pursuant to the Institute of Transportation
Engineers "Parking Generation," 4th Edition, the Hotel Use (Land Use Code 310) notes that hotels
provide supporting facilities such as restaurants, cocktail lounges, meeting rooms, banquet rooms or
convention facilities, limited recreational facilities (pool, fitness room) and/or retail and service shops.
The reference also provides data from studies conducted at various hotel sites. That data is provided
as the number of vehicles parked versus the number of occupied rooms on site. The data indicates an
average demand on a Saturday for parking of 1.2 vehicles per occupied space or with 44 rooms, results
in a demand for 53 spaces. Again, these sites have restaurants, bars, banquet rooms and other services
that are more extensive then provided at the proposed hotel. The data provided indicates that the
Town Code requirement to base parking on the number of rooms and employees is reasonable and no
further allowance needs to be made for other accessory support uses included in the hotel.
Draft Environmental Impact Statement April 2019
The Enclaves – Proposed Hotel and Restaurant Revised October 2019
56655 Main Road, Hamlet of Southold, Town of Southold, NY
_____________________________________________________________________________________________________________________________
113
Overall, the total number of parking spaces required by Town Code is 94 - - 38 for the restaurant plus
56 for the hotel. The proposed plan provides 38 spaces for the restaurant (27 paved and 11
grass/pervious) and 122 spaces for the hotel (96 paved, 26 grass/pervious). The additional parking
at the hotel (i.e., 66 spaces more than that required) have been provided to accommodate special
events, which is discussed later in this section. Overall, the parking provided by the proposed site plan
meets the requirement of the Town Code and as evaluated later in this section, will be adequate to
accommodate parking demand for special events that may occur (see discussion later in this sub-
section under “Additional Considerations”).
On-Street Parking
As indicated above and in the TIS, it is recommended that on-street parking in front of the site be
prohibited to increase sight distance for the site exit driveway. On-street parking is allowed along
many portions of Main Road near the site and patrons could utilize the available parking. Since parking
would not be available directly in front of the site, the use of the on-street parking would entail longer
walking distances and should discourage its use. The site is designed and would be managed to
encourage all visitors to utilize the available on-site parking. Use of the on-street parking located on
the north side of Main Road is not expected to create any adverse issues, as pedestrians leaving their
vehicles can quickly gain access to the existing sidewalk. However, the use of on-street parking on the
south side of Main Road raises safety concerns, as it would require crossing Main Road. It is
recommended that such parking be discouraged.
Additional Considerations
Public Transportation
Suffolk County Transit (SCT) provides bus service to most of Suffolk County, including the S92 bus
route that runs buses east and west along Main Road, which passes directly in front of the subject
property. Service for the S92 bus route is available on an hourly basis in both directions from 7:00
AM to 7:00 PM.
Given the proximity of this bus route to the subject property, it is expected that some patrons and
employees would utilize this public transportation system. However, no credit was applied for use of
public transportation, and the traffic destined to and from the proposed project was based on use of
passenger cars only. However, the use of public transportation by patrons and employees would
further reduce the traffic impact and parking needs.
Pedestrian and Bicycle Access
Main Road (Route 25) is a New York State designated Class 2 Bicycle Route. As such, bicycle users in
the area utilize Main Road frequently passing the proposed site. With the presence of the adjacent bike
route, bicycle access to the site is excellent. Sidewalks are also present on both side of Main Road in
the vicinity of the site, although the sidewalk on the south side of Main Road ends at the easterly end
of the 7-Eleven site. The sidewalk on the north side of Main Road continues past Town Harbor Lane.
To the west, both the north and south sidewalks are continuous past Young’s Avenue and Horton Lane.
Draft Environmental Impact Statement April 2019
The Enclaves – Proposed Hotel and Restaurant Revised October 2019
56655 Main Road, Hamlet of Southold, Town of Southold, NY
_____________________________________________________________________________________________________________________________
114
Crosswalks for crossing Main Road are not provided except at the intersection of Main Road with
Young’s Avenue. The lack of crosswalks is likely appropriate, unless there is a particular crossing
location that generates enough pedestrian traffic to warrant a formalized crossing. None were
apparent. Due to the presence of the sidewalks, the site has adequate pedestrian access.
Construction and Delivery Truck Access
During construction, the site would generate a number of truck visits to the site each working day. For
the most part, heavy truck activity (more than two axels or more the four tires) would include vehicles
delivering material and equipment to the site. It is estimated that an average of six (6) of these vehicles
would visit the site during construction. There would be more frequent visits during peak activity
periods, such as when excavation material is removed for foundations and pool construction and when
the foundations are poured for the building or the pool is poured. These periods of peak activity should
not last for more than a few days and would be separated by days of lesser truck activity. In any case,
it is not anticipated that more than three trucks would enter and exit the site during any one hour
period.
As evaluated in the TIS, according to a New York State traffic vehicle count on Main Road (just east of
Town Harbor Lane), 6.52 percent of the traffic passing the count location consisted of heavy vehicle
(more than two axels or more the four tires). At the time, the traffic on Main Road during typical week
work hours exceeded 500 vehicles an hour or in excess of 33 heavy trucks an hour. The addition of
three more heavy trucks to that volume would not be recognizable during the infrequent times of peak
activity. The remainder of the construction period should see no more than two heavy vehicle an hour
and more likely on. These would not generate an undue burden on the surrounding community.
Following the construction of the site visits to the site by heavy vehicles will be decreased significantly
and have less impact.
Heavy vehicles which would visit the site to make deliveries are expected to use one of two routes
depending on whether other deliveries are being made as the vehicles traverse there routes. Additional
deliveries are more likely to affect vehicle routing once the proposed hotel and restaurant are
operating. Food, produce and other supply operations are likely to have other customers along Main
Road both east and west of the site and are expected to use Main Road/Route 25. These delivery
vehicles are not likely to be all new trucks, but vehicles that now have an added delivery along an
established route. Vehicles coming to the site to make a single delivery would likely traverse the Long
Island Expressway to County Road 58 to County Road 43 to Sound Avenue/County Road 48 to Young’s
Avenue to Route 25. The use of Young’s Avenue is recommended in order to take advantage of the
existing traffic signals at both County Road 48 and Route 25. The presence of the traffic signals would
facilitate access to Route 25 and County Road 48, making the delivery trips safer.
Special Events
It is anticipated that 8 to 12 special events will be held on site each year. Events may include weddings,
fundraisers or community events. The size of these events could range between 200 and 250 guests.
Special Permits from the Town of Southold would be required. As noted, the proposed site plan
provides an additional 66 paved and unpaved parking spaces on site to accommodate potential
overflow parking during special events. As provided by the project sponsor, the larger special events
Draft Environmental Impact Statement April 2019
The Enclaves – Proposed Hotel and Restaurant Revised October 2019
56655 Main Road, Hamlet of Southold, Town of Southold, NY
_____________________________________________________________________________________________________________________________
115
are likely to be weddings and large parties that would be associated with the proposed hotel. It is
anticipated that these events would also bring guests, who elect to stay at the hotel before and/or after
the event. For analysis purpose, it is assumed that a large event would come with a block of ten rooms
or more by attendees of the event. As such, these guests would not require transportation to the site
for the event as their vehicles are already being parked on site in hotel parking facilities. Furthermore,
during special events, valet parking would be provided such that additional vehicles can be
accommodated into the parking lots and unpaved parking, as shown on the proposed site plan.
For the purpose of analyzing how the site would function during a special event, it was assumed that
the 66 additional vehicles to be parked on the site utilizing the unpaved spaces and another 20 vehicles
transporting people arrive and depart the site during the one hour peak Saturday period. In reality,
the vehicles parking at the site would arrive during the beginning of the event and depart much later
as the event ends. The arrivals and departures would not occur during the same hour, but are analyzed
as occurring at the same time in order to take a conservative approach.
Figure 13 (Special Event Composite Traffic, Saturday Peak Hour) in the TIS presents the traffic volumes
that can be anticipated to occur during a special event hosted at the site. Additional capacity analyses
were conducted to determine the impact of special event traffic on the adjacent intersections and the
site access. The results of this analysis are compared to the Existing, and No Build analyses in Table F
of the TIS.
The results of the intersection capacity analysis indicate that Special Events at the proposed hotel
would have little traffic impact on traffic moving along NYS Route 25 through the study intersections.
Side streets such as Boisseau Avenue, Locust Lane, and Town Harbor Lane would experience some
additional delay accessing Main Road (Route 25) during short periods when special event traffic
arrives and departs. While side street delay increases somewhat, only at the intersections of Main Road
with Locust Lane and the 7-Eleven driveway, do the intersection operating Levels of Service change.
At the Locust Lane intersection, the Locust Lane approach to Main Street (Route 25) deteriorates from
LOS “E” with an approach delay of 45.3 second to “F” with an approach delay of 57.9 seconds. While
the LOS has deteriorated, the increase in approach delay is not large and will be tolerated by motorists.
At the intersection of Main Road at the 7-Eleven driveway, the operation of the Seven-Eleven driveway
goes from a No-Build Level of Service of “D” with a delay of 29.2 seconds to a LOS of “E” with a delay of
38.4 seconds. Again, while the approach LOS has deteriorated, the increase in approach delay is not
large and will be tolerated by motorists during an approximately one-hour period, 8 to 12 times per
year.
The southbound site exit driveway, under special event arrivals and departures will operate at Level
of Service “F” during special event conditions with an approach delay of 51.7 seconds. This is
compared to the typical Saturday peak hour operation without a special event, where the driveway
will operate at LOS “D” with a 29.4-second delay. The driveway would still operate with delays
typically found at many intersections along Route 25 in Southold.
It should also be noted that special events are only planned to occur approximately eight-to-12 times
per year. The minor increased delay occurring for one hour, 8 to 12 times per year, would not create
significant adverse traffic impacts.
Draft Environmental Impact Statement April 2019
The Enclaves – Proposed Hotel and Restaurant Revised October 2019
56655 Main Road, Hamlet of Southold, Town of Southold, NY
_____________________________________________________________________________________________________________________________
116
Overall, as indicated in the TIS, given the proposed operation of the site and the proposed access
configuration, and based on the analysis performed, the proposed development would not cause any
significant adverse impacts to traffic flow or safety in the vicinity of the site.
Special Event Parking
An analysis of the special event parking is included in the TIS. Based on the assumptions set forth
above in the “Special Events” subsection, the utilization of hotel rooms and for-hire transportation
reduce the overall need for parking. Furthermore, a Valet Parking Plan has been developed (see
Appendix C) and as noted therein, the use of valet parking would be expected to increase available
parking for special events.
As noted earlier, overflow parking of 66 spaces have been included on the proposed plan to
accommodate special events at the hotel. There are no overflow spaces required for the restaurant, as
there are no special events planned to occur. Accordingly, the proposed plan provides 38 spaces for
the restaurant, as required by Town Code, and these spaces are not being included for special event
parking. For special events, the 66 overflow spaces as well as the utilization of valet parking are
proposed to accommodate the parking demands. The analysis of the special event parking follows.
The TIS evaluates a hypothetical special event with 250 guests, and the hotel and restaurant fully using
their parking. This analysis indicates that the overflow parking of 66 spaces would be available for use
by Code. Pursuant to the Valet Parking Plan, the use of valet parking for special events would allow the
site to accommodate another 18 spaces. It is further anticipated that 20 of the special event guests
would elect to stay at the hotel (i.e., assumes a 10 room block for the event and two persons per room)
and, therefore, utilize hotel parking. The analysis also assumes that approximately 15% of the 250
guests (or 37 total) would arrive by for-hire vehicles. Based on this scenario, the site would then need
to provide parking spaces for 193 guests and 10 event staff persons, or 75 parking spaces. Overall, with
the valet service, it is anticipated that the proposed parking layout would provide space for a total of
140 parked vehicles. This provides adequate parking for the non-event hotel guests, hotel staff, event
guests and event staff, in addition to providing an additional 15 parking stalls, thus exceeding the
anticipated demand for 75 spaces for the event as well as the non-event guests and staff.
It should be noted that the valet service, which would increase the available parking on site would be
utilized by the hotel during special events only and would not apply to the restaurant. It is further
anticipated that the valet parking would be utilized by hotel staff and guests associated with the special
event, especially those staying at the hotel. The valet parking would utilize both the paved and grass
paved parking stalls associated with the hotel.
As indicated on the valet plan, 38 parking stalls associated with the hotel would not be utilized for valet
parking to allow hotel guests not associated with the special event to continue to access their vehicles
during the event without the need to valet park. It is also important to note that operators also have
means of managing the parking demand by limiting the number of staff vehicles on-site. For example,
they have the option to instruct catering staff to park at the caterer's facility and arrive at the site by a
multi-passenger vehicle. As such, the assumed 10 event staff persons above could be reduced. Overall,
the proposed site design is expected to accommodate the demand for special events without any
significant adverse impacts.
Draft Environmental Impact Statement April 2019
The Enclaves – Proposed Hotel and Restaurant Revised October 2019
56655 Main Road, Hamlet of Southold, Town of Southold, NY
_____________________________________________________________________________________________________________________________
117
Large Passenger Vehicles
According to the project sponsor, the largest vehicle permitted would be a typical 16-passenger shuttle
van that commonly services hotels and motels. The geometrics would permit these vehicles and they
can be accommodated in the some of the on-site parking spaces, which permit over-hang of the vehicle
behind the curb and over the lawn area. Larger vehicles, such as buses or extreme length limousines
would not be permitted. With respect to delivery trucks, four (4) parking/loading areas have been
incorporated into the site plan, one (1) for the restaurant and three (3) for the hotel. For the hotel, the
parking/loading areas are provided at the main entry way of the hotel as that is the access point for
deliveries to the hotel. The main entry also serves as the turnaround for the trucks or other larger
vehicle like a 16-passenger shuttle van or standard-length limousine. A site circulation plan has been
included in Appendix C, which shows adequate circulation for these vehicles.
3.2.3 Proposed Mitigation
The traffic study concludes that the surrounding transportation network would be able to
accommodate increased traffic volumes associated with the proposed development, including the
restaurant and hotel uses, with no significant adverse traffic or parking impacts. In order to maximize
the sight distance available to vehicles exiting the site, the traffic study recommended that parking be
restricted on the north side of Main Road (NYS Route 25) along the entire frontage of the site. Other
than this recommendation, no further mitigation is proposed.
3.3 Aesthetic Resources and Community Character
3.3.1 Existing Conditions
Existing, publicly accessible, views of the subject property are entirely from Main Road (NYS Route 25) and
consist of a currently two-story residential structure, a structure that reflects the built character and historic
ambience of the Hamlet of Southold, as well as associated landscaping. Views east and west of the subject
property along Main Road generally reflect the same low-density residential and commercial character, which
is consistent with the overall historic built character of the hamlet of Southold, including one- to two-story
structures on large landscaped lots.
The existing building at the subject property is a State and National Register-eligible historic landmark
(identified as the Lester Albertson House, USN No. 10310.000679). According to the OPRHP evaluation report
(dated July 1995), the architecture of the building reflects nineteenth-century ecclesiastic architecture in the
Town of Southold. Further, the building immediately south of the subject property, on the south side of Main
Road, State and National Register-eligible Glover-Hutter House (USN No. 10310.000680). Per OPRHP’s
evaluation (dated July 1995), this building is also a reflection of nineteenth-century ecclesiastic architecture in
the Town of Southold.
Beyond the subject property and the immediately adjacent Route 25 corridor is the historic hamlet of Southold
downtown area to the west and similarly low-density residential and commercial uses as well as rural uses to
the east. As previously discussed, the Hamlet of Southold “Hamlet Center” is a primary commercial hub with a
distinct small scale and historic / traditional character.
Draft Environmental Impact Statement April 2019
The Enclaves – Proposed Hotel and Restaurant Revised October 2019
56655 Main Road, Hamlet of Southold, Town of Southold, NY
_____________________________________________________________________________________________________________________________
118
3.3.2 Potential Impacts
To assess the potential impacts of the proposed development, the project architect prepared renderings of the
proposed hotel (included in Appendix D), as well as photo-simulations from various vantage points, which are
included as Figures 18 through 23 in Appendix A. When considering how best to depict photo-simulation of
the post construction view of the proposed project, it was recognized that all images should be taken at eye
level of an individual walking or standing near the site. Therefore, several views were established to depict
both the public view from the street, as well as the views from the neighboring properties where the buildings
may be visible. The vantage points were as follows:
Along the street line on Main Road; and
Along the eastern property line of the subject property, standing as a neighbor may looking towards
the property, as well as along the common driveway (to the east) looking across the neighboring
properties.
As the existing vegetation is fairly dense, views in which the post construction buildings may be visible were
established. The existing views were photographed with a high resolution Canon Digital Camera. Cross sections
were then taken from the vantage point of the photographs towards the buildings to establish the relative grade
differential from the photo vantage point towards the buildings. The cross sections were then adjusted for the
post-construction grades and the proposed plantings were then superimposed at the height they would exist
one year after being planted. Based upon the planting heights and the species of proposed plants as included
on the Proposed Landscape Plan (see Appendix C), a combination of the latest version of “Sketch-up” with the
“Thea” add-on were then used, and Photoshop was used to develop the images included herein as Figures 18
through 23 in Appendix A. It is noted that where the buildings were not visible at all, the project architect
“Ghosted-in” the buildings in order to understand where the buildings were behind the vegetation. An
assessment of the proposed project, based on the renderings and the photo-simulations, as well as architectural
elevations for both the hotel and restaurant, follows.
The proposed project includes the conversion of the existing residential structure located on the southern
portion of the property (visible from NYS Route 25 / Main Road) into a 74-seat sit-down restaurant and two-
story, 40-unit hotel with four detached cottages and associated amenities (e.g., pool and lounge areas). The
reuse of the existing residential structure would preserve and reinforce the existing character of the hamlet of
Southold, while the proposed height of the new hotel building (i.e., two-stories / 32.9 feet) is consistent with
existing development height in the Hamlet Center.
The existing residence on Main Road, which was formerly The Hedges Bed and Breakfast, is proposed to be
restored in a plan that has been reviewed and approved by the State Historic Preservation Office (NYS OPRHP).
Behind the restaurant and its supporting parking area, there will be a substantial hedgerow. The proposed
hotel would be discreetly hidden behind this hedgerow, thus minimizing the viewshed changes from Main
Road. As indicated in the photo-simulations provided in Figures 18 and 19 in Appendix A, the only portion of
the hotel building that would be visible from Main Road is the Period-style stone “barn” which anchors the
southeast corner of the building and is 2-1/2 stories high with a Ludowici clay tile roof and local stone veneer.
Draft Environmental Impact Statement April 2019
The Enclaves – Proposed Hotel and Restaurant Revised October 2019
56655 Main Road, Hamlet of Southold, Town of Southold, NY
_____________________________________________________________________________________________________________________________
119
From this anchor to the West will be the one-story reception and lobby, as well as a deck floating above a small
man-made pond on the south side of the lobby, overlooking a large lawn area (see hotel renderings in Appendix
D). To the north would be the 40 room, two-story flat-roofed structure, which would house the actual rooms
themselves. Each floor will have 20 rooms. This flat-roofed structure will be a low-rise element, which would
be well hidden from view by the anchoring stone “barn.” Stylistically, the design will introduce the “wings”
which extend from the period barn, as more contemporary structures juxtaposed against the barn.
The north wing of the hotel will effectively screen and buffer the three adjacent residential properties to the
east from the activities on the west side of the hotel around the pool and pool terraces. In addition, the east
facade of the building features mirrored glass to reflect the dense evergreen screening intended to be installed
to have minimal visual impact on these three properties. To the north, the four cottages screen the overflow
parking lot as well as the neighboring LIRR tracks. To the west is the existing boatyard and to the south, beyond
the hedgerow, would be the restaurant.
The existing residential structure would be preserved and renovated, such that its existing architectural style
and the built character it reflects as part of the hamlet of Southold would be maintained and enhanced. The
proposed design includes a creative re-use of the residential structure, while maintaining important design
elements that contribute to the locality. The proposed hotel building would reflect the scale of the existing
buildings at the subject property and surrounding community (i.e., low density, one- and two-story structures).
The design intent was a small-scale, boutique-style hotel, with limited footprint, such that it would complement
the surrounding hamlet.
As indicated on the Proposed Landscape Plan and Details (see Appendix C), the proposed landscaping consists
of maintained turf grass with scattered deciduous trees, including red maple (Acer rubrum ‘October Glory’) and
red flowering dogwood (Cornus florida var. rubra), as well as trimmed hedgerows comprised of privet
(Ligustrum ibolium). Property boundary screening comprised of evergreen trees, including Leyland cypress on
8 ft centers (Cupressocyparis leylandii) is also proposed on the eastern and western property boundaries in
areas where no existing trees are present. The use of Leyland cypress would provide natural privacy screening
with the adjoining properties. Within the areas of the proposed swimming pool and the hotel cottages, the
proposed landscaping includes Northern privet (Ligustrum x. ibolium). Northern Privet is also proposed along
the northern edge of the east-west internal roadway for a vegetative separation of the restaurant and hotel
uses.
Within the 25-ft rear yard setback area, approximately 13, six-to-eight inch DBH eastern red cedar (Juniperus
virginiana) and eight-to-14 inch DBH black cherry trees (Prunus serotina) trees would be retained. The trees
that are proposed along with their canopy to remain are shown as such on the attached site plans. In addition,
the trees would be protected with tree protecting fencing during construction to avoid disturbance of the trees.
Several red maple (Acer rubrum) trees would be planted in and adjacent to this natural area to vegetate areas
currently without trees. Some native trees present on the site would also be retained within the 10-ft side yard
setbacks. The 10-ft side yard setbacks located in the northern portion of the property include eight-to-16 inch
diameter black cherry trees that would be incorporated into the site’s landscaping plan. Existing trees, such as
Norway maple (Acer platanoides), sycamore maple (Acer pseudoplatanus), box elder (Acer negundo), scarlet
oak (Quercus coccinea), black cherry (Prunus serotina), black walnut (Juglans nigra), butternut (Juglans
cinerea), and white mulberry (Morus alba), located in the southwestern corner of the property would be
incorporated into the site landscaping within the proposed lawn/sculpture garden to the south of the proposed
hotel, within the 10-ft side yard setback, and adjacent to the proposed driveway and parking.
Draft Environmental Impact Statement April 2019
The Enclaves – Proposed Hotel and Restaurant Revised October 2019
56655 Main Road, Hamlet of Southold, Town of Southold, NY
_____________________________________________________________________________________________________________________________
120
The proposed planting of substantial and mature plantings along the eastern and western property lines would
also provide effective screening for the properties to the east and west. As indicated on the Proposed
Landscape Plan and visually represented in Figures 20 through 23 in Appendix A, the proposed trees at planting
would be 14-to16-feet along the east side and eight-to-10-feet along the west side, both single and double row.
As indicated in Section 1.4.1 of this DEIS, the proposed planting would occur early in the construction process
to provide additional time for growth during the overall 18-to-22 month construction period.
From the southernmost residence (see Figure 20 in Appendix A), only a portion of the hotel roofline would be
visible. Views of the project site from the residential properties to the north thereof would be screened by the
proposed vegetation (see Figures 21, 22 and 23 in Appendix A). Accordingly, the proposed landscape
effectively minimizes the visual changes from the neighboring properties.
In accordance with Section 172-7 G. (1), the proposed lighting would not include high-intensity discharge,
including metal halide, or any high-pressure or low-pressure sodium lamps or fixture types. As indicated on
the Site Lighting and Details Plan in Appendix C, the proposed plan includes 10-foot lamp poles along the
internal driveway and within the parking areas. Each lamp pole would include a shielded LED fixture such that
all light would be directed downwards with no upward glare. Furthermore, a photometric analysis was
performed, which indicates that there would be no off-site lighting impacts from any of the proposed light poles.
The proposed building fixtures would include fixed lighting and to mitigate light trespass and glare, all lighting
would be shielded and directed downwards, at an intensity compliant with Chapter 172 of the Town Code
(Outdoor Lighting). The proposed lighting would comply with the lighting standards set forth in §172-5, and
would be subject to the review and approval of the Town of Southold Building Department.
The proposed signage has not yet been developed for the proposed project; however, the project architect
would design the signage to be consistent and in character with the surrounding commercial land uses. All
signage would also comply with Southold Code.
While the proposed project would change the land use character of the subject property from one residence to
a mixed-commercial use, the proposed project is consistent with various local and state comprehensive
planning documents relevant to the hamlet and Town of Southold and the larger region regarding preservation
of existing historic character of the area (see Section 3.1.2 of this DEIS for a comprehensive evaluation of the
proposed project’s consistency with underlying regulatory frameworks and comprehensive planning
documents instituted to protect and maintain the historic and traditional character of the locality and region).
As such, it is anticipated community character under the proposed action would be enhanced, as the proposed
project would situate new land uses complimentary to the hamlet center while meeting various local and
regional planning goals.
3.3.3 Proposed Mitigation
Based on the foregoing discussion, no significant adverse impacts to visual resources and community character
and anticipated as part of the proposed project. Publicly accessible views of the property would remain largely
consistent with existing conditions, as the existing residential structure would be maintained as part of the
project, while the proposed hotel use would be largely hidden by the existing residence and proposed
landscaping. Further, the proposed project would be consistent with and meet the goals of regulatory
Draft Environmental Impact Statement April 2019
The Enclaves – Proposed Hotel and Restaurant Revised October 2019
56655 Main Road, Hamlet of Southold, Town of Southold, NY
_____________________________________________________________________________________________________________________________
121
development and planning frameworks (e.g., zoning and local / regional comprehensive planning documents)
such that community character under the proposed project would be preserved and enhanced.
Draft Environmental Impact Statement April 2019
The Enclaves – Proposed Hotel and Restaurant Revised October 2019
56655 Main Road, Hamlet of Southold, Town of Southold, NY
_____________________________________________________________________________________________________________________________
122
3.4 Noise and Odor
3.4.1 Existing Conditions
Noise
Introduction
A noise survey and analysis were prepared by SoundSense to evaluate the potential noise impacts of
the proposed action, and is hereinafter referred to as the “Acoustic Report.” As part of the analysis, the
ambient or existing noise levels on the subject property and at various off-site receiver locations were
taken. The projected impacts of the proposed development were then assessed and the need for
mitigation measures were determined. A summary of the Acoustic Report is included in this section
of the DEIS, and a copy of the Acoustic Report in its entirety is included in Appendix J.
General Noise Information
Subjective Perception of Actual Sound Energy Change
Sound or noise is measured in decibels (dB). As sound increases or decreases, decibels increase or
decrease logarithmically - not arithmetically. For example, if a sound of 70 dB is added to another
sound of 70 dB, the total is a three-decibel increase (to 73 dB), not a double to 140 dB. Furthermore,
if two sounds are of different levels, the lower level adds less to the higher, and if this difference is as
much as 10 dB, the lower level adds almost nothing to the higher level. In other words, adding a 60-
decibel sound to a 70-decibel sound increases the total sound pressure level by less than one-half
decibel. As excerpted from the Acoustic Report in Appendix J, the following table describes the
subjective perception of noise level increases and the associated change in sound energy.
Table 19 - Subjective Perception of Actual Sound Energy Change
dB Change Subjective Perception Sound Energy Change
0-3 dB Barely perceivable 50%
4-5 dB Perceivable and significant 69%
6 dB Double sound pressure 75%
7-9 dB Major perceived increase 87%
10dB Double loudness, 10x power 90%
Annoyance by Sound
Annoyance by sound is a response to auditory experience. The standard for acoustic analysis is that
any sound that exceeds the background noise level by 5 dB(A) or more has the potential to be an
annoyance to the receiver. It is noted that A-Weighting or dB(A) is a weighting metric that is commonly
applied to sound pressure levels as it is an approximation of the hearing response of the human ear
which is more responsive to higher frequencies than lower frequencies.
Draft Environmental Impact Statement April 2019
The Enclaves – Proposed Hotel and Restaurant Revised October 2019
56655 Main Road, Hamlet of Southold, Town of Southold, NY
_____________________________________________________________________________________________________________________________
123
NYSDEC Guidelines for Assessing the Impact
The NYSDEC sets forth thresholds for determining the impact of an activity and based upon the
changes in sound levels, identifies the need for mitigation. It is acknowledged that the NYSDEC
guidelines for assessing and mitigating noise impacts do not supersede the local or municipal
regulations. Accordingly, the Noise Ordinance (Chapter 180) of the Town of Southold applies to this
proposed action, which is discussed later in this section.
Table 20 - NYSDEC Thresholds for Significant Sound Pressure Level (SPL) Increase
Sound Level
Increase (dB)
Impact Need for Mitigation
0-3 No appreciable effect on receptors No need
3-6 Potential for adverse noise impact in
cases where the most sensitive of
receptors are present
Mitigation may be needed for some sensitive
receptors
6-10 Potential for adverse noise impact
depending on existing SPL and
character of surround land use and
receptors
Mitigation may be needed for most receptors,
depending on existing conditions
10 or more Adverse impact Deserves consideration of avoidance and
mitigation measures in most cases
Source: NYSDEC Noise Policy (Assessing and Mitigating Noise Impacts. DEP-00-1 Revised 2/2/2001)
US Housing and Urban Development (HUD) Site Acceptability Standards
The US Housing and Urban Development defines acceptable to unacceptable noise levels through site
acceptability standards. As excerpted from the Acoustic Report (Section 2.5), acceptable noise levels
are those not exceeding 65 dB. Where noise levels are above 65 dB and below 75 dB, the condition is
normally unacceptable and attenuation is required. Above 75 dB, the levels are unacceptable and
attenuation is required.
Town of Southold – Chapter 180
Chapter 180 of the Town of Southold Town Code regulates noise generation. Pursuant to §180-5
(General Prohibition), “No person or persons owning leasing or controlling the operation of any source
of noise on any lot or structure within the Town shall permit the establishment of a condition of noise
pollution. Except as provided in §180-6, the use of amplifiers, speakers or other machines or devices
capable of reproducing amplified or airborne sound from the premises, dwelling or building within the
Town shall be considered noise pollution and shall be prohibited at all times.”
Pursuant to §180-6 (Standards), “No person shall create or cause to be emitted any noise pollution
which when measured on a sound-level meter from the property line of a complaining property owner
exceeds the following standards:
A. Sunday through Thursday:
(1) From 7:00 a.m. to 7:00 p.m., airborne or amplified sound in excess of 65 dBA; and
Draft Environmental Impact Statement April 2019
The Enclaves – Proposed Hotel and Restaurant Revised October 2019
56655 Main Road, Hamlet of Southold, Town of Southold, NY
_____________________________________________________________________________________________________________________________
124
(2) From 7:00 p.m. to 7:00 a.m., airborne or amplified sound in excess of 50 dBA.
B. Friday and Saturday:
(1) From 7:00 a.m. to 11:00 p.m., airborne or amplified sound in excess of 65 dBA; and
(2) From 11:00 p.m. to 7:00 a.m., airborne or amplified sound in excess of 50 dBA.”
Relevant to the proposed action, exceptions to provisions of §§180-5 and 180-6 are set forth in §180-
7(A), as follows:
“(2) Construction activities between 7:00 a.m. through 7:00 p.m. and the associated use of
construction devices or the noise produced thereby, provided that such activities and such
equipment and their use comply with the other provisions hereof.
(6) Nonamplified noise generated from lawful athletic or recreational activities, events or
facilities.
(11) Emergency construction or repair work.”
Existing Noise Levels
Daytime ambient sound level measurements were taken at several receivers near the subject property,
as shown in Figure 4.1.1 of the Acoustic Report. As noted in the Acoustic Report, the receiver locations
were selected in order to characterize the acoustic environment of the property and surrounding
areas. Access to the majority of the property was limited due to vegetation growth. Location 1 was
selected in order to characterize the existing ambient sound pressure levels at the front of the property
and characterize the acoustic environment at the street and to the nearby commercial receivers.
During collection of acoustic data at Location 1, timestamps were collected of various acoustic events
such as various car pass-bys in order to utilize in future calculations for this acoustic study related to
traffic. Locations 2, 3 and 4 characterize the acoustic conditions in the rear of the existing on-site
residence and commercial businesses. Collectively, all the acoustic data gathered provides a clear
picture of the existing soundscape of the area. Readings were collected as close to nearby residential
receivers as possible. In addition to the location, the time of the acoustic readings were selected in
order to survey a variety of acoustic conditions. For example, acoustic readings were collected during
the day in order to characterize typical sounds due to traffic and acoustic readings collected during the
nighttime readings were coordinated with a pass-by of an LIRR train at to the north of the property.
An acoustic consultant remained with the meter for the duration of each 20-minute measurement
period, noting the activities contributing to the soundscape of the area, and noting high sound level
events such as car and truck pass-bys. The existing ambient soundscape in the area of the subject
property is characterized mainly by traffic on Route 25, which includes cars, busses, mid and large-
sized trucks, emergency vehicles, as well as the adjacent LIRR tracks, planes, and helicopters.
The results of the ambient sound level measurements, as indicated in the table below, are typical of a
residential area nearby a busy roadway. The sound levels at Location 1, which are representative of
the acoustic environment at the commercial and residential receivers on Route 25, are dominated by
the traffic sounds on Route 25. The effect of Route 25 on Location 1 is especially evident in the elevated
LAeq and L90 measurements that are typically used to characterize the background noise levels. The
Draft Environmental Impact Statement April 2019
The Enclaves – Proposed Hotel and Restaurant Revised October 2019
56655 Main Road, Hamlet of Southold, Town of Southold, NY
_____________________________________________________________________________________________________________________________
125
sound levels at Locations 2, 3 and 4 are generally consistent and represent the acoustic environment
at the residential receivers to the east of the subject property. These measured sound levels are typical
of semi-rural residential areas and were used in the modeling of the projected acoustic impacts of the
proposed action, as discussed in Section 3.4.2 below.
Table 21 - Weekday Ambient Sound Levels at Receivers near the Proposed Location on July 19, 2019
Measurement
Location Time Period LAeq
(dBA)
LASmin
(dBA)
LASmax
(dBA)
L01
(dBA)
L10
(dBA)
L50
(dBA)
L90
(dBA)
Location 1
12:24pm –
12:46pm 62 42 85 70 64 59 51
7:47pm –
8:04pm 60 43 69 68 64 58 48
Location 2
12:52pm –
1:13pm 45 38 54 52 48 43 40
8:06pm –
8:26pm 47 39 66 58 49 43 40
Location 3
1:14pm –
1:34pm 46 37 56 53 50 44 40
8:27pm –
8:47pm 44 38 58 53 47 43 40
Location 4
1:35pm –
1:46pm 43 37 53 50 46 43 39
8:48pm –
9:09pm 47 38 61 59 48 45 43
Odor
The subject property is a residential use and largely undeveloped land. No odors are generated from
the current land uses.
3.4.2 Potential Impacts
Expected Impact of Increased Traffic due to Proposed Location
As part of the noise analysis, SoundSense modeled the expected change in sound level at the four
receivers (Locations 1 – 4) based on the expected increase in traffic, as documented in the TIS. Table
22, as excerpted from the Acoustic Report, shows the expected increase in the L10 and L90 sound
levels based on the expected increase in traffic due to linear natural background traffic growth. Table
23, as excerpted from the Acoustic Report, shows the expected further change in sound level at the
four receivers due to entering and exiting traffic upon implementation of the proposed action. The L90
value is most often used to characterize the ambient sound level in an area. The L90 value is the value
which is exceeded 90% of the time of a measurement. Conversely, the L10 value is that which is
exceeded only 10% of the time of a measurement. The L10 value is often used to characterize an
Draft Environmental Impact Statement April 2019
The Enclaves – Proposed Hotel and Restaurant Revised October 2019
56655 Main Road, Hamlet of Southold, Town of Southold, NY
_____________________________________________________________________________________________________________________________
126
impulsive environmental acoustic disturbance and often correlates with the community reaction to
the noise.
In order to determine the worst-case scenario impacts for each receiver, the baseline sound levels
were selected to be either the morning or evening readings, depending upon which time of day was
generally quieter at each location. In this way, the analysis shows the expected worst-case scenario
impact if all of the additional traffic occurred during the quietest periods of the day at each receiver.
For this analysis, the evening sound levels were used for Locations 1 and 3, while the early afternoon
sound levels were used for Locations 2 and 4.
Table 22 - Expected Sound Levels at Receiver Locations: Summer 2020 - No Build Condition
Receiver Condition
Expected Change in
L10 from Existing
Conditions (dBA)
Expected Change in
L90 from Existing
Conditions (dBA)
Location 1 2020 No Build – Weekday Peak Hour 0.6 2.4
2020 No Build – Saturday Peak Hour 0.9 4.3
Location 2 2020 No Build – Weekday Peak Hour 0.4 0.6
2020 No Build – Saturday Peak Hour 0.7 1.0
Location 3 2020 No Build – Weekday Peak Hour 0 0.7
2020 No Build – Saturday Peak Hour 0 1.0
Location 4 2020 No Build – Weekday Peak Hour 0.5 0.5
2020 No Build – Saturday Peak Hour 0.9 0.8
Draft Environmental Impact Statement April 2019
The Enclaves – Proposed Hotel and Restaurant Revised October 2019
56655 Main Road, Hamlet of Southold, Town of Southold, NY
_____________________________________________________________________________________________________________________________
127
Table 23 - Expected Sound Level Increases at Receiver Locations: Summer 2010 – Build Condition
Receiver Condition
Expected
Change in
L10 (dBA)
Expected
Change in
L90 (dBA)
Expected
Impact
Location 1
2020 Build – Weekday Peak Hour 0.7 3.0 No Impact
2020 Build – Saturday Peak Hour 1.1 2.1 No Impact
2020 Build – Special Events 1.8 3.8 Potential
Impact
Location 2
2020 Build – Weekday Peak Hour 0.6 0.7 No Impact
2020 Build – Saturday Peak Hour 0.7 0.8 No Impact
2020 Build – Special Events 0.7 1.1 No Impact
Location 3
2020 Build – Weekday Peak Hour 0 0.4 No Impact
2020 Build – Saturday Peak Hour 0 0.6 No Impact
2020 Build – Special Events 0 0.7 No Impact
Location 4
2020 Build – Weekday Peak Hour 0.5 0.7 No Impact
2020 Build – Saturday Peak Hour 0.6 0.8 No Impact
2020 Build – Special Events 0.7 1.3 No Impact
Under the Build Condition, as shown in Table 23 above, only one condition is expected to result in an
exceedance of the 3 dB threshold for potential acoustic impact. This would occur only for the expected worst-
case L90 value at Location 1 during a Special Event at the subject property, which is expected to be limited to
8-12 times per year, subject to approval of a special event permit from the Town of Southold. All other
conditions at all receivers result in a differential of less than or equal to 3 dB, which represents an unnoticeable
change in the sound levels at these receivers and, therefore, is expected to have no acoustic environmental
impact on the receivers. Based on this analysis, implementation of the proposed action would not result in
significant adverse impacts to the nearby residential and commercial receivers.
Typical On-Site Activities
The proposed hotel would be expected to use an outdoor sound reinforcement system to play music on the
property, within the pool area, during daytime hours of operation. A limiter would be placed on this system to
ensure that the resulting sound levels cannot exceed the limits set in the Town of Southold Noise Ordinance for
commercial music, which is acknowledged herein as being: Sunday through Thursday, 65 dB(A) between 7am
and 7pm and 50 dB(A) between 7pm and 7am; Friday and Saturday, 65 dB(A) between 7am and 11pm and 50
dB(A) between 11pm and 7am. Additionally, the speaker equipment selection and layout would be reviewed
by an acoustic consultant to minimize the impact of direct acoustic waves. As such, with the proposed
measures, no significant adverse noise impact is expected on the nearby receivers due to the outdoor sound
reinforcement system.
Draft Environmental Impact Statement April 2019
The Enclaves – Proposed Hotel and Restaurant Revised October 2019
56655 Main Road, Hamlet of Southold, Town of Southold, NY
_____________________________________________________________________________________________________________________________
128
Additionally, the proposed hotel would include an outdoor pool and play court area. As indicated in the
Acoustic Report, the sound levels generated at these locations are not expected to negatively impact the
neighboring receivers, as the building itself serves as a natural acoustic barrier to the residential receivers to
the east. The proposed landscaping would also inhibit direct reflections that could amplify the noise. As such,
no significant adverse noise impacts from the outdoor pool and play court area are expected.
Special Events
In addition to the traffic generated by the proposed action, sound levels during special events and their impact
on neighboring receivers were also evaluated. The expected sound levels of two types of special events were
modeled at the four receivers of interest: (1) a 250-person outdoor wedding and (2) a 50-person outdoor party.
Both of these types of events would take place on the front lawn/pond area adjacent to the hotel, but only one
event would occur at a time.
Average sound level spectra for male and female speaking voices at a raised voice effort level were used to
calculate the expected sound levels at the receivers of concern, based on a 50-50 gender split of the attendees
at these events. As any music played through the sound reinforcement system during the event would be
required to meet Town of Southold Noise Ordinance limits as described above, through the use of a limiter on
the system, the projected noise was not included in the analysis. The expected sound levels of these events can
be found in Table 24 below (see also Figures 5.4.1 through 5.4.4 of the Acoustic Report).
Table 24 - Ambient Sound Levels and Expected Sound Levels due to Special Events at Locations 1-4
Location
and
Distance
from Event*
Existing LAeq
(dBA)
Expected LAeq –
250 Person
Wedding (dBA)
Expected LAeq –
50 Person Party
(dBA)
Town of
Southold Noise
Code Daytime
Limit
Location 1
(±270 feet) 60 60 60 65
Location 2
(±150 feet) 45 53 48 65
Location 3
(±220 feet) 44 50 46 65
Location 4
(±130 feet) 43 53 48 65
* See Figure 4.1.1 in Acoustic Report
As indicated in Table 24 above, the expected sound levels due to special events is expected to represent a
significant disturbance to the neighboring residential receivers (Locations 2-4) if no acoustic treatment
measures are implemented. The sound levels at Location 1 are not expected to be impacted by the Special
Events, as the acoustic character of this area is already dominated by the traffic on Route 25. However, at
Locations 2-4, the overall sound level is expected to increase by 6-10 dBA for the 250-person wedding events
and 3-5 dBA for the 50-person parties. Additionally, the octave band sound levels are expected to be as much
as 17 dB above ambient sound levels in select octave band during the 250-person wedding events and as much
as 10 dB above ambient in select octave bands during 50-person parties. While these events may only occur 8-
12 times per year, the acoustic impact to the neighboring receivers during these events would be noticeable.
However, these events would only violate the 50 dBA limit set by the Town of Southold Noise Code if these
Draft Environmental Impact Statement April 2019
The Enclaves – Proposed Hotel and Restaurant Revised October 2019
56655 Main Road, Hamlet of Southold, Town of Southold, NY
_____________________________________________________________________________________________________________________________
129
sound levels occur after 7pm on Sunday through Thursday and after 11pm on Friday and Saturday. As
indicated in this DEIS, special events would only occur between 6pm to 10pm on Fridays, 2pm to 11pm on
Saturdays and 2pm to 6pm on Sundays. As such, no events are expected to occur during the periods of time for
which the nighttime noise code limit of 50 dBA would apply. Moreover, at no location is the sound level due to
special events expected to violate the 65 dBA limit set by the Town of Southold Noise Code for daytime sound
levels, which is the only time special events are expected to occur.
As indicated above, the effects of the sound reproduction system is not incorporated into the special event
acoustical analysis as this system would be required to have a limiter which would be set such that it is not
possible to exceed the Town of Southold noise level limits for daytime or nighttime overall sound level at the
nearest receivers. This applies to both music that would be played through the sound reproduction system as
well as public speaking and officiating, which may be amplified through the same sound reproduction system.
Additionally, the speakers for special events would be arranged such that they face away from the residential
receivers to the east of the property. As most event-grade speakers are directional, and emanate their energy
primarily in the direction they face, the majority of the sound energy from the speakers would be directed
towards the western side of the property and would not be expected to impact the residential receivers as
much as the omni-directional nature of a crowd of human speaking voices.
With mitigation, the acoustic impact can be reduced significantly to the extent that a disturbance would not
occur. Such mitigation can include the installation of a temporary acoustic barrier during special events to
reduce the sound levels at the neighboring residential receivers. This acoustic barrier can be placed along the
eastern edge of the event, should it occur on the lawn in front of the hotel, and can be movable to optimize the
location and the efficiency of the barrier. This acoustic barrier could include a typical fence that is construction-
lined with an acoustic material, making full contact with the ground. The required height of the barrier would
vary depending on the location and can be calculated for maximum efficacy depending on the type and location
of the event. Alternatively, if an event is held within a tent on the property, an acoustic barrier can be
incorporated into the side of the tent facing the residential properties to the east. Additionally, if an event is
held at the pool area of the proposed hotel, the building itself would act as an acoustic barrier between the
event and the residential receivers. Furthermore, a limiter would be implemented on the sound reproduction
system to ensure that the requirements of the Town of Southold Noise Code are met for the amplified sound
during these events. Implementation of the recommended mitigation measures would be expected to reduce
noise levels to the extent that no significant adverse impacts to the neighboring properties would occur during
special events.
Construction-Related Noise
The construction phase of the project is expected to last 18-to-22 months and would occur on weekdays
between 8am and 5pm and Saturdays between 9am and 4pm. The Town of Southold Noise Code does not apply
to construction noise generated between 7am and 7pm, any day of the week. Although the Town of Southold
Noise Ordinance does not apply to construction noise during the proposed periods of time, it is possible to
reduce the expected impact of the construction noise on the neighboring receivers. Acoustic barriers can be
utilized during the construction period to minimize the impact of the construction activities on the surrounding
residential and commercial receivers. The requirements of these barriers would be calculated once the
construction plan for the proposed action is completed and the expected sound levels of the necessary
equipment is known.
Draft Environmental Impact Statement April 2019
The Enclaves – Proposed Hotel and Restaurant Revised October 2019
56655 Main Road, Hamlet of Southold, Town of Southold, NY
_____________________________________________________________________________________________________________________________
130
Odor
The potential for odors to be generated from the on-site wastewater treatment and disposal are addressed in
the design of the overall system. As indicated in Section 3.2.2 of this DEIS, the proposed STP would be equipped
with a dual canister carbon-based odor control system connected to the treatment tanks, pump station, splitter
box and influent screen. As such, odors would be controlled thus resulting in no adverse impacts to the
neighboring properties.
The potential exists for odors from the trash receptacles. To prevent odors, all trash would be stored in covered
bins and trash pick-ups would be scheduled to eliminate wastes being held for a long duration. This schedule
would be developed with the collector and would be undertaken to prevent the potential for odors to develop
near the trash enclosures.
The potential for odors from the restaurant would be controlled though industry-methods for proper exhaust
hoods, grease collection, and ventilation. The design of such systems would be performed during kitchen
design. As such, because the proposed restaurant would include exhaust and ventilation systems, it is not
expected that this use would result in any nuisance odors.
Based on the above, the proposed action is not expected to generate any odors that would adversely impact the
surrounding area.
3.4.3 Proposed Mitigation
Based on extensive acoustic readings and related analysis, mitigation measures are not necessary to address
the airborne sound levels due to the proposed action, as the analysis of the expected sound levels has revealed
that there is no impact expected for the nearby commercial and residential receivers during typical operation
of the proposed restaurant and hotel.
During special events, the following mitigation measures are proposed to address the potential increase in
noise levels during special events:
A temporary acoustic barrier will be used during special events to reduce the sound levels at the
neighboring residential receivers. This acoustic barrier can be placed along the eastern edge of the
event, should it occur on the lawn in front of the hotel, and can be movable to optimize the location
and the efficiency of the barrier. This acoustic barrier could include a typical fence that is construction-
lined with an acoustic material, making full contact with the ground. The required height of the barrier
would vary depending on the location and can be calculated for maximum efficacy depending on the
type and location of the event.
If an event is held within a tent on the property, an acoustic barrier can be incorporated into the side
of the tent facing the residential properties to the east.
A limiter would be implemented on the sound reproduction system to ensure that the requirements of
the Town of Southold Noise Code are met for the amplified sound during these events.
Draft Environmental Impact Statement April 2019
The Enclaves – Proposed Hotel and Restaurant Revised October 2019
56655 Main Road, Hamlet of Southold, Town of Southold, NY
_____________________________________________________________________________________________________________________________
131
Special events would only occur between 6pm to 10pm on Fridays, 2pm to 11pm on Saturdays and
2pm to 6pm on Sundays. As such, no events are expected to occur during the periods of time for which
the nighttime noise code limit of 50 dBA would apply. Moreover, at no location is the sound level due
to special events expected to violate the 65 dBA limit set by the Town of Southold Noise Code for
daytime sound levels, which is the only time special events are expected to occur.
Regarding odors, the proposed STP will be equipped with a dual canister carbon-based odor control system
connected to the treatment tanks, pump station, splitter box and influent screen. All trash will be stored in
covered bins and trash pick-ups will be scheduled to eliminate wastes being held for a long duration.
Restaurant odors will be controlled though industry-methods for proper exhaust hoods, grease collection, and
ventilation.
3.5 Historic and Archaeological Resources
3.5.1 Existing Conditions
Pursuant to a Resource Evaluation dated December 21, 2017 (copy included in Appendix K), the
subject property includes one structure, the Lester Albertson House (56655 Mains Road) that is
eligible for listing on the State and National Registers of Historic Places. Specifically noted is that the
structure meets National Register Criterion C. As summarized in the Resource Evaluation:
“The Albertson House meets National Register Criterion C as an intact example of early-
mid nineteenth century vernacular architecture in the Town of Southold. The house,
which is documented on the 1858 map of the area, is a side-gable, five-bay, center
entrance type with two-over-two sash windows and Italianate details including
bracketed, overhanging eaves; round arched attic windows; and a bay window on the
west side. A one-story gabled wing extends from the rear. The front entrance consists of
a single door with sidelights and a wide surround decorated by a rope (or egg and dart)
molding. . .More recent alterations include a Colonial Revival entry porch and wide
exposure shingles. The house overall has retained a high level of integrity and remains
an important example of its period and type in Southold. The siting close to the road is
typical for houses of this period.
Photos more recently submitted show baseboard trim, wood paneling below windows,
paneled doors with 19th-C hardware and low ceilings which support an early-19th
century construction date. The form of the house with the roof ridge parallel to the road
suggests that the original architectural style was Federal. The house was updated in the
Italianate style with new 2x2 windows, the bay window and an Italianate newel post on
the interior staircase. Colonial Revival features include arched doorway surrounds on
the interior, possibly the narrow plank wood flooring, and the porch posts.”
Regarding archaeological resources, the subject property is located within a larger archaeologically
sensitive area, as published on the OPRHP Cultural Resource Information System at
https://cris.parks.ny.gov. However, during the application process for this proposed action, the Town
of Southold consultants contacted OPRHP and in correspondence dated December 28, 2017 (copy
Draft Environmental Impact Statement April 2019
The Enclaves – Proposed Hotel and Restaurant Revised October 2019
56655 Main Road, Hamlet of Southold, Town of Southold, NY
_____________________________________________________________________________________________________________________________
132
included in Appendix K of this DEIS), OPRHP advised that they have no archeological concerns. OPRHP
requested additional information on the proposed renovations to the Lester Albertson House (i.e., the
existing residential structure for conversion to a restaurant). The evaluation and determination are
described in the Potential Impacts section below.
3.5.2 Potential Impacts
As indicated above, in correspondence dated December 28, 2017, ORPHP indicated that they have “no
archeological concerns or architectural concerns with the proposed new construction. As such, we
have no further comments regarding the new building’s construction.” OPRHP did, however, request
additional information on the proposed renovations to the Lester Albertson House (i.e., the existing
residential structure for conversion to a restaurant). In response to said requests, on January 17, 2019,
AVG submitted the additional information and provided the following responses to OPRHP:
2. Provide further details on the proposed Front door on the South Elevation:
AVG Response: This door and Portico served as the Main entrance to the House, and
then later on when this structure was the “Hedges Bed and Breakfast” as the main
entrance for that as well, and it will continue to be used as the Main entrance for the
Restaurant. Further, while the Portico and existing exterior door surround appear to
be original or at least period correct, that actual door and sidelights are replacement
pieces. The Portico will be fully restored to its existing configuration and detail, as
will the door surround. The actual door will be custom made to replicate an
appropriate period door, complete with an exposed Mortise box type lock. In addition,
the Sidelights will be custom fabricated to replicate what was originally there with
Float glass, and putty Muntin bars.
3. East Elevation Changes:
AVG Response: As it pertains to the East Elevation, it is important to note that after
the main body of the house, just beyond the Bilco doors to the Cellar (north end of the
East Elevation), that entire existing appendage was an addition which was poorly
built at some point in the 50’s. The building is listing to the side, and will require being
completely rebuilt in this area, bear in mind, this was not original to the house.
a) Window at the rear of the Main Building: This window straddles the wall
separating a required HC bathroom, and the bar area. We have re-configured
the Bathroom/bar area to maintain this window in its current location.
b) Roofline of the Proposed addition to the North of the “ell”: As you will see
we have re-configured this roof line to clearly differentiate it from that of the
existing “ell” bearing in mind the existing “ell” is not of the same vintage of
the Main house.
c) Roofline of the currently detached one-story structure: The plate height of
the existing roofline of the detached structure do not render it a habitable
space…We have simply raised the plate heights of these walls and
maintained a gable roof of similar proportion to that of the existing, adding a
small reverse gable to distinguish it from the Main house.
Draft Environmental Impact Statement April 2019
The Enclaves – Proposed Hotel and Restaurant Revised October 2019
56655 Main Road, Hamlet of Southold, Town of Southold, NY
_____________________________________________________________________________________________________________________________
133
4. West Elevation Changes:
AVG Response: The same comments pertain to the roof line changes on this façade as
that of the east façade. The infill of floor to ceiling glass is merely to render that porch
useable as interior space. The existing Historic Windows and door will be retained
and restored to their original vintage retaining the original float glass.
5. Interior Changes:
AVG Response: On the second floor, other than the removal of the closets, and the
conversion of the bathroom to a bus station, the floor plan remains virtually
untouched. On the first floor, the reality of using this space for a viable restaurant
requires the inclusion of a modern (code compliant) commercial kitchen, which
accounts for the revisions to the existing non-historic Kitchen “ell” appendage.
Further, the requirement for 2 ADA complaint bathrooms accounts for the necessary
revisions to the rear of the existing Main House, as access to these bathrooms cannot
be provided through the Kitchen area. Further between the 4-square room
configuration, we eliminated the demising walls to add the need space for dining, as
well as a bar area. However, the existing structural beams will be left as dropped
headers and will now be exposed. We will retain the existing bay window, as well as
the door and window trims, replicating them as required due to existing damage to
some of them. As for the staircase, while it is attractive, it is far from being code
compliant and represents a real hazard to anyone using it in a commercial setting.
Therefore, a code compliant staircase will be installed, however we will endeavor to
incorporate the Newel Post into the design.”
In response to the above, OPRHP issued a No Adverse impact determination on February 19, 2019.
Specifically, as excerpted from OPRHP’s correspondence (included in Appendix K):
“We understand the project will make the following modifications: exterior shutters will be
removed; the West Elevation roof parapet will be removed from the project and the interior trim
will be retained to the maximum extent possible. Based upon this understanding it is OPHRP’s
opinion the proposed project will have No Advesre [sic] Impact upon historic resources.”
The proposed architectural design has been modified to remove the exterior shutters and roof parapet
on the west elevation (see the revised architectural plans in Appendix D of this DEIS). The interior
trim will also be retained to the maximum extent practicable. Overall, based upon the above,
implementation of the proposed action would not result in any significant adverse impacts to cultural
resources.
3.5.3 Proposed Mitigation
The proposed renovations to the residence for its reuse as a restaurant includes design mitigation that
considered OPRHP’s comments from December 28, 2017 and has resulted in a No Adverse Impact
determination from OPRHP. Specifically, the following design considerations maintain the historic
significance of the structure, while also restoring particular elements:
Draft Environmental Impact Statement April 2019
The Enclaves – Proposed Hotel and Restaurant Revised October 2019
56655 Main Road, Hamlet of Southold, Town of Southold, NY
_____________________________________________________________________________________________________________________________
134
The Portico will be fully restored to its existing configuration and detail, as will the door
surround. The actual door will be custom made to replicate an appropriate period door,
complete with an exposed Mortise box type lock. In addition, the sidelights will be custom
fabricated to replicate what was originally there with float glass, and putty muntin bars.
The bathroom/bar area has been configured to maintain the rear window in its current
location.
The roofline of the proposed addition to the north of the “ell” has been configured to
clearly differentiate it from that of the existing “ell.”
The existing historic windows and door on the west elevation will be retained and
restored to their original vintage retaining the original float glass.
Many of the interior elements will be maintained and/or replicated, including: the
structural beams on the interior which will be left as dropped headers and exposed; the
existing bay window, as well as the door and window trims, will be replicated, as required,
due to existing damage; and a new stair case will be installed, but the design would
incorporate the Newel Post into the design.
3.6 Human Health and Safety
3.6.1 Existing Conditions
Phase I Environmental Site Assessment
A Phase I Environmental Site Assessment (ESA) was prepared by PWGC in August 2018 and a copy is
included in Appendix L of this DEIS. The findings of the Phase I ESA included the following Recognized
Environmental Conditions (RECs):
The subject property and several adjacent properties were historically used for agricultural
purposes from the 1920s through the 1980s (subject site) and 2000s (surrounding
properties). Historic usage for agricultural purposes is likely to be associated with the
application of pesticides and herbicides at the site. During the period of time the subject site
and surrounding properties were used for agricultural purposes, pesticides used may have
included now-banned chemicals (such as DDT), or metals-based compounds (such as lead
arsenate). Such compounds may have been applied directly at the subject property, and/or
may have migrated to the subject property from adjacent properties via surficial storm runoff
or wind deposition. Compounds such as these, particularly metals-based compounds, tend to
be immobile in the environment and remain in soil long after their application ceases.
Small piles of trash and debris, along with a floating dock were present on the northwestern
portion of the site. The piles of trash appeared to include empty five-gallon buckets, tarps, and
plastic sheeting. The source of the material could not be determined. Such dumping
represents evidence of a potential past release of a hazardous substance and/or petroleum
product to the environment.
The adjacent property to the west of the subject property has been used as a boat storage yard
from the 1970s through the present. Such usage is typically associated with the storage and
Draft Environmental Impact Statement April 2019
The Enclaves – Proposed Hotel and Restaurant Revised October 2019
56655 Main Road, Hamlet of Southold, Town of Southold, NY
_____________________________________________________________________________________________________________________________
135
use of hazardous substances and/or petroleum products as well as metals impact related to
antifouling paint chips generated during boat cleaning/repainting, and sacrificial anodes
being removed from boats in the outdoor boat storage areas. Poor housekeeping or
unreported spills of such substances have the potential to have impacted the subject site,
either through direct discharge at the property boundary or via migration by surficial storm
runoff.
Based on the identified RECs, PWGC recommended a Phase II ESA be performed at the site. The Phase
II ESA recommendations included the following:
Evaluation of potential pesticide and metals impact to shallow soils throughout the site.
Evaluation of soil quality at the waste disposal area on the northwest corner of the site.
Evaluation of soil quality in along the western property boundary near the adjacent boatyard.
Based upon the initial findings, there were no on or off site conditions found that necessitated the need
for groundwater samples to be taken as part of the Phase II Environmental Site Assessment.
Phase II Environmental Site Assessment
A Phase II ESA was performed by PWGC in November 2018 and a copy is included in Appendix L of
this DEIS. The findings of the Phase II ESA included the following:
To evaluate potential impact related to the former agricultural usage of the subject property
and adjacent properties, seven soil borings (SB006 through SB012) were installed throughout
the property (approximately one per acre). At each boring location, soil samples were
collected from the 0 to 2-inch bgs and 18 to 24-inch bgs intervals. Analytical results showed
arsenic detected at concentrations exceeding its Restricted Residential Soil Cleanup Objective
RRSCO throughout the site and additional metals (mercury, lead, zinc) and multiple pesticides
detected at concentrations exceeding their respective Unrestricted Use Soil Cleanup
Objectives (UUSCOs). Metals impact was generally limited to the 0 to 2-inch interval.
Pesticides were detected in both the 0 to 2-inch and 18 to 24-inch intervals; however,
pesticide concentrations were lower in the 18 to 24-inch samples compared to the 0 to 2-inch
samples. Based on these results, it appears that shallow soils throughout the site are impacted
with pesticides and metals likely related to the site’s former agricultural usage. Soil sample
analytical results from the Phase II ESA are illustrated in Figure 3 of the SMMP (see Appendix
L).
To evaluate potential impact related to the waste disposal area on the northwest portion of
the site, two soil borings (SB004, SB005) were installed within the identified waste disposal
area. No additional waste disposal areas were identified at the site during the Phase II ESA. At
each boring location, soil samples were collected from the 0 to 2-inch bgs and 3 to 4-foot bgs
intervals. Analytical results showed arsenic detected at concentrations exceeding its RRSCO
and mercury exceeding its UUSCO at both boring locations in the 0 to 2-inch sample interval.
No other compounds were detected above their respective UUSCOs in samples collected from
this area. Based on these results, and the uniformity of arsenic and mercury impact to shallow
Draft Environmental Impact Statement April 2019
The Enclaves – Proposed Hotel and Restaurant Revised October 2019
56655 Main Road, Hamlet of Southold, Town of Southold, NY
_____________________________________________________________________________________________________________________________
136
soils throughout the site, it appears that soil impact above UUSCOs in the vicinity of the waste
disposal area is related to the former agricultural usage of the property rather than the wastes
observed at the site. Soil sample analytical results from the Phase II ESA are illustrated in
Figure 3 of the SMMP (see Appendix L).
To evaluate potential impact related to the usage of the adjacent property as a boatyard, three
soil borings (SB001 through SB003) were installed along the western boundary of the subject
property. At each boring location, soil samples were collected from the 0 to 2-inch bgs and 3
to 4-foot bgs intervals. Analytical results showed metals and pesticides were detected at
concentrations exceeding their respective UUSCOs at boring locations SB001 through SB003.
Metals impact exceeding UUSCOs was limited to the 0 to 2-inch samples. Of the metals
detected, arsenic was the sole compound detected at concentrations exceeding RRSCOs.
Pesticides were detected at concentrations exceeding UUSCOs in each of the 0 to 2-inch
samples, and each of the 3 to 4-foot samples. At each boring location, pesticide concentrations
were lower in the 3 to 4-foot samples compared to the 0 to 2-inch samples. Based on these
results, and the uniformity of arsenic, mercury and pesticide impact to shallow soils
throughout the site, it appears that soil impact above UUSCOs in the vicinity of the adjacent
boatyard is related to the former agricultural usage of the property rather than the boatyard
itself. Soil sample analytical results from the Phase II ESA are illustrated in Figure 3 of the
SMMP (see Appendix L).
Based on the findings of the Phase II ESA, PWGC offered the following recommendations for the subject
property:
Pesticides and metals likely related to historical agricultural use were detected in in shallow
soils at the site. As future plans for the site consist of redeveloping the property into a hotel,
PWGC recommends that a Soil and Materials Management Plan (SMMP) be prepared to
address the identified impact.
Lead-Based Paint and Asbestos-Containing Materials
The existing house has been subject to lead testing and a full abatement of lead-based paint. As
indicated in the correspondence from the SCDHS dated June 14, 2019 in Appendix L of this DEIS, in
response to a Notice and Demand for the discontinuance of conditions conducive to lead poisoning,
the property owner has satisfactorily performed a full abatement. The final inspection by the SCDHS
was performed on June 14, 2019 and as indicated in said correspondence, the required corrections
have been satisfactorily abated.
Regarding asbestos-containing materials (ACM), the existing house will be inspected for ACM prior to
beginning construction on the building. The inspection will be conducted per Part 56 of Title 12 of the
Official Compilation of Codes, Rules and Regulations of the State of New York (12 NYCRR Part 56). If
the inspection identifies potential ACM, samples of the materials will be collected and analyzed in
accordance with the applicable regulations. If the results confirm the presence of ACM’s then the ACM’s
will be remediated in accordance with applicable regulations.
Draft Environmental Impact Statement April 2019
The Enclaves – Proposed Hotel and Restaurant Revised October 2019
56655 Main Road, Hamlet of Southold, Town of Southold, NY
_____________________________________________________________________________________________________________________________
137
Emergency Service Providers
Police Protection
The subject property is located within the service area of the Southold Town Police Department (see
Figure 24). The Southold Town Police headquarters are located in the hamlet of Peconic at 41405 Main
Road (Route 25), which is approximately two-and-one-half miles to the west of the subject property.
Correspondence was sent to Chief Martin Flatley on December 6, 2018 to advise of the proposed
project and to request service-related information, including number of personnel and patrols in the
area, number and type(s) of equipment available, number and types of calls received in 2017 (or most
recent year available), and the estimated response time to the subject property (see Appendix K). A
response is pending.
Fire and Ambulance Service
The subject property is located within the service area of the Southold Fire District (see Figure 24) and
the nearest firehouse is the Southold Fire Department Headquarters. The Southold Fire District also
provides emergency ambulance service. The headquarters of the Fire Department are located 55135
Main Road (Route 25), which is less than one-quarter mile west of the subject property.
Correspondence was sent to Chief Craig Goldsmith on December 6, 2018 to advise of the proposed
project and to request service-related information, including the number of households and non-
residential sites within the service area, total number of fire and rescue calls responded to in 2017 (or
the most recent available year), total number of EMS calls response to in 2017 (or most recent available
year), number of personnel, and the estimated response time to the subject property (see Appendix
K). A response is pending.
3.6.2 Potential Impacts
Soil and Materials Management Plan
Based on the findings of the Phase II ESA, PWGC prepared a Soil and Materials Management Plan
(SMMP) to address pesticides and metals that were detected in shallow soils at the site. The proposed
SMMP, included in Appendix L of this DEIS and discussed in Section 2.1.2 of this DEIS, addresses the
impacts of the historic agricultural uses. In summary, the impacted soils can be handled in one or all
of the following methods:
5. Vertical mixing of impacted and un-impacted materials;
6. Placement of impacted soils below impervious areas, such as parking lots or buildings;
7. Capping of impacted areas with one foot of clean fill; and/or
8. Proper off-site disposal.
By utilizing the first three methods, the impacted materials will remain on site, which reduces the
possibility of off-site contamination and also reduces the overall amount of soils which requires off-
site disposal. In addition to the mitigation of the soils, the SMMP discusses the measures needed to
monitor and control dust associated with the clearing, grading and excavation work on the site. These
measures include dust monitoring, reporting during construction activities and the implementation of
Draft Environmental Impact Statement April 2019
The Enclaves – Proposed Hotel and Restaurant Revised October 2019
56655 Main Road, Hamlet of Southold, Town of Southold, NY
_____________________________________________________________________________________________________________________________
138
dust control measures, such as water spraying. A SWPPP will also be developed for the proposed
project, which will address dust control measures, construction entrances, proper soil stockpiling, and
temporary soil stabilization measures. With the implementation of the above-measures, the potential
for human health and safety impacts would be properly mitigated.
Lead-Based Paint and Asbestos-Containing Materials
As indicated in Section 3.6.1 of this DEIS, the existing house has been subject to lead testing and a full
abatement of lead-based paint. As indicated in the correspondence from the SCDHS dated June 14,
2019 in Appendix L of this DEIS, the existing house has been inspected by the SCDHS and the required
corrections have been satisfactorily abated.
Regarding ACM, the existing house will be inspected for ACM prior to beginning construction on the
building. The inspection will be conducted per Part 56 of Title 12 of the Official Compilation of Codes,
Rules and Regulations of the State of New York (12 NYCRR Part 56). If the inspection identifies
potential ACM, samples of the materials will be collected and analyzed in accordance with the
applicable regulations. If the results confirm the presence of ACM’s then the ACM’s will be remediated
in accordance with applicable regulations.
Emergency Service Providers
Police Protection
Correspondence was sent to Chief Martin Flatley of the Southold Town Police Department on
December 6, 2018 and a response is pending. As part of the traffic analysis, Dunn Engineering
Associates evaluated the existing emergency services, including police protection. As indicated in the
TIS, the availability of police protection near the proposed site is excellent noting that numerous
Southold Town Police patrols travel past the site on a daily basis. It is noted that the proposed land
uses, i.e., a sit-down restaurant and a 44-room boutique hotel, are not expected to result in an undue
demand for police assistance. As discussed in Section 3.1.2 of this DEIS, pursuant to information
provided by the Town of Southold Board of Assessors, the projected tax generation from the proposed
development to Southold Town is $28,888 annually. Overall, the proposed development is not
expected to adversely impact the local police department; however, upon receipt of a response, the
project sponsor would respond to any recommendations should they be offered by the Southold Town
Police Department.
Fire and Ambulance Service
Correspondence was sent to Chief Craig Goldsmith of the Southold Fire District on December 6, 2018
and a response is pending. As part of the traffic analysis, Dunn Engineering Associates evaluated the
existing emergency services, including fire and ambulance services. As indicated in the TIS, the
availability of emergency services near the proposed site is excellent. The Southold Fire District, which
provides both fire and emergency ambulance service, has its headquarters located at 55135 Main Road
(Route 25), less than one-quarter mile to the west of the subject property. The proximity of the
firehouse is a benefit to the subject property in terms of service availability. It is noted that the
proposed land uses, i.e., a sit-down restaurant and a 44-room boutique hotel, are not expected to result
Draft Environmental Impact Statement April 2019
The Enclaves – Proposed Hotel and Restaurant Revised October 2019
56655 Main Road, Hamlet of Southold, Town of Southold, NY
_____________________________________________________________________________________________________________________________
139
in an undue demand for fire protection or EMT assistance. As discussed in Section 3.1.2 of this DEIS,
pursuant to information provided by the Town of Southold Board of Assessors, the projected tax
generation from the proposed development to Southold Fire District is approximately $5,783 annually.
Overall, the proposed development is not expected to adversely impact the local fire district; however,
upon receipt of a response, the project sponsor would respond to any recommendations should they
be offered by the Southold Fire District.
3.6.3 Proposed Mitigation
The proposed action includes the following measures that effectively mitigate any potential adverse
impacts:
All excess soil would be characterized for disposal purposes. Soil wastes would be transported
to permitted off-site disposal facilities in accordance with NYSDEC Part 360. Other soils, if
determined to have a beneficial use, will be transported to other appropriate sites in
accordance with NYSDEC Part 360.
To prevent tracking of potentially impacted soil into areas where neither remediation nor
other risk management measures are planned, the following precautions will be taken: (1)
access to areas in which a clean soil cap has been constructed would be limited by temporary
barricade fencing until landscaping activities have been completed; (2) vehicles and
equipment would be cleaned or washed down prior to moving from impacted areas to areas
in which soil mitigation is not necessary or has already been completed; and (3) erosion
controls (i.e. silt fencing or equivalent) would be installed to prevent runoff from impacted
areas from entering areas in which soil mitigation is not necessary or has already been
completed.
Dust from work activities could contain contaminants of concern. The on-site environmental
technician will monitor dust levels and implement a dust control plan if there is any actual or
potential visible dust.
Prior to renovation and conversion of the existing house, an ACM survey would be performed.
If ACM is identified, same would be removed in accordance with prevailing regulations.
The proposed development is not expected to adversely impact the local police department
or fire district; however, upon receipt of responses from the Southold Town Police
Department and Southold Fire District, the project sponsor would respond to any
recommendations should they be offered by either or both agencies.
The existing on-site sewage disposal system, which current services the single-family
residence will be abandoned in place in accordance with SCDHS regulations. The structures
will be pumped and cleaned prior to abandonment.
The existing 275-gallon above ground fuel oil tanks were noted in the Phase I ESA as being
empty and currently out of service as the residence is currently heated with natural gas. The
Draft Environmental Impact Statement April 2019
The Enclaves – Proposed Hotel and Restaurant Revised October 2019
56655 Main Road, Hamlet of Southold, Town of Southold, NY
_____________________________________________________________________________________________________________________________
140
tanks will be cleaned and removed in accordance with applicable regulations as part of the
overall project.
Draft Environmental Impact Statement April 2019
The Enclaves – Proposed Hotel and Restaurant Revised October 2019
56655 Main Road, Hamlet of Southold, Town of Southold, NY
_____________________________________________________________________________________________________________________________
141
4.0 OTHER REQUIRED SECTIONS
4.1 Use and Conservation of Energy
The proposed development would occur on property with existing utility connections for electricity and
natural gas. The proposed development would continue the use of electricity and natural gas. There is no
heating oil proposed for use of the site.
As the proposed building is larger than the sum total building area of the current development, the electricity
and natural gas consumption would be greater. As part of the proposed project, the design would include the
installation of high efficiency boilers capable of nearly 98 percent efficiency. The proposed hotel building
would consist of heavy thermally broken panels of glass and insulated with art spray foam insulation to not
only provide a thermal blanket but also to mitigate air leakage throughout the buildings. The project sponsor
is currently investigating the potential for solar energy with the installation of photovoltaic panels mounted on
the flat roof areas, which would offer the potential of a “co-generation” system, where excess electricity
generated by these panels can either be stored in batteries on site or sold back to PSEG by agreement.
Consultations have been undertaken with PSEG Long Island and National Grid and service availability letters
are pending. However, it is expected that both service providers would supply the necessary resources without
adverse impact to the supply systems.
4.2 Unavoidable Adverse Impacts (Short-Term and Long-Term)
The short-term impacts would occur during the proposed construction activities; however, these impacts
would be temporary and cease upon completion of the construction phase of the project. These impacts would
include:
Construction-related noise would be generated during demolition, site preparation, and construction
of the proposed building and parking areas. However, construction would be limited to the permitted
hours set forth by the Village.
Although erosion and sedimentation controls would be in place prior to and maintained during the
entirety of the proposed construction, limited erosion may occur.
Fugitive dust may be generated.
Construction-related vehicles may have adverse impacts on local traffic.
Upon implementation of the proposed action, long-term adverse impacts would occur. These impacts would
include:
Change in the use of the property from a residential parcel to a commercial use, including a restaurant
and a hotel use.
Redevelopment of the site would increase the area of impervious surface by 2.87± acres.
The loss of 5.49 acres of early successional communities would result in decreased habitat availability
for the plants, birds, and wildlife that utilize these habitats and a decrease in the abundance and
diversity of the plant and wildlife species present.
The proposed action would result in an increase of 2.68 acres of mowed lawn and landscaping
including trees. The proposed landscaping consists of maintained turf grass with scattered deciduous
trees and trimmed hedgerows with the property boundary screening comprised of evergreen trees.
The proposed landscaping plantings do not include any species listed as invasive by the Long Island
Draft Environmental Impact Statement April 2019
The Enclaves – Proposed Hotel and Restaurant Revised October 2019
56655 Main Road, Hamlet of Southold, Town of Southold, NY
_____________________________________________________________________________________________________________________________
142
Invasive Species Management Area or included on Suffolk County’s “No Sale/Transfer List” (Suffolk
County Local Law No. 22-2007, Adopted 6-26-2007).
Stormwater generation would increase post-development due to the projected increase in impervious
surface area. However, the proposed drainage plan would accommodate all stormwater on-site and
designed for a two-inch rain event.
4.3 Irretrievable and Irreversible Commitment of Resources
For any development or new land use, there is a certain commitment of resources (natural and human or
manmade) for consumption, conversion or made unavailable for further use as a result of the development
and/or use. The construction and operation of the proposed development would require a commitment of
natural and human resources, as follows:
Building and construction-related materials would be committed to achieving the proposed
development, including but not limited to wood, steel, concrete, and topsoil.
The operation of construction equipment and post-development operations would require electricity,
water resources and fossil fuels.
Approximately 6.4±-acres of pervious land would be lost to impervious surfaces in order to
accommodate the proposed hotel building, cottages, parking areas and internal driveway.
The proposed action would result in the loss of 5.49 acres of successional southern hardwoods and old
fields.
Water demand would increase by approximately 8,520± gpd (from 300± gpd to 8,820± gpd) for the
proposed development.
On-site sewage disposal would increase by approximately 7,040± gpd (from 300± gpd to 7,340± gpd),
with all sanitary waste being accommodated with an on-site STP to be constructed in the rear of the
property.
4.4 Growth-Inducing Impacts
Growth-inducing aspects can be generally described as long-term secondary effects of a development, which
are either directly or indirectly related to the project. The direct growth-inducement aspects of a project would
include the attraction of a significant increase in population to the area due to the creation of jobs, new
institutions (e.g., universities, hospitals) or support facilities (e.g., major retail stores). Indirect growth-
inducement aspects are those that increase the development potential of an area.
The proposed hotel and restaurant uses would generate jobs of various types associated with those operations.
As evaluated in Section 3.1.2 of this DEIS, the proposed restaurant and hotel uses are projected to generate
approximately 10 and 43 employees, respectively, for a total of 53 jobs. These projected jobs would include
food preparation and service, housekeeping, maintenance, and managerial positions, among others. There is
a resultant beneficial impact of additional employment and wages for the local population.
As indicated in the Market Study (see Appendix G), the proposed hotel would meet an existing demand. Rather
visitors travel by car for “day trips,” the proposed hotel would allow for guests to overnight for one or several
days. Upon implementation of the proposed action, it is expected that most visitors would frequent the Hamlet
Center businesses, taking advantage of the hamlet’s walkability and diverse business offerings. It would be
Draft Environmental Impact Statement April 2019
The Enclaves – Proposed Hotel and Restaurant Revised October 2019
56655 Main Road, Hamlet of Southold, Town of Southold, NY
_____________________________________________________________________________________________________________________________
143
expected that the proposed hotel would serve as a catalyst for existing businesses to extend evening operating
hours and potentially encourage the development of new businesses. As explained in Section 3.1 of this DEIS,
these were noted goals for Southold Hamlet Center in the 2005 Town of Southold Hamlet Study.
The proposed development does not require expenditures in establishing new services or infrastructure to
accommodate its demand. For example, the proposed action would not introduce a significant population to
the area that would require the public school district to increase spending for student education.
4.5 Impacts on Solid Waste Management
As evaluated in Section 1.2.9 of this DEIS, based upon factors of two (2.0) pounds per meal per day for the
restaurant use and three (3.0) pounds per unit for the proposed hotel, it is estimated that the proposed
development would generate approximately 11.01± tons per month of solid waste. All solid waste from the
proposed development would be collected and disposed of by a licensed private carter.
Recycling on the property would be implemented with separate trash receptacles; however, recycling methods
(single-stream or dual-stream) would be determined by the carter contracted to collect and dispose of the on-
site trash. As part of the proposed project, best management practices for reduction in solid waste generation
and product selection would be incorporated into the business plans. Such practices would include, but not be
limited to, the following:
Sustainable product selection - Take away bags and containers for the restaurant should include
recyclable products, limiting plastic use.
Utilize highly concentrated cleaning supplies and refillable dispensers for soaps, lotions, etc. to
eliminate bottle waste.
Use washable cloth products and dishware instead of disposable ones.
Request that hotel and restaurant suppliers reduce excess packaging on delivered products.
All trash enclosures (i.e., central dumpster areas for the restaurant and hotel) would be screened with
vegetation and pick-ups would be scheduled to eliminate wastes being held for a long duration. This schedule
would be developed with the collector and would be undertaken to prevent the potential for odors to develop
near the trash enclosures.
Overall, no significant adverse impacts associated with solid waste generation are expected.
Draft Environmental Impact Statement April 2019
The Enclaves – Proposed Hotel and Restaurant Revised October 2019
56655 Main Road, Hamlet of Southold, Town of Southold, NY
_____________________________________________________________________________________________________________________________
144
5.0 ALTERNATIVES AND THEIR IMPACTS
Pursuant to §617.9(b)(5)(v) of the implementing regulations of SEQRA, a DEIS is to include a range of
reasonable alternatives to the proposed action that are feasible, considering the objectives and capabilities of
the project sponsor. The Final Scope dated April 19, 2018 requires the SEQRA-mandated No-Action alternative,
as well as an As-of-Right Plan (Development Pursuant to Prevailing Zoning [Permitted HB Use and no
variances]).
The following sections evaluate each of the aforementioned alternatives to the proposed action. The table
below provides a comparative analysis of the site and project-related details for the proposed action, the No-
Action alternative and the As-of-Right alternative.
Table 25 – Comparative Analysis of Proposed Plan and Alternatives
No-Action/Existing Proposed Site Plan As-of-Right Plan
Land Use Existing Residential
Structure
Hotel and Restaurant Restaurant and Non-
Medical Office Building
Zoning Hamlet Business Hamlet Business Hamlet Business
Total Gross Floor Area 3,027± SF 65,582± SF 35,032± SF
Building Height/Stories 32.93 ft. / 2 32.93 ft. / 2 32.93 ft. / 2
Total Landscaped Area 0.936± acre 3.563± acres 2.295± acres
Total Impervious Surface Area 0.125± acre 2.991± acres 3.68± acres
Natural Area to Remain 5.692± acres 0.2± acre 0.20± acre
Front yard 17.16 feet 17.16 feet 17.16 feet
Side yard 49.6 feet 32 feet 49.6 feet
Both side yards 147.44 feet 80.66 feet 147.44 feet
Rear yard 819.41 feet 153.83 feet 147.33 feet
Landscape area - % of Site 13.9% 58.62% 34%
Lot coverage 1.0±% 16.3±% 14.13±%
Parking Required / Provided - 94/160 345/347
AM Peak Hour Generation - 29 trips 60 trips
PM Peak Hour Generation - 39 trips 68 trips
Saturday Peak Hour Generation - 46 trips 38 trips
Potable Water Consumption 300 gpd 8,820± gpd 4,050± gpd
Sanitary Waste Generation 300 gpd 7,340± gpd 4,050± gpd
5.1 Alternative 1: No-Action Plan
The No-Action alternative involves leaving the site as it currently remains, absent the proposed action and the
continuation of the site for residential use. The No-Action alternative would not result in any changes to traffic
patterns, the current noise environment, community services, or utilities provided (e.g., water usage, sanitary
discharge, and electrical usage). There would be no changes to the visual quality of the site, or the character of
the community. The projected job generation, increased tax revenue and secondary economic benefits of a
proposed hotel in the hamlet center would not be realized. Overall, the subject property is a privately owned,
6.75-acre parcel situated within the HB zoning district of the Town of Southold. The No-Action alternative does
not achieve the objectives of the project sponsor.
Draft Environmental Impact Statement April 2019
The Enclaves – Proposed Hotel and Restaurant Revised October 2019
56655 Main Road, Hamlet of Southold, Town of Southold, NY
_____________________________________________________________________________________________________________________________
145
5.2 Alternative 2: Permitted-Use (As-of-Right) Plan
The Permitted-Use (As-of-Right) Alternate Plan (see Appendix M) would include the conversion of the existing
residence to a 74-seat restaurant use (similar to the proposed action) and the construction of a one-story,
30,650 SF non-medical office building. The non-medical office building would be situated in the rear of the
subject property, in a similar location to the proposed hotel building with surface parking surrounding the
building. The As-of-Right Plan includes dedicated on-site parking for each land use, including 38 spaces for the
restaurant and 309 paved spaces for the office building. The area of impervious surface would be increased
by 3.555± acres (from 0.125± acre to 3.68± acre), while the area of lawn and landscaping would also increase
by 1.36± acres (from 0.936± acre to 2.295± acres).
Soils and Topography
The As-of-Right Plan would include similar impacts to that of the proposed action, as the development of the
site includes a commercial building and the conversion of the residence for a sit-down restaurant. The soils on
the subject property do not present development limitations, with exception to the areas of loam within the
footprint of the proposed hotel, which would be overcome with removal of all of the loam and, if needed,
replaced with a clean inorganic granular material. As the site is relatively flat, the slopes on the site would not
be significantly modified. The grading program for construction of the As-of-Right plan would be expected to
include a similar volume of cut, with excess materials being transported off-site. Given the soil conditions, the
SMMP, as described in Section 2.1.2 and 3.6.2 of this DEIS would also be implemented for the As-of-Right plan.
Overall, therefore, the As-of-Right plan would have no significant adverse impacts associated with on-site soils,
removal of soils or topographic changes.
Water Resources
Based upon a design flow factor of 0.06 gpd/SF for the 30,650 SF non-medical office building and the factors of
10 gpd/seat and kitchen load of 20 gpd/seat for the restaurant, the projected potable water demand and
sewage discharge for the As-of-Right plan is approximately 4,050 gpd. As noted in Section 3.2.2 of this DEIS,
the allowable sanitary density flow is 600 gpd/acre or 4,050 gpd for the subject property. As such, the As-of-
Right plan would utilize a conventional subsurface sanitary system. Utilizing a nitrogen mass balance
calculation, as shown below, the difference in nitrogen loading between the As-of-Right development and the
proposed development can be shown:
As of Right Development – Allowable Sanitary Flow
Area = 6.75 acres
Flow = 4,050 gpd (4,050 gpd/1,000,000 = 0.004050 mgd)
Total Nitrogen Influent Concentration (TN) = 50 mg/L
Total Nitrogen Influent Quantity = 50mg/L * 8.34 *0.004050 mgd =1.68885 lbs. /day
Proposed Development with STP
Hotel and Cottages Flow = 44 units * 150 gal/unit = 6,600 gpd
Restaurant Flow = 74 seats * 30 gpd/seat = 2,220 gpd
Total Flow = 6,600 + 2,220 = 8,820 gpd (8,820 gpd/ 1,000,000 = 0.008820 mgd)
Total Nitrogen Effluent Concentration = 7 mg/L
Total Nitrogen Effluent Quantity = 7 mg/L * 8.34 *0.008820 mgd = 0.5149116 lbs. /day
Draft Environmental Impact Statement April 2019
The Enclaves – Proposed Hotel and Restaurant Revised October 2019
56655 Main Road, Hamlet of Southold, Town of Southold, NY
_____________________________________________________________________________________________________________________________
146
Based upon the above calculations, the proposed STP provides a level of treatment of the sewage far greater
than that of a conventional subsurface sanitary system. The As-of-Right development would result in
approximately 430.7 lbs. per year of more nitrogen. As such, while the proposed action is of higher density, the
nitrogen loading is approximately one-third of the nitrogen loading if the property were developed as of right.
Additionally, based upon the BURBs model results, the as-or-right plan would leach approximately 333.74
pound per year of nitrogen, which is 54.83 pounds per year more than the proposed development. This increase
is due to the lack of wastewater treatment and from the increase in imperious area to accommodate the larger
parking requirements.
Irrigation supply for the As-of-Right plan would be accommodated with the existing on-site irrigation well or a
new well, similar to the proposed action. As the area of lawn and landscaping is less than that proposed, i.e.,
2.295± acres for the As-of-Right plan as compared to the 3.563± acres for the proposed action, the irrigation
demand would also be less.
The As-of-Right plan would be developed with a stormwater management system similar to that which is
proposed, i.e., catch basins, leaching pools and the various lawn areas for infiltration. There are no areas of
pervious pavement included for the As-of-Right plan. Based on the preliminary plan, the area of impervious
surface would increase by 3.555± acres (to 3.68± acres), which is greater than that of the proposed site plan
due to the large surface parking area to provide the requisite number of parking spaces for the office use,
pursuant to Town Code. Accordingly, the volume of stormwater generation would be greater than that of the
proposed action. However, all stormwater would be accommodated and recharged on-site, thus not resulting
in any off-site impacts. Proper erosion and sedimentation controls in accordance with Town Code as well as
NYSDEC regulations would be implemented. A SWPPP would also be prepared and filed. Overall, there would
be no significant adverse impacts associated with stormwater or drainage.
Ecological Resources
The alternative development plan includes the proposed construction of a 30,650 square foot 1-story, non-
medical office building, 74-seat restaurant in the existing 2-story building proximal to Main Road, 341-space
parking lot and access roads, and associated landscaping. The potential impacts to ecological communities,
plants, and wildlife associated with the alternative development plan are similar to the potential impacts of the
proposed hotel and restaurant plan, as described in Section 2.3 of this DEIS. The alternative development plan
will result in a similar loss of early successional communities (i.e. successional southern hardwood forest and
successional old fields) with approximately 0.2± acre remaining post-development. As a result, there would be
a decrease in habitat availability for the plants, birds, and wildlife that utilize these habitats and a decrease in
the abundance and diversity of the plant and wildlife species present. However, as stated previously in Section
2.3.2 of this DEIS, the loss of successional southern hardwoods and old fields and any subsequent reductions
in local abundance of bird or wildlife species is not a significant adverse environmental impact as:
Successional southern hardwood forests and successional old fields are classified by the New York
Natural Heritage Program as “demonstrably secure” both in New York State and globally. Accordingly,
these habitats are abundant both locally and throughout New York State.
The successional forests and old fields present at the site are not known to provide habitat for any
endangered, threatened, or rare wildlife or plant species.
Draft Environmental Impact Statement April 2019
The Enclaves – Proposed Hotel and Restaurant Revised October 2019
56655 Main Road, Hamlet of Southold, Town of Southold, NY
_____________________________________________________________________________________________________________________________
147
The populations of the commonplace plant and wildlife species inhabiting the old fields and
successional forests found at the subject property are largely considered abundant and stable.
Land Use, Zoning and Plans
Similar to the proposed action, the As-of-Right Plan converts the subject property from a residential use and
largely vacant land to a commercial use. The As-of-Right Plan introduces non-medical office space with a sit-
down restaurant within the existing residence, similar to that which is proposed. The As-of-Right office use
would introduce a larger population to the hamlet during the weekday business hours, while leaving the site
largely vacant or vacant during the weekend days/times, which does not appear to be consistent with the goals
and initiatives of the 2005 Hamlet Study, as discussed in Section 3.1 and below.
The As-of-Right Plan would include landscaping and plantings, which would consist of retaining select trees,
grass seeding and the planting of native species and ornamental species that are suitably adapted to the site
conditions to limit or preclude the need for fertilizers and pesticides. Similar to the proposed action, the
landscaping would consider recommended native and acceptable ornamentals from regulatory and advisory
organizations and boards, including the NYSDEC, CCE, and the Suffolk County Water and Land Invasives
Advisory Board.
The As-of-Right Plan includes permitted uses within the HB District, pursuant to § 280-45A (5) and (8). The
plan also fully complies with the bulk and dimensional requirements of the HB zoning district, as summarized
in Table 25 earlier in this section.
The redevelopment of the subject property for office use would generate jobs for the local community, which
is consistent with the goals of the 2005 Hamlet Study. The 2005 Hamlet Study seeks to prohibit commercial
sprawl and foster a human scale that encourages pedestrian activity and discourages unnecessary vehicle trips.
Consistent with this goal, the As-of-Right office building would be expected to introduce a new population to
the hamlet that could frequent local businesses without transportation during the weekdays. The office use,
however, is an intensive use during weekday business hours that does not entirely satisfy the goals and
initiatives in the Hamlet Study, most notably:
The Hamlet Study indicates that large-scale commercial development is inconsistent with the
character of the hamlet center and large-scale was noted as not only referring to the square footage of
a given facility, but also the intensity of use, the volume of traffic generated, and the nature of the
intended market (i.e., targeting a larger market, and not simply the hamlet itself). The introduction of
an office building within the hamlet center would generate significantly more traffic, as evaluated in
the TIS and discussed in the following section. Its users would be expected to be comprised of local
residents who may come to the site for work or services offered by the users within the office building;
however, it could be expected that such use would introduce new population to the area (i.e., workers
in the building or users of the services offered within such building).
The Hamlet Study indicated that stakeholders thought the lack of evening vibrancy was a weakness
within the hamlet. The development of an office building would not introduce activity to the hamlet in
the evening hours, as the uses would likely have traditional business hours (e.g., 8:30 am to 5:30 pm).
The Hamlet Study identifies Southold’s historic character as a vital aspect of the area’s “sense of place”
for preservation, protection, and reinforcement. A commercial office building, while providing
Draft Environmental Impact Statement April 2019
The Enclaves – Proposed Hotel and Restaurant Revised October 2019
56655 Main Road, Hamlet of Southold, Town of Southold, NY
_____________________________________________________________________________________________________________________________
148
economic benefits to the Town (i.e., tax revenues, employment) and increasing the offering of services
to the local population, the users of the site would be generally categorized as commuters who would
travel to and from the site during the weekday, business hours, and to a limited extent on Saturday.
The site, other than the restaurant, would likely be largely vacant or vacant on the weekends.
The Hamlet Study indicates the need to preserve and support the Hamlet's traditional industries,
including the maritime industry, agriculture, and tourism. While the office use could incorporate
related businesses, it would be expected that the office uses would be general professional service
businesses (e.g., professional law and accountant offices) with a benign effect on the maritime,
agriculture or tourism industries.
As with the proposed action, the As-of-Right Plan converts the subject property from a residential use and
largely vacant land to a commercial use. In that this plan includes as-of-right permitted uses, includes a design
that is fully compliant with the bulk and dimensional regulations of the zoning district and for development
within the Town (e.g., landscaping and lighting regulations), it is generally consistent with the LWRP with no
adverse impacts on the coastal resources of the Town.
Transportation
The As-of-Right plan was evaluated in the TIS. As excerpted from the TIS, the As-of-Right plan would generate
significantly more traffic during the weekday AM and PM peak hours while generating slightly less traffic
during the Saturday peak hour.
Table 26 – Site Generated Traffic Comparison, Proposed Project versus Project Alternative
Use
Vehicle Trips per Hour
Weekday AM
Peak Hour
Weekday PM
Peak Hour
Saturday
Peak Hour
Enter Exit Enter Exit Enter Exit
Proposed Project 18 11 23 16 26 20
Alternative Project 50 10 21 47 22 16
Difference +32 -1 -2 +31 -4 -4
Parking for the as-of-right plan includes 38 spaces for the restaurant, similar to that of the proposed action.
The required parking for the non-medical office building, pursuant to Town Code, is one per 100 SF of area.
Accordingly, 307 spaces are required. The As-of-Right plan provides 309 spaces. As the parking for the As-of-
Right uses complies with the Town Zoning Code and is therefore, sufficient for the intended uses.
Aesthetic Resources and Community Character
Implementation of the As-of-Right plan would result in views similar to the proposed action, as the restaurant
component with adjacent landscaping along Main Road is similar to that which is proposed. As discussed in
Section 3.3.2 of this DEIS, the existing residential building would be preserved and renovated, such that its
existing architectural style and the built character it reflects as part of the hamlet of Southold would be
maintained and enhanced. The proposed office building placement at the rear of the property combined with
Draft Environmental Impact Statement April 2019
The Enclaves – Proposed Hotel and Restaurant Revised October 2019
56655 Main Road, Hamlet of Southold, Town of Southold, NY
_____________________________________________________________________________________________________________________________
149
a suitable landscaping design would result in a commercial use that is not easily visible from Main Road.
Overall, no significant adverse impacts to the aesthetics or character of the hamlet center would be expected.
Noise and Odor
SoundSense modeled the expected change in sound level at the four receivers of interest based on the expected
increase in traffic due to the Alternate Site Plan, as documented in the TIS. As indicated in the table below, the
additional traffic due to the Alternate Site Plan is not expected to negatively impact the nearby receivers in
most cases. However, at Location 1 there is expected to be a noticeable change in the L90 level during weekday
peak hours. Unlike the special event condition of the Proposed Location, this condition is expected to occur all
weekdays during peak traffic hours, as opposed to only during special events and may represent a more
noticeable and adverse impact on Location 1.
Table 27 - Sound Level Increases at Receiver Locations: Summer 2020 - Alternate Site Plan
Receiver Condition Expected Change
in L10 (dBA)
Expected Change
in L90 (dBA)
Expected
Impact
Location 1
2020 Build – Weekday Peak Hour 1.3 4.0 Potential
Impact
2020 Build – Saturday Peak Hour 0.8 1.7 No Impact
Location 2
2020 Build – Weekday Peak Hour 1.1 1.3 No Impact
2020 Build – Saturday Peak Hour 0.7 0.7 No Impact
Location 3
2020 Build – Weekday Peak Hour 0 0.9 No Impact
2020 Build – Saturday Peak Hour 0 0.4 No Impact
Location 4
2020 Build – Weekday Peak Hour 0.9 1.2 No Impact
2020 Build – Saturday Peak Hour 0.5 0.7 No Impact
As with the proposed action, the potential for odors from the restaurant would be controlled though industry-
methods for proper exhaust hoods, grease collection, and ventilation. The non-medical office building would
not be expected to generate any odors. Accordingly, the As-of-Right plan would not generate any odors that
would adversely impact the surrounding area.
Human Health and Safety
The site conditions, as described in Section 3.6 of this DEIS, would not change with the As-of-Right Plan. As
such, the SMMP, as described in Section 2.1.2 and 3.6.2 of this DEIS would also be implemented for the As-of-
Right plan. Regarding emergency protection services, due to the nature of the land uses associated with the
As-of-Right plan, it is not expected that its implementation would cause undue burden or adverse impacts to
the local police department or fire district. Overall, based upon the above, the As-of-Right Plan would not result
in any human health or safety impacts.
Draft Environmental Impact Statement April 2019
The Enclaves – Proposed Hotel and Restaurant Revised October 2019
56655 Main Road, Hamlet of Southold, Town of Southold, NY
_____________________________________________________________________________________________________________________________
150
6.0 REFERENCES
6 NYCRR Part 575 - Prohibited and Regulated Invasive Species. September 10, 2014.
Beans BE and L Niles. 2003. Endangered and threatened wildlife of New Jersey. Rutgers University Press. New
Brunswick, New Jersey.
Carroll SK, TC Carter and GA Feldhamer. 2002. Placement of nets for bats: effects on perceived fauna.
Southeastern Naturalist 1:193-198.
Cleary Consulting. Prepared for Town of Southold. Town of Southold Hamlet Study. July 5, 2005.
Connor PF. 1971. The mammals of Long Island, New York. New York State Museum and Science Service
Bulletin. no. 416. Albany, New York.
Cornell Cooperative Extension Suffolk County. Long Island Horticulture Resource Guide 2018. Retrieved from:
http://ccesuffolk.org/resources/long-island-horticulture-resource-guide-2018
Edinger GJ, DJ Evans, S Gebauer, TG Howard, DM Hunt, and AM Olivero (eds.). 2014. Ecological Communities
of New York State. Second Edition. A revised and expanded edition of Carol Reschke's Ecological
Communities of New York State. (Draft for review). New York Natural Heritage Program, New York
State Department of Environmental Conservation, Albany, New York.
Ferrandino & Associates Inc., Hutton Associates, Inc. and Cotilla Associates Inc. Prepared for Town of Southold.
Scenic Southold Corridor Management Plan. April 2001.
Fishman M. 2013. The Bats of Long Island. Presentation at Long Island Nature Organization Conference.
December 6, 2013. http://longislandnature.org/2013_conference/2013%20Agenda%20Booklet.pdf
Horsley Witten Group, Inc., Town of Southold Subwatersheds Management Plan, June 2013. Prepared for The
Peconic Estuary Program, Suffolk County Department of Health Services Office of Ecology, and the
Town of Southold.
Long Island Nitrogen Action Plan (LINAP). Retrieved from: https://www.dec.ny.gov/lands/103654.html
Long Island Regional Planning Board. 1992. The Long Island Comprehensive Special Groundwater Protection
Area Plan.
Long Island Regional Planning Board. 1978. Long Island Comprehensive Waste Treatment Management Plan (L.I.
208 Study), Hauppauge, New York.
Massachusetts Division of Fish and Wildlife. 2015. Eastern Box Turtle Fact Sheet. Westborough, MA. 3 pgs.
http://www.mass.gov/eea/docs/dfg/nhesp/species-and-conservation/nhfacts/terrapene-
carolina.pdf
Draft Environmental Impact Statement April 2019
The Enclaves – Proposed Hotel and Restaurant Revised October 2019
56655 Main Road, Hamlet of Southold, Town of Southold, NY
_____________________________________________________________________________________________________________________________
151
McGowan KJ and K Corwin. 2008. The Second Atlas of Breeding Birds in New York State. . Cornell University
Press, Ithaca, NY, USA.
Nemerow, N.L., Agardy, F.J., Sullivan, P. & Salvato, J.A.. Environmental Engineering, Sixth Edition. Environmental
Health and Safety for Municipal Infrastructure, Land Use and Planning, and Industry. Hoboken, New
Jersey: John Wiley & Sons, Inc. 2009.
New York State Department of Environmental Conservation. New York State Stormwater Management Design
Manual. January 2015.
New York State Department of Environmental Conservation. New York State Standards and Specifications for
Erosion and Sediment Control. July 2016.
New York State Department of Environmental Conservation. New York Natural Heritage Program. 2016.
Northern Long-eared Bat (Myotis septentrionalis): Conservation Guide. Albany, NY. 11 pgs.
http://www.acris.nynhp.org/report.php?id=7407
New York State Department of Environmental Conservation. 2009. Herp Atlas Project. A report prepared for
New York State Department of Environmental Conservation. New York Natural Heritage Program,
Albany, NY.
Retrieved from: http://www.dec.ny.gov/animals/7140.html
New York State Department of Environmental Conservation, Division of Lands and Forests. Native Plants for
Gardening and Landscaping. March 2016.
Retrieved from: https://www.dec.ny.gov/docs/lands_forests_pdf/factnatives.pdf
Peconic Estuary Program. 2001. Peconic Estuary Comprehensive Conservation and Management Plan. 866 pp.
Sponsored by the United States Environmental Protection Agency under Sec. 320 of the Clean Water
Act. Suffolk County Department of Health Services, Program Office.
Retrieved from: https://www.peconicestuary.org/protect-the-peconic/ccmp/
Peter J. Smith & Company, Inc. Prepared for the Long Island North Shore Heritage Area Planning Commission.
Long Island North Shore Heritage Area Management Plan. November 2005.
Suffolk County Department of Health Services Division of Environmental Quality. Standards for Approval of
Plans and Construction for Sewage Disposal Systems for Other Than Single-Family Residences. December
1, 2009
Suffolk County Department of Health Services. Suffolk County Comprehensive Water Resources Management
Plan. March 2015. Retrieved from: https://www.suffolkcountyny.gov/Departments/Health-
Services/Environmental-Quality/Water-Resources/Comprehensive-Water-Resources-Management-
Plan
Suffolk County Department of Health Services. Suffolk County Sanitary Code.
Draft Environmental Impact Statement April 2019
The Enclaves – Proposed Hotel and Restaurant Revised October 2019
56655 Main Road, Hamlet of Southold, Town of Southold, NY
_____________________________________________________________________________________________________________________________
152
Suffolk County Department of Health Services. Standards For Approval Of Plans And Construction For Sewage
Disposal Systems For Other Than Single-Family Residences, December 29, 2017. Retrieved from:
https://www.suffolkcountyny.gov/Portals/0/FormsDocs/health/WWM/Commercial_Standards_Fin
al_12-29-17.pdf
Suffolk County Water and Land Invasives Advisory Board. Suffolk County Do Not Sell/Transfer List of Invasive
Species. Adopted 2011. Retrieved from: https://pb.state.ny.us/assets/1/6/SC_Do_not_sell_list.pdf
Accessed June 2018
Town of Southold Hamlet Study. Hamlet Stakeholder Implementation Panel Quarterly Status Report - April -
June, 2008.
Town of Southold Hamlet Study. Hamlet Stakeholder Implementation Panel Quarterly Status Report - July -
October, 2008.
Town of Southold Hamlet Study. Hamlet Stakeholder Implementation Panel Year End Status Report - 2008.
Town of Southold Local Waterfront Revitalization Program. Amended June 23, 2011. Retrieved from:
https://docs.dos.ny.gov/opd-lwrp/LWRP/Southold_T/Amendment1/Final/SoutholdAmend.pdf
Town of Southold Code. Retrieved from: https://ecode360.com/SO0452
United States Department of Agriculture, Natural Resources Conservation Service. Web Soil Survey Soil Survey.
Retrieved from: https://websoilsurvey.sc.egov.usda.gov/App/HomePage.htm
United States Department of Agriculture, Soil Conservation Service and Cornell Agricultural Experiment
Station. Soil Survey of Suffolk County, New York. Washington, D.C.: United States Department of
Agriculture, 1975.
United States Geological Survey. Long Island Depth to Groundwater Map. 2013. Retrieved from:
https://ny.water.usgs.gov/maps/li-dtw13/
Yates M and R Muzika. 2006. Effect of forest structure and fragmentation on site occupancy of bat species in
Missouri Ozark forests. Journal of Wildlife Management 70:1238-1248.