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Home My WebLink About1000-12.-1-7.1 OFFICE LOCATION: OF S0(/TyO MAILING ADDRESS: Town Hall Annex ,`O l0 P.O. Box 1179 54375 State Route 25 Southold,NY 11971 (cor.Main Rd. &Youngs Ave.) Telephone: 631765-1938 Southold,NY 11971 olycou LOCAL WATERFRONT REVITALIZATION PROGRAM TOWN OF SOUTHOLD MEMORANDUM To: Donald Wilcenski, Chair Town of Southold Planning Board From: Mark Terry,AICP Assistant Town Planner Director LWRP Coordinator Date: May 29, 2019 Re: Hound Lane LLC Location: 301 Hound Lane,Fishers Island SCTM#: 1000-12-1-7.1 Zoning District—B The proposed construction is to renovate a an existing building into a restaurant on the first floor and to construct a second story addition for two apartments on a 19,604 sq. ft. parcel located in the General Business(B)Zoning District The proposed action has been reviewed to Chapter 268, Waterfront Consistency Review of the Town of Southold Town Code and the Local Waterfront Revitalization Program (LWRP)Policy Standards. Based upon the information provided on the LWRP Consistency Assessment Form submitted to this department, the proposed action is CONSISTENT with the LWRP, provided that the below recommendations are considered/required in the site plan approval. Policy 1. Foster a pattern of development in the Town of Southold that enhances community character, preserves open space, makes efficient use of infrastructure, makes beneficial use of a coastal location, and minimizes adverse effects of development. The property is improved with a vacant, one-story building and an out building built during the construction of Fort H. G. Wright complex. The property does not contain slopes or physical land features that would significantly limit re-use or buildability of the parcel. The property is zoned General Business (B). The purpose of zone: The purpose of the General Business (B)District is to provide for retail and wholesale commercial development and limited office and industrial development outside of the hamlet central business areas, generally along major highways. It is designed to accommodate uses that benefit from large numbers of motorists, that need fairly large parcels of land and that may involve characteristics such as heavy trucking and noise. The parcel is surrounded by a mix of community services, residential and commercial uses indicative of the B zoning district and stated goals.The proposed use does not conflict with the zoning district or the existing mixed uses surrounding the parcel. Lot coverage is proposed at 15.8 percent and will remain the same. The proposed use supports the character of the area and meets the policies of the LWRP that support the revitalization of underutilized waterfronts. The character of the area surrounding the parcel is defined by large buildings that line the west side of Hound Lane. Contractor's yards and storage areas are located behind the buildings. To the east,the Fishers Island Community Center is located and across Hound Lane is a private residence. To the west is the Fishers Island Ferry District storage building. Note that an application to convert the second floor of the Fishers Island Ferry District building into six accessory apartments has been submitted to the Town and is currently under review. The proposal retains the first floor of the building with a second story addition to accommodate two accessory apartments on the second floor. Alternative,revised renderings of the building dated April 9,2019 and submitted to the Planning Board indicate that the second floor design could be constructed to be less discordant with the architecture of the existing and surrounding buildings that have been previously renovated. To achieve greater compatibility,materials used for siding of the second story addition are encouraged to be similar with the first floor brick fagade to retain the historic character of the remaining Fort H. G. Wright buildings. There are no sidewalks on site or proposed. The nearest sidewalk occurs to the northeast approximately 165' on the Fishers Island School property. It is recommended that the installation of sidewalks to achieve safe pedestrian access is required. Policy 2. Preserve Historic Resources of the Town of Southold The New York State Cultural Resource Identification System (CRIS) identifies the parcel as eligible for listing as a National Register of Historic Places (Fort H. G. Wright Historic District), however, an Historic District has not been created. 2.1 Maximize preservation and retention of historic resources. B. Provide for compatible use or reuse of the historic resource, while limiting and minimizing inappropriate alterations to the resource. The action supports the preservation of the Fort H. G. Wright bakery building; a SPLIA listed structure. The architecture of the building will be altered with a second floor addition to accommodate two accessory apartments as a part of this proposal. The addition and improvements to the fagade of the building are not fully in context with surrounding building architecture built and previously renovated. However,the first floor brick fagade will remain and applicant has provided renderings of the building that offers architectural options that would further support the reuse of the building and this policy. Correspondingly, the inclusion of apartments in adaptive re-use of structures to provide housing is a community recommendation. The final decision on the architecture of the building will be decided by the Planning Board with consideration of the recommendations from the Town of Southold Architectural Review Board and public input. Policy 2.2. Protect and preserve archaeological resources Due to the inclusion of the parcel within Fort H. G. Wright, a Phase IA Cultural Resource Survey is recommended. Policy 3. Enhance visual quality and protect scenic resources throughout the Town of Southold. E. Preserve existing vegetation and establish new indigenous vegetation to enhance scenic quality: It is recommended that the 32"tree and 18"tree on the east property line be preserved. Policy 4. Minimize loss of life, structures, and natural resources from flooding and erosion. Portions of the parcel are located in the Flood Zone AE Elevation 10' and Zone X. The building will be upgraded to be flood compliant pursuant to Town, State and Federal requirements. Policy 5. Protect and improve water quality and supply in the Town of Southold. Sanitary waste will be disposed of by connection to the Fishers Island Sewer District. Storm water generated on site will be retained on site pursuant to Chapter 236 Stormwater Management of the Southold Town Code. Drainage improvements within the Town right of way are proposed to better control stormwater. Suffolk County has developed and is implementing a plan to reduce the impacts of fertilizer on ground and surface water. The Suffolk County Legislature established a goal of reducing fertilization in residential areas by 10 to 25 percent,regardless of lot size and landscaped area, and passed Local Law 41- 2007 in 2007 to reduce nitrogen pollution by reducing the use of fertilizer throughout the County (SCDHS). The following is recommended to further policy 5: a. Require the use of native, drought-tolerant plants in landscaping. b. Require only the use of organic fertilizers where the water-soluble nitrogen is no more than 20% of the total nitrogen in the mixture. c. Require a maximum of 1 lb. of nitrogen per 1000 square feet in any one application, with a cumulative application of no more than 2 lbs. per 1,000 square feet per year. d. Prohibit the application of fertilizer products containing nitrogen, phosphorus, or potassium between November I"and April l" e. Prohibit the use of phosphorous containing lawn fertilizer unless establishing a new lawn or soil test shows that the lawn does not have enough phosphorus. Fertilizer labels have three bold numbers. The number in the middle is the percentage of phosphorus in the product, e.g. 22-0-15. Use of products with 0.67 in the middle or lower is not restricted. Products with a number higher than 0.67 may only be used if a new lawn is being established or a soil test indicates it is necessary. Pursuant to Chapter 268, the Board shall consider this recommendation in preparing its written determination regarding the consistency of the proposed action. Cc: Brian Cummings,Planner