HomeMy WebLinkAbout1000-13.-2-8.2 i
OFFICE LOCATION: if
SUUTMAILING ADDRESS:
Town Hall Annex P.O.Box 1179
54375 State Route 25 Southold, NY 11971
(cor.Main Rd. &Youngs Ave.)
S � • OQ Telephone: 631 765-1938
Southold, NY 11971
O Fax: 631765-3136
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LOCAL WATERFRONT REVITALIZATION PROGRAM b� _ _
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To: Donald Wilcenski, Chair
Town of Southold Planning Board
Southold Town
From: Mark Terry, Assistant Town Planning Director Planning Board
LWRP Coordinator
Date: August 15, 2018
Re: LWRP Coastal Consistency Review for the Proposed Standard Subdivision for Mazzoni
Located at 500 Soundview Drive, approximately 782'to the north of NYS Route 25 and
256'to the east of Soundview Drive, Orient
SCTM#1000-13-2-8.2 Zoning District: R-80
This proposal is for a Standard Subdivision of a 22.94 acre parcel into 5 lots where Lot 1 =2.27
acres, Lot 2 = 1.67 acres, Lot 3 =2.13 acres, Lot 4 = 0.59 acres, Lot 5 = 16.28 acres inclusive of
a 1.21 acres right-of-way, 8.58 acres of Open Space and 6 acres of a Conservation Easement held
by the Peconic Land Trust (PLT) located in the R-80 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 below listed
policies provided the following recommendations are required:
This consistency recommendation was based (in part) upon the following materials:
1. A report titled Aqu fer Quantity & Quality Analysis November 2016 prepared by P.W.
Grosser Consulting that was submitted on December 8, 2016.
2. February 10, 2017 -The Planning Board seeking clarification on the Aquifer Quantity
& Quality Analysis November 2016 report sent a letter to the applicant.
3. April 11, 2017 - P.W. Grosser Consulting responded to comments issues by the
Planning Board on the Aquifer Quantity & Quality Analysis November 2016 report.
4. May 8, 2017 - The applicant submitted a revised Aquifer Quantity & Quality Analysis
Policy 2.2. Protect and preserve archaeological resources.
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A. Conduct a cultural resource investigation when an action is proposed on an
archaeological site,fossil bed, or in an area identified for potential
archaeological sensitivity on the archaeological resources inventory maps
prepared by the New York State Department of Education.
1. Conduct a site survey to determine the presence or absence of
cultural resources in the project's potential impact area.
The New York Department of Parks, Recreation and Historic
Preservation was contacted by the applicant and department
- -- - — - -- -- - - -- - - - ---response—(August-22,- 201-4)--indicated-that-"no--archeological- - --------
investigations should be required." This policy has been met.
Policy 3. Enhance visual quality and protect scenic resources throughout the Town of
Southold.
The preservation of scenic resources is a State and Town goal established in many plans. At the
State level the elevation and preservation of the value of scenic resources in Southold are a listed
NYS Areas: LI North Shore Heritage Area goal. The designation is supported by a plan that
includes strategies and specific policy recommendations on the unique historical, maritime and
special environmental resources contained within the area. The New York State Scenic Byways
designation of State Route 25 also establishes goals to preserve the scenic qualities of Southold.
The Towns Comprehensive Plan contains many goals and objectives to identify and protect
scenic qualities from land and waters. The Standard Subdivision was designed to further these
goals and objectives by requiring land preservation and clustered development.
A. Minimize introduction of structural design components (including utility lines,
lighting, signage and fencing) which would be discordant with existing natural
scenic components and character.
Views from public, scenic vantage points are not apparent. Limited views of the
open space areas may be available from Heath Drive and Sound View Drive. Due
to the topographical rise of the parcel in the north it is also expected that future
residential structures located on Lots 1 through 3 will also be visible. The lots are
clustered to minimize impacts to scenic character from public vantage points and
future development is not expected to be discordant with existing surrounding
character(neighborhood).
E. Preserve existing vegetation and establish new indigenous vegetation to
enhance scenic quality:
Most vegetation on the parcel has been cleared. Currently an existing vineyard is
located on Lot 5. On lots 1 through 4, the land area has been cleared to varying
levels and landscaped. Vegetation is intact on the bluff area. To preserve the
integrity of the bluff and associated vegetation within 100' from the top-of-bluff,
the establishment of a 100' wide non-disturbance buffer from the top-of-bluff is
required.
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The buffer will minimize impacts from residential development on the regulated
features (wetlands, coastal bluffs)
It is recommended that the areas on the lots dedicated to the buffer are credited to
the required clearing limits on each lot.
K. Protect visual quality associated with agricultural land, open space and natural
resources.
2. Group or orient structures during site design to preserve open space and provide
- - - - --- ---visual-organization. -
The application meets this policy clustering the residential lots to provide visual
organization of the developed areas and agricultural lands and open space.
The clustering of structures furthers Chapter 240-43 Article XI. Cluster
Development
� 240-43. Determination of location of open spaces created by cluster
development using primary and secondary conservation areas.
B. The location of open space lands shall be determined in general accordance
with the goals of the Town's Comprehensive Plan and in particular with the
Southold Town Farm and Farmland Protection Strategy to provide an
interconnected network of open space and farmland.
The majority of prime farmland (agricultural soils) will be retained as open space.
3. Avoid structures or activities which introduce visual interruptions to natural
landscapes including:
As discussed above existing vegetation is proposed to be used to greatest extent
practical to mitigate the introduction of structural components into natural
landscapes.
a. introduction of intrusive artificial light sources
The number of street lights will be reduced to the minimum necessary to
mark intersections of roadways.
5.4. Limit the potential for adverse impacts of watershed development on water quality and
quantity.
Recent studies have linked on-site sanitary systems with contributing Nitrogen to surface
waters.
Both the Long Island Sound and Peconic Estuary have experienced detrimental changes
from increased nutrient loads to ground and surface waters. In the Long Island Sound,
and more recently in the Peconic Estuary, low Dissolved Oxygen (DO) conditions
(hypoxia) develop due to excessive levels of Nitrogen (N) and Phosphorous (P). Hypoxia
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is a result from planktonic algae blooms that feed on the nutrients. The algae die and
settle to the bottom of the water body then decay, using up Dissolved Oxygen in the
process. The Oxygen levels frequently fall below the levels necessary to sustain life and
often result in fish and shellfish die offs.
Wastewater will be discharged to an approved innovative/alternative on-site sanitary
systems; reducing the total nitrogen loading to surface and ground waters.
The parcel contains slopes equal to or greater than 15 percent. Lots 1 through 4 contain
._____slopesequal_to_or_greater than_20._percent.-_Dueto_potentialadverse_impacts-to-properties______._ ______
with steep slopes that could result from storm water and erosion,the development on 20
percent slopes and control of storm water is regulated by Chapter 236 Storm Water
Management. Correspondingly, the New York State Department of Environmental
Conservation(DEC)Phase II State Pollutant Discharge Elimination System (SPDES)
Program regulates storm water and erosion. A NYSDEC Storm Water Pollution
Prevention Plan (SWPPP)will be required for this action.
The most effective management of slopes is avoiding development upon them and
retaining vegetation to prevent storm water and erosion impacts. It is recommended that
all building envelopes are configured to avoid slopes equal to or greater than 20 percent
on Lots 1 and 2. Further it is recommended that slopes equal to or greater than 15
percent be excluded from the building envelope on Lot 3 to minimize slope disturbance
and protect the property located to the east at the toe of the slope. Sanitary systems and
drywells should be located in the west of the lot.
5.5. Protect and conserve the quality and quantity of potable water.
The area is not served by public water and located over a sole source aquifer. The water
supply to surrounding properties is sourced from private wells. On May 8, 2017 the
applicant submitted a revised Aquifer Quantity & Quality Analysis November 2016 report
which provided an in depth analysis of site conditions and made recommendations to
mitigate potential impacts. They include:
a. The installation of a Suffolk County Department of Health Services approved
I/A OWTS's on each residential lot;
b. Water supply wells with a maximum 10 gpm flow to meet the new water
demand to minimize upconing and saltwater intrusion; and
c. Spacing water supply wells evenly and as far from the edge of the shore as
possible to minimize saltwater intrusion.
Best Management Practices (BMP's) and Agricultural Environmental Management
(AEM's) were also proposed.
In the event that the action is approved it is recommended that the following best
management practices are required on the residential lots to further policies 5.2, 5.3, 5.4
and 5.5 and protect the ground and surface waters of Orient
a. Require the use of native, drought-tolerant plants in landscaping.
b. Require rain sensors to promote responsible irrigation methods.
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c. Require only the use of organic fertilizers where the water-soluble nitrogen is
no more than 20% of the total nitrogen in the mixture.
d. 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.
e. Prohibit the application of fertilizer products containing nitrogen,
phosphorus, or potassium between November 1St and April 1st.
f. The use of phosphorous containing lawn fertilizer is prohibited 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.-22-0-1-5.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.
12.1. Protect agricultural lands from conversion to other land uses.
Lots have been clustered to avoid agricultural lands to the greatest extent practicable
12.3. Minimize adverse impacts on agriculture from unavoidable conversion of agricultural
land.
Agricultural soils would be converted to residential use as a result of this subdivision in
the north of the property. Due to the occurrence of slopes and boulders in this section of
the parcel,the soils are not suitable for traditional row crop agriculture,however, animal
husbandry could be viable.
Six acres of active farmland has been preserved through Conservation Easement with the
Peconic Land Trust. Additionally subdivision regulations of the Town of Southold
require preservation of 60 percent of buildable land area as open space,therefore, a total
of 14.58 acres of the 22.94 acre parcel will be preserved. The open space is actively
farmed meeting the goals of the Southold Town Farm and Farmland Protection Strategy
(2000) and Community Preservation Project Plan(2016 update)
The majority of the prime agricultural soils is currently in vineyard use and will be
preserved. The action furthers these policies.
Please contact me at(631) 765-1938 if you have any questions regarding the above.
Cc: Heather Lanza, Town Planning Director
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