HomeMy WebLinkAboutResponse 8-31-21August 26, 2021
Nelson, Pope & Voorhis, LLC
70 Maxess Road
Melville, NY 11747
Attn: Carrie O’Farrell, AICP
Re: 9025 Main Road, LLC – Mattituck, NY
Special Exception Use Permit,
Variance & Preliminary SEQRA Review
Response to comments
Dear Ms. O’Farrell,
Per your memorandum dated November 16, 2020, as addressed to the Town of Southold Zoning Board of Appeals,
we hereby offer the following responses to the various comments and associated plan revisions for your consideration as part of your review process.
Zoning:
The proposed rear-yard
setback has been modified to meet the required 35’ property line separation distance. Therefore, a variance is no longer required.
A zoning table is included and shown on Sheet T-002.00
The four proposed junior suites have been revised to have square footages of 575 S.F. & 590 S.F. respectively. Therefore, a variance is no longer required.
Covenants for the 4.36 acre
lot will be provided as required to allow for transfer of density rights when needed.
Parking, Loading & Circulation:
Parking calculations have been shown on Sheet T-002.00 & Sheet
P-001.00.
Parking configurations along Hobson Drive have been modified along with several other areas of the proposed plan. This includes ADA stalls and loading zones.
The entrance
to Hobson Drive has been modified to better suit the circulation of the site and access to the State Highway.
Landscaped parking area calculations are shown on sheet A001.00
Typical
parking space dimensions along with fire truck route plan is shown on sheet T-005.00. In addition, traffic flow arrows are shown on the plan.
Site plan and calculations have been modified
to reflect parking calculations required for each use. In addition, employee parking has been provided on the 4.36 Acre lot.
Parking stall and aisle widths have been added, see sheet
T-005.00.
Site ingress and egress have been further identified on sheet T-005.00.
Hobson Drive has been abandoned in the revised plan since it crossed the subject property with no known
easement or covenant. The revised site layout allows for safe access to the land-locked residential properties.
Parking calculations are shown and are consistent with the required code
sections. See sheet T-002.00 for all data.
Buffers:
Landscape screening has been modified to prevent headlight glare and visual intrusion onto neighboring homes. In addition, perimeter trees have been added where permissible
due to the building configuration in the rear yard. All landscaping has been shown on sheet A-001.00.
The 25-foot transitional buffer is shown and planted as required as shown on sheet
A-001.00.
Hobson Drive:
Research by our surveyor and title company has not revealed any information regarding easements and/or agreements allowing the land-locked properties access
over the subject parcel. Based on this, we have modified the configuration of the site to create safe ingress and egress to the proposed hotel while at the same time considered private
access to the land-locked properties.
Uses:
Uses have been further identified on sheet T-002.00 on modified from original submission. This includes the restaurant, catering hall &
retail space.
Sanitary Design:
Plan has been revised to include tax map number, however, since it was not yet submitted to the SCDHS we have not yet received the CO number.
“Confidential”
note has been removed from plans.
The wetland setback has been added and meet the SCDHS standards.
There will be no testing laboratory required for this installation. The system will
be monitored per manufacturers & SCDHS recommendations.
All required separation distances have been met in accordance with the SCDHS standards for commercial installations.
Landscaping:
Landscape
plan, sheet A-001.00 has been modified to reflect all site design changes along with additional descriptions and areas of plantings throughout the entire site.
Architectural/Elevations:
Revised
architectural plans and elevations have been added to the submission set. In addition, further clarification of areas and uses have been provided. All noise levels will be adhered to
based on Town of Southold code requirements.
Environmental Assessment:
A revised environmental assessment form has been included in the submission for your review. All comments have
been adequately addressed.
We hope the revised plan submission satisfies most of your comments and concerns for the proposed site. We would be happy to meet to discuss any further questions you may have.
Very
Truly Yours,
Jeffrey Patanjo
Jeffrey Patanjo