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HomeMy WebLinkAbout1000-114.-11-11.1 OFFICE LOCATION: �� SOUTyo MAILING ADDRESS: Town Hall Annex h0 lQ P.O. Box 1179 54375 State Route 25 Southold,NY 11971 (cor.Main Rd. &Youngs Ave.) Southold,NY 11971 G • Telephone: 631765-1938 cou LOCAL WATERFRONT REVITALIZATION PROGRAM TOWN OF SOUTHOLD MEMORANDUM To: Donald Wilcenski, Chair Town of Southold Planning Board From: Mark Terry, Assistant Town Planning Director LWRP Coordinator Date: October 25, 2018 Re: Site Plan for Eastern Front Brewery SCTM# 1000-114.-11-11.1 This site plan is for a proposed 1,902 sq.ft.retail store located in the front of an existing 5,417sq. ft.2- story building,with no change to the footprint.The remainder of the building consists of two existing dwelling units. Also existing is a detached 360 sq. ft. garage.There are 12 parking stalls proposed for this application on 0.62 acres in the HB Zoning District,Mattituck. 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 the following is considered: 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 proposed use is located within the Hamlet Center of Mattituck and does not impact community character at the scale proposed;however,the physical location poses challenges related to traffic and pedestrian safety. The business is attached to two apartments. Traffic The parcel is located to the south of NYS Route 25 (S.R. 25)just east of a curve. The line of sight from the existing access is limited for eastbound traffic due to the curvature of the road. The speed limit in this section of the road is 30 MPH. There is not a delineated left hand turn lane for traffic entering the site. A "No Left Hand Turn"sign will be placed at the exit to alleviate conflicts with vehicles heading eastbound around the curve. Parking Historically, vehicles park on the shoulder of S.R.25 to access area businesses. A"No Stopping"sign is located near the utility pole to the west of the entrance. The signage does not continue along the front of the property and on-street parking is permitted as distance increases from the curve. There has been no accommodation for overflow parking on-site and that is a concern due to challenges with on-street parking. Parking on S.R.25 is expected during busy periods and special events and limited on-street parking is available on the north side of S.R. 25 opposite the site due to broad curb cuts. Pedestrians are expected to cross S.R. 25 if parked on the north side of the road. It is recommended that a shared parking agreement is explored with the parcel to the west to accommodate parking for employees,busy periods and special events. Sidewalks There is not adequate pedestrian connection from the Love Lane commercial center and public parking areas to the site. Patrons will need to cross S.R.25 from these areas to access the site and there are no pedestrian crosswalks near the site. There is a painted crosswalk with a pedestrian crossing sign on S.R. 25 in front of the Mattituck Laurel Library nearly 730' to the east of the subject site. There is also a painted crosswalk nearly equal in distance to the west of the site in front of the Handy Pantry. A sidewalk occurs in the front of the building and continues west however,the sidewalk does not continue to the east creating a fragmented pedestrian connection. The Town has engaged in a transportation and traffic and pedestrian study of the area and improved pedestrian connections are expected to be included in the recommendations. Curb-Cuts There are two curb-cuts serving the property. The west curb cut access and proposed parking is restricted to the proposed retail use. An east curb cut is restricted to the residents of the two apartments in the rear of the building. This distinct separation supports the two uses. The commercial businesses to the west of the property are not connected to the site. It is recommended that a cross-access is required to allow vehicles to access the parcels and not enter the traffic stream on S.R.25. Further it is recommended that the applicant approach the property owner to the west to develop a shared parking agreement to potentially accommodate employee parking, busy periods and special events as indicated above. Signage A"No Limo or Bus"or similar worded sign is recommended to be installed at the west ingress. A "Residents Only" sign is recommended to be placed at the east ingress. The New York State Department of Transportation will be contacted to determine if additional safety improvements are necessary. Policy 2. Preserve historic resources of the Town of Southold. The parcel is SPLIA listed with no other historical designations. Due to site disturbance,the likelihood of encountering cultural resources on-site is low. Nevertheless, it is recommended that the NYS Historic Preservation Office CRIS system is contacted to determine the presence or absence of significant historical or cultural resources. 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 S.R. 25, a New York State Scenic Byway through the Comprehensive Plan.The site is directly visible from S.R. 25. E. Preserve existing vegetation and establish new indigenous vegetation to enhance scenic quality. Wire friendly street trees are recommended to be planted in locations that will not obscure the line of sight on S.R. 25 to the west. It is also recommended that the trees along the western and southern property boundaries be retained where practicable. The proposed landscaping includes native vegetation. Although the landscaped areas are small,the following best management practices are recommended to further Policies 5 and 6. 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 1,000 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 1st and April 1st. 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. Lighting will comply with the provisions set forth in Chapter 172 of the Town Code. 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 OFFICE LOCATION: MAILING ADDRESS: Town Hall Annex \&®F S®Ury® P.O.Box 1179 54375 State Route 25 ® 1 Southold, NY 11971 (cor.Main Rd. &Youngs Ave.) Southold,NY IF Telephone: 631765-1938 www.southoldtownny.gov ®l�c®UNTY,� D E C E � V E PLANNING BOARD OFFICE OCT _ 5 2018 TOWN OF SOUTHOLD Southold Town Planning Board MEMORANDUM To: Mark Terry, LWRP Coordinator From: Brian Cummings, Planne Date: October 4, 2018 Re: Request for Review Proposed Site Plan for Eastern Front Retail 13100 Main Road, ± 250' n/e/o Love Lane & Main Road, Mattituck SCTM#1000-114.-11-11.1 The Planning Board refers this application to you for your information, comments, review, and certification, if applicable. The file is available at your convenience. This Site Plan is for a proposed 1,902 sq. ft. retail store located in the front of an existing 5,417sq. ft. 2-story building, with no change to the footprint. The remainder of the building consists of two existing dwelling units. Also existing is a detached 360 sq. ft. garage. There are 12 parking stalls proposed for this application on 0.62 acres in the HB Zoning District. Thank you for your cooperation. VL X17 P`'- �^ �- � � Si� �� ��,�1 �✓ �' )�1..