HomeMy WebLinkAboutNPV Southold Housing Plan ProposalTown of Southold
environmental • land use • planning
70 Maxess Road, Melville, NY 11747
Phone: (631) 427-4665 | nelsonpopevoorhis.com
Preparation of a Housing Plan
May 2022
Request for Proposal:
Long Island: 70 Maxess Road, Melville, NY 11747 631.427.5665 nelsonpopevoorhis.com
Hudson Valley: 156 Route 59, Suite C6, Suffern, NY 10901 845.368.1472
environmental • land use • planning
May 5, 2022
Heather Lanza, Southold Town Planning Director
Town of Southold, Town Clerk’s Office
53095 Main Road
Southold, NY 11971
Re: Request for Proposal | Preparation of a Housing Plan
Dear Ms. Lanza:
NPV is pleased to submit this proposal for the preparation of the Town of Southold Housing
Plan. The targeted scope included herein is specifically for the preparation of a plan meeting
the requirements of the Peconic Bay Region Community Housing Act to allow the Town to
establish and guide expenditures of a Peconic Bay Region Community Housing fund. In the
proposed scope of services, Nelson, Pope & Voorhis, LLC (“Nelson Pope Voorhis” or NPV) has
included two in person public meetings and two online zoom working meetings with the public
over the course of the project. A schedule has been prepared to allow completion of the plan
in four to five months – and if initiated in mid-June, would be completed prior to the Town public
referendum if held concurrently with the November elections. Our technical approach relies
on prior work done for housing plans, our experience working for the Town and other Peconic
Bay Region municipalities, and our understanding of the Town’s current planning documents
which include goals and objectives established by the Town to address housing issues and
challenges the community faces.
NPV is a full-service environmental and planning firm located in Melville, NY. Our team of
professionals have direct experience in the preparation of housing assessments, policies, and
programs, supported by specific firm qualifications we believe are needed to support the Town,
namely:
• NPV thoroughly understands the Town of Southold’s unique challenges having
worked on several projects for the Town over its history, most notably the Town’s TDR
Program, Water Map, SEQRA for numerous projects and the adoption of the Town LWRP,
and an initial economic section for the Comprehensive Plan Update.
• We have the strong, in-house skill sets necessary to conduct in-depth analyses on
land uses, natural resources, utilities, and other data to support any regulations and
policies that are recommended.
• Our firm is committed to fully understanding community needs and goals through
optimal communication with Town representatives, as our team knows from experience
the best solutions are multidimensional and collaboratively crafted for the areas they
serve.
Request for Proposal:
Town of Southold, Preparation of a Housing Plan
Page 2 of 2
NPV is excited about the prospect of working with the Town of Southold on this important
project. Based upon our size, location, diverse staff, and the capability to provide the services
required, we believe we are uniquely qualified to fulfill the requirements for a successful housing
plan.
Thank you for this opportunity to present our proposal for consideration. If you have any
questions or would like additional information, please do not hesitate to contact me at
631.427.5665 or via email at keiseman@nelsonpopevoorhis.com.
Very Truly Yours,
Nelson, Pope & Voorhis, LLC
Kathryn Eiseman, AICP
Partner
Town of Southold, Preparation of a Housing Plan
TOC | Page i
Table of Contents
I: FIRM DESCRIPTION & HISTORY ......................................................................................... 1
Team Introduction ............................................................................................................................................. 1
Why Select the NPV Team .............................................................................................................................. 3
II: QUALIFICATIONS OF KEY PERSONNEL ............................................................................ 5
Organizational Chart ........................................................................................................................................ 5
Key Personnel ..................................................................................................................................................... 6
III: PROJECT EXPERIENCE ...................................................................................................... 9
IV: UNDERSTANDING & TECHNICAL APPROACH .................................................................. 17
Project Understanding .................................................................................................................................... 17
Technical Approach ........................................................................................................................................ 18
Project Timetable ............................................................................................................................................ 26
V: COST FACTORS............................................................................................................... 27
Cost .................................................................................................................................................................... 27
Cost Factors ..................................................................................................................................................... 27
Budgeting & Billing Practices ....................................................................................................................... 28
VI: REFERENCES AND WORK SAMPLES ............................................................................... 29
Appendices
Appendix A .......................................................................................................... Resumes of Key Personnel
Town of Southold, Preparation of a Housing Plan
Section I | Page 1
I: Firm Description & History
Team Introduction
Nelson, Pope & Voorhis, LLC (“Nelson Pope Voorhis” or “NPV”) is an environmental, land use, and
planning services firm that has served New York clients for over 30 years. NPV offices are located in
Melville, NY, and the Hudson River Valley in Suffern and Kingston. NPV retains a talented,
multidisciplinary staff of professionals including AICP-certified planners, ecologists, landscape
ecologists, hydrologists, certified environmental professionals, grants writers, GIS specialists and
support staff who routinely work on planning and community development projects. In association
with our affiliated firms Nelson + Pope Engineering, Architecture and Land Surveying, and East Coast
Geoservices, NPV provides professional services in the fields of environmental testing and analysis;
architecture; traffic engineering; water and wastewater engineering; mapping and surveying;
mechanical, electrical, plumbing engineering (MEP); and construction administration.
NPV has three core service areas:
• Environmental and Community Planning Division: NPV creates plans and regulations for
municipalities that seek to preserve or foster change to land use patterns. NPV’s detail-oriented,
fact-based studies and plans involve various forms of stakeholder and public involvement. NPV
is dedicated to ensuring that planning studies, land use plans, and development projects are
realistic, implementable, and positive improvements to a community, and conform with sound
environmental principles and practices. We are fully conversant with New York State municipal
land use laws and New York State Environmental Quality Review Act (SEQRA) regulations.
• Environmental Resource and Wetland Division: NPV studies potential effects that actions
can have on the natural environment. We are experienced with federal, state, county and local
level environmental regulations, which are designed to safeguard the environment. Our
services include the preparation of initial environmental documentation, mapping of sensitive
environmental features, and review of in-depth environmental studies required by regulatory
agencies.
• Phase I/II ESA and Remediation Division: NPV is well versed in the development and
completion of Phase I and Phase II Environmental Site Assessments (ESA). We conduct soil and
groundwater sampling services, lead-based paint and asbestos surveys, and environmental
sampling to determine the implications of past contamination on future land uses. Based on the
results of Phase II ESA investigations, numerous site remediation projects have been completed
under our supervision and in coordination with county, state, and federal environmental, and
health agencies.
Town of Southold, Preparation of a Housing Plan
Section I | Page 2
NPV has the capabilities to provide the following services:
COMMUNITY AND LAND PLANNING
PHASE I/II ESA AND
REMEDIATION
ENVIRONMENTAL AND
WETLAND ASSESSMENT
PLANNING
Municipal Review Services
Planning & Zoning Analysis
Build Out Analysis
GIS Analysis
Code Preparation & Review
Downtown Revitalization
Regional Planning & Land Use Plans
Recreation Planning
LWRP & Harbor Management Plans
Grant Writing & Administration
Public Outreach & Community Surveys
Community Visioning
District Mapping
Spatial Analysis of Call Database
Needs Assessment
Demographic Analysis
Development of Feasibility Studies
LEED Planning
Public Outreach Meetings
ECONOMIC
Fiscal Impact Analysis
Economic Impact Analysis
IMPLAN and RIMS II Economic Impact
Modeling
School District/Community Service Impact
Analysis
Market Studies
Niche Market Analysis
Demographic Studies
Economic Development Planning
Business Retention & Expansion Strategies
Downtown Revitalization
IDA Financing Assistance
ENVIRONMENTAL AUDITS
Phase I ESA & Due Diligence
Investigations
Phase II ESA
Groundwater Investigations
Soil Sampling, Boring and
Classifications
Soil Gas Surveys
Monitoring Wells & Piezometers
Tank Sampling
Pesticide Sampling & Plans
Soil Management Plans
Remediation
Brownfield/Voluntary Cleanup Plans
RCRA Closures
Superfund Sites
Asbestos Surveys
Influent/Effluent Sampling
Lead Based Paint Surveys
Subsurface Investigations
Ground Penetrating Radar (GPR)
Dewatering Services
Pipe Camera
Magnetometer
Groundwater Monitoring Studies
Flow Studies
Water Supply Studies
Nitrogen Load/TMDL Evaluation
ENVIRONMENTAL ANALYSIS
NYS SEQRA/NYC CEQR Administration
NEPA Analysis/Documentation
EIS/EAF Preparation
GEIS & Regional Impact Analysis
Cultural Resource Assessments
Noise Monitoring & Assessment
Air Impact Analysis
Visual Assessment
STORMWATER MANAGEMENT
Stormwater Permitting
Stormwater Pollution Prevention Plans
Erosion & Sediment Control Plans
NYSDEC “Qualified Inspectors’’ for
Construction Field Monitoring
Stormwater Management Programs
NYSDEC Annual Reports
Construction Stormwater Field Monitoring
Outfall & Infrastructure Inventory
GIS Mapping & Analysis
Stormwater BMP’s
Stormwater Management Planning
Low Impact Design
ECOLOGY & WETLANDS
Wetland Delineation and Permits
Permit Plans
Restoration/Mitigation Plans
Ecological Studies and Surveys
Endangered Species Surveys
Pond Management Plans
Invasive Species Control
Water Quality Evaluation
Habitat Management
Watershed Management Plans
Environmental Education /Outreach
COASTAL & WATERFRONT MANAGEMENT
Waterfront Management Plans
Waterfront Certifications
Coastal Erosion Hazard Area
FEMA Compliance
Shoreline Restoration Planning
Ecological Landscape Design
Town of Southold, Preparation of a Housing Plan
Section I | Page 3
All of our partners and many of the senior staff members of NPV have certifications and registrations
from recognized planning and environmental organizations. Many members of NPV’s staff also have
advanced planning, engineering, technical and environmental degrees. The principals and senior staff
regularly appear before the various governmental Boards and meet with governmental staffs to
present and discuss planning and development throughout Long Island, the New York Metro and
Hudson Valley area.
Why Select the NPV Team
Local Planning is an NPV specialty. We have extensive expertise in the preparation of comprehensive
plans, housing studies and assessments, comprehensive or strategic zoning amendments, community
development, market studies, corridor redevelopment studies, natural resource inventories and
park/public space plans, and brownfield studies. NPV’s team brings practical and demonstrated
success in developing comprehensive plans and zoning code amendments, with many of our staff
members maintaining experience in developing housing studies, plans, and conducting housing
related analyses as well as preparing Consolidated Plans and Analysis of Impediments.
NPV recognizes that every community has their own unique issues and challenges and works with the
community to best meet their needs. We have a history working with Long Island municipalities to
develop policies, regulations, and programs that create a sustainable community, both economically
and environmentally. With over 25 years of planning experience, NPV Partner Kathryn J. Eiseman, AICP
will lead this effort and bring to this assignment particular insight and knowledge on Long Island land
use, housing, environmental resources, economic development, and zoning. Valerie Monastra,
housing specialist for this project and NPV Principal Planner, will provide an advisory role in completing
the project. Her knowledge compliments our local expertise due to her broad experience in
development of housing policies, programs, and regulations. With Valerie’s experience and our existing
base of knowledge of the Town, NPV is uniquely qualified to prepare a housing plan for the Town of
Southold.
Additionally, NPV understands how to tailor the data gathering and analysis phases of the project based
on the specific needs of the Town. Our team is very familiar with New York State Town Law, including
the recently enacted Peconic Bay Region Community Housing Act, and the procedures governing land
use decision making in New York State. We stay informed of recent case law to ensure that new
regulations and land use decisions take into consideration recent court challenges and decisions. We
regularly work with municipal land use attorneys to ensure that laws are defensible, and regularly advise
local governments and citizen committees.
NPV has previously conducted analyses of housing needs and market studies to understand the
demand for various housing types (and price points), as well as prepared numerous Comprehensive
Plans with demographic and housing sections. NPV is familiar with the unique attributes of the Town
of Southold and its specific goals related to expanding housing choices throughout the Town having
Town of Southold, Preparation of a Housing Plan
Section I | Page 4
prepared Southold’s TDR Program in 2013 and a preliminary demographics section of the Town
Comprehensive Plan, an analysis of the Water Map, and SEQR analysis for the Town LWRP and for
numerous projects. Additionally, because we are the appointed planner to many municipalities
including the Villages of Sag Harbor and Southampton and regularly conduct land use application
reviews, we understand the very real implications of any regulations on property owners and
developments. Our staff have worked throughout the Town and understand the geography and
challenges that face each hamlet. This includes overall development constraints and obstacles to
establishing affordable housing at various economic levels in a way that makes a real difference for its
current and future residents. Our experience throughout the East End and Peconic Bay Region of Long
Island will support NPV in developing a housing plan unique to the Town’s needs and preferences.
NPV’s municipal experience, as well as the professional and technical capabilities of the firm will enable
us to complete this project in a timely manner.
Town of Southold, Preparation of a Housing Plan
Section II | Page 5
II: Qualifications of Key Personnel
Organizational Chart
The team assembled by Nelson Pope Voorhis has extensive project experience and specific expertise
with the tasks that will be required to meet the requirements of the RFP. Key individuals are identified
in the project team organizational chart shown below.
Carrie L. O’Farrell, AICP
Taylor Garner, AICP
Kathryn J. Eiseman, AICP
Partner
Overall Project Management
Town of Southold
Planning
(Environmental Planning,
Housing, Research, and GIS)
Valerie Monastra, AICP
Housing Specialist
Town of Southold, Preparation of a Housing Plan
Section II | Page 6
Key Personnel
The NPV team combines planners, housing specialists, community engagement specialists and GIS
experts. We believe that this mix of professionals will provide the optimal team for defining a work plan
and conducting the work required for the preparation of the housing plan in the Town of Southold. It
is noted that we have included key personnel from both our Long Island and Hudson Valley Office, who
collectively have over 75 years of experience, most of which is working on a consultant basis for various
municipalities throughout New York. NPV partners and staff work collaboratively, and this team-based
experience is valuable in achieving the best outcome for the development of the housing plan. Key
staff bios for the team are highlighted below and resumes are provided in Appendix A.
Kathryn J. Eiseman, AICP
The project will be guided by Partner, Kathryn J. Eiseman, AICP who is a Partner and the Division
Manager of our Environmental & Community Planning Division. She has over 20 years of planning
experience in environmental planning and manages both private and public planning projects. Current
projects include the Commercial Districts Revitalization Plan for the Village of East Hampton which will
identify opportunities for increasing workforce obtainable housing in the Village, a TOD Study for the
Town of Riverhead, the Suffolk County Blueway Trail Plan, the LWRP Update for the Village of Sag
Harbor, and management of a number of special studies and on-call planning review services for the
Villages of Sag Harbor and Southampton and the Town of Oyster Bay. For on-call planning review
services, Ms. Eiseman directs her staff to perform site plan and subdivision reviews and advises
municipal clients and attends public hearings on a regular basis. She is skillful in managing complex
projects and working with team members both in house and as sub-consultants. Her staff is proficient
in the use of GIS and design software (Adobe Illustrator/InDesign/Photoshop, and SketchUp) for
preparation of high-quality graphic products. Ms. Eiseman is experienced in the art of public
participation and education and tailors her approach to the unique needs of each project/community.
She is an enthusiastic and creative planner who endeavors to bring a fresh approach to each project
as well as to her position as Treasurer for the Long Island Section of the American Planning Association.
Ms. Eiseman will be responsible for the Overall project Management and Quality Assurance of the team.
Valerie Monastra, AICP
Ms. Monastra has over 18 years of experience in planning, land use development, zoning,
environmental review, affordable housing, and community development projects. She specializes in
working on the local level with municipalities in the creation of land use plans, zoning amendments,
legislation and policies. She has extensive experience working with local boards and committees
including Comprehensive Plan committees, Planning, Zoning Board of Appeals, Historic Preservation
and Architectural Review boards, and Environmental Advisory committees. Ms. Monastra formerly
served as Director of Planning for the Village of Ossining. While in that position, she oversaw the
adoption of its Comprehensive Plan and LWRP amendment, and a repeal and replacement of its entire
zoning code. She also worked on the adoption of its historic preservation law and overlay districts as
well as the establishment and development of its affordable housing law and program. Ms. Monastra
has expertise in navigating projects through the land use approval process, SEQRA, and working on
Town of Southold, Preparation of a Housing Plan
Section II | Page 7
affordable housing programs, community development and revitalization plans. Ms. Monastra is
currently the planning consultant to the Towns of Ossining and Tuxedo, and the Villages of Dobbs Ferry
and Airmont. She is managing comprehensive plans, local waterfront revitalization plans (LWRP), and
zoning amendments for the Villages of Florida, Sag Harbor, Haverstraw, and Town of Ossining. She is
also involved in the development of SEQR documentation for private sector projects as well. For this
project, Ms. Monastra will serve as the advisory specialist for housing.
Carrie L. O’Farrell, AICP
Carrie O’Farrell, AICP is a Senior Partner and Division Manager of our Environmental Resource and
Wetlands Assessment Division. She is a trained environmental scientist with over 20 years of applied
planning experience and is expert in NEPA/SEQRA and land use regulations, drainage and stormwater
issues, wetland and stormwater permitting and is diverse in ability to conduct environmental planning
analysis. Ms. O’Farrell has overseen the preparation of numerous environmental impact statements,
assessments, SEQRA/NEPA administration actions, harbor management plans, planning and zoning
law review and preparation, stormwater permitting and erosion control compliance documents and
wetlands and coastal permits. Ms. O’Farrell is also responsible for environmental permitting, including
necessary environmental assessments pursuant to SEQRA and NEPA requirements. While Carrie may
not take on a large role in this project, her knowledge of the Town and involvement in Generic
Environmental Impact Statements for rezoning projects in the East End and Peconic Bay Area will be
beneficial as recommendations are formed, particularly if amended zoning is involved.
Taylor Garner, AICP
Taylor Garner, AICP is an environmental planner with 6 years of experience. Ms. Garner has undergone
the formal training course in the IMPLAN Economic Modeling System software. She oversees the
preparation of fiscal (projecting taxes and the impact to local jurisdictions) and economic (projecting
job creation and associated revenues circulating throughout the economy) impact analyses for
residential, commercial, office, industrial, recreational, hospitality, tourism and mixed‐use
developments. She has experience in analyzing demographic data and preparing grant applications.
She has been involved with comprehensive plans, local waterfront revitalization plans, brownfield
development, zoning plans, and public participation and community visioning processes. Ms. Garner
is also experienced in the preparation and review of geographic information system mapping,
environmental assessment documents, including SEQRA and CEQR documents, and site plan review
for the Villages of Southampton and Sag Harbor and the Town of Oyster Bay. Additionally, Taylor has
assisted in the preparation of build-out analyses for the Villages of Maybrook and Woodsburgh and the
Town of Southampton. Ms. Garner’s most recent work includes acting as Assistant Project Manager
for the development of a Suffolk County Blueway Trail Plan, and preparation of two blight studies in the
Town of Brookhaven. Ms. Garner will serve as the project GIS specialist , contribute to housing research
in the development of the plan and assist in preparation of the draft and final Community Housing Plan
document.
Town of Southold, Preparation of a Housing Plan
Section II | Page 8
Certifications
Below is a listing of personnel certifications related to environmental planning.
American Institute of Certified Planners (AICP):
Name State Type of Certification No.
Charles Voorhis N/A AICP 080163
Kathryn Eiseman N/A AICP 016089
Philip Malicki N/A AICP 014183
Carrie O’Farrell N/A AICP 020946
Valerie Monastra N/A AICP 020996
Max Stach N/A AICP 023755
Michael Brusseau N/A AICP 008826
Bonnie Franson N/A AICP 012702
Jonathan Lockman N/A AICP 053880
Taylor Garner N/A AICP 31862
Board Certified Environmental Professionals (ABCEP):
Name State Type of Certification No.
Charles Voorhis N/A CEP 04024
Phil Malicki N/A CEP 40397
Advanced Certified Environmental Planner (AICP CEP):
Name State Type of Certification No.
Bonnie Franson N/A AICP, CEP 008826
Michael Brusseau N/A AICP, CEP 012702
Professional Planner (PP) New Jersey:
Name State Type of Certification No.
Bonnie Franson NJ State Licensed Planner (PP) 33L100541200
Certified Arborist
Name State Type of Certification No.
Victoria Adams NY ISA Certified Arborist NY-6622A
LEED Certification
Name State Type of Certification No.
Phil Malicki LEED AP 10223219
Town of Southold, Preparation of a Housing Plan
Section III | Page 9
III: Project Experience
NPV has provided various planning services to the Peconic Bay Area and many Long Island
municipalities, including for housing, planning and community development. A brief overview of
example projects with contact information for references are provided below and additional project
experience can be provided upon request.
Housing Studies, Policies, Laws, and Programs
NPV has a long history of working with communities to develop housing policies, laws and programs
to achieve housing diversity both in types and economic levels within a community. Work includes
housing studies and assessments, development of affordable housing laws and programs, and zoning
code amendments to drive additional housing development. As part of Comprehensive Plan
assignment, or in the course of providing ongoing planning advice, NPV works closely with
communities to develop regulations, and administrative policies, procedures, and practices relative to
the needs of the community concerning housing diversity both in terms of housing types and
economic levels. Work also includes assessing the markets and economics to ensure housing goals
and housing production is achieved. Recent communities include Villages of Montebello, Haverstraw,
and Chestnut Ridge, and Towns of Ossining, Hurley, Poughkeepsie, Mamakating and Monroe.
Comprehensive Housing Market Analysis for the Hamlets of Bellport and East Patchogue, Town
of Brookhaven, NY
NPV and Urbanomics collaborated on preparation of a Comprehensive Housing Market Analysis for the
hamlets of North Bellport and East Patchogue in the Town of Brookhaven; a study which was funded
through the NYS DOS Brownfield Opportunity Area Program. The Study was prepared to assist the
Town in identifying and quantifying gaps for general housing needs and specifically to focus on
alternatives to the predominant single-family housing that is prevalent in the Bellport and East
Patchogue communities. Our team evaluated the market dynamics of the general housing market and
determined the need for and marketability for new rental and for-sale housing options in the Bellport
and East Patchogue communities to assist the Town of Brookhaven in providing planning support for
a Transportation-Oriented Development (TOD) near the Bellport Train Station and in making future land
use and zoning decisions related to the development of new rental and owner-occupied housing
throughout the community. The findings identified the quantity by type of residential unit, price
points/rental rates and ideal locations for new housing that are economically viable and can be
supported in the context of the surrounding community, compatible with existing and envisioned land
use patterns, and appropriate for the Bellport/East Patchogue community.
Transfer of Development Rights (TDR) Program, Town of Southold
NPV prepared the DGEIS and FGEIS and completed the SEQRA requirements for the Town of Southold
Transfer of Development Rights (TDR) program. The proposed action was to implement an important
planning and program tool that was described and recommended in the numerous planning studies
undertaken within the Town over the past 28+ years. The proposed action was formulated in response
Town of Southold, Preparation of a Housing Plan
Section III | Page 10
to one of these recommendations and was also recommended as part of the Town Hamlet Study
program. The proposed action involved an amendment to the Southold Town Code that is necessary
to implement a voluntary Transfer of Development Rights (“TDR”) program. This is a tool whereby
owners of land in established rural areas of the Town (designated as “Sending Areas”), would be able
to shift potential development of these sites to targeted parcels within the Town’s hamlets (known as
“Receiving Areas”) where appropriate infrastructure, infill potential, reuse potential, public services
and/or lack of environmental constraints are present. The proposed action involved an amendment to
the Southold Town Code to implement a voluntary Transfer of Development Rights program, to permit
and facilitate private transactions that would shift development from agricultural lands in the Town and
allow new residential units in defined hamlet areas.
Village of Woodsburgh Comprehensive Plan and Zoning Amendments
The Village of Woodsburgh is a low-lying coastal
community along the bay in the five towns area of
Nassau County. The community experiences flooding
even during minor storm events and experienced major
damage to the shoreline and property during
Superstorm Sandy. The community is comprised of
single-family homes, two multifamily condominium
buildings and two golf courses established over 100
years ago.
NPV was first retained by the Village of Woodsburgh to
prepare a build-out analysis to assess the potential residential density if large properties in the Village
were subdivided per the bulk regulations of their Zoning Code. This included an analysis of two large
golf course properties located partially in the Village and also considered how development adjacent
to the Village could impact the quality of life in Woodsburgh. One primary concern was the potential
impacts of the adjoining Town zoning which allowed homes on 6,000 SF lots (as compared to the
Village minimum lot sizes ranging from20,000 SF to 2 acres).
Based upon the findings of this analysis, the Village retained NPV to prepare the Vision Plan, the Village’s
very first comprehensive plan. For community input, NPV prepared on online survey which was
publicized by the Village on their website and through an automated call to Village residents. In
addition, NPV planned, prepared presentation materials and facilitated a public open house workshop
Town of Southold, Preparation of a Housing Plan
Section III | Page 11
that consisted of multiple stations on focus topics. A high percentage of residents submitted a
response to the survey and attended the open house; and the input received through both were
synthesized so that the results informed the recommendations of the Vision Plan.
NPV prepared a draft Vision Plan which was reviewed by the Village Attorney and Board of Trustees
and made refinements in preparation of the final Plan. NPV prepared the required SEQR documents
including an Expanded Environmental Assessment (EA) which supported the adoption of a Negative
Declaration under SEQR.
The Plan identifies recommendations for rezoning, clustered developments on large parcels and
preservation of open space and vistas. The plan also recommends strategies for sustainable
development, historic preservation, green infrastructure, and traffic calming. The Woodsburgh Vision
Plan was completed within one year and was adopted in December 2019.
The recommendations of the Plan supported the adoption of an inter municipal zoning overlay district
in 2020, which was unprecedented in the county, and which was prepared to ensure that
redevelopment of a coastal property located in three municipalities would be protective of the
environment. NPV worked with the Village Attorney and a team of attorneys and consultants for the
Town of Hempstead and the neighboring village on crafting coordinated code language for adoption
by each municipality with the goal of preserving the majority of the sensitive property, allowing
clustered homes surrounded by open space, retention of a portion of the golf course use, and reuse
or continuation of the clubhouse use to preserve the historic clubhouse building. A separate Expanded
EA was prepared for adoption of the overlay district code by the three municipalities, and a joint public
hearing with both Villages and the Town was held during the COVID-related shutdowns which required
simulcasting between three isolated areas of Town Hall and public input via video conference. The
code was highly supported by the public and was adopted following the close of the public hearing
and written comment period in the spring of 2020.
Town of Shelter Island Watershed Management Plan
The Town of Shelter Island and Village of Dering Harbor
retained NPV to prepare a watershed management plan
for the entirety of the island. The plan was funded by a
grant from the NYSDOS and developed according to
NYSDOS guidelines for watershed management plans.
This document characterizes the watershed’s natural
resources, identifies known impairments, inventories
existing land uses and open space, provides a
comprehensive stormwater infrastructure inventory,
determines critical stormwater runoff areas, identifies
gaps in existing local laws, programs and practices,
recommends actions to prevent further degradation, as well as identifies an implementation strategy
to restore the watershed. Recommendations considered non-point source pollution from runoff and
Town of Southold, Preparation of a Housing Plan
Section III | Page 12
sanitary systems, as well as methods for remediation of a phosphorus impaired pond. Development
of the plan included public participation and outreach to the local community.
Glen Cove BOA Step III
Nelson Pope Voorhis was the consultant selected by the City of Glen Cove to provide an “actionable”
plan which advances the preliminary recommendations set forth in the Step 2 BOA Study, completed
in 2012 for the Orchard neighborhood, Cedar Swamp Road from Sea Cliff Avenue to the LIRR Glen
Station, and Sea Cliff Avenue area. Work included recommendations for:
• Zoning code amendments to the existing Orchard Neighborhood Redevelopment Incentive
Overlay (RIO-ON) District to encourage redevelopment within the Orchard Neighborhood; allow
for future Transit Oriented Development to achieve a significant number of affordable housing
units including low-income units adjacent to the Glen Street Railroad Station; and encourage
economic development projects on Superfund sites in an industrial area of the study area.
• Capital improvements including the provision of convenient pedestrian access from a residential
neighborhood to the LIRR Station with the development of a TOD.
• Roadway modifications within the Orchard Neighborhood to remove a 1-way restriction to
improve circulation as well as streetscape improvements.
• Green Infrastructure projects.
The Draft BOA Implementation Strategy was completed and accepted by Glen Cove as complete. A
Generic Environmental Impact Statement was prepared and following a public hearing, a Final GEIS
and draft Findings Statement was prepared by NPV.
Southampton Village – Various Zoning Initiatives, SEQRA & Planning Consultant since 2006
NPV has served as the Village Environmental and
Planning Consultant for the Village of
Southampton since 2006. In this role, NPV
provides day to day consulting services for each
of the Village boards including application
review, coastal and wetland permit review,
wetland delineation, and SEQRA review and
administration. Day to review of applications
includes plan review, review of stormwater
pollution prevention plans for site development,
coordination with applicants and involved
departments/agencies, preparation of
resolutions and permits, and presentation of
project reviews and reports to the Village
Boards. Our affiliated firm, Nelson + Pope serves as the Village Engineer.
Town of Southold, Preparation of a Housing Plan
Section III | Page 13
In addition to day to day consulting services to the boards, NPV has provided long range planning and
environmental services to the Village for numerous projects including the completion of land use plans,
watershed management, stormwater planning and support for grant funding. NPV has identified
suitable locations for implementation of green infrastructure projects and has prepared the designs,
obtained permits and implemented the projects.
The following examples illustrate how NPV’s services have resulted in improvements within the Village:
• The Lake Agawam watershed management plan was adopted, and recommendations are
continuing to be implemented and the plan has provided support for grant funding.
• The build out analysis and SEQRA for an addendum to the Comprehensive Plan prepared by
NPV allowed the village to adopt zoning amendments for the historic downtown Village
Business District.
• A parking utilization study identified underutilized parking areas and resulted in the preparation
by NPV of a graphic guide to public parking brochure for visitors.
• A study prepared by NPV support a change in the zoning code to restrict offices on the ground
floor in the business district.
Sag Harbor Environmental Planner and Long Range Planning Initiatives, SEQRA
NPV has served as the Village of Sag Harbor’s planner
and environmental consultant since 2016. In this role,
NPV routinely reviews and tracks site plan and
subdivision applications for the Village Planning Board;
attends public meetings to present and answer
questions and provides SEQRA review and
administration. For wetlands applications, NPV
delineates wetlands, reviews applications and provides
feedback to applicants and the Village Harbor
Committee, and prepares permits. In addition, NPV
conducts Coastal Consistency reviews and prepares recommendations for consideration by the
Harbor Committee for consistency with the policies of the Village’s adopted Local Waterfront
Revitalization Program (LWRP).
NPV has completed a number of long-range planning efforts on behalf of the Village. NPV prepared
the Water Quality Improvement Project Plan (WQIPP) for the Village early in 2016 which identified
multiple locations for implementation of Green Infrastructure throughout the Village. The WQIPP has
been used as the basis for over a dozen grant funded implementation projects, for which NPV assisted
in the grant applications. NPV and N+P have been responsible for design and implementation of rain
gardens and other Green Infrastructure improvements, as well as developing public engagement and
educational materials, and water quality monitoring to demonstrate the long-term benefits of Green
Infrastructure.
Town of Southold, Preparation of a Housing Plan
Section III | Page 14
NPV is working on the Village LWRP Update which will incorporate an updated Harbor Management
Plan. In addition, NPV has prepared updated Harbor Management Charts which were adopted by the
Village Board with amendments to Chapter 278 Waterways of Village Code. NPV is currently assisting
the Village with code modifications to encourage implementation of affordable housing. NPV has
prepared the analysis which recommends the code amendments which are under consideration by
the BOT.
Southampton Riverside Brownfield Opportunity Area (BOA) Step 2 Study and GEIS
NPV prepared the Riverside Brownfield Opportunity Area Step II
Nomination Study, a project funded by the NYS DOS, for the Town
of Southampton that was completed in 2015. The BOA Step II
Nomination provided the basis for the State of New York to
designate Riverside as a Brownfield Opportunity Area in July of
2016. The BOA involved an Areawide Environmental Assessment
including analysis of the regulatory agency database inventory,
review of historic uses through aerial photography and Sanborn
maps, interviews, building records searches and area inspections.
Based upon the analysis, sites of environmental concern were identified and prioritized based upon
level of expected contamination and considered for strategic planning and revitalization. The BOA
Study incorporated a regional market trends analysis and retail market assessment to demonstrate
need for a variety of housing options and commercial uses.
The Riverside community has been documented as one of the most economically distressed
communities on Long Island. With the goal of improving the economic and housing opportunities in
the area, the Town of Southampton entered into an agreement with a Master Developer to prepare the
Riverside Revitalization Action Plan to provide the vision to revitalize the Hamlet of Riverside. A rigorous
community engagement component informed the recommendations contained in the Action Plan,
which called for the adoption of a new Zoning Overlay District to incentivize economic development
through the creation of mixed-use districts which encourage diverse housing options, a mix of retail
stores, service-related businesses, restaurants. The Action Plan provided recommendations for
improved transportation infrastructure with pedestrian pathways, public green spaces and improved
park facilities with access to the Peconic River. In addition to the BOA Step II Nomination Study, NPV
worked with the Town and the Master Developer to prepare the Generic Environmental Impact
Statement (GEIS), which evaluated the impacts of the zoning amendments and a theoretical
development scenario of approximately 3.2 million square feet of mixed use residential, commercial
and institutional uses. The completion of the BOA Step II and GEIS allowed the Town to adopt the
Overlay Zone in December 2015.
Since the completion of the BOA Step II Nomination Study and adoption of the Overlay District,
revitalization has been initiated. N+P designed the new roundabout, which was completed in 2018,
Town of Southold, Preparation of a Housing Plan
Section III | Page 15
several building projects are complete or underway and NPV/N+P is assisting the Town with SEQR and
a Map, Plan and Report for a new sewer district necessary for the full revitalization of Riverside.
Village of Ossining – Affordable Housing Program Development, Ossining, NY
While the Director of Planning for the Village of Ossining, Valerie
Monastra prepared the Village’s first affordable housing policy, its
affordable housing law, and the rules and regulations to the
affordable housing program. In addition, she oversaw the
development of the program for ten years, its selection of tenants,
and yearly recertification of those tenants. She was instrumental in
developing the program to ensure its survival after she left the
Village.
Analysis of Impediments – Zoning Analysis Westchester County, NY
Valerie Monastra, under her previous employment, was the project
manager in assisting Westchester County in completing its Analysis of
Impediments to Fair Housing pursuant to the United States
Department of Housing and Urban Development (HUD) requirements,
which included a zoning analysis on the impact of zoning on housing.
The Analysis of Impediments was subject to a 2009 federal court
settlement agreement that was a result of a lawsuit. The County and
other consultants attempted many times to provide HUD a zoning
analysis that would be accepted. It was Valerie and her team that
created a zoning analysis which was deemed acceptable by HUD and
ended the settlement agreement. This allowed for the Westchester
County Urban County Consortium to be redeveloped and the Community Development Block Grant
program to be re-established in the County.
Village of Haverstraw, Ongoing Municipal Planning, SEQRA Consulting, Comprehensive Plan,
LWRP, Zoning Amendments
Nelson Pope Voorhis and its planners have provided on-call
planning services to the Village of Haverstraw since
2001. Haverstraw is an urban village on the Hudson River in
Rockland County. This small urban Village is home to a
treasure trove of historic and scenic resources. Notable
projects reviewed on behalf of the Village of Haverstraw
include the Harbors at Haverstraw, a planned community
that has brought more than 500 units of mixed housing to
the waterfront and is beginning its next phase of 250+ units.
Town of Southold, Preparation of a Housing Plan
Section III | Page 16
NPV assisted in several infrastructure and parks projects throughout the Village including, downtown
streetscape enhancements, the Henry Hudson Quadricentennial Park, and the Manny Lopez Municipal
Ball Field. The firm completed updates to the Village’s Comprehensive Plan, Zoning Code and LWRP.
This is the first update the Village has undertaken of its Comprehensive Plan since 1993 and the first
update of the LWRP since 2005. The project has included substantial public outreach including
outreach designed to solicit input from the Village’s majority Latino community. The Plan which is being
funded by two grants from NYS Department of Environmental Conservation and Department of State
includes a Climate Smart Action Plan which assesses the Village’s greenhouse gas emissions and
measures to increase energy efficiency and sustainability, and a Coastal Vulnerability and Sea Level
Rise analysis, which assesses the land use and infrastructure which is at risk to sea level rise of the tidal
Hudson River. NPV developed incentive zoning for key areas within the Village as well as solar energy,
affordable housing, and historic preservation laws.
Document link:
https://www.dropbox.com/sh/8osgajbb5h9yr7u/AACFq_eVIOTGsB4DnJFrETTva/ADOPTED%20COM
P%20PLAN%20JULY%202021?dl=0&subfolder_nav_tracking=1
Town of Southold, Preparation of a Housing Plan
Section IV | Page 17
IV: Understanding & Technical Approach
Project Understanding
The Town of Southold seeks a consultant for preparation of a Housing Plan which will be adopted as
an element of the Town Comprehensive Plan to address current housing issues and guide future
expenditures of funds received through the Peconic Bay Region Community Housing Act. Chapter 8
of the Comprehensive Plan highlights the main goals and strategies of the Town to address key housing
issues, including increasing affordable housing for year-round residents, creating safe and affordable
housing solutions for residents needing assistance such as senior citizens, and promoting awareness
and education about local housing issues. The following is NPV’s approach to developing a Housing
Plan for the Town of Southold which may be refined if NPV is selected for this project.
Working with Clients and Public Involvement
NPV anticipates that the preparation of a component of the Comprehensive Plan will be a collaborative
process with Town representatives and with the timeframe of this project, would suggest a regularly
scheduled working meeting that can happen biweekly via zoom. Assignments and deliverables would
be refined at the time a more detailed work plan is prepared and this schedule will identify appropriate
milestones at which presentations would be made and where public outreach is appropriate. NPV
understands the need for community input, feedback, and education on the complicated issue of
housing. The scope for the preparation of a Housing Plan includes a public outreach component. It is
noted that the focus of the outreach will need to be on the need for and desired types and locations
for future affordable housing and will require an element of education regarding what is defined as
affordable housing. We believe that it is important to create opportunities for receiving meaningful
input from stakeholders through public outreach and engaging stakeholders and advocacy groups.
Furthermore, communication the Town Board, the Housing Advisory Commission and other municipal
department representatives, will be an important component in the planning process. NPV routinely
appears before community groups and decision-making boards as organizers, facilitators, and as
expert witnesses to present data and information for complex decision making.
Technology and Conducting Market Analysis
With all housing studies, the type of data that is collected as well as its sources are extremely important.
The NPV team understands that a housing plan is more than just data collection, but it is the
understanding of how to interpret the data as it applies to the Town of Southold. The NPV team uses
a variety of resources and technology to obtain data for analysis, including but not limited to:
• ESRI Business and Community Analyst;
• ESRI GIS (Pro) for Mapping (and Spatial Analysis);
• United States Census Bureau and American Community Survey data;
• School District Information and Trends;
Town of Southold, Preparation of a Housing Plan
Section IV | Page 18
• Water Usage Data records;
• HUD and its Comprehensive Housing Affordability Strategy (CHAS) database;
• Other local data sources especially pertaining to real estate, housing values, and housing
trends;
• Regional data sources including but not limited to Long Island Index, and the Long Island
Housing Partnership;
• Local regulations including zoning, subdivision requirements, and other applicable land use
regulations ; and,
• published real estate reports (eg. Through National Realtors Association, Cushman and
Wakefield, Newmark, Grubb, Knight & Frank).
Developing Strategies and Promoting Implementation
The NPV team has extensive experience drafting and implementing housing policies, long range
planning programs, and recommendations for municipalities. NPV believes in through planning before
implementation and applies recognized planning methodologies to prepare creative strategies for our
clients. Our team excels at inventory/analysis of existing conditions, definition of project goals,
identification of objectives/recommendations to address goals, and has a firm commitment to action-
oriented plans, providing the tools and strategies needed for implementation of recommendations.
Because of this, we will undertake a comprehensive approach to the recommendations and strategies
developed in the housing plan with an eye towards implementation throughout the entire process.
Preparation of a Work Plan
Maintaining the project schedule and staying within budget are key factors that contribute to the
successful development of a housing plan. NPV has a systematic approach to preparing a project’s
work plan to ensure goals are met on time, and proactive measures are taken to any constraints or
challenges. For the development of the Town of Southold’s Housing Plan, NPV would provide a solid
work plan outlining the schedule, budget and key elements to maintain organization and coordination.
Technical Approach
NPV will work with the Town Board and Housing Advisory Commission in the development of a Housing
Plan for adoption by the Town as a component to the Town Comprehensive Plan in anticipation of
passage of referendum to establish a community housing fund through 0.5% real estate transfer tax to
meet the need for affordable community housing. The following tasks and products are proposed:
Task 1: Review of Existing Town Planning Documents and Kick Off meeting
NPV is familiar with the Town Zoning Code, Town Comprehensive Plan updated in 2020 and additional
planning efforts, including the Town Local Waterfront Revitalization Program (LWRP) completed in
Town of Southold, Preparation of a Housing Plan
Section IV | Page 19
2004 and is familiar with the Suffolk County Annual Action Plan for Housing and Community
Development. In preparation of this response, NPV has specifically reviewed the Comprehensive Plan
Chapter 8, entitled: Housing, which delves into the Town’s goals in creating affordable housing,
promoting awareness around housing issues, retaining current residences in housing including those
considered Senior Citizens, and protecting overall quality of life for the people of the Town of Southold.
We have also specifically reviewed Chapter 3, entitled: Land Use & Zoning, Chapter 5: Community
Character, and the Town LWRP, which all provide additional context to goals of the Town related to
housing and the community, including preserving open spaces, protecting environmental resources
and sensitive coastal areas, enhancing economic centers and HALO Zones, maintaining current
community character, and more. For pursuing these housing goals, the Town has already outlined
strategies within the Comprehensive Plan noted as “Objectives,” which are measurable and delegated
to various parties of the Town. These goals and objectives within the Comprehensive Plan will guide
NPV in clearly identifying challenges that the town faces and solutions the Town has already developed
for planning for future affordable housing options which are consistent with the requirements of the
Peconic Bay Region Community Housing Act.
In preparation of a project kick off meeting, NPV will prepare a summary of the relevant data, and
related issues and challenges as these relate to establishment of Community Housing. NPV will prepare
base mapping to aid in an initial discussion of opportunity sites/areas and will provide a simplified
checklist format of the Peconic Bay Region Community Housing Act requirements for preparation of a
Housing Plan for discussion with Town representatives.
Deliverables:
• Summary of Comprehensive Plan and relevant plans most relevant to preparation of
the Town Housing Plan
• Requirements of the Peconic Bay Region Community Housing Act for preparation of
a Housing Plan
• Other materials to aid in the discussion of preparation of the Plan.
Task 2 : Prepare Draft Housing Plan
NPV will work with the Town during preparation of each of the following sections to ensure that the
goals, opportunities, and implementation strategies will meet the needs of the Town of Southold for
the Housing Plan. The following provides the proposed outline for a housing plan that can be refined
with input from the Town if NPV is selected to ensure that the Plan meets the needs of the Town and
is consistent with the Peconic Bay Region Community Housing Act, and the Town Comprehensive Plan
– in particular, regarding the Town’s housing goals and objectives in Chapter 8. This chapter identifies
the Town’s current understanding of housing challenges and outlines implementation strategies that
would be the basis for developing the goals for the Housing Plan. The Housing Plan would establish
community housing goals for the Town of Southold and clarify eligible individuals and affordability
Town of Southold, Preparation of a Housing Plan
Section IV | Page 20
levels consistent with the definition provided in the Peconic Bay Region Community Housing Act.
Based upon review of Chapter 8 of the Comprehensive Plan, it is our understanding that the Town
wishes to identify opportunities for the development of community housing for current and future
year-round residents, especially those that would benefit from accessible and affordable housing.
These residents include members of the local workforce, seniors, year-round workers and community
volunteers, individuals with special needs, and others with circumstances needing housing support.
The Housing Plan is expected to contain the following sections, however the contents will be refined
as the project progresses.
Introduction and the Peconic Bay Region Community Housing Act
The Peconic was signed into law October 8, 2021. The law allows the five East End towns to establish
a community housing fund to increase housing opportunities in the region. For the Town of Southold
to benefit from this legislation, the Town will need to adopt a local law to establish a fund and to institute
the new 0.5% real estate transfer which will be subject to a public referendum. This is similar to the
Community Preservation Fund that has already been established by the Town and which is funded by
a 2% real estate transfer tax. Before the Town may expend any funds pursuant to this law, the Town
Board must first adopt a town Housing Plan. The Housing Plan will establish an implementation plan
for the provision of community housing opportunities supported by the fund. Once a Community
Housing Fund is established 1, funds may be used for various expenditures related to production of
community housing, rehabilitation of existing buildings for sale or rental as community homes
including land acquisition, soft costs (planning, engineering), and construction costs. Any revenues
from the sale or rental of community homes replenishes the Fund and an advisory board who would
be appointed to make recommendations regarding the expenditures of the funds consistent with the
adopted Plan. It is noted at although the Town has an established Housing Advisory Commission, it is
not clear if the membership is consistent with the requirements of the Peconic Bay Community
Housing Act which requires representation from (a) the construction industry; (b) the real estate
industry; (c) the banking industry; and three representatives of local housing advocacy or human
services organization. In addition, if the Village of Greenport elects to participate in the fund, a
representative from the Village will need to be appointed to the advisory board. A subset of the current
Housing Advisory Committee may need to serve on the advisory board supplemented by
representation required by law to create an advisory board for the fund.
The Peconic Bay Region Community Housing Act has few requirements for the contents of the
required Housing Plan. It must establish an implementation plan for the provision of community
housing opportunities by the fund that are consistent with smart growth principals; it must be adopted
as part of the Town Comprehensive Plan and be updated every five years; it must ensure that
1 It is noted that clarification may be required by the Town Attorney to determine if the existing Town of Southold Housing
Fund may be utilized for the funds collected through real estate transfer tax – or if a separate fund would be required since
there are specific requirements set by the state law.
Town of Southold, Preparation of a Housing Plan
Section IV | Page 21
community housing created through the fund remains affordable and provide for the equitable
distribution of community housing opportunities among all the communities of the town. Otherwise,
there is flexibility for the individual Towns to meet the particular needs of their community (for example,
the Town may wish to add provision of financial assistance to first-time home buyers who are current
residents of the Town as a priority for fund expenditures; identify specific types of housing or employ
creative approaches that would work for a specific community). NPV understands that the Town of
Southold wishes to maintain a balance of environmental protection, preservation of open space and
farmland with development and redevelopment, including new housing -and therefore the goals for
identification of housing priority areas and projects, must be done in a way that is environmentally
sensitive, which does not result in impacts to water supply or ground/surface water impacts, but in a
way that does provide a ‘relief valve’ for long term residents and their children, that are being “forced”
to leave the area because of increased housing costs and shortage in units, for members of the year-
round workforce, local community service volunteers and seasonal workers.
The goals for the Housing Plan would identify the types of community housing desired to meet the
needs and identify the types of multifamily housing that may be feasible in the Town of Southold (such
as but not limited to mixed use buildings with commercial on the ground floor and apartments above;
apartment buildings; townhouses; or mansion flats). In addition, community housing may include
options for families (single family or two-family homes) and the potential for accessory dwelling units
and providing assistance for accessory apartments could be explored. NPV will work with the Town to
prepare and refine goals for the Housing Plan and define a process and framework for the need for
affordable housing can be quantified now and, in the future, and resources that are available through
other agencies including Suffolk County Community Development.
Existing Conditions, Constraints and Needs Analysis
Consisting of nine hamlets, one village and various additional communities, the Town of Southold has
a goal of maintaining a balance between creating new development to support affordable housing
initiatives and the maintaining current character and quality of life of each individual community. This
includes the preservation of open and historical spaces, such as farmland, coastal areas, and additional
working landscapes, while focusing development and growth on HALO Zones. NPV has an extensive
collection of resource maps for the Town of Southold and is familiar with the Comprehensive Plan
update and will compile a comprehensive inventory of relevant data and figures that will assist in
identification of vacant and underutilized properties which may pose opportunities for community
housing, or possible opportunities for preservation where a transfer of development rights may be
used at a different location for community housing. NPV will seek input from the Town to supplement
information regarding existing housing collected during the preparation of the Comprehensive Plan
Update to identify potential locations/sites for future community housing, including the potential for
adaptive reuse/rehabilitation of existing abandoned or underutilized structures. The analysis of
existing conditions will also include a review of the zoning district constraints on implementation of
affordable housing in coordination with identification of opportunity sites. The Town of Southold has
Town of Southold, Preparation of a Housing Plan
Section IV | Page 22
identified many areas of concern related to housing goals that are reflective of the individualistic nature
of the unique communities, its residents, surrounding natural environment, and current infrastructure.
Additional challenges the Town may face include water supply constraints, lack of wastewater
treatment infrastructure, and pressure that the second home market and seasonal rental market adds
to the cost of land and housing. NPV also recognizes that Fisher’s Island presents a challenge for
provision of affordable options and will work with the Town to identify the specific opportunities that
exist for the island. NPV will use existing data and planning documents and coordinate with the Town
to review the unique and existing constraints, challenges and needs of each Southold community to
properly analyze future opportunities to utilize the funding.
Analysis of Opportunities
NPV will evaluate options and locations for expanding community housing options and how funds
would be expended. The Plan will provide a menu of options for how the funds from this source will
be used and requirements for replenishment of the funds when required. The options will expand
upon and refine the eligible activities specific for the Town of Southold including but not limited to:
• financial assistance to first-time homebuyers who are residents of the town for the purchase of
a first home (grant or loan – with specific requirements provided in the law as to amounts and
methods for administering);
• production of community housing for sale or rent to eligible individuals
by the Town; or
in conjunction with a public/private partnership (with specific requirements);
• rehabilitation of existing buildings for the purpose of conversion for sale or rent to eligible
individuals; and
• acquisition of interests in real property in existing housing units which will result in the
production of community housing for sale or rental to eligible individuals; and,
• expenses related to the items above.
This analysis will identify eligibility for assistance to first-time home buyers, access to affordable
housing for year-round and seasonal residents, as well specific opportunities for the creation of
housing either by the Town or a public/private partnership. This analysis will also inform the type of
community housing types that are feasible in the Town of Southold, but it should be noted that the
evaluation of implementation of specific community housing development would occur later since it
would not be feasible to predict how implementation would occur (i.e. implementation could require
purchase of land, zoning amendments, allocation of funding, administration). However, it is important
to identify the types of housing development that is feasible for inclusion in the Housing Plan.
Various housing options may be more appropriate in different settings (for example, whereas a starter
home development may be located throughout the Town, a mixed-use building including apartments
would be most appropriate in a business setting). The Plan shall provide for equitable distribution of
Town of Southold, Preparation of a Housing Plan
Section IV | Page 23
community housing opportunities among all communities in the town (i.e. that not all community
housing opportunities are concentrated in one area that would substantially alter the character of the
community). In addition to vacant land appropriate for development, opportunities could include
abandoned or underutilized buildings that have potential for adaptive reuse for apartments or mixed
use. The analysis will review opportunities where land appropriate for redevelopment with community
housing is consistent with the smart growth principals laid out in the Peconic Bay Region Community
Housing Act and the goal to drive development towards HALO Zones, downtowns, and additional areas
of growth. As part of the analysis, NPV will review and identify barriers to construction of affordable
housing in Town Code and development constraints related to environmentally sensitive resources,
Suffolk County Sanitary Code and water availability in general.
Summary and Recommendations for Implementation
For this section of the Plan, NPV will prepare a summary of housing goals, opportunities for community
housing, promoting awareness of community housing issues, and provide recommendations for
implementation. Including the following:
• Identify code amendments where the Town Code presently presents obstacles to construction of
community housing within the areas where community housing is being considered.
• Provide recommendations for procedure to review future projects’ consistency with the following
smart growth principals (as applicable):
(1) Public investment. To account for and minimize social, economic, and environmental costs of new
development, including infrastructure costs such as transportation, sewers, and wastewater
treatment, water, schools, recreation, and loss of open space and agricultural land;
(2) Development. To encourage development in areas where transportation, water, and sewage
infrastructure are available or practical;
(3) Conservation. To protect, preserve, and enhance the state’s resources, including agricultural land,
forests, surface waters, ground-water, recreation and open space, scenic areas, and significant
historic and archeological sites;
(4) Coordination. To promote coordination of state and local government decisions and cooperation
among communities to work toward the most efficient, planned and cost-effective delivery of
government services by, among other means, facilitating cooperative agreements among adjacent
communities, and to coordinate planning to ensure compatibility of one's community development
with development of neighboring communities;
(5) Community design. To strengthen communities through development and redevelopment strategies
that include integration of all income and age groups, mixed land uses, and compact development,
traditional neighborhood development, planned unit development, open space districts, downtown
revitalization, brownfield redevelopment, enhanced beauty in public spaces, and diverse and
community housing in close proximity to places of employment, recreation, and commercial
development;
(6) Transportation. To provide transportation choices, including increasing public transit and alternative
modes of transportation, in order to reduce automobile dependency, traffic congestion, and
automobile pollution;
(7) Consistency. To ensure predictability in building and land use codes; and
Town of Southold, Preparation of a Housing Plan
Section IV | Page 24
(8) Community collaboration. To provide for and encourage local governments to develop, through a
collaborative community-based effort, smart growth plans that include long term land use and permit
predictability and coordination, efficient decision making and planning implementation.
• Identify detailed steps where appropriate, permit requirements, strategies for funding to
supplement the Community Housing Fund and responsibilities of the Town in implementing
and managing the fund. These steps should ensure a level of predictability for achieving
community housing.
• Identify the role of the Town Housing Advisory Commission and provide options for
implementation of the Housing Plan to ensure affordability of community housing in perpetuity
and record keeping mechanisms to track eligibility of individuals both for rental and for sale
units.
• Identify other tools to support community housing implementation such as establishment of a
Community Land Trust, Public Private Partnerships, and how a Town TDR program could meet
Town goals for preservation of open space while allowing additional density proximate to
community resources at receiving sites.
• Identify strategies to promote awareness of housing issues to current residents, including
developing educational materials for the general public, public programs and forums, and
accessible methods to inform residents needing assistance of resources and housing services.
• Include a mechanism for updating the Plan once every five years, including a process and
framework by which the need for affordable housing is quantified in the future.
Deliverables:
• Draft Town of Shelter Island Community Housing Plan
• PowerPoint Presentation
Task 3 Public Work Sessions and Hearings
NPV will prepare materials for work sessions with the public and community stakeholders for a total of
two in person public meeting sessions and two public working sessions via zoom. NPV has a “Pro”
Zoom account which allows uninterrupted zoom meeting time and allows for breakout rooms for
working sessions with the public. It is anticipated that a number of collaborative meetings will also
occur via zoom with the Town Housing Advisory Commission and other representatives of the Town
as this will be an efficient use of participants’ time. Since the Housing Plan is a component of the
Comprehensive Plan, at least one public session is required, and a public hearing is required for
adoption of the Plan. It is noted a cost proposal for compliance with the State Environmental Quality
Review Act can be provided by NPV upon request for adoption of the Plan.
Town of Southold, Preparation of a Housing Plan
Section IV | Page 25
Deliverables:
• Materials for work sessions and hearings (may include PowerPoint presentations,
maps, posters, fact sheets, FAQ document and will depend on the format and purpose
of the meeting or hearing)
Task 4 Prepare Final Housing Plan
The Final Housing Plan will reflect input received from the Town Board and Town Housing Advisory
Commission prior to the public hearing for adoption of the Housing Plan.
Deliverables:
• Final revised Housing Plan
Town of Shelter Island, Preparation of a Community Housing Plan
Section IV | Page 26
Project Timetable
The Peconic Bay Region Community Housing Act requires the adoption of a housing plan before it may expend any funds collected
through real estate transfer tax authorized by the Act and as approved by local referendum. It is recognized that the Town may wish to
employ an expedited schedule for this project to complete the Housing Plan sixty days prior to the referendum to allow expenditure of
funds at the earliest date possible, however, the timeline provided by the Town RFP does not provide a schedule needed for the scope of
work required to compete the Plan (including collaboration with the various departments and committees of the Town, receipt of public
input, research and analysis required to prepare recommendations, preparation of the Plan, and presentation at a public hearing). NPV
recommends establishing a four-to-five-month schedule to complete the project as outlined in the chart below.
1 2 3 4 1 2 3 4 1 2 3 4 1 2 3 4 1 2 3 4
Task 1: Review of Existing Town Planning Documents
and Kick Off Meeting
Task 2: Prepare Draft Housing Plan
A. Introduction and the Peconic Bay Region Community Housing Act
B. Existing Conditions, Constraints and Needs Analysis
C. Analysis of Opportunities
D. Summary and Recommendations for Implementation
Task 3: Public Work Sessions and Hearings (Includes working
meetings with Town representatives)
Task 4: Prepare Final Housing Plan
2022
Month 1 Month 2 Month 3 Month 4 Month 5
Schedule Key
First Draft of Housing Plan
Final Housing Plan
TASKS
0
Town of Shelter Island, Preparation of a Community Housing Plan
Section V | Page 27
V: Cost Factors
Cost
As requested by the RFP, the cost for the development of the Housing Plan is broken down by task.
NPV can provide these services for a fee of $55,000 which includes a budget of $1,000 for direct
expenses that are expected to be incurred during the project. A breakdown is provided below.
Should our fee not fall within the Town of Southold’s budget for this project, we are available to review
the scope, any assumptions and costs with you. By doing so, it would provide us with an opportunity
to see if any adjustments can be made to the scope and fees to align ourselves within the Town’s
needs.
Cost Factors
NPV’s cost structure is based on tasks and professional hours required to complete tasks based upon
an hourly rate. General office expenses and data subscriptions including ESRI Business Analyst reports,
are included. Since we are a local firm, we include travel expenses within the fee proposed. It is noted
that if a trip to Fisher’s Island is required, travel expenses will be discussed with the Town, however, it Kathryn Eiseman, AICPCarrie O'Farrell, AICPValerie Monastra, AICPTaylor Garner, AICPTask 1: Review of Existing Town Planning Documents 10 2 2 16 30 5,300$
Project Kick off meeting
Task 2: Prepare Draft of Housing Plan 40 20 28 84 172 30,400$
A. Introduction and the Peconic Bay Region Community Housing Act
B. Existing Conditions, Constraints and Needs Analysis
C. Analysis of Opportunities
D. Summary and Recommendations for Implementation
24 10 8 32 74 13,600$
Task 4: Prepare Final Housing Plan 4 4 4 16 28 4,800$
TASK TOTALS 78 36 42 148 304 54,000$
1,000$
TOTAL PROJECT COST 55,000$
COST
Expenses (mailing/fedex, documents, posters, and meeting materials)
HOURSTASKS
TOTAL
HOURS
Task 3: Public Work Sessions and Hearings
(Includes working meetings with Town representatives)
Town of Shelter Island, Preparation of a Community Housing Plan
Section V | Page 28
is not expected to be necessary for this project. Direct expenses, including reproduction of
documents; messenger and/or delivery services, and large-scale presentation boards for public
meetings, shall be billed to the Town with no additional markup.
Budgeting & Billing Practices
NPV’s billing structure for municipal planning projects is generally based upon a flat fee that is
calculated by a set of tasks, estimated hours required to complete the tasks and a reduced hourly rate
schedule for municipalities. NPV can bill monthly or based upon milestone deliverables or percent
complete as agreed upon with the client. If selected, NPV will work with the Town to determine the
most appropriate billing approach depending upon the project scope, expected deliverables and
services.
Town of Shelter Island, Preparation of a Community Housing Plan
Section VI | Page 29
VI: References and Work Samples
Please see references provided below, for contacts that can provide input on NPV’s experience in
comprehensive planning services for communities on Long Island and in the Hudson River Valley.
Town of Riverhead Brownfield Opportunity Area (BOA) Nomination Study
City of Kingston Consolidated Plan and Analysis of Impediments
Valerie Monastra Personal Reference
Reference
Provided For: NPV
Client:
Town of Riverhead
200 Howell Avenue
Riverhead, NY 11901
Contact: Dawn Thomas, Executive Director, Community Development Agency
Phone: 631.727.3200 ext 287
Budget
Information: $565,000
Start/Completion
Date:
June 2013 – August 2016
Completed on time and within budget and resulted in designation of the BOA by NYS
Documents
Links: http://riverhead.municipalcms.com/files/documents/RiverheadStepIIFinalBOANominationApril2016.pdf
Reference
Provided For: Valerie Monastra, AICP
Client:
City of Kingston
Office of Community Development
420 Broadway Kingston New York
Contact:
Brenna Robinson, Director of Community Development
Phone: 845. 334.3924
E-mail: brobinson@kingston-ny.gov
Budget
Information: $60,000 approximately
Start/Completion
Date:
December 2018-May 2019
Completed on time and within budget.
Documents Links:
https://kingston-ny.gov/filestorage/8399/8469/8547/2019-2023_5-Yr_Con_Plan.pdf
https://kingston-ny.gov/filestorage/8399/8469/8547/2019_Analysis_of_Impediments_to_Fair_Housing_-
_Fair_Housing_Plan.pdf
Town of Shelter Island, Preparation of a Community Housing Plan
Section VI | Page 30
Village of Ossining – Affordable Housing Program Development, Ossining, NY
Valerie Monastra Personal Reference
Reference
Provided For: Valerie Monastra, AICP
Client: Village of Ossining
Ossining, New York
Contact:
William Hanauer, Former Village Mayor
Phone: 914.980.6868
Email: wrhanauer@optonline.net
Budget
Information: N/A
Start/Completion
Date: N/A
Documents Links:
https://www.villageofossining.org/sites/ossiningny/files/uploads/housing_policy_statement_4-14 -06.pdf
https://ecode360.com/14056320
https://www.villageofossining.org/sites/ossiningny/files/uploads/rules_and_regulations_january_2013.pdf
Town of Shelter Island, Preparation of a Community Housing Plan
Appendix A
Appendix A
Resumes of Key Personnel
KATHRYN J. EISEMAN, AICP
PARTNER
Location:
Melville, NY
Division:
Division Manager
Environmental & Community
Planning Division
Education:
State University of NY at Stony
Brook, Master’s Degree in
Environmental and Waste
Management, 1996
Syracuse University; Bachelors
Dual Majors: Mathematics and
Education, 1988
Registration/Certifications:
AICP – American Planning
Association
IAP2 Certificate Course in Public
Participation
Training
OSHA 10-Hour Construction
Industry Training
CommunityViz Scenario
Constructor, SiteBuilder 3D™
Policy Simulator training
ArcView GIS, ESRI 16-hour course
Fundamentals of Dispersion
Modeling and Computer
Modeling Laboratory
Rutgers University, Methodology
of Delineating Wetlands
Organizations
APA Metro Chapter, Long Island
Section, Treasurer since 2008
PROFILE
Ms. Eiseman has over 20 years of planning experience in environmental
planning and manages both private and public planning projects. Current
projects include a Form Based Code for the waterfront of Sag Harbor, the
Suffolk County Blueway Trail Plan and the LWRP Update for the Village of Sag
Harbor, and management of a number of special studies and on-call planning
review services for the Villages of Sag Harbor and Southampton and the Town
of Oyster Bay.
For on-call planning review services, Ms. Eiseman directs her staff to perform
site plan and subdivision reviews and advises municipal clients and attends
public hearings on a regular basis. She is skillful in managing complex projects
and working with team members both in house and as sub-consultants. Her
staff is proficient in the use of GIS and design software (Adobe
Illustrator/InDesign/ Photoshop, and SketchUp) for preparation of high-quality
graphic products. Ms. Eiseman is experienced in the art of public participation
and education and tailors her approach to the unique needs of each
project/community.
She is an enthusiastic and creative planner who endeavors to bring a fresh
approach to each project as well as to her position as Treasurer for the Long
Island Section of the American Planning Association.
SELECTED EXPERIENCE
• Hicksville Downtown Rev. Initiative Zoning, Town of Oyster Bay, adopted
2020
• Environmental Planning consultant - Village of Sag Harbor Planning Board,
since 2016
• Environmental Planning consultant - Village of Southampton Planning
Board, since 2006
• Planning consultant (on-call) for Town of Oyster Bay, since 2018
• Industrial Corridor District Study and Code Amendments, Islip, 2017
• TOD Study and Preparation of Zoning, Town of Riverhead, 2021
• Glen Cove Step III BOA Implementation Strategy for the Orchard and Sea
Cliff Avenue, 2019
• Bellport BOA Step II Nomination Study, Community Engagement, 2018
• Lawrence Aviation Site Superfund Reuse Feasibility Study & Market Trends
Analysis for the Suffolk County Landbank Corporation, 2017
• Riverhead Brownfield Opportunity Area Nomination & Market Trends
Analysis, 2016
• Riverside Revitalization BOA Nomination, December 2015
• Southeast Hicksville Brownfield Opportunity Area Nomination, 2014
• Northeast Hicksville Brownfield Opportunity Area Step I, 2014
• Theodore Roosevelt Blueway Trail Planning and Design, 2014
• Town of North Hempstead Blueway Trail, 2013
• Town of Brookhaven Athletic Fields Needs Assessment, 2012
VALERIE MONASTRA, AICP
PRINCIPAL PLANNER
Location:
Hudson Valley, NY
Education:
Indiana State University,
Certificate Program Advanced
Study in Public Administration
Tufts University, Masters in
Environmental Policy and
Planning
Cornell University, Master of
Science in Geochemistry
Temple University, Bachelor’s
Degree in Geology
Registration/Certifications:
AICP – American Planning
Association
Professional Affiliations:
Westchester Municipal Planning
Federation (Board Member since
2012, President 2016-Present)
IFCA Housing Network (Board
Member 2019-Present)
American Planning Association
Articles & Papers
Martini, G. and V. Monastra (2018)
Zoning in on Housing Diversity.
Planning, April pg. 44-45.
2015 Open Registry at
Binghamton University (white
paper) - Incentive Zoning: A
Market-Based Planning Tool
PROFILE
Valerie Monastra is an is an AICP Certified Environmental Planner with over 18
years of experience throughout the Hudson Valley in management and
planning pertaining to land use development, zoning, environmental review,
affordable housing and community development projects. Her educational
and employment history encompass both urban and environmental planning
as well as governmental administration. Ms. Monastra has experience
providing planning services to New York State agencies including DOS, DEC,
OPRHP and ESD and is expert in the SEQRA and NEPA processes. Ms. Monastra
serves as the President of the Westchester Municipal Planning Federation. She
has vast experience working on the local level with municipalities to complete
plans and navigate projects through the land use approval process.
SELECTED EXPERIENCE
• Village of Sag Harbor, LWRP
Valerie is overseeing the development of the documentation and creation
of the LWRP. This includes development of the inventory and analysis,
community outreach, policies and project profiles for the Village. Besides
assisting with the development of the plan, her role is to coordinate and
manage the work of the project team and coordinate with the NYS DOS’s
LWRP review and approval process.
• Village of Sag Harbor, Waterfront Zoning Planning Analysis
She is assisting the Village Board and its Waterfront Committee with
updating its zoning code to include a new form-based code overlay to
encourage the redevelop of the study area as envisioned by the Village. Her
work currently includes assisting with the zoning analysis including FEMA
regulations, developing the parameters of the overlay, and undertaking the
SEQR review and the adoption process. She is also assisting in the overall
management of the project and its deliverables.
• Town of Ossining Planning Retainer
As Town Planner, she is responsible for all site plan, subdivision, and SEQRA
reviews of applications before the Planning Board and Town Board. She has
been involved in the ongoing Comprehensive Plan process and is
responsible for the coordination of its efforts. She is also work on a number
of local laws and policies for the Town Board.
• Village of Haverstraw – Zoning Code Amendments and Affordable
Housing Law/SEQR Review
Valerie is providing assistance with the development of zoning code
changes to that will enable the Village to create new housing opportunities
and development potential in key areas. She is also assisting the Village in
developing an Affordable Housing law. She is also overseeing the SEQR
process associated with the zoning changes and local law adoptions.
• Village of Haverstraw, LWRP
Valerie is overseeing the development of the documentation and creation of the LWRP update. This includes
development of the policies and project profiles for the Village. Besides assisting with the development of
the plan, her role is to coordinate and manage the work of the project team and coordinate with the NYS
DOS’s LWRP review and approval process.
• Town of Carmel, Comprehensive Plan
Valerie is assisting in the preparation of the Town’s Comprehensive Plan and associated zoning changes
based on the recommendations of the plan. Work entails, community outreach, undertaking existing
conditions analysis related to housing and economic development, and the development of
recommendations and zoning text amendments.
• Town of Tuxedo Planning Retainer
Valerie is assisting in the reviews for all site plan, subdivision, and SEQRA reviews of applications before the
Planning Board and Town Board.
• Westchester Joint Water Works, Harrison NY
Valerie is project managing and assisting in the document production of the environmental review process
(SEQR and NEPA) and the land use approvals process for the development of a new water filtration facility in
the Town of Harrison. Valerie is also managing the land use approvals process for a new UV facility at another
location also in the Town of Harrison.
• Village of Airmont, Planning Retainer and Floating Zone Development
Valerie is undertaking the reviews of all applications before the Planning Board and is responsible for the
development of the Planning Board resolutions. She is also assisting the Village Board with updating its
zoning code to include a new floating zone for mixed-use development. Her work currently includes
developing the local law, undertaking the SEQR review and the adoption process.
• Storm King Art Center, Cornwall NY
Valerie is project managing and assisting in the document production of the environmental review process
(SEQR) and the land use approvals process for the expansion of the Storm King Art Center in the Town of
Cornwall. Work includes presentations before the Planning Board and attendance and participation in various
governmental agency meetings.
RECENT SPEAKING ENGAGEMENTS
2019, March Westchester Municipal Planning Federation (WMPF) Land Use Training Institute: The SEQR Process
and How it Can be a Useful Tool for Land Use Boards
2018, December Pace University Land Use Law Center, Alfred B. Delbello Land Use and Sustainable
Development Conference: Exploring Smart Growth the Planning Net
2018, April Hudson Valley Affordable Housing Summit: Proven Techniques in Affordable Housing
2017, March WMPF Land Use Training Institute: Introduction to the State Environmental Quality Review Act
(SEQR)
2017, December Pace University Land Use Law Center, Land Use and Sustainable Development Conference:
Identifying Fair Housing Obstacles
2017, October Pace University Land Use Training Leadership Alliance Fair and Affordable Housing LULA
sponsored by Pace Land Use Law Center & Housing Action Council: Identifying Fair Housing Obstacles.
CARRIE L. O’FARRELL, AICP
SENIOR PARTNER
Location:
Melville, NY
Division:
Environmental Wetlands &
Resource Assessment
Education:
University of Rochester; Bachelor
of Science, 5/99
SUNY College of Environmental
Science and Forestry, various
stormwater training classes
Certifications:
AICP – American Institute of
Certified Planners (2006)
Center for Watershed Protection
8-hour Erosion Control Training &
Stormwater Retrofit Training
NYSDEC Certified Inspector of
Erosion & Sediment Controls
(2010)
Professional Affiliations
American Institute of Certified
Planners since 2006
American Planning Association
Member since 2004
PROFILE
Carrie O’Farrell is Senior Partner and Manager of the Environmental Resource
and Wetlands Assessment Division at Nelson Pope Voorhis. She is a trained
environmental scientist with applied planning experience and is expert in
NEPA/SEQRA and land use regulations, drainage and stormwater issues,
wetland and stormwater permitting and is diverse in ability to conduct
environmental planning analysis. Ms. O’Farrell has overseen the preparation of
numerous environmental impact statements, assessments, SEQRA/NEPA
administration actions, harbor management plans, planning and zoning law
review and preparation, stormwater permitting and erosion control compliance
documents and wetlands and coastal permits. Ms. O’Farrell is also responsible
for environmental permitting, including necessary environmental assessments
pursuant to SEQRA and NEPA requirements. She has led the preparation of
numerous Generic Environmental Impact Statements in support of zoning
initiatives, including form-based codes for downtown revitalization.
Ms. O’Farrell has been at the forefront of the NYSDEC SPDES Phase II
stormwater permitting & compliance program since 2002, both in assisting
MS4 designated municipalities in Long Island with the creation and
implementation of Stormwater Management Plans and with the preparation of
Stormwater Pollution Prevention Plans (SWPPP) for various construction
projects. Ms. O’Farrell is intimately familiar with EPA’s recommended BMPs,
good housekeeping practices and example local laws/methods for municipal
implementation and enforcement of the Stormwater Phase II program. Ms.
O’Farrell regularly works with staff engineers in development of stormwater
management solutions in sensitive environmental areas and manages the
completion of all SWPPP prepared for construction projects (over 200 SWPPPs
completed to date).
SELECTED EXPERIENCE
Environmental Impact Statements (EIS)/Generic EIS
• New Rochelle Downtown Overlay Zone GEIS (2015) and Supplemental
GEIS for DOZ updates/DO-7 (2021)
• Riverside Brownfield Opportunity Area (BOA), Overlay Zoning and
Zoning Map Amendments GEIS
• Hampton Bays Downtown Overlay District (HBDOD) Supplemental GEIS
• Village of Hempstead Downtown Rezoning SGEIS
• Huntington Station Gateway Development Voluntary EIS
• The Uplands at St. Johnland, Kings Park EIS (Town of Smithtown)
• Gabreski Airport Planned Development District GEIS and Expanded EA;
• Residences at North Hills EIS, Village of North Hills, NY
• Manhasset Crest Residential Subdivision EIS, Village of North Hills EIS
• Silver Path Estates Residential Subdivision, Village of Muttontown EIS
• Kensington Estates EIS, Woodbury (Towns of Oyster Bay and Huntington)
• Roslyn Landing EIS, Village of Roslyn
• New Windsor Hospitality EIS, Town of New Windsor, NY
• Village of Maybrook Traditional Downtown Design District GEIS
• Suffolk County Wetland Restorations, NEPA Environmental Assessments for FEMA and U.S. Dept. of
Interior
• PSEG, Bridgehampton to Buell New 69 kV Underground Transmission Cable
Municipal Retainers
Ms. O’Farrell is the planning consultant serving a number of municipal boards, including the Village of Lake
Success Planning Board, Zoning Board and Village Trustee City of Long Beach Zoning Board of Appeals, Town
of Southold Zoning Board of Appeals, Village of East Hills Planning Board and Board of Trustees, and the Village
of Roslyn Harbord Board of Trustees performing SEQRA review and SEQRA administration for various special
permit, zoning and subdivision applications.
Watershed Management Plans (WMP)
• Great Cove WMP; Town of Islip
• Shelter Island WMPTown of Shelter Island
• Lake Montauk WMP, Town of East Hampton
• Tuthills Creek WMP, Town of Brookhaven
• Beaverdam Creek WMP, Town of Brookhaven
• Mt. Sinai Harbor Management Plan, Town of Brookhaven
• NEIWPCC GI/LID Assessment and Conceptual Design for Long Island Sound Study Stewardship Sites
Stormwater Management/SWPPP:
• L.I. Motor Parkway Multi-Use Trail at Eisenhower Park;
• Longwood Public Library SWPPP, Middle Island, NY
• US Coast Guard Facility SWPPPs (Easton’s Neck, Jones Beach & Shinnecock, NY)
• PSEG On-Call Contract - SWPPPs for utility installations and substation construction/improvements:
Riverhead to Canal Substations (Southampton), Canal to Southampton Substation Distribution
(Southampton); Belmont Substation (Hempstead); Roslyn Substation (Village of Roslyn); Kings Park
Substation and Feeders (Islip); Navy Road Substation (East Hampton).
• Lewis Road PRD residential subdivision and golf course (200+ acre development area), East Quogue
• Gabreski Airport PDD– Hampton Business Center SWPPP, Westhampton, NY
• Colony Preserve residential subdivision (100+acres) SWPPP, Mastic Beach, NY
• Sandy Hills, Mixed Use Development SWPPP, Middle Island, NY
• Del Vino Vineyards, Commercial Site Plan and Vineyard, Northport NY;
• SWPPP Review: Village of Southampton, Village of East Hills and City of Glen Cove SWPPP review
Ecological & Wetlands:
• Manorhaven Beach/Sheets Creek Wetlands Permitting, Shoreline Restoration Plans and Trail Extension
• Suffolk County Wetland Restorations - Gardiners County Park East and West; Timber Point County Park;
Smith’s Point County Park; West Sayville (Wetlands Permitting and Restoration Plan Preparation)
• Cedar Beach Marina, Town of Brookhaven Town Park – Shoreline Stabilization and Marina Expansion
• Village of Bellport Golf Course, Shoreline Stabilization (Revetment Installation and Bulkhead
Replacement)
• Water Island Community Dock, Fire Island (Wetland Permitting for Dock Expansion)
• PSEG On-Call Wetlands permitting for utility projects throughout Long Island
• Biological Monitoring, East Rockaway Inlet - Rockaway Inlet West Groin Field Construction Project
(USACE)
• Pipe Stave Hollow Road Rising, Town of Brookhaven (Wetland Permitting, Restoration Design, OPRHP)
TAYLOR GARNER, AICP
ENVIRONMENTAL PLANNER/GIS MANAGER
Location:
Melville, NY
Education:
Master of Urban Planning with an
Environment and Sustainability
Concentration, City University of
New York at Hunter College, 2017;
Bachelor of Science in
Environmental Science, Business
minor, cum laude; Villanova
University, 2014
Registration/Certifications:
AICP – American Institute of
Certified Planners
Professional Affiliations
Member, American Planning
Association
Steering Committee Member,
American Planning Association
Long Island Chapter
PROFILE
Taylor Garner, AICP is an environmental planner with 6 years of experience. Ms.
Garner has undergone the formal training course in the IMPLAN Economic
Modeling System software. She oversees the preparation of fiscal (projecting
taxes and the impact to local jurisdictions) and economic (projecting job
creation and associated revenues circulating throughout the economy) impact
analyses for residential, commercial, office, industrial, recreational, hospitality,
tourism and mixed‐use developments. She has experience in analyzing
demographic data and preparing grant applications. She has been involved
with comprehensive plans, local waterfront revitalization plans, brownfield
development, zoning plans, and public participation and community visioning
processes. Ms. Garner is also experienced in the preparation and review of
geographic information system mapping, environmental assessment
documents, including SEQRA and CEQR documents, and site plan review for
the Villages of Southampton and Sag Harbor and the Town of Oyster Bay.
Additionally, Taylor has assisted in the preparation of build-out analyses for the
Villages of Maybrook and Woodsburgh and the Town of Southampton. Taylor’s
most recent work includes acting as Assistant Project Manager for the
development of a Suffolk County Blueway Trail Plan, and preparation of two
blight studies in the Town of Brookhaven.
SELECTED EXPERIENCE
• Town of Southold Comprehensive Plan Update, Economic Chapter,
2010
• Port Jefferson Station and Mastic Beach, Blight Studies Town of
Brookhaven, NY - Developed an inventory tool to document field
conditions utilizing Survey123 and ArcGIS Online software. Tasks
included the preparation of maps, synthesis of data from various local
agencies, preparation of Blight Study and participation in meetings with
Town representatives.
• Hicksville Downtown Code, Town of Oyster Bay, NY - Preparation of
zoning code amendments to support the redevelopment of Downtown
Hicksville as envisioned in the Downtown Revitalization Initiative Plan.
Tasks include preparation of maps, preparation of draft code sections,
preparation of a local law and participation in working meetings with
Town representatives.
• Suffolk County Blueway Trail Plan, Suffolk County, NY - Developed a
public inventory tool that incorporates spatial data for the public to
participate with data collection of existing paddling resources,
synthesized data and prepared maps detailing the results of data
collection, facilitated meetings with the Public Advisory Committee