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HomeMy WebLinkAboutLetters from Walsh Park Corp August 20, 2020 To the Southold Town Board Re: Change of Zone Application for Fishers Island UFSD/Walsh Park Premises: Southeast Side of Winthrop Avenue at its Intersection with Equestrian Avenue, Fishers Island, NY SCTM #1000-9-10-10 thth On August 10 and 11 we had the opportunity to watch via Zoom the discussion by the Planning Board and then by the Town Board of the Walsh Park application for the above referenced Zoning change. We were pleased that the Planning Board unanimously endorsed our application and we understand that th the Town Board will be considering our application on August 25. In advance of the next Town Board meeting we believe it would be helpful to confirm Walsh Park’s plan for the property and clarify several of the statements made by Justice Evans when she explained the Walsh Park project to the Town Board at your August 11, 2020 meeting. Specifically, the Walsh Park Benevolent Corporation (Walsh Park) was founded in 1987 as a not-for- profit corporation to promote the viability of the year-round community of Fishers Island by creating and maintaining a supply of attractive and affordable year-round housing. To provide affordability, rents are set at a 10%-35% discount to the HUD Fair Market Rents Index for affordable housing units in Norwich/New London, CT which is the closest area in which people might find affordable housing and still be able to work on Fishers Island. Rents are adjusted annually as the HUD Index changes. We intend to continue to utilize this methodology as new housing units are added to our portfolio. We are confident this ensures that our rents remain affordable. To further clarify, the proposed project will, as all Walsh Park properties are, only be made available to year-round residents of the island. We require our tenants to become active contributing members of the community by becoming volunteer firefighters, emergency medical technicians, and crossing guards, among other crucial volunteer activities. As was noted during the Planning Board meeting and as confirmed in the Comprehensive Plan, there is a real need for affordable housing on Fishers Island. Those working on Fishers Island cannot go one town over for more affordable housing. They must go across the Fishers Island Sound. Affordable housing is essential if Fishers Island expects to maintain and grow the number of people who reside on the Island full time, a crucial component of maintaining and fostering a viable community. Justice Evans also mentioned the Letter of Intent that Walsh Park signed to purchase the land from the Fishers Island School had expired. It does not expire until the end of 2020, and if necessary, it would be expected to be renewed. The objections of the neighbors, as referenced by Justice Evans, are laid out in the letters sent over the th time period from February through August 10, including the most recent letter from Justice Evans’ th husband dated August 7. We are acutely aware that residents in the Fort Wright area are understandably concerned about the effect that new construction might have on their neighborhood. We have confirmed our willingness to be responsive to concerns about density, traffic, safety, noise, parking and infrastructure, as communicated in our letters to the community and re-stated in our letter th to the Town Board of February 25 (attached). We have stated our commitment to among other things to ensure a thoughtful development:  Complete a traffic study to identify the most advantageous access points  Support needed infrastructure enhancement which would benefit not just the proposed development, but also the surrounding landowners  Provide sufficient off-street parking to mitigate concerns about additional on street parking  Invest in landscaping to provide attractive and effective natural buffers to the surrounding neighbors and existing structures. As the Planning Board Memorandum mentions Walsh Park has already agreed to reduce the allowed density by ~40% and cap the maximum units at 6 (from an allowed zoning amount of up to 9-10) and Walsh Park may ultimately determine a smaller number is the most appropriate use of the space. We remain open to ongoing discussions about the final density and structure type recommendations. We appreciate this opportunity to confirm our intent and objectives and will be prepared to do so at a public hearing if required. We remain committed to our mission of promoting the viability of the year- round community of Fishers Island by creating and maintaining a supply of attractive and affordable year-round housing and we appreciate your consideration of this application in support of that mission. Respectfully, The Board of Directors of the Walsh Park Benevolent Corporation February 25, 2020 To the Southold Town Board and Planning Committee: Re: Change of Zone Application for Fishers Island UFSD/Walsh Park Premises: Southeast Side of Winthrop Avenue at its Intersection with Equestrian Avenue, Fishers Island, NY SCTM #1000-9-10-10 Almost four years ago,Walsh Park Benevolent Corporation started a conversation with the Fishers Island School District about a potential partnership to develop affordable housing for year-round residents of Fishers Island on a parcel of land owned by the School District and for which the School District had no other practical use. This was the continuation of a discussion that began almost 20 years ago. Our partnership with the School District has been welcomed by both parties because of the need to create more affordable housing on Fishers Island and thereby increase the number of permanent residents on Fishers Island. It is hoped that a growing population will benefit the entire Island community and the School District in particular. Last year, after signing a non-binding Letter of Intent to purchase the property from the School District,Walsh Park introduced to surrounding neighbors the concept of developing housing on the property for permanent residents of the Island. At that same time,we sent the community a letter outlining our initial plans. https://fishersisland.net/a-note-to-the-community-from-walsh-park/ Subsequently we filed an application with the Town of Southold to request Hamlet Density zoning on the property and the requisite statutory notice of our change of zone application was sent to surrounding landowners.We have since been in regular communication with the community, including the neighbors, other interested Islanders and other Island organizations,to keep the everyone up to date on the status of our plans. https://fishersisland.net/walsh-park-letter-to-the-fi-community-re-school-land-project/ As we have listened to the issues raised by interested parties,we have modified our application to reduce the number of allowable dwellings from 8 to 6 and we have stipulated that only year-round residents will occupy the housing.We have also offered suggestions (e.g. No Parking and additional STOP signs) to address concerns about parking and traffic and we have begun work with Tod Williams and Billie Tsien Architects on preliminary site planning and design. Tod and Billie are well-respected architects who have renovated a historic personal residence on the Island and who have been our partners in the renovation of the Freight Terminal. Our primary goal is to provide additional housing for year-round residents in order to increase the year-round population, consistent with the recommendations in various studies undertaken over the years. We believe that the site we have identified is ideally suited for Hamlet Density development because of its central location and surroundings Most recently, in 2013-2015, a Land Use Working Group on Fishers Island looked at the zoning on the Island and, among many issues, sites for affordable housing.At that time, School land was identified as a possible site. (See attachments) To date,we have received a great deal of positive support for our project and we have also heard concerns from members of the community that generally fall into the following categories: 1) Size/Density In response to comments about density,we have modified our application to limit the number of dwellings to 6 (instead of the maximum allowable Hamlet Density of 10 units or the originally proposed 8). We believe that this is a reasonable compromise and could be accomplished without any significantly adverse effects on the character of the Fort Wright area. Our research has unearthed a photograph showing that in the Fort Wright days,this area actually had 11 units on it. (see photo). Furthermore, although the area along Winthrop Drive is zoned R-40, no current lot meets the R-40 one-acre size requirement. It appears that the properties are all pre-existing, non-conforming lots ranging in size from .30 to .85 acres. Our proposal of up to 6 units on 2.74 is certainly in keeping with the current density of the surrounding area. 2) Character of the neighborhood - Traffic, Noise, Safety, Parking If we are able to acquire the property and obtain the requested variance,we intend to complete a formal traffic and safety study in conjunction with formal site planning. The results of this study will be shared with the community and will inform the final site plan. At present,we envision two points of entry to and egress from the property and expect that all dwellings will have driveways and ample off-street parking.We are certainly amenable to additional STOP and No Parking signs to mitigate the traffic issues cited. 3) Infrastructure We have been in touch with the Fishers Island Utility Company to understand where there may be requirements for additional investment to support the water and power needs of the proposed development. The Utility Company has shared that its existing water distribution system will likely need support and we are prepared to invest in partnership with the Utility Company to ensure this development does not place an unsustainable burden on the existing infrastructure. This is a similar to the approach Walsh Park followed with the renovation of the Freight Building.Walsh Park made a significant investment to support the project,but also to benefit the surrounding property owners. 4) Development Process At this point we do not have detailed plans for development of the site.Walsh Park has not hired landscape engineers,we have not developed cost estimates for construction, and we have not secured any funding for the project. These steps were not taken because of a desire to avoid spending donor funds on a property that we do not own or on a project that might not come to fruition. In the past month,we have begun work with Tod Williams and Billie Tsien Architects, our partners on our Freight Building project, on preliminary site and design options for the property,with a maximum density of up to 6 units, aligned with our application.We plan to continue to work with the community on the best way to address expressed concerns regarding the impact on the neighborhood, including traffic, parking, design and infrastructure and will enlist the help of additional experts to ensure that the development addresses the issues that have been shared with us. 5) Why Not Build Elsewhere? This project has been under consideration off and on for over twenty years. It has continued to be pursued because the alternatives are few and demand for year-round housing continues to be strong.Walsh Park has looked at many alternative sites over the years and all have fallen through for various reasons. This particular property has a unique appeal because of its location, availability,the existing Hamlet Density zoning status of a portion of the property and the large percentage of Hamlet Density property in the area. It also has the added benefit of providing funding towards the school's 2020 capital plan. NEXT STEPS If the zoning change (and the contingent yet to be submitted or approved subdivision application) is approved,the Fishers Island School District will then conduct a referendum of eligible Fishers Island voters to secure their approval to sell the property. The timing of this referendum will depend on several factors including the zoning approval process timeline,the School Board's determination and the voting cycles typically utilized. Walsh Park understands that the registered voters of Fishers Island will have the final say on the sale of this property. In closing,we can confirm that Walsh Park has no interest in doing anything that is not in the best interest of the Fishers Island community.We also appreciate that this project, if completed,will involve some compromises.We have taken previous conversations and feedback from the community to heart and will continue to do so as we move along this path. Thank you for consideration of our zoning application. Sincerely, Walsh Park Benevolent Corporation Board of Directors February 25, 2020 To the Southold Town Board and Planning Committee: Re: Change of Zone Application for Fishers Island UFSD/Walsh Park Premises: Southeast Side of Winthrop Avenue at its Intersection with Equestrian Avenue, Fishers Island, NY SCTM #1000-9-10-10 Almost four years ago,Walsh Park Benevolent Corporation started a conversation with the Fishers Island School District about a potential partnership to develop affordable housing for year-round residents of Fishers Island on a parcel of land owned by the School District and for which the School District had no other practical use. This was the continuation of a discussion that began almost 20 years ago. Our partnership with the School District has been welcomed by both parties because of the need to create more affordable housing on Fishers Island and thereby increase the number of permanent residents on Fishers Island. It is hoped that a growing population will benefit the entire Island community and the School District in particular. Last year, after signing a non-binding Letter of Intent to purchase the property from the School District,Walsh Park introduced to surrounding neighbors the concept of developing housing on the property for permanent residents of the Island. At that same time,we sent the community a letter outlining our initial plans. https://fishersisland.net/a-note-to-the-community-from-walsh-park/ Subsequently we filed an application with the Town of Southold to request Hamlet Density zoning on the property and the requisite statutory notice of our change of zone application was sent to surrounding landowners.We have since been in regular communication with the community, including the neighbors, other interested Islanders and other Island organizations,to keep the everyone up to date on the status of our plans. https://fishersisland.net/walsh-park-letter-to-the-fi-community-re-school-land-project/ As we have listened to the issues raised by interested parties,we have modified our application to reduce the number of allowable dwellings from 8 to 6 and we have stipulated that only year-round residents will occupy the housing.We have also offered suggestions (e.g. No Parking and additional STOP signs) to address concerns about parking and traffic and we have begun work with Tod Williams and Billie Tsien Architects on preliminary site planning and design. Tod and Billie are well-respected architects who have renovated a historic personal residence on the Island and who have been our partners in the renovation of the Freight Terminal. Our primary goal is to provide additional housing for year-round residents in order to increase the year-round population, consistent with the recommendations in various studies undertaken over the years. We believe that the site we have identified is ideally suited for Hamlet Density development because of its central location and surroundings Most recently, in 2013-2015, a Land Use Working Group on Fishers Island looked at the zoning on the Island and, among many issues, sites for affordable housing.At that time, School land was identified as a possible site. (See attachments) To date,we have received a great deal of positive support for our project and we have also heard concerns from members of the community that generally fall into the following categories: 1) Size/Density In response to comments about density,we have modified our application to limit the number of dwellings to 6 (instead of the maximum allowable Hamlet Density of 10 units or the originally proposed 8). We believe that this is a reasonable compromise and could be accomplished without any significantly adverse effects on the character of the Fort Wright area. Our research has unearthed a photograph showing that in the Fort Wright days,this area actually had 11 units on it. (see photo). Furthermore, although the area along Winthrop Drive is zoned R-40, no current lot meets the R-40 one-acre size requirement. It appears that the properties are all pre-existing, non-conforming lots ranging in size from .30 to .85 acres. Our proposal of up to 6 units on 2.74 is certainly in keeping with the current density of the surrounding area. 2) Character of the neighborhood - Traffic, Noise, Safety, Parking If we are able to acquire the property and obtain the requested variance,we intend to complete a formal traffic and safety study in conjunction with formal site planning. The results of this study will be shared with the community and will inform the final site plan. At present,we envision two points of entry to and egress from the property and expect that all dwellings will have driveways and ample off-street parking.We are certainly amenable to additional STOP and No Parking signs to mitigate the traffic issues cited. 3) Infrastructure We have been in touch with the Fishers Island Utility Company to understand where there may be requirements for additional investment to support the water and power needs of the proposed development. The Utility Company has shared that its existing water distribution system will likely need support and we are prepared to invest in partnership with the Utility Company to ensure this development does not place an unsustainable burden on the existing infrastructure. This is a similar to the approach Walsh Park followed with the renovation of the Freight Building.Walsh Park made a significant investment to support the project,but also to benefit the surrounding property owners. 4) Development Process At this point we do not have detailed plans for development of the site.Walsh Park has not hired landscape engineers,we have not developed cost estimates for construction, and we have not secured any funding for the project. These steps were not taken because of a desire to avoid spending donor funds on a property that we do not own or on a project that might not come to fruition. In the past month,we have begun work with Tod Williams and Billie Tsien Architects, our partners on our Freight Building project, on preliminary site and design options for the property,with a maximum density of up to 6 units, aligned with our application.We plan to continue to work with the community on the best way to address expressed concerns regarding the impact on the neighborhood, including traffic, parking, design and infrastructure and will enlist the help of additional experts to ensure that the development addresses the issues that have been shared with us. 5) Why Not Build Elsewhere? This project has been under consideration off and on for over twenty years. It has continued to be pursued because the alternatives are few and demand for year-round housing continues to be strong.Walsh Park has looked at many alternative sites over the years and all have fallen through for various reasons. This particular property has a unique appeal because of its location, availability,the existing Hamlet Density zoning status of a portion of the property and the large percentage of Hamlet Density property in the area. It also has the added benefit of providing funding towards the school's 2020 capital plan. NEXT STEPS If the zoning change (and the contingent yet to be submitted or approved subdivision application) is approved,the Fishers Island School District will then conduct a referendum of eligible Fishers Island voters to secure their approval to sell the property. The timing of this referendum will depend on several factors including the zoning approval process timeline,the School Board's determination and the voting cycles typically utilized. Walsh Park understands that the registered voters of Fishers Island will have the final say on the sale of this property. In closing,we can confirm that Walsh Park has no interest in doing anything that is not in the best interest of the Fishers Island community.We also appreciate that this project, if completed,will involve some compromises.We have taken previous conversations and feedback from the community to heart and will continue to do so as we move along this path. Thank you for consideration of our zoning application. Sincerely, Walsh Park Benevolent Corporation Board of Directors �2 ©� � � y« ° �y ��� � � �%� � \/ �. � � ) /\ � ^ �t � � . /2 � ` :��« � � : : <�r ,���^ \d��� . ��� , � \ �\ y \ � / r ®2 . >» � ` � � a\� ` �� ` �^ /. »2 / ` �\y e . ° ° � 2f< � \ �,\ \\\ �} /, .2�^ 2« \ a: y� . \ � ©\ y\, y . \ } » . . � . . /����//.�\ y , , 2«\° f �� �� � z ° ° ` \ � , �� /�~� �^� � � ^ � � . , : w\ � � � � � � ^� ^ y,;} ����,d. . \ .� . \� . � � \ � ^ \^ ~ \ a . y. , � � y �\ < » «\ y ° .« 2 � �y � . � . ` G2 .y © � 2\ � ~� \�2� `< � ° . � > � \�? : R° ® � , � ^ \ �\ l