HomeMy WebLinkAboutPlanning Board Comments to TB OFFICE LOCATION: ; MAILING ADDRESS:
Town Hall Annex � ,� P.O. Box 1179
54375 State Route 25 a Southold, NY 11971
(cor. Main Rd. &Youngs Ave.) �k
Southold, NY w� �, Telephone: 631 765-1938
www.s outh of dt ownny.gov
PLANNING BOARD OFFICE
TOWN OF SOUTHOLD
MEMORANDUM
To: Elizabeth A. Neville, Town Clerk
From: Donald J. Wilcenski, Chairman w
Members of the Planning Board
Date: November 25, 2020
Re: Planning Board Comments to Town Board
Change of Zone Application of HC NOFO LLC (Southold Affordable Apartments)
The proposed action involves the request for a Change of Zone for SCTM41000-61-1-9.1 from
the Hamlet Business (HB) Zoning District to the Affordable Housing District(AHD). The parcel
is located at 53351 Main Road, Southold,New York 11971. The Change of Zone will provide
the opportunity to construct up to 14 affordable housing rental units in four separate buildings on
the 48,707 sq. ft. parcel.Newly constructed buildings 1 through 3 will be occupied by four 813
sq. ft. units and located in the rear of the parcel,the existing dwelling located in the front of the
parcel will be converted to 2 units; one 975 sq. ft. and the second 1,007 sq. ft.
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 Hamlet Business HB. The purpose of the HB Zoning
District is described in Town Code as follows:
"The purpose of the Hamlet Business (HB) District is 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 rrrrrlti lxanil�resi�lerrtlr:rl
rl velopt?t that will su 9ort and enhance the retail develga inert and,provide a focus
for the hamlet area. "
The current use on the parcel is not in conflict with the HB zoned surrounding properties
that support commercial and residential uses.
11PaLy, c:
The purpose of the AHD Zoning District is described in Town Code as follows:
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 AHD Zoning District supports the creation of affordable housing opportunities in
residential and commercial areas. The proposal is not in conflict with the historic or
aesthetic character of the existing neighborhood. The existing single-family residence on
NYS Route 25 is proposed to be retained and improved. The architecture of the three
buildings in the rear of the parcel are proposed to be designed to support the historic
character of the Hamlet.
Bulk Schedule Compliance
The proposed yield does not comply with the AHD Zoning District § 280-28. Bulk, area
and parking regulations.
The AHD Zoning District requires 10,000 sq. ft. of land area for each tenant-occupied
moderate-income family dwelling unit(unit)to meet yield unless the maximum unit size
is less than 850 sq. ft. If the unit is less than 850 sq. ft. the required land area is reduced
to 3,300 sq. ft. per unit.
The total lot area is 48,707 sq. ft. This lot area would yield 14 units if all were less than
850 sq. ft. each. A total of 14 units are proposed: Twelve units are proposed at 813 sq. ft.
and the two are proposed at 972 sq. ft. and 1,007 sq. ft.
Based on unit size and the bulk schedule requirements,the twelve units require 39,600
sq. ft. of buildable lands to meet yield(12 units x 3,300 sq. ft./unit). The remaining two
require 10,000 sq. ft. of buildable lands each. Therefore, the 14 units as proposed would
require a total lot area of 59,600 sq. ft. This exceeds the total lot area of the parcel by
10,893 sq. ft.
The proposed yield does not comply with the AHD Zoning District § 280-28. Bulk, area
and parking regulations. It should be noted,however, that only minor changes to the
proposal would be needed to bring it into compliance.
2. Built Environment and Existing Conditions
The 48,707 sq. ft. or 1.12 acre parcel is improved with a single-family dwelling and
driveway fronting NYS Route 25. The parcel spans from NYS Route 25 to Travelers
Street and is located within the Southold Hamlet Center.
Land uses surrounding the parcel include a mixture of commercial, residential and
community services. To the north and adjacent to this parcel is Travelers Street and a
storage facility. To the south of the parcel is NYS Route 25 and a bank. To the east is the
United States Post Office and a large commercial center that includes restaurants, and
service businesses. To the west is the Town of Southold Town Hall and a retail shop.
3. Transportation and Infrastructure
Parcel Access
Access to the twelve units located in the three separate buildings in the rear of the parcel
is proposed from Travelers Street with a new curb cut. Access to the two units in the
existing single-family dwelling is proposed from NYS Route 25 using the existing
driveway.
Distance to Public Transportation
Both the train station and bus stops are within walking distance of the parcel. The Long
Island Rail Road Station is located to the east on Travelers Street.
The nearest bus stop is located just east of the parcel in front of the Feather Hill
commercial center. Suffolk County operates bus service throughout the Town.
Pedestrian and Bicyclist Modes
There is a sidewalk on the north and south sides of NYS Route 25 that provides ample
access to pedestrians from the parcel to the surrounding commercial businesses and
services. The sidewalk system continues uninterrupted to the Southold Union Free Public
Schools.
Transportation by bicycle on area roadways is also available.
4. Access to Public Water and Sewers
Public water is available to the parcel via a Suffolk County Water Authority (SCWA)
water main located in NYS Route 25.
The parcel is located within SCDHS Groundwater Management Zone IV, which
according to Article 6 of the Suffolk County Sanitary Code, has an allowable flow of 600
gallons per day (gpd)per acre in areas served by public water. The sanitary design flow is
computed using SCDHS manual Standards for Approval of Plans and Construction for
Sewage Disposal Systems for Single Family Residences. The manual establishes
300 GPD for a single-family residence.
The total sanitary calculatcd flow for the fourteen units is 3150 gallons per day (GPD).
The applicant is seeking a variance from the Suffolk County Department of Health
Services Board of Review to develop the parcel at double density. The fourteen units
w3 � 1" ai. e°
would require the transfer of 2550 GPD or 15 sanitary flow credits from the Town
Sanitary Flow Credit Bank with Town Board approval.
The installation of Hydro-Action Innovative/Alternative On-site Wastewater Treatment
Systems (I/A OWTS) are proposed to treat wastewater and reduce total nitrogen.
5. Availability to Commercial Centers,Public Schools and Amenities
The parcel is located within the Southold Hamlet Center, with amenities within walking
distance. A United States Postal Office is located just east of the parcel, down Travelers
Street. A grocery store (IGA) is located to the east. The commercial center of Southold
with a hardware store, restaurants, pharmacy, bank, deli and various service businesses is
also located to the east the parcel along NYS Route 25. The Southold Town Hall borders
the parcel to the west.
The parcel is located within the Southold Union Free School District. Available public
schools to the future residents would include Southold Elementary School and Southold
High School located within walking distance.
The location of the parcel provides adequate access to amenities and public schools with
sufficient supporting infrastructure.
6. Potential Environmental Impacts
Impacts to transportation, water supply and quality, community character and community
services are expected if the parcel is developed.
A nominal increase in vehicle trips is expected on Travelers Street and area roads if the
AHD Zoning District is approved and the additional 13 units are developed.
The level of service at the Travelers Street and Hortons Lane intersection is not expected
to be significantly affected by additional traffic volume from this proposal.
The level of service at the NYS Route 25 intersection would remain unchanged for
vehicles making left hands turns onto NYS Route 25.
The total amount of potable water used would increase. Mitigation to conserve potable
water could include limiting irrigated areas, 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 would increase as a result
of constructing 13 units, adversely impacting groundwater quality over time. To mitigate
impacts,the application is proposing to purchase sanitary flow credits and install a I/A
OWTS systems.
This proposal is consistent with the mixed-use character of the hamlet.
1 . .°
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.
7. Social Impacts
The 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, affordable housing is a critical need within the Town for singles, single
parents, families and seniors. This need is stated as goals and objectives in the Southold
Town Comprehensive Plan.
8. Economic Impacts
The requested Change of Zone and successful completion of 14 units could result in
beneficial economic impacts by providing affordable housing that would be available to
house and retain the workforce and provide financial stability to singles, single parents,
families and seniors. The close proximity of the project within a commercial center
increases the opportunity for individuals to find employment thereby supporting local
businesses.
9. Consistency with Community Plans
The low inventory of, and need for affordable housing in the Town is discussed in the
Southold Town Comprehensive Plan(2020).
Southold Town Comprehensive Plan
The Southold Town Comprehensive Plan's Economic, Land Use 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
for Nassau-Suffolk Counties to apply. Currently the housing registry has approximately
5 1 P a g e
400 individuals and families listed. This high number of registrants identifies the critical
need for affordable housing.
The Town's changing economics and demographics creates a level of difficulty in
achieving affordable housing goals. The recent increase in housing costs fueled by
second home owners and the recent influx of new residents due to the COVID -19
Pandemic has exacerbated the problem.
The proposal is consistent with the Southold Town Comprehensive Plan.
10. Recommendation
As discussed above, while the proposal does not meet the AHD Zoning District's bulk
schedule due to two of the units being larger than 850 sq. ft., there are options to bringing
the plan into compliance. One option is to reduce the size of those two units.
The proposed zone change of the parcel to the AHD Zoning District is supported for the
following reasons:
a. The proposal meets Town goals for affordable housing as identified in the
Economic, Land Use and Housing Chapters of the Southold Town
Comprehensive Plan.
b. The parcel is located in the Southold Hamlet Center.
c. Proposes the re-use of the existing single-family structure and retains the
streetscape.
d. Meets the Town's goal of dispersing affordable housing units throughout the
Town.Note that an affordable housing project has not been constructed in the
Southold Hamlet in the last twenty years.
e. The location is optimal for affordable housing and would provide good access to a
commercial center, public transportation(train and bus),public schools,post
office and other amenities within walking distance.
f. Provides opportunity to create workforce housing in a commercial center which
supports local businesses.
It is recommended that if the proposal is approved, the following conditions are imposed:
1. All units shall be less than 850 sq. ft to comply with AHD zoning.
2. The occupancy of 50 percent of the units (7) are committed to persons
volunteering for a minimum of 3 years in a firematic protection agency or
those employed by emergency and medical facilities within the Town.
Please contact the Planning Department with any questions,
cc: Denis Noncarrow, Government Liaison Officer
William Duffy, Town Attorney
( Pagc
dr r o a
Southold Affordable A is Location
><, �` I ., f� r� //�//.� "/ a✓r %r"1 r� � x ;,/1G/� I�r rH �V a
ar-
N/r//
�� „"„ ,: ,,, ..' i f�r � ,,, /%fir / ��/r//�'ka�'➢'��/ a/„rprU;i;�„,„ f� lnr %N��� �k � �, j ti�' ��-";Y
11 r L� / �ul1�U r✓/ o r� � r � /�kw��� ��� � i
1 r m`,✓1� ���U l 7k� / � // rah � �w. /
// rr
r r
J
,
/✓(IG/l S/y 1�� fkl.., r�rf� �y � 1 r rr�r/�6! � //'�/w
e
�//I�, <f rt� '/r � sr ! I� ��ll!j !w/`�r�,,,. � � 'ki�� ✓ r r
✓ df,r ry�q��al's � � % w !� - i "r��f r rl r��J 1��, �,I�����
f J
9 W +
,r/�/ >� / ! �r✓r 1, �1�f r r/���, � r ' �1, `( I // / �VYnN /1;%�j"
✓/„/� ,/f� ,//,,. r�G r r r�i/� « ;y, Irl"; l�//%
M
r//r' ���/, rl,,;r1d/��/�///��/��%�r✓r� 1/' �r� / '' l;a„ �r�u /, ,,e' � ��': �✓/,rfl"'��lril%-,
u ',l rr; !//, 1 r,�Il���/��,/f/��, /��/rr•' ��, ;g / /r/ery�// /w 1. ,rr"w, r//9- �ily�
,�l-, �r:/.,,,,,,;�Y �i� l�'rr/� �jr,I/„�/ ,Y ,,. e, / „ie, r '„ � �� %, r:, '"�„' %✓ ,A.,
W �1
II r
V
-, ;////,/ ��,. J� ,.� / �,,rfr ��i i/� r r 1 /%../a r%a/ ,,,., ,;y %✓' � � /%�” / .r'�"ew: ,/ /„. ��
;i/ ,� r �i,�,' � 14W`✓ri/J��j,� // /�: /il/!r i/ /r// qr".,;, ✓, rr , �'Jr ,�,� ,"y s,;a..,
,� F lel IA%✓r/�JJI ✓i / 'ulyy��//��/' ,, � W'
,,,, „ �/�f//�, � I� ,,;...� / r��//'r,;� ;,,` ,::. //�' � �� 1, /J! // r ,/�✓"r'PlX!^!� ��� /J/ sr�i Jl� n
G
il1
it r� / I , ✓,r�l//�// it /� I tea n b � /�'
%r,'�/ / /r�rrU`�1f�/ll�"; ,I,�f(r� ///,/I� I/ �✓1/ r /;�,,,r�ri��„ ,. �„ ru'rlli '/ r/�;.. i, �r/r,
!r/ ,//i ewe% �r� �r �,, /� ,1 w�. ,r� k ,,.�� I� �;�r �, � �r� f"�i. ✓/rr,.,, ��;,i �'�1 a
�/ lr� �/, IW„ /f/, �/, '�'� y � -�ra� �I;r�k rUlll� rJ' i��„ ;� �. '.i. �%�9;, ✓ �, '
�,L,, ,�: � (' f�, l';; ��/// /� // /;�:�, ,��ar r,/,J✓�f�, %' 4 /,,�/y, s.� 1, /r��i r r' rr,. °;J,r
/// ✓. ,::., /. ';� /�i/ „ fk"b ,,,, Vii.,,. (/�.. /.„��„ / ,... 1/� / / "l / / ,rid.. /// l ��� ,,,,✓% ,,a, rt,
r l ,, r,,,, o 1,,,, c ill /�� m / ��)/ �r // ✓i�,, �/ , �„ ! �n,ii/,� ✓, r lr,
,�� ✓,, /r / l//, , �„ ✓ / i %/, � f//„/r, l /,,,,� ,, ,,, /r// !,/ r )/„, J1/,rr�r �' Jr v r, „,,, a;
✓ -a�c +� w 11, 4 /,, ,„ ^„ /„ // /I / f /� / ,,,. ,, ,/ rr iir a,/, /J:l, Jou y
r,„��,! 1 �,.,, 1;. r� rF,,,, r' ,�,a /r /r/.://oi,� '� ,. „r ,,,,��r „ ,�,r / ,,,, ro ,. /rr /i //��;../ ,,,.. d e✓. ,..
,r%';,; ' w,,;r�l r ,.� „ ,; ,. � ,r,/%�„/r //,ic. �”"j,�� ,,:�r ,�/i�� ,ri ° 0�' oi;o. / % ✓r),�„e.r
'`,�!,✓r, �.r/ fl"///�s1 r l 1 ,,��'/ L'/ /, f � / /% � r/a /i1�,, l i, 'ir;.
/r��rl ",/r�����J1Wryk:r /�� li/���j”'//r lr ,�✓V r ,:�v /r ,/,✓ t ��/' ��;, , .,k
/