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HomeMy WebLinkAboutPlanning Comments OFFICE LOCATION: MAILING ADDRESS: Town Hall Annex � P.O.Box 1179 54375 State Route 25 >u Southold, NY 11971 (cor.Main Rd. &Youngs Ave.) 'I� �4 Southold, NY Telephone: 631 765-1938 www.southoldtownny.gov PLANNING BOARD OFFICE TOWN OF SOUTHOLD RECEIVED MEMORANDUM Y To: Elizabeth A. Neville, Town Clerk _( Southold Town Clerk From: Donald J. Wilcenski, Chairman Members of the Planning Board Date: July 29, 2020 Re: Change of Zone Application of North Fork Community Club, LLC, nka 2050 Depot Lane, Cutchogue (Amended) The proposed action involves the request for a Change of Zone for SCTM#1000-102-2-5 from the Residential 80 (R-80) Zoning District to the Affordable Housing District (AHD). The parcel is located at 2050 Depot Lane, Cutchogue,New York. The Change of Zone will provide the opportunity to construct up to 16 affordable housing rental units on the parcel. The Planning Board provides the following assessment and recommendations: 1. Current Zoning and the Applicability of the AHD Zoning District The parcel is currently zoned Residential 80 or R-80. The purpose of the R-80 Zoning District is: The purpose of the Agricultural-Conservation (A-C) District and the Low-Density Residential R-80, R-120, R-200 and R-400 Districts is to reasonably{control and, to the (,,,tentyossible„.prevent the arnneces cls, loss ol'those cur•rentLv� en lynds' ��ithirr t'lr(�Town conlaiTMrrrrt lc,rr�gc crnci orzli, zacrrni car ea.°o r°lrr�ae ea 'r r(�rrltr,tr al sails ithich are the li.a.°is err.a sr”Arc.athe Town's econorny anl-/thesecareas with sensitive envirownerrtal rlt, s inclaccr'trr cr In'IL r r eeluirge areas and blu In addition, these areas provide the open rural environment so highly valued by year-round residents and those persons who support the Town of Southold's recreation, resort and second-home economy. The economic, social and aesthetic benefits which can be obtained for all citizens by limiting loss of such areas are well documented and have inspired a host of governmental programs designed, with varying degrees of success, to achieve this result. For its part, the Town is expending large sums of money to protect existing farm acreage. At the same time, the Town 11Page has an obligation to exercise its authority to reasonably regulate the subdivision and development of this land to further the same purposes while honoring the legitimate interests of farmers and other farmland owners. The primary purpose of the R-80 Zoning District is to control and prevent the loss of open lands of prime agricultural soils and environmental sensitive areas. The parcel is improved and does not contain open space (lands) or environmental sensitive features or attributes. The purpose of the AHD Zoning District is: To provide the opportunity within certain areas of the Town for the development of high- density housing for families of moderate income; and further, to do so with sensitivity to the historic and aesthetic character of the Town's existing neighborhoods. Towards that end, the Planning Board shall have the authority to amend certain setback and other specifications in order to ensure cost efficiencies and design that furthers the Town's goals of providing quality workforce housing. Homes located within the Affordable Housing District are intended to be affordable in perpetuity. The amendments set forth in Local Law No. 13-2004 apply only to development in an AHD District after June 1, 2004. The Change of Zone application proposes 16 affordable housing units on the parcel and is not in significant conflict with the R-80 zoned surrounding properties that also support residential uses, however, the increase in housing density in the low density residential district zone would result in a greater number of residents and associated impacts. The AHD Zoning District supports the creation of affordable housing opportunities in residential and commercial areas. It is also important to note the Historic Preservation Conservation (HPC) Zoning District was adopted by the Town Board in 2015 to promote the adaptive re-use of community facility buildings. The past use of the building as a Knights of Columbus Hall on-site qualifies it as a community facility. Multiple dwelling units - apartments (for properties located within one mile of the hamlet centers) is a permitted use in the HPC Zoning District. The minimum lot size of a multiple dwelling or apartments in this district is undefined with the understanding that the Town Board could establish the yield when an application is made. This type of zoning, if applied, could be more intense than the AHD zone proposed and would not guarantee the creation of affordable housing at this location. The AHD zone does not require a distance from the hamlet center, thereby enabling the dispersal of density throughout the Town. The subject parcel is located within 0.4 miles from the boundary of the Cutchogue Hamlet Center. 2 I Y t.� ..,. Table 1. below identifies the current affordable housing change of zone applications and recently approved site plans (it does not include landowners who are discussing concept plans). Table 1. Affordable Housing Change of Zone Applications or Approved Site Plans and Number of Units. Hamlet Applicant/Name Approved Pending Fishers Island Walsh Park Ben. 6 8 Orient 1 East Marion Greenport y �.�..���....�. ..._ Vine and View 50 Southold - - Peconic - - . ____.-------------- ...... ....................................................................................................................................................... Cutchog 1.6................... New Suffolk - Mattituck - 2 Total 57 26 To date there have been no affordable housing projects approved within the hamlet of Cutchogue. 2. Built Environment and Existing Conditions The parcel is 2.08 acres and improved with a 3,900 square foot building, a storage container and asphalt parking lot designed to accommodate 73 vehicles. The building on site conforms to required setbacks. Land uses surrounding the parcel include a mixture of residential and agriculture. To the north and adjacent to this parcel is an undersized, narrow .5 acre parcel improved with a single family residence. Three more single family residences are located immediately to the north. To the south of the parcel are five single family residences abutting Depot Lane. The 25.6 acre parcel to the west of Depot Lane and across from the subject parcel is actively farmed. A 22.2 acre parcel to the east abutting the rear property line of the subject parcel is also actively farmed and protected by a Town of Southold Development Rights Easement. 3. Transportation and Infrastructure Parcel Access The parcel is located east of Depot Lane; a collector road. Depot Lane intersects with two arterial roads: Suffolk County Route 48 (CR48) in the north and New York State Route 25 (SR25) in the south. The CR48 intersection is signalized and the SR25 intersection is not. Access to the parcel is directly from Depot Lane using an existing curb cut and is sufficient for ingress and egress. Distance to Public Transportation Suffolk County operates bus service throughout the Town and stops on SR25 in the hamlet of Cutchogue daily. The route is from Orient to East Hampton. The nearest major bus stop is in front of the King Kullen shopping center located about .80 miles to the east, however the bus will stop at other locations along its route as needed. State Route 25 is located 0.37+miles south of the parcel. The Long Island Rail Road is located to the north of the parcel; however, there is no opportunity to board the train in Cutchogue. This mode of public transportation is available in Mattituck to the west and Southold and Greenport to the east. Bicyclist and Pedestrian Modes There is a sidewalk on the west side of Depot Lane that gives available access to pedestrians from the parcel to the commercial center of Cutchogue to the south. The sidewalk also continues to the King Kullen shopping center to the east of the parcel on SR25. Transportation by bicycle is available. Depot Lane is included within the Seaview Bike Trails system connecting CR48 and SR25. 4. Access to Public Water and Sewers Potable water is currently supplied by a private well on the parcel. Town records indicate the SCWA public water line runs in front of the parcel on Depot Lane and public water may be available. There are no public sewers in the Hamlet of Cutchogue. It is expected that a subsurface on-site sanitary system is used to dispose wastewater. The location and function of the current system is unknown. 5. Availability to Commercial Centers, Public Schools and Amenities The parcel is not located within the Cutchogue Hamlet Center or HALO. The distance from the parcel to the HALO is 251 feet to the south and is separated by one parcel. The 4 . P , distance to the Cutchogue Hamlet Center is 1,502 feet(Table 2). Sidewalks on the west side of Depot Lane are available from the parcel to the Hamlet Center. A United States Postal Office is located .6+miles from the parcel, down Schoolhouse Lane and Griffin Street. A fuel station and convenience store are located to the south at the intersection of Depot Lane and SR25 and are within walking distance. A major food store (King Kullen) is located .8+miles to the south and east in a shopping center with a bank, service uses and a restaurant. Sidewalks also connect from the parcel to the shopping center. The commercial center of Cutchogue with a farm stand, hardware store restaurants, pharmacy, bank, deli and various service businesses is located to the southwest of the parcel along SR25 and Griffin Street. The parcel is located within the Mattituck/Cutchogue School District. Available public schools to future residents of units would include Cutchogue East Elementary School located 1.5+ miles from the parcel and Mattituck Junior/High School located 3.2+miles from the parcel (Table 2). The location of the parcel provides adequate access to amenities and public schools with reasonable distances and sufficient supporting infrastructure. Table 2. Distance to Commercial Centers, Public Schools and Amenities Approximate Distance in Approximate pproxim�ate pp Distance in feet i miles 1 HALO Boundary....,,,,,_. �..............�...�.251 _...................� Hamlet Center ��........� ,,, enter Boundary 1500 ,29 U.S. Post Office ,�...................�,....� 2960 ...........................................�,�.......,.....� ,,,.m.,, ���................ 56 �Cutchogue/NS Free 3...................3................�. �.,.. �. _ .................. e Library 93 .75 ......................................................... ..... King Kullen Shopping Center 4200 .80 Cutchogue Elementary School - 1.5 Mattituck Jr/Sr. High School 3.2 Measured using ArcGIS mapping system. Table 3 below shows the walking times for an adult male to key locations. Times were calculated using a stopwatch. � I" ; Table 3. Walking/Driving Times from Parcel to Key Locations. Destmat.n ion _Time U.S. Post Office _ mm 12 Minutes Walking Cutchogue/New Suffolk Free Library 15 Minutes Walking Suffolk County S92 Bus Stogy 15 Minutes Walking mmm Convenience Store Corner of Depot Lane 8 Minutes Walking and SR 25 King Kulle.., �.. .. �..,,..... ................. n Shopping Center (Entrance) 2 Minutes Drivm 6. Potential Environmental Impacts Impacts to transportation, water supply and quality, community character and community services are expected if the parcel is developed. A slight increase in vehicle trips is expected on Depot Lane and area roads if the AHD Zoning District is approved. The level of service at the CR48 intersection is not expected to be affected due to the existing traffic signal. The level of service at the SR25 intersection could be affected for vehicles making left hands turns onto SR25 from Depot Lane. The total amount of potable water used (gallons per day) would be expected to increase. Mitigation to conserve potable water could include limiting irrigated areas, and requiring native plant species and applying fertilizer and herbicide Best Management Practices to landscaped areas. The parcel is not located over a Special Groundwater Protection Area or adjacent to, or in close proximity to wetlands. The total amount of sanitary waste (expressed in gallons per day) will also increase as a result of constructing 16 units, potentially impacting groundwater quality over time. A requirement to install an Innovative Alternative On-site Wastewater Treatment Systems (I/A OWTS) to minimize adverse impacts to groundwater quality is recommended if the AHD zone is applied. The proposal to construct 16 residential units within an existing residential zoned area is not in significant conflict with the character of the community. The existing building and parking area are proposed to be re-used. The site is visible from Depot Lane, a public road. Vegetative screening would be recommended to screen future development of the parcel from the road. Based upon the proposal, it is the preliminary opinion of the Planning Board that the cumulative, short and long term environmental impacts resulting from the proposed action could be sufficiently mitigated. A more thorough assessment of the potential adverse impacts will be made if a residential site plan application is submitted for review, 6 I I' Li, !' ," 7. Social Impacts The requested Change of Zone would result in beneficial social impacts by creating the opportunity to construct affordable housing on the parcel and offering the units, once constructed, to eligible people/families listed on the Town of Southold Affordable Housing Registry. Currently the need for attainable housing is a critical need within the Town for singles, single parents, families and seniors. This need has been restated through the Town's Comprehensive Plans and by the public. 8. Economic Impacts The requested Change of Zone and successful completion of 16 units could result in beneficial economic impacts by providing attainable housing that would be available to house and retain the workforce and provide financial stability to singles, single parents, families and seniors. 9. Consistency with Community Plans The low inventory of affordable housing in the Town has been identified as a critical problem in the Town of Southold Hamlet Study(2007-2009) and the Southold Town Comprehensive Plan(2019-2020). The Southold Town Comprehensive Plan reflects the stance that has been frequently repeated through the years in Town plans and more importantly by the public during public hearings on the Southold Town Comprehensive Plan. The public's clear message is that: "We need more affordable housing opportunities". Comprehensive Plan The Southold Town Comprehensive Plan Land Use Chapter and Housing Chapters include goals which support the creation of affordable housing. The Housing Chapter of the plan outlines several challenges to creating affordable housing in the Town. The first challenge is that the cost of existing housing stock requires that renters and homeowners pay more than 35% of their gross income on rent and that very few homes are valued at less than $300,000 in any hamlet (2009 data). The median household income and the price of homes in the Town reveal that many Town residents cannot afford a home at today's prices. A second challenge is that the Town has been a destination for investors, second- homeowners, and for retirees. This demand for homes has caused prices to significantly increase, rendering them out of reach for residents. The last challenge is a lack of legal, "affordable" housing stock to meet the demand. As you are aware, the Town maintains a"housing registry" for households requesting housing assistance with home ownership, rental housing, age-restricted housing, etc. The Town allows anyone whose total household income does not exceed the median income 7I1' ; , for Nassau-Suffolk Counties to apply. Currently the housing registry has approximately 400 individuals and families listed. This high number of registrants identifies the critical need for affordable housing. The proposal is consistent with community plans. 10. Recommendation To address the critical need for affordable housing, in 2012 and again in 2017 two separate requests for proposals (RFP) for affordable housing projects were released by the Town Board to solicit projects from developers. The RFP's received no responses. To create affordable housing to meet the needs of residents, a compromise on where to locate affordable housing in Town must be realized. The AHD zone was designed to be applied to parcels town wide based upon their characteristics and ability to meet sound planning principals while weighing the need for housing. The Town's historical build out and changing economics and demographics have added a greater level of difficulty in achieving Town affordable housing goals. The proposed Change of Zone of the parcel to the AHD Zoning District is supported for the following reasons: a. Provides opportunities for attainable, affordable housing to residents meeting Town goals as identified in the Land Use and Housing Chapters of the Southold Town Comprehensive Plan. b. Proposes the adaptive reuse of the existing structure and infrastructure. c. Meets the Planning Board's goal of dispersing affordable housing units throughout the Town. Note that an affordable housing project has not been constructed in the Hamlet of Cutchogue. d. Achieves the ability to access commercial uses and centers, public transportation (bus), public schools, post office and other amenities. e. Would provide the opportunity to construct workforce housing near commercial centers. Please contact the Planning Department with any questions. Cc: Denis Noncarrow, Government Liaison Officer William Duffy, Town Attorney OFFICE LOCATION: Town Hall Annex 54375 State Route 25 (cor. Main Rd. & Youngs Ave.) Southold, NY Yu � PLANNING BOARD OFFICE TOWN OF SOUTHOLD MEMORANDUM To: Elizabeth A. Neville, Town Clerk From: Donald J. Wilcenski, Chairman Members of the Planning Board Date: March 6, 2020 MAILING ADDRESS: P.O. Box 1179 Southold, NY 11971 Telephone: 631 765-1938 www. southoldtownny. gov Re: Change of Zone Application of North Fork Community Club, LLC, nka 2050 Depot Lane, Cutchogue The proposed action involves the request for a Change of Zone for SCTM41000-102-2-5 from the Residential 80 (R-80) Zoning District to the Affordable Housing District (AHD). The parcel is located at 2050 Depot Lane, Cutchogue, New York. The Change of Zone will provide the opportunity to construct up to 16 affordable housing rental units on the parcel. The Planning Board provides the following assessment and recommendations: 1. Current Zoning and the Applicability of the AHD Zoning District The parcel is currently zoned Residential 80 or R-80. The purpose of the R-80 Zoning District is: The purpose of the Agricultural -Conservation (A -C) District and the Low -Density Residential R-80, R-120, R-200 and R-400 Districts is to reasonably control and to the extent possible, prevent the unnecessary loss o "those currently open lands within the Toivn containing large and conti oats areas o ' prune a ricultw-al soils which are the basis br a si ni cant orti n o the Town's economE and those areas with sensitive environmental Matures, inclu&nZ yguifer recharge areas and blu s. In addition, these areas provide the open rural environment so highly valued by year-round residents and those persons who support the Town of Southold's recreation, resort and second -home economy. The economic, social and aesthetic benefits which can be obtained for all citizens by limiting loss of such areas are well documented and have inspired a host of governmental programs designed, with varying degrees of success, to achieve this result. For its part, the Town is expending large sums of money to protect existing farm acreage. At the same time, the Town 1 I Page PLANNING BOARD OFFICE TOWN OF SOUTHOLD MEMORANDUM To: Elizabeth A. Neville, Town Clerk From: Donald J. Wilcenski, Chairman Members of the Planning Board Date: March 6, 2020 MAILING ADDRESS: P.O. Box 1179 Southold, NY 11971 Telephone: 631 765-1938 www. southoldtownny. gov Re: Change of Zone Application of North Fork Community Club, LLC, nka 2050 Depot Lane, Cutchogue The proposed action involves the request for a Change of Zone for SCTM41000-102-2-5 from the Residential 80 (R-80) Zoning District to the Affordable Housing District (AHD). The parcel is located at 2050 Depot Lane, Cutchogue, New York. The Change of Zone will provide the opportunity to construct up to 16 affordable housing rental units on the parcel. The Planning Board provides the following assessment and recommendations: 1. Current Zoning and the Applicability of the AHD Zoning District The parcel is currently zoned Residential 80 or R-80. The purpose of the R-80 Zoning District is: The purpose of the Agricultural -Conservation (A -C) District and the Low -Density Residential R-80, R-120, R-200 and R-400 Districts is to reasonably control and to the extent possible, prevent the unnecessary loss o "those currently open lands within the Toivn containing large and conti oats areas o ' prune a ricultw-al soils which are the basis br a si ni cant orti n o the Town's economE and those areas with sensitive environmental Matures, inclu&nZ yguifer recharge areas and blu s. In addition, these areas provide the open rural environment so highly valued by year-round residents and those persons who support the Town of Southold's recreation, resort and second -home economy. The economic, social and aesthetic benefits which can be obtained for all citizens by limiting loss of such areas are well documented and have inspired a host of governmental programs designed, with varying degrees of success, to achieve this result. For its part, the Town is expending large sums of money to protect existing farm acreage. At the same time, the Town 1 I Page has an obligation to exercise its authority to reasonably regulate the subdivision and development of this land to further the same purposes while honoring the legitimate interests of farmers and other farmland owners. The primary purpose of the R-80 Zoning District is to control and prevent the loss of open lands of prime agricultural soils and environmental sensitive areas. The parcel is improved and does not contain open space (lands) or environmental sensitive features or attributes. The purpose of the AHD Zoning District is: To provide the opportunity within certain areas of the Town for the development of high- density housing for families of moderate income; and further, to do so with sensitivity to the historic and aesthetic character of the Town's existing neighborhoods. Towards that end, the Planning Board shall have the authority to amend certain setback and other specifications in order to ensure cost efficiencies and design that furthers the Town's goals ofproviding quality workforce housing. Homes located within the Affordable Housing District are intended to be affordable in perpetuity. The amendments set forth in Local Law No. 13-2004 apply only to development in an AHD District after June 1, 2004. The Change of Zone application proposes 16 affordable housing units on the parcel and is not in significant conflict with the R-80 zoned surrounding properties that also support residential uses, however, the increase in housing density in the low density residential district zone would result in a greater number of residents and associated impacts. The AHD Zoning District supports the creation of affordable housing opportunities in residential and commercial areas. It is also important to note the Historic Preservation Conservation (HPC) Zoning District was adopted by the Town Board in 2015 to promote the adaptive re -use of community facility buildings. The past use of the building as a Knights of Columbus Hall on-site qualifies it as a community facility. Multiple dwelling units - apartments (for properties located within one mile of the hamlet centers) is a permitted use in the HPZ Zoning District. The minimum lot size of a multiple dwelling or apartments in this district is undefined with the understanding that the Town Board could establish the yield when an application is made. A candidate parcel must be one mile within a hamlet center for the multiple dwelling/apartments use in the HPZ. This type of zoning could be more intense and would not guarantee the creation of affordable housing at this location. The AHD zone does not require a distance from the hamlet center, thereby enabling the dispersal of density throughout the Town. The subject parcel is located within 0.4 miles from the boundary of the Cutchogue Hamlet Center. Table 1. below identifies the current affordable housing change of zone applications and recently approved site plans (it does not include landowners who are discussing concept plans). 2 1 P a g Table 1. Affordable Housing Change of Zone Applications or Approved Site Plans and Number of Units. A .. licant WWWW Hamlet p/Name _.. Approved pp Pending Pe .M Fishers Island Walsh Park Ben. 6 8 Orient - - East Marion - Greenport Vine and View 50 Southold - - Peconic - - Cutchoue - 16 New Suffolk - - Mattituck_ - 2 �...... — Total 56 26 To date there have been no affordable housing projects approved within the hamlet of Cutchogue. 2. Built Environment and Existing Conditions The parcel is 2.08 acres and improved with a 3,900 square foot building, a storage container and asphalt parking lot designed to accommodate 73 vehicles. The building on site conforms to required setbacks. Land uses surrounding the parcel include a mixture of residential and agriculture. To the north and adjacent to this parcel is an undersized, narrow .5 acre parcel improved with a single family residence. Three more single family residences are located immediately to the north. To the south of the parcel are five single family residences abutting Depot Lane. The 25.6 acre parcel to the west of Depot Lane and across from the subject parcel is actively farmed. A 22.2 acre parcel to the east abutting the rear property line of the subject parcel is also actively farmed and protected by a Town of Southold Development Rights Easement. 3. Transportation and Infrastructure Parcel Access The parcel is located east of Depot Lane; a collector road. Depot Lane intersects with two arterial roads: Suffolk County Route 48 (CR48) in the north and New York State Route 25 (SR25) in the south. The CR48 intersection is signalized and the SR25 intersection is not. Access to the parcel is directly from Depot Lane using an existing curb cut and is sufficient for ingress and egress. 311.1aL,e Distance to Public Transportation Suffolk County operates bus service throughout the Town and stops on SR25 in the hamlet of Cutchogue daily. The route is from Orient to East Hampton. The nearest major bus stop is in front of the King Kullen shopping center about .7 miles to the east, however the bus will stop at other locations along its route as needed. SR25 is only 0.37 miles from this parcel. The Long Island Rail Road is located to the north of the parcel; however, there is no opportunity to board the train in Cutchogue. This mode of public transportation is available in Mattituck to the west and Southold and Greenport to the east. Bicyclist and Pedestrian Modes There is a sidewalk on the west side of Depot Lane that gives available access to pedestrians from the parcel to the commercial center of Cutchogue to the south. The sidewalk also continues to the King Kullen shopping center to the east of the parcel on SR25. Transportation by bicycle is available. Depot Lane is included within the Seaview Bike Trails system connecting CR48 and SR25. 4. Access to Public Water and Sewers Potable water is currently supplied by a private well on the parcel. Town records indicate the SCWA public water line runs in front of the parcel on Depot Lane and public water may be available. There are no public sewers in the Hamlet of Cutchogue. It is expected that a subsurface on-site sanitary system is used to dispose wastewater. The location and function of the system is unknown. 5. Availability to Commercial Centers, Public Schools and Amenities The parcel is not located within the Cutchogue Hamlet Center or HALO. The distance from the parcel to the HALO is 251 feet to the south and is separated by one parcel. The distance to the Cutchogue Hamlet Center is 1,502 feet (Table 2). Sidewalks on the west side of Depot Lane are available from the parcel to the Hamlet Center. A United States Postal Office is located .6 miles from the parcel, down Schoolhouse Lane and Griffin Street. A fuel station and convenience store are located to the south at the intersection of Depot Lane and SR25 and are within walking distance. A major food store (King Kullen) is located .7 miles to the south and east in a shopping center with a bank, service uses and a restaurant. Sidewalks also connect from the parcel to the shopping center. The commercial center of Cutchogue with a farm stand, hardware store restaurants, pharmacy, CI 1.1 a c.. e bank, deli and various service businesses is located to the southwest of the parcel along SR25 and Griffin Street. The parcel is located within the Mattituck/Cutchogue School District. Available public schools to future residents of units would include Cutchogue East Elementary School located 1.5 miles from the parcel and Mattituck Junior/High School located 3.2 miles from the parcel. The location of the parcel provides adequate access to amenities and public schools with reasonable distances and sufficient supporting infrastructure. ALO, Hamlet Center, Sho inCenter, Public School Table 2. Distance to HALO, _ pp _ Distance in Feet Distance in Miles HALO Boundary ..� 2�51 _-..._.._._..._.. - t IT ._.. ....._ Hamlet Cen_ er Boundary - .04 U.S. Post Office - .06 Cutcho ue/NS Free Librar - .07 King Kullen Shopping Center .70 Cutchogue Elementary School 1.5 Mattituck Jr/Sr. High School - 3.2 6. Potential Environmental Impacts Impacts to transportation, water supply and quality, community character and community services are expected if the parcel is developed. A slight increase in vehicle trips is expected on Depot Lane and area roads if the AHD Zoning District is approved. The level of service at the CR48 intersection is not expected to be affected due to the existing traffic signal. The level of service at the SR25 intersection could be affected for vehicles making left hands turns onto SR25 from Depot Lane. The total amount of potable water used (gallons per day) would be expected to increase. Mitigation to conserve potable water could include limiting irrigated areas, and requiring native plant species and applying fertilizer and herbicide Best Management Practices to landscaped areas. The parcel is not located over a Special Groundwater Protection Area or adjacent to or in close proximity to wetlands. The total amount of sanitary waste (expressed in gallons per day) will also increase as a result of constructing 16 units, potentially impacting groundwater quality over time. A requirement to install an Innovative Alternative On-site Wastewater Treatment Systems (I/A OWTS) to minimize adverse impacts to groundwater quality is recommended if the AHD zone is applied. The proposal to construct 16 residential units within an existing residential zoned area is not in significant conflict with the character of the community. The existing building and 5111 age parking area are proposed to be re -used. The site is visible from Depot Lane, a public road. Vegetative screening would be recommended to screen future development of the parcel from the road. Based upon the proposal, it is the opinion of the Planning Board that the cumulative, short and long term environmental impacts resulting from the proposed action could be sufficiently mitigated. A more thorough assessment of the potential adverse impacts will be made if a residential site plan application is submitted for review. 7. Social Impacts The requested Change of Zone would result in beneficial social impacts by creating the opportunity to construct affordable housing on the parcel and offering the units, once constructed, to eligible people/families listed on the Town of Southold Affordable Housing Registry. Currently the need for attainable housing is a critical within the Town for single and families and seniors. This need has been restated through the Town's Comprehensive Plans and by the public. 8. Economic Impacts The requested Change of Zone and successful completion of 16 units could result in beneficial economic impacts by providing attainable housing that would be available to residents and retain the workforce and provide financial stability to singles, single parents, families and seniors. 9. Consistency with Community Plans The low inventory of affordable housing in the Town has been identified as a critical problem in the Town of Southold Hamlet Study (2007-2009) and the Draft Comprehensive Plan (2019-2020). The Comprehensive Plan reflects the stance that has been frequently repeated through the years in Town plans and more importantly by the public during public hearings on the Comprehensive Plan. The public's clear message is that: "We need more affordable housing opportunities". Comprehensive Plan The Draft Town of Southold Comprehensive Plan Land Use Chapter and Housing Chapters include goals which support the creation of affordable housing. The Housing Chapter of the Comprehensive Plan outlines several challenges to creating affordable housing in the Town. The first challenge is that the cost of existing housing stock requires that renters and homeowners pay more than 35% of their gross income on rent and that very few homes are valued at less than $300,000 in any hamlet (2009 data). The median household income and the price of homes in the Town reveal that many Town residents cannot afford a home at today's prices. 1?aae A second challenge is that the Town has been a destination for investors, second - homeowners, and for retirees. This demand for homes has caused prices to significantly increase, rendering them out of reach for residents. The last challenge is a lack of legal, "affordable" housing stock to meet the demand. As you are aware, the Town maintains a "housing registry" for households requesting housing assistance with home ownership, rental housing, age -restricted housing, etc. The Town allows anyone whose total household income does not exceed the median income for Nassau -Suffolk Counties to apply. Currently the housing registry has approximately 400 individuals and families listed. This high number of registrants identifies the critical need for affordable housing. The proposal is consistent with community plans. 10. Recommendation To address the critical need for affordable housing, in 2012 and again in 2017 two separate requests for proposals (RFP) for affordable housing projects were released by the Town Board to solicit projects from developers. The RFP's received no responses. To create affordable housing to meet the needs of residents, a compromise on where to locate affordable housing in Town must be realized. The AHD zone was designed to be applied to parcels town wide based upon their characteristics and ability to meet sound planning principals while weighing the need for housing. The Town's historical build out and changing economics and demographics have added a greater level of difficulty in achieving Town affordable housing goals. The proposed Change of Zone of the parcel to the AHD Zoning District is supported for the following reasons: a. Provides opportunities for attainable, affordable housing to residents meeting Town goals as identified in the Land Use and Housing Chapters of the Draft Town of Southold Comprehensive Plan. b. Proposes the adaptive reuse of the existing structure and infrastructure. c. Meets the Planning Board's goal of dispersing affordable housing units throughout the Town. Note that an affordable housing project has not been constructed in the Hamlet of Cutchogue. d. Achieves the ability to access commercial uses and centers, public transportation (bus), public schools, post office and other amenities. e. Would provide the opportunity to construct workforce housing near commercial centers. Please contact the Planning Department with any questions. Cc Denis Noncarrow, Government Liaison Officer William Duffy, Town Attorney 70P i