HomeMy WebLinkAbout1000-40.-3-1 (2) 1�
1
OFFICE LOCATION: h0� SU(/j�Ol MAILING ADDRESS:
Town Hall Annex P.O.Box 1179
54375 State Route 25 Southold, NY 11971
(cor. Main Rd. &Youngs Ave.) cn ,c
G Q Telephone: 631 765-1938
Southold, NY 11971 • �O P
Q Fax: 631 765-3136
OOUNT`I,�
LOCAL WATERFRONT REVITALIZATION PROGRAM
TOWN OF SOUTHOLD
To: Donald Wilcenski, Chair
Town of Southold Planning Board
From: Mark Terry,AICP,Assistant Town Planning Director
)6:"*"
LWRP Coordinator
Date: June 7, 2018
September 11, 2018 Amended
Re: Proposed Site Plan for Vineyard View
SCTM# 1000-40-3-1 Zoning District: HD
This proposed Residential Site Plan is for 50 multiple dwelling units in seven buildings. All units
are proposed to be offered for rent at rates set by the federal government for affordability for the
next 50 years. The plan includes 14 one-bedroom units, 22 two-bedroom units and 14 three-
bedroom units, a 2,649 sq. ft. community center, 104 parking spaces; and various other
associated site improvements, on a vacant 17.19-acre parcel of which 9.91 acres will be
preserved as open space (5.98 acres upland and 3.93 acres wetlands), in the Hamlet Density
(HD)Zoning District located on the s/s of County Road 4811,600' n/e/o Chapel Lane,
Greenport.
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 recommended as CONSISTENT with the
LWRP provided the Planning Board considers and requires the following recommendations to
further the below listed policies to the greatest extent practicable:
This LWRP coastal consistency recommendation takes into account comments and input "
received from other jurisdictional boards and agencies.
Policy]. 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.
Zoning
1
t
The property is zoned Hamlet Density(HD). The purpose of the district is defined as:
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 proposed 50 unit multiple dwelling use is consistent with the above purpose of the zoning
district; it is located near the Village of Greenport,however, due to the location on Suffolk
County Route 48 (CR 48) and parcel characteristics (wetlands, sole source aquifer, shallow depth
to groundwater and scenic quality) concerns remain on how the proposed use could adversely
impact transportation safety, freshwater wetlands functions and values, surface and ground water
quality and community character.
Traffic/Pedestrian Safety/Quality of Life
The applicant has provided a report titled FEAF Supporting Narratives and Data dated February
28,2018. The report states that the action will not substantially increase traffic above present
levels or generate a substantial new demand for transportation facilities or services. However,
due to the characteristics of CR 48, it is recommended that the Board further analyze and address
the interaction and safety of vehicles entering and exiting the site.
Working to improve pedestrian/bicycle access to the Village of Greenport from the property
through the installation of a marked bike lane is recommended. This marked bike lane would
extend from the site's driveway to the end of Moore's Lane,where there exists a paved path that
ultimately connects to sidewalks that lead to the Village.
Construction Traffic Management and Logistics Plan
It is recommended that to minimize impacts to community character including quality of life and
safety; a Construction Traffic Management Plan is required to address and adapt to changing
conditions (seasonal populations, increased traffic, safety incidents (if any) and operation
schedules of area schools) and address community concerns (if any). The Plan should include
the following:
a. A notice provided to all contractors and subcontractors accessing the site about the
following:
i. Area speed limits;
ii. School safety zones;
iii. Residential neighborhoods.
b. Days/hours of proposed construction activity ;
c. Parking areas for workers and heavy vehicles ;
d. Construction staging areas;
e. Measures to ensure protection of land and integrity of local roadways;
f. Construction Vehicle Route Designation.
Construction Schedule
2
The action will comply with Chapter 180 Prevention of Noise of the Town Code. The following
additional requirements are recommended during construction periods to protect the quality of
life of the surrounding residential and commercial properties that could be impacted from site
activities.
a. Construction activities shall only occur from 7:00 a.m. to 6:00 p.m.t on weekdays and
Saturdays.
b. No construction activities are permitted on Sundays, year-round, or the following
holidays:
■ New Year's Day
■ Memorial Day
■ Independence Day(July 4tn)
■ Labor Day
■ Thanksgiving
■ Christmas Day
Policy 2.2. Protect and preserve archaeological resources.
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 NYS State Historic Preservation Office was contacted and no occurrences of
significant historical or cultural resource were found.
Policy 3. Enhance visual quality and protect ,scenic resources throughout the Town of
Southold.
Many of the important scenic components in the Town of Southold can be viewed
from local roads. The Town of Southold promotes the protection of the scenic
components associated with CR 48, a New York State Scenic Byway through the
Comprehensive Plan. The site is directly visible from CR 48.
The LWRP recognizes that the Town of Southold contains a variety of unique and
beautiful scenic components. Visual quality of the landscape is a major contributor to
the community character of the Town of Southold and the intent of this policy is to
protect and enhance the visual quality. The preservation of the aesthetic, historic, and
scenic character of the Town is critical to the continuance of its attraction and
economic vitality as a year-round waterfront community. The parcel is currently
wooded.
3
f
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.
The buildings are clustered to minimize impacts to natural scenic components and
public vantage points. Utilities will be located underground.
E. Preserve existing vegetation and establish new indigenous vegetation to
enhance scenic quality.
A 100' non-disturbance buffer from the wetland line is required. Existing
vegetation will be preserved along CR 48 in addition to landscaped areas. Native
or non-invasive plants (grass) species will be used in landscaping.
Large trees should be identified and retained in the design to the greatest extent
practicable to further this policy.
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 by clustering the buildings to provide
visual organization of the developed areas and preserving 10 acres of upland
and wetlands as open space.
3. Avoid structures or activities which introduce visual interruptions to natural
landscapes.
As discussed above existing vegetation along CR 48 is proposed to be used
to the greatest extent practical to mitigate the introduction of structural
components into the-natural landscapes. Buildings are set back from CR 48
at 117.5' which will minimize scenic interruption, furthering this policy.
Note, however, that without the submission of a visual impact analysis, it is
difficult to fully assess the level of impact that the buildings-in their current
location may have on the scenic qualities. To determine if a re-location or
re-design would better protect and preserve scenic qualities, it is
recommended that the Planning Board consider requiring a photographic
visual impact analysis.
a. introduction of intrusive artificial light sources.
The number of street lights will be reduced to the minimum necessary.
The Board will also require that the lighting is designed to preserve the
night sky.
4
I Protect visual quality associated with public lands, includih,gpublic
transportation routes,public parks and public trust lands and waters.
As indicated above,the parcel is located south of the New York State
Designated Scenic Byway CR 48 and possesses scenic qualities as
undeveloped woodland.
Policy 4. Minimize loss of life,structures, and natural resources from flooding and erosion.
Development will occur mainly on Montauk silt loam (MkB), Plymouth loamy sand
(PIB), Rayham loam (Ra) and Riverhead (RdB) soils. The soils PIB and RdB have
been found to be suitable for housing developments. Dominant soils series on site
include MkB (22.3 %) and PIB (23%)
Site plan pages E1 and E2 indicate that groundwater was encountered at 8' below
grade in TP-1, TP-8, TP-9 and TP-10. Results for the Boring Log indicate that water
was encountered at 6' below grade. The USDA Soil Survey indicates that seasonal
high water table (SHWT) from the surface usually occurs '/z to 1%feet for the
Rayham series;>2 feet for the Montauk soil series and>4 feet for the Riverhead and
Plymouth series. The actual onsite depth to SHWT is unknown.
The Rayham soils on site are described as very poorly to poorly drained and the
Montauk silt loam soil demonstrates moderately, slow permeability. Therefore,the
risk of flooding in lower elevations and in storm water controls in areas with these
soil types is possible due to precipitation and seasonal high groundwater without
landform and soil characteristic changes.
Grade changes, over-excavation, backfilling and dewatering during construction will
likely be required due to on-site soil properties. These practices will minimize the
risk of flooding of the site and will further this policy.
Policy 5.2. Minimize non point pollution of coastal waters and manage activities causing non-
point pollution.
Grey and green infrastructure in the form of bio-swales and rain gardens are
proposed to control storm water and therefore the action meets this policy.
Policy 5.5. Protect and conserve the quality and quantity of potable water.
Sanitary waste will be disposed of by connecting to the Greenport Sewer District.
Correspondingly,the following best management practices will be required to
further policies 5.4 and 5.5 and protect ground and surface waters.
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
5
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 ls`and April l"
e. 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.
22-0-15. 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.
Due to the close proximity of the developed area to high quality, freshwater
wetlands, only organic herbicides and pesticides on the property are recommended
to be permitted. Using products that are not organically based should be prohibited.
Integrated pest management (IPM) strategies should also be considered.
Policy 6. Protect and restore the quality and function of the Town of Southold ecosystem.
The proposed development would result in the physical loss of 7.28 acres of natural
habitat on the 17.19 acre parcel. A total of 9.91 acres will be preserved (including 3.93
acres of wetlands). The NYSDEC Environmental Mapper was consulted and the entire
parcel or portions thereof is located within a:
a. NYSDEC Freshwater Regulated Wetland—located in the south of the parcel.
The Southold Board of Trustees has signed off on the applicant's delineated
wetland line. All wetlands and the majority of the mapped significant natural
communities will be avoided and left in a natural state.
b. Significant Natural Community—located in the south of the parcel. This data
layer shows areas within 1/2 mile of the significant natural communities
(Moore's Drain). If natural resources or potential project impacts are being
assessed at an identified location, the nearby significant natural communities are
to be considered in the assessment. Sustainable buffers and BMP's will be
required. Greater protection of wildlife on-site is recommended (see below).
C. Rare Plants and Animal Area—the entire parcel is included in this check zone.
The parcel has been checked by the consultant firm Nelson Pope and Voorhis
hired by the applicant. Protected plants were not observed on site and the
findings conclude that protected plant species (if present)would not be
impacted on site due to the avoidance of disturbance within 100'of regulated
wetlands.
Protected animal species may occur on site (See below discussion).
Past site data indicates that the eastern box turtle (Terrapene carolina), a NYS
species of special concern, was active on the parcel. Furthermore, the sharp
6
`s
shinned hawk(Accipiter striatus) and Cooper's hawk(Accipter cooperi); both
NYS species of special concern could also occur on the parcel. The Northern
long eared bat(Myotis septentrionalis), a USFWS threatened species was not
discussed in the FEAF Supporting Narratives and Data and should be included
in future assessments.
Correspondence from the applicant and NYSDEC New York Natural Heritage
program was received by the applicant on June 27, 2018 providing state listed
protected plants and animals. Comprehensive field surveys were not conducted
on site by the NYSDEC. However, based on past observations and proximity
to high quality wetland habitat and a NYDOS Significant Fish and Wildlife
Habitat Area; wildlife surveys prior to clearing and grading should be required.
a. Surveys for.Eastern Box Turtles should be conducted immediately
preceding clearing activity.
b. Installation of temporary turtle barriers (silt fencing) is recommended.
Routine turtle barrier maintenance should be required during the Turtle
Active Season (April 1St through October 31 S)
c. A wildlife biologist experienced with finding Northern long eared bats
should survey the parcel for any signs of bat roosting prior to any tree-
clearing. It is recommended that tree removal during the pup season from
June 1 through July 31 is avoided.
The following should also be required:
d. Large trees should be retained in groups or as individuals and integrated in
site design.
e. Site clearing activities should begin at CR 48 and proceed towards the open
space/natural area.
f. A staging area for heavy equipment, vehicle parking, materials and
stockpiling, fuel storage and handling, etc. should be pre-designated and
located as far from wetlands as possible. Spill protocols should be enacted.
g. A construction schedule should be submitted to determine length of
construction activity and time of year conducted.
Policy 6.3. Protect and restore tidal and freshwater wetlands.
High quality freshwater wetlands are located to the south, southwest and southeast of the
parcel. The parcel is also located adjacent to Pipes Cove/Moore's Drain a listed New
York State Significant Coastal Habitat Area one of the largest saltwater/freshwater
wetland complexes on Long Island; rare in the coastal lowlands ecological sub-region.
When the designation was placed on the area in 2005, the parcel was left out. The action
7
i
will develop 7.2 acres of adjacent upland habitat area which provides habitat functions
and values to wildlife. The impact is unavoidable.
R Maintain buffers to ensure that adverse effects of adjacent or nearby development
are avoided.-
1.
voided:1. Maintain buffers to achieve a high filtration efficiency of surface runoff.
2. Avoid permanent or unnecessary disturbance within buffer areas.
3. Maintain existing indigenous vegetation within buffer areas.
The proposed action meets this policy. The applicant is proposing 100' non-
disturbance, vegetated buffers from the wetland system boundary. The vegetated
buffer will include existing hardwoods and understory vegetation. Maintenance
activities permitted within the buffer will be outlined in a covenant and restriction.
Policy 13.1 Conserve energy resources.
B. Plan and construct sites using energy efficient design.
1. Promote use of energy efficient design through local building codes
and site plan review.
Construction of all buildings shall comply with New York State
Energy Conservation Construction Code, which requires the use of
the following energy efficient products in all new construction.
a. Kitchen appliances;
b. Bath fixtures;
c. Window and doors;
d. Boilers;
e. Air conditioning.
The Lighting Plan will comply with the provisions set forth in
Chapter 172 of the Town Code.
The integration of renewable energy (solar) is recommended to
further this policy.
Please contact me at (631) 765-1938 if you have any questions regarding the above.
Cc: Brian Cummings, Planner
8