HomeMy WebLinkAboutPlanning Board memos to Town Board OFFICE LOCATION: MAILING ADDRESS:
Town Hall Annex P.O.Box 1179
54375 State Route 25Southold, NY 11971
r
(cor. Main Rd. &Youngs Ave.) �� )0
Southold,NY Telephone: 631 765-1938
www.southoldtownny.gov
'Z
PLANNING BOARD OFFICE
TOWN OF SOUTHOLD
MEMORANDUM
To: Elizabeth A.Neville, Town Clerk
From: Donald J. Wilcenski, Chairman
Members of the Planning Board f
Date: October 6, 2020
Re: Change of Zone Application of Fishers Island UFSD/Walsh Park Change of Zone
It has come to our attention that that there is an error on page 2 on the Planning Board's Fishers Island
UFSD/Walsh Park Change of Zone memorandum sent to the Town Board on August 11, 2020.
The memorandum incorrectly states that the current density of the proposed development as:
"One dwelling per acre."
The correct current density when considering the two-2 family dwellings is:
"One dwelling per 0.64 acres."
Furthermore,the projected density is also incorrect stated as:
"One unit per 1.57 acres."
This calculation did not consider the area of Lot 4 post subdivision(2.36 acres). If the subdivision is
approved,the proposal would include developing 6 units on 2.36 acres.
The correct projected density is:
"One unit per 0.40 acres."
These corrections do not alter the position of support by the Planning Board for the proposal. The Hamlet
Density Zoning District supports one unit per 10,000 square feet or .23 acres with public water and sewer
available. The proposed yield is less than the maximum permitted under the Hamlet Density Zoning
District.
OFFICE LOCATION: Mnm MAILING ADDRESS:
Town Hall Annex ye � P.O. Box 1179
54375 State Route 25 ` �� �'„� Southold, NY 11971
(cor.Main Rd. &Youngs Ave.) �"� ¢'
Southold, NY � Telephone: 631 765-1938
www.southoldtow-xmy.gov
� w
PLANNING BOARD OFFICE
TOWN OF SOUTHOLD
MEMORANDUM
To: Elizabeth A.Neville, Town Clerk
From: Donald J. Wilcenski, Chairman
Members of the Planning Board
Date: August 10, 2020
Re: Change of Zone Application of Fishers Island UFSD/Walsh Park Change of Zone
The proposed action involves a request to change the zone of a 3.82 acre parcel (SCTM#
1000-9-10-10) from the Residential 40 (R-40) zoning district to the Hamlet Density (HD)
zoning district(Figures 1 and 2).
The parcel is located at the southeast side of Winthrop Avenue at its intersection with
Equestrian Avenue, Fishers Island,NY. The change of zone will provide the opportunity
to construct up to 8 affordable housing rental units on the parcel under the ownership and
management of the Walsh Park Benevolent Corporation(WPBC)in collaboration with the
Fishers Island Union Free District(UFSD). The UFSD is the current property owner.
1
r
ii i r f
r rir �)�y ��r!��✓ � �J p r
Legend
✓i ✓I 1 SCTM#9-1C�90
B
HD
�//�
r �„ �� .a r�jV.�J rUYi�I wS��r!�r(rr id ✓/I I� �N rrin/ `!/ l�ji,=� „ /% R40
i✓ I% i/ / R 400
/ vpY /f( f�� r�/ �
/i� / / r,� Y�CI�I R-80
am,
Figure 1. Project Location and Current Zoning Districts.
2
I
1
1 9 ,
i
ZONING ,
" HD
RAO
�r
9/ R-400
,,,
Figure 2. Subject parcel.
The success of the application would involve several steps.
1. Change of Zone from R-40 to HD on a portion of the property.
2. Subdivision of parcel into 4 lots.
3. Residential Site Plan approval.
4. UFSD public referendum to annex the property.
The applicant is proposing a reduced density unit yield. The original application submitted
on December 3, 2019 included the construction of 8 units, however, the units have since
been reduced to 6 (Figure 3). Under the HD zoning the full permissible parcel yield is
approximately 9 to 10 units (depending on road/driveway design).
If the change of zone and subdivision is successful, the UFSD will be required to hold a
public referendum to annex the property and allow the sale of the parcel to the WPBC.
The applicant has offered a residency restriction on the units that would require year round
occupancy.
3
k
a C
eae�,
46
*��v F
kgjf
& DYF yW
5V tln
�y q a
o�
wb
im
� . V �h k„ ✓„ ^""" r w,v 611,r..
F✓
••
S 4
A-
\"
01
.; o
ak
Figure 3. Proposed Residential Site Plan showing 8 Unit (6 Proposed).
The Planning Board provides the following assessment and recommendations;
1. Current Zoning and the Applicability of the HD ZoningDistrict
The parcel is currently split zoned Residential 40 or -40 and Hamlet Density
(HD).
The purpose of the -40 zoning district is
The purpose of the.Z,oty-Density Residential R--40.District ict is to provide ar ecis f n-
residential development inhere existing neig-hborhood characteristics, ja ater
supply and environmental conditions pernfit full development densities of
appro inacatel)j one dvirelling per acre and vo,here open space and agricultural
preservation care neat predominate obJectrves.
4
The current parcel density is I dwelling per acre. A residential neighborhood
surrounds the site.
The purpose of the HD zoning districts is:
The purpose of the Hamlet Density (HD) Residential District is to permit a mix
of housing types and level of residential density appropriate to the areas in and
around the major hamlet centers, particularly Mattituck, Cutchogue, Southold,
Orient and the Village of Greenport.
The change of zone application proposes 6 affordable housing units in 3 buildings
on the 3.82 acre parcel equal to a density of 1.57 units per acre. The proposed
mixed housing type (two family) and density on the parcel meets the HD zoning
district purpose.
The purpose of the HD zone establishes a nexus with hamlet centers. The Fishers
Island Hamlet Center is a small area comprised of a several commercial buildings
anchored by a "Village Green". Due to the geography of the island, ownership,
historic use and build out and the more recent re-use opportunities for existing
buildings; other commercial areas have also developed in numerous locations
throughout the island. Consequently, the hamlet center in this instance is not
suitable as a target for further residential growth, density and intensification and
provides little opportunity to establish a mix of housing types in the traditional
sense through new development.
The parcel is currently split zoned HD and R-40. Of the 3.82 acres, .95 acres is
within the HD zoning district.
The .95 acres is equal to 41,382 sq. ft. The HD zone permits one unit per 10,000
sq. ft. of land area with public water and sewer. Mathematically the .95-acre zoned
area of the parcel could yield 4 units or lots. However, a two-family dwelling
already occurs on the parcel in the HD zone and therefore two units or lots (or
20,000 sq. ft.) would be extinguished. A total of 2 new density units or lots could
be created.
The R-40 zone is equal to 2.87 acres or 125,017 sq. ft. The R-40 zoning district
requires a minimum lot size of 40,000 sq. ft. Mathematically the parcel yield in
this district is approximately 2 to 3 units or lots (depending on easement acreage
and road/driveway design). Currently the parcel area within this zone is occupied
by a total of 4 units and there is no ability to add density unless a subdivision is
completed.
2. Subdivision of Parcel into Four Lots
The proposal includes a subdivision of the parcel into 4 lots where lot I would equal
13.362 sq. ft. Lot 2 10.350 sq. ft. Lot 3 40,026 s. f. and lot 4 102,788 sq. ft.
5
To account for the 2 - two family dwellings and 2 - single family dwellings that
already occur on the parcel, 4 lots are proposed to be created. Each additional
density unit requires 10,000 sq. ft. of land area. Lot 4 is where the 6 units
(dwellings) are proposed to be located.
3. Built Environment and Existing Conditions
There are approximately 679 acres of land available for development on Fishers
Island. Of those, 328 acres could be further subdivided. This is not counting the
Fishers Island Club golf course. Theoretically,if all parcels were subdivided to their
full yield, an additional 57 building lots would be created. There are also 177
individual vacant house lots on 351 acres of land. In total, the theoretical buildout
potential for Fishers Island is 234 additional housing units (Southold Town
Comprehensive Plan).
The subject 3.82 acre parcel was historically improved with soldier barracks during
active operations of Fort Wright. The barracks have been razed and currently the
parcel is occupied with two sinotg,family° residenccs in tl1 w111m th qno 2.-two flindy
residences in the south. The remaining area is mostly cleared with small sections
of brush and individual trees A utility line easement runs north/south through the
parcel.
Land uses surrounding the parcel include a mixture of residential housing. To the
north and east and adjacent to this parcel are single family residences in the R-40
zoning district. Abutting the parcel to the south is a mixture of residences
(including two family) along Whistler Avenue in the HD zoning district. There are
currently 13 single family residences within the vicinity of the parcel. The area
could be defined as a residential neighborhood. There are no protected lands in the
vicinity to the parcel.
4. Availability to Transportation and Infrastructure
Parcel Access
The parcel has adequate frontage (354.50') along Winthrop Avenue (50' ROW)
and (378.79') along Equestrian Avenue (50' ROW) for vehicle access. Access to
the parcel is proposed from Winthrop Avenue. The surrounding two lane roads are
designed to support vehicle access.
The two existing single family residences located on the parcel in the northwest are
served by separate driveways from Winthrop Avenue;the 2 -two family residences
in the south are served by the Officers Service Road. It is expected that if a future
subdivision is approved there would be no change in current access to the existing,
residences.
6
Public Transportation
Public transportation is not available on Fishers Island.
Private Transportation
Private transportation to and from the island is available via Fishers Island Ferry.
Smaller boats and water taxis are also available to commute to the mainland.
Pedestrian and Bicyclist Modes
Sidewalks occur on the south side of Winthrop Drive, the east side of Equestrian
Avenue and on the north and south sides of Whistler Avenue. Access to pedestrians
over sidewalks from the parcel to the Fishers Island School and Fishers Island Ferry
is available. Sidewalks are available from the parcel to the hamlet center (Village
Green).
Transportation by bicycle is also available on local roads and is a frequently used
mode of transportation on the island.
5. Access to Public Water and Sewers
The public water supply, treatment, distribution and storage facilities for Fishers
Island are owned and operated by the Fishers Island Waterworks Company, an
operating company jointly owned by FIDCO and the Fishers Island Utility
Company. Public water service is proposed for each unit.
The sewage treatment collection system on the island services about forty buildings
within the perimeter of Fort Wright. The system was built as part of the
development of the fort. An existing sewer easement runs through the property
providing availability for connecting. The proposed units would connect to the
existing sewer system.
6. Availability to Commercial Centers, Public Schools and Amenities
The parcel is not located within a Fishers Island commercial center or in close
proximity to the Hamlet Center. Sidewalks are available to the Hamlet Center-
along
enteralong Equestrian Avenue. A dell, ice cream polar, museum, retail shops, services
and United States Post Office are located in the Hamlet Center and are therefore
available to future residents. The distance from the parcel to the commercial center
is approximately 2858 + or .55 of a mile (ArcGIS).
The Fishers Island Ferry service (Transportation) and Buildings, Community
Center (Recreation) and only school (Education) on the island are located to the
west of the parcel. The location of the parcel provides good access to the ferry
terminal, Community Center and the school. Sidewalks on the south side of
Winthrop Drive are available from the parcel to the school property, however they
7
are not consistent. Sufficient sidewalks and road framework connect the parcels to
other destinations with supporting commercial and service uses. Note, there are no
grocery stores or fuel stations in the near vicinity of the parcel and access to these
would most likely be vehicle dependent. Table 1 provides approximate distances to
amenities.
Table 1. Approximate Distances to Fishers Island School, Fishers Island Ferry and
......
Hamlet Ce.....nter•...,,,m...,,_ ..._................
Approximate Approximate Distance
Distance in Feet in Miles
... ........ . .. .... __ _...._
Fishers Island School 1850 .35
hers Island Fe 1810
. . ................................................ ................................................ 3.. ....................................__.....___
Ferry
Hamlet Center 2860 55
.......... ._ _..... .�.........
Measured using ArcGIS.
7. Potential Environmental Impacts
Impacts to transportation, water supply and quality, community character and
community services are expected if the parcel is developed. As discussed above,
the total lot yield if the parcel was rezoned to HD zoning is an additional 8 units,
however, the applicants have reduced the number of units to 6. This reduces the
adverse impacts from the full build out density.
A nominal increase in vehicle trips is expected on Winthrop Avenue and area roads
if the HD zoning district is applied and the 6 units are constructed. The level of
service at the intersections of Winthrop Drive and Equestrian Avenue and Whistler
Avenue is not expected to be significantly affected due to the low volume of
vehicles resulting from the residential use.
The parcel is located over a sole source aquifer. The total amount of potable water-
used (gallons per day) would be expected to increase over current conditions.
Mitigation to conserve potable water could include, applying clearing limits,
establishing vegetated buffers, limiting irrigated areas,requiring native and drought
tolerant plant species and applying fertilizer and herbicide best management
practices to landscaped areas.
The parcel is located approximately 300' west to a marine wetland (Hay Harbor).
The proposed connection to the public water service and sewer- mitigates potential
moderate to large adverse impacts to groundwater- and surface waters.
The parcel is directly visible from Winthrop Avenue and Equestrian Avenue, a
public road. Retaining existing vegetation on site along the roadways to screen
fixture development would mitigate scenic impacts.
Based upon the proposal, it is the preliminary opinion of the Planning Board that
the cumulative, short and long-term environmcntal impacts resulting from the
proposed action could be sufficiently mitigated. A more thorough assessment of
8
the potential adverse impacts will be made if a residential site plan application is
submitted for review.
8. 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 individuals/families. Currently the need for attainable
housing is a critical need on Fishers Island and within the Town. Due to the
geographic isolation and demographics of Fishers Island, additional challenges
prevail in the creation of attainable housing, providing sustainable jobs and
services, and maintaining a sufficient number of year-round residents.
The need for affordable housing is emphasized in the submitted application
recognizing that year-round residents are integral to sustaining emergency services
and providing employees that provide critical and essential services to residents.
This need has also been repeated in the hamlet studies and Town's comprehensive
plans process by the public.
9. Economic Impacts
The requested change of zone and successful completion of 6 units could result in
beneficial economic impacts by providing attainable housing that would be
available to singles, single parents, families and seniors. Additionally, attainable
housing would contribute to the preserving the year-round population and
workforce.
10. Consistency with Community Plans
The low inventory and need for affordable housing on Fishers Island was identified
as a social key issue of concern by stakeholders on page two of the Fishers Island
Strategic Plan (2007-2017). It states:
Key Issues of Concern
Social:
There is insqfficient (if
fbrclable housing on the Island fad~ year-
round residents, but no one is sure hors; 777rtch housing is needed.
There circ concerns about the lore-tem? viability ofthe year-round
coininunity given the current slate ofcrf fairs. e.g. 4tqlrL irr°clrrPal ^
i""rr�rt�r,�°ir�rt� increasing seasonal}�olaulation, loss of housing in West
�......,.,_.__.,...,......,
End to seasonal popillation, limited business op])ortunities.
The key issues were developed into the following goal of the plan (Chapter 3
Vision. Goals and Objectives Page 3)
9
Goal:
Good quality housing stock of sufficient quantity and variety to house the
sustainable year-round target population.
Objectives:
To retain and upgrade existing loner and moderate priced housing to meet
the needs of a larger, more diverse year-round population.
To create neii, housing of various types and sizes, suitable to meet the
varying needs of a diverse year-round population, yet integrated into the
existing housing stock.
To encourage the retention of year-round housing stock on the Island
The Town of Southold Hamlet Study (2007-2009) and the Draft Southold Town
Comprehensive Plan (2019-2020) re-iterates the need. The Comprehensive Plan
also reflects the stance for more affordable housing and has been frequently
repeated through the years by the public during public hearings. The public's
frequent message is that: "We need more affordable housing opportunities".
Data indicates that the current development of units on Fishers Island is low with
only 6 units of attainable housing developed recently in the Ferry Freight Building.
Comprehensive Plan
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 Suffolk Research Service calculated the
Southold Median Home Price at $565,000 for 2017. 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.
The Comprehensive Plan Land Use Chapter and Housing Chapters include goals
which support the creation of attainable housing on Fishers Island recognizing the
need to retain a viable and diversified population. It states:
A I Facililate a stable popidalion of year-round residents on the Island The
year-round populalion is dii;indling, in part dite to lack of Jobs and lack of
affordable homes.
10
I I Create nen, housing at a price that is attainable for year-round
residents.
2 1 Create quality jobs;
Based upon the above and characteristics of the parcel, the proposal is consistent
with community plans.
11. Recommendation
To create attainable housing to meet the needs of residents, a compromise on
where to locate attainable housing in Town must be realized. The Town's
historical build out, changing economics and demographics have added a greater
level of difficulty in achieving Town attainable housing goals. The geographic
and economic challenges of Fishers Island adds even a greater level of difficulty.
The proposed change of zone of the parcel to the HD zoning district is supported
for the following reasons:
a. Provides opportunities for attainable housing to year round residents and
helps to meet Town goals.
b. Affordable housing supports year-round residents that are integral to
sustaining emergency services and providing employees that provide
critical and essential services to residents and visitors.
c. Meets the Planning Board's goal of dispersing affordable housing units
throughout the Town.
d. Supports the goals and objectives of the Fishers Island Strategic Plan and
the Draft Southold Town Comprehensive Plan.
e. Achieves reasonable access to commercial centers, transportation, public
school and other amenities.
f. Would provide opportunity for workforce housing on the island to support
the economy.
Please contact me with any questions.
Cc: William Duffy, Town Attorney
Denis Noncarrow, Special Projects Coordinator
11