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HomeMy WebLinkAboutMaster Plan Update Summary 1985Master Plan Update Summary' Town of Southold' Suffolk County, New York Town of Southold Planning Board Raymond, Parish, Pine, & Weiner, Inc. Planning Consultants Tarrytown, New York April 1985 TABLE OF CONTENTS PAGE INTRODUCTION · 1 HOUSING/RESIDENTIAL DEVELOPMENT ...................... 3 ECONOMIC DEVELOPMENT ................................. 3 WATERFRONT ........................................... 3 AGRICULTURAL PRESERVATION ............ ~ ............... 3 ENVIRONMENT .......................................... 4 CULTURAL ENVIRONMENT .................. ~ .............. 4 COMMUNITY FACILITIES/UTILITIES ...................... 4 TRANSPORTATION ....................................... 5 LAND USE PROPOSALS ........................................ 6 AGRICULTURAL AND RESIDENTIAL ......................... 6 Agricultural Conservation ....................... 6 Low Density Residential .~ ....................... 7 Hamlet Density Residential ...................... 8 Office/Residential ....................... ....... 9 Residential/Resort ....................... 10 Residential Capacity [' ' .. '' . ' ' 10 COMMERCIAL ..~ ........................................ 11 Hamlet Commercial .......................... ~.... 11 General Commercial .............................. 11 Marine Commercial/Marine Recreation .......... ~.. 12 LIGHT INDUSTRIAL/OFFICE .............................. 13 RECREATION AND OPEN SPACE ...................... ~ ..... 13 Recreation ...................................... 13 Open Space ....................................... 14 PUBLIC/SEMI-PUBLIC FACILITIES ........................ 15 TRANSPORTATION/UTILITIES ............................. 15 Alternative Airport Sites ....................... 15 Sound View Avenue Extension ..................... 16 East Marion Northerly Road ...................... 16 Route 48 Improvement ............................ 16 Aldrich Lane By-pass to Route 48 ................ 16 Moore's Lane By-pass to Route 48 ................ 17 HASiLET STUDIES ............................................ 18 NEXT STEPS ................................................ 20 LIST OF MAPS LAND USE PLAN ................................... HAMLET STUDY LAND USE PLANS ................. ~ .... Mattituck ................................... Cutchogue ................................... Southold .................................... Orient ...................................... Following Page 19 19 19 19 19 INTRODUCTION A comprehensive Master Plan is a statement of what the Town considers to be its long range goals and the desirable types and patterns of development appropriate to achieve those goals. The plan is comprehensive in that it addresses all aspects of the community -- residential development, economic development, natural environment, community services and facilities, and transportation systems -- and sets forth the approach to achiev- ing the desired ends.. The community's Master Plan should never be considered as a static blueprint to be followed without regard to changing condi- tions, but rather should be viewed as a dynamic document to be reviewed periodically and revised as necessary. Moreover, since the plan is intended as a long,range statement, the implementa- tion of the plan will take place over an extended period of time. Formal and informal Community planning efforts for the Town of Southold have been ongoing for the last several decades. In 1967 a Comprehensive Development Plan was prepared by Raymond and May Associates. Zoning amendments were subsequently adopted by the Town Board and most portions of the original Plan were later incorporated into a Development Plan prepared by the Town in 1978. During .the early I980's development pressures have in- creased on the North Fork. At the same time concern for protect- ing the Town's natural resources including its water supply, began to intensify. These circumstances suggested that it was timely to review the Town's planning objectives and existing Plan. In the fall of 1982, Raymond,~Parish, Pine and Weiner, Inc. was retained to assist in updating the Town's Comprehensive Develop- n~ent Plan. The updating of Southold's Comprehensive Plan has been divided into three basic phases. The first phase involved primarily data gathering and identification and analysis 6f goals, issues, opportunities and constraints to be considered in developing a plan. Several background reports and maps were prepared to describe and illustrate and analyze existing conditions including: land use; natural resources; water supply; the economy emphasizing agricultural, fishing, and tourist industries, population and housing; community services and facilities; transportation and historic features; planning issues and Town planning goals. This material is incorporated into a report entitled, Master Plan Update - Background Studies. This material formed the basis for the preparation of the Preliminary Plan by the Consultants. The second phase has been the preparation of the Plan itself. This process included the preparation of a Preliminary Plan by the Consultants, Planning Board and Master Plan Workshop Commit- tee, a series of meetings for Public review and discussion of the Preliminary Plan, and finally the development of a Plan by the Planning Board. This Plan is the Planning Board's recommendation to the Town based on the work of its Consultants and input from the public. The third or implementation phase, involves preparation of the tools necessary to implement the Plan. This phase includes review and revision to the Town's various land development regulations including a revised zoning ordinance together with a proposed revised zoning map. GOALS The goals of the Town of Southold reflect the Town's interest in preserving and enhancing the natural and built environments and providing opportunities for a level of growth and expansion of the economic base that is compatible with the existing scale of development, availability of water, existing sensitive environment of the Town and its historic heritage. The following are the goals upon which the Plan is based: OVERALL PLANNING Provide a community of residential hamlets that are comprised of a variety of housing opportunities, commercial, service, and cultural activities,, set in an open or rural atmosphere and supported by a diversified economic base (including agriculture, marine commercial and seasonal recraation activities)~ Maximize the Town's natural assets, including its coastal lo- cation and agricultural base and achieve a compatibility between the natural environment and development. Achieve a land use pattern that is sensitive to the limited indigenous water supply and will not degrade the subsurface water quality. HOUSING/RESIDENTIAL DEVELOPMENT Preserve the existing housing stock and provide the opportunity for the development of a variety of housing types to meet the needs of people at various stages of the life cycle, various. income and age levels and household compositions. ECONOMIC DEVELOPMENT Strengthen and diversify the Town's economic base as a means of stabilizing and expanding the tax base and year-round and season- al employment opportunities. WATERFRONT Protect environmentally sensitive coastal areas, maximize public access to the waterfront and achieve economic benefits from water-enhanced and water-dependent activities, particularly well planned seasonal and commercial activities in appropriate lo- cations. AGRICULTURAL PRESERVATION Preserve Southold's prime farmland and encourage the continuation and diversification of agriculture as an important element'in the life and economy of the Town. ENVIRONMENT Preserve and enhance the Town's natural environment including waterways, wetlands, tidal marshes, woodlands, bluffs, dunes and beaches. Maintain and' protect Southold's agricultural heritage and pasto- ral and openl qualities. Ensure that !there is an adequate quantity of high quality ground water to serve Southold's present and projected year-round and seasonal populations. Promote a development pattern that is responsive to sensitive areas exhibiting prime agricultural soils, poor drainage, high water table, high erosion hazard, flood hazard, sensitive coastal features, great scenic quality and woodlands. Maintain and improve surface water quality. Maintain and protect finfishing and shellfishing habitats. CULTURAL ENVIRONMENT Preserve the historic, cultural, architectural and archaeological resources of the Town. Preserve and strengthen the hamlets as cultural, residential and commercial centers of activity in the Town; as a means of contri- buting to the preservation of historic buildings and areas and encouraging a "sense of place." COMMUNITY FACILITIES/UTILITIES Ensure the provision of an adequate range of community facilities and services to accommodate existing and future Town needs in a convenient and cost effective manner. Maintain and improve existing utility systems and determine where it is appropriate to expand water supply, sanitary sewer, storm drainage and solid waste disposal systems in order to support the desired level of development and to maintain and protect a healthful living environment, a viable economic base and the natural environment. Provide an open space and recreation system adequate in size and location to accommodate a range of facilities to serve the total (seasonal and year-round) population. TRANSPORTATION Ensure efficient movement of people and goods within Southold, as well as into and out of Town, in a manner that maximizes safety and maintains the scale and integrity of residential and agricul- tural areas. LAND USE PROPOSALS In addition to reflecting Town goals, the ~land use recommenda- tions are influenced by numerous factors including the charac- teristics and scale of existing development, characteristics of the land, past and anticipated trends, quantity and quality of subsurface water, and capacity of existing services and their potential for expansion. Moreover, while current patterns of use and density have influenced the Plan, particularly in a number of residential areas, other areas, presently vacant or in agricul-. tural use, are designated for low intensity use, based largely upon ground water considerations. In a number of instances the Planning Board examined alternatives prior to establishing a recommended policy. The land use. categories in the Plan are general indications of how various areas should be utilized and include identification of lands that should be preserved if and when further development takes place (see following Land Use Plan map). These Categories reflect desirable predominant land uses and are not to be construed as zoning regulations. AGRICULTURAL AND RESIDENTIAL Future major residential development is encouraged to locate in and around existing hamlets in order to preserve and enhance the historic and cultural centers of the community, to support existing commercial centers, to provide locations for moderately priced housing and to encourage efficient and effective provision of community facilities and services including recreation, water and sewer systems, where appropriate, and public safety (fire and police). Generally lower densities are proposed in the remainder of the Town particularly in agricultural areas, in coastal areas adjacent to inland waterways and wetlands and where domestic water supply is uncertain or limited. Even lower densities are reflected in areas where water is particularly scarce and/or where extensive areas of environmentally sensitive features particularly wetlands are found, including part of the area south of the Main Road in Orient, on the eastern end of Fishers Island, and on Robins Island. Agricultural Conservation Sizable portions of land throughout the Town that are currently in agricultural use and/or possess prime soils for farming (Classes I and II) are designated for Agricultural Conservation. Within these areas, which total slightly less than 10,000 acres in what is essentially a critical mass of contiguous lands, non-farm related development should be discouraged. t I I Great LAND USE PLAN SUFFOLK COUNTY NEW YORK TOWN OF SOUTMOLD PLANNING BOARD RAh~MOND. PAR'ISH, PINE B. WEINER, INC.-PLAnNING AND COMMUNITY DEVELOPMENT CONSULTANTS TARR'FTOWN, NEW YORK' ' NEW long Soulhold Pe conic Bay Agricultuel Conservation Residential Low Density Residerffiol Low Density B Residentiol Low Density C Besidentiol Low Density D Resorf/Residenfiol A Resort/Residential B Residential/Office Hamlet Business Generol Business MQrine Recre~ffion Marine Business Light Induslrial/Office F~rk Light Industrial Trdnsportation/Utilities Recreation Open Space Public/Semi- Public Proposed Rood Proposed Road Improvement Gar~nar$ FISHERS ISLAND Sound zrdiner's Boy The major purp6ses of this category are to retain farmland, contribute to the encouragement of farming and agricultural activities to retain the agricultural and rural quality of the Town, and to provide some opportunity for rural residential development. The establishment of an Agricultural Conservation category represents an important policy statement. In order to protect farmland, the basic' residential density in this category is one dwelling unit per two acres. This lower residential density is one element of a package of techniques to be utilized to carry out the preservation policy. Use of a combination of techniques including County and Town acquisition of development rights~ special agricultural land use regulations, mandatory clustering of large sites, agricultural use land assessments and possibly a future system of transferring development rights will be necessary. Included within the Agricultural Conservation designation are properties totaling over 500 acres whose development rights have already been acquired as part of the Suffolk County Farmland Preservation Program. This already assures that these lands will remain in agricultural or open space uses'in perpetuity. In the near future~ additional development rights will be purchased by the Town of Southold as part of the Town's Agricultural Preserva- tion Program. Expanded acquisition of development rights by the Suffolk County Farmlands Preservation Program will preserve additional farmlands. The long term viability of this program is essential to the ability to carry out this policy. Low Density Residential Low Density Residential development at densities ranging from one dwelling per one or two acres for most of the non-sgricultural lands, to one unit per three acres (east end of Fishers Island), one unit per five acres (portions of Orient) and one unit per ten acres (Robins Island) is recommended throughout most of the remaining areas of Southold. These low densities are particular- ly applicable to coastal areas to protect the ground and surface waters and environmentally sensitive portions of the Town includ- ing wetlands, beaches, bluffs and dunes. Generally, the Low Density designation on the plan map indicates one unit per two acres; however, areas that are predominantly already developed with greater density are also shown as low density; the zoning map will indicate the differentiation between areas where two acre zoning is desirable and areas where one acre zoning may be appropriate. This low density, combined with creative development techniques such as locating permitted residences on non-environmentally sensitive lands and keeping other lands open (clustering), can serve to achieve both residential and environmental planning goals. In northern areas of the Town where there are bluffs, beaches or dunes, mandatory clustering is recommended to assure protection of these features. Moreover, since most of this area is dependent on ground water and individual wells, very careful consideration has to be given to the impact of any proposed development on the ground water quality and quantity. Uses in these areas would be primarily residences with a contin- uation of agricultural activities wherev'er feasible. Hamlet Density Residential ~ The Plan proposes that the major hamlet centers continue to be the residential-business-service centers of the Town. These are also the areas where'the Plan reflects the primary effort to provide lower cost housing. For purposes of the Plan, the major hamlet.centers are Mattituck, Cutchogue, South01d and Orient. New Suffolk, Laurel, Peconic and'East Marion and Fishers Island are also included as hamlet centers. Each of the hamlet centers, particularly the major hamlet cen- ters, can be characterized as a small residential community comprising a variety of uses and activities, the density of which is dependent primarily upon the level of utility services, characteristics of exiSting development and the ability to provide moderate cost housing. Greenport, which of course is a separate village, can also be thought of as functioning as a hamlet center. The residential portions of these hamlets (non-residential areas are defined below) can offer opportunities for more intensive and varied housing than in most of the remaining residential areas of the Town. The Hamlet Density ar~as are not shown on the Town-wide plan map, since in the future, sites will become eligible for these higher densities on the basis of three criteria: location relative to the hamlet business area, availability of utilities and provision of moderate cost housing. There are areas shown in the hamlet density residential category on individual hamlet maps indicating locations where multiple dwellings have already been constructed and/or parcels for which M-Zone approval has been given that are contiguous to the hamlet central business area. Each of the major hamlets has a business center. Generally, the one acre density for residential uses will be retained as the base in the hamlet center areas and within the radius of approxi- mately one-quarter mile from the hamlet business district of Orient and one-half mile from the hamlet business districts of Mattituck, Cutchogue and Southold hamlet areas, and one-half mile from the Village of Greenport boundary, a higher density can be applied for only if the criteria Outlined here are met. This provides for a reasonable size hamlet community for purposes of planning, for provision of service, interaction among residents and access to various activities. In order to develop properties for residential uses within this area at a density greater than the base density, an approved central water supply is required, and a sewage treatment facility or connection to a sewer system would be needed. Thus, if public water service and sewage treatment were not available, the maximum density permitted would be two units per acre or 20,000 square foot lots for conventional subdivision. If public water and sewage treatment were available, then areas designated as Hamlet Density could be developed at densities up to four units per acre. To reach maximum indicated densities around the hamlet centers some expansion of the Greenport water and/or sewage treatment systems may be required or the creation of new water supply and distribution systems and sewage treatment systems will be neces- sary. However, the maximum Hamlet 6ensity development (four units per acre) would be permitted only where necessary utilities are in place or can be assured and where there is the provision of moderate cost housing. The Hamlet Density category is also designed to support the establishment of innovative techniques for getting the optimum use out of existing housing. This could include approaches such as the creation of accessory apartments in homes where owners occupy the premises, appropriate utilities are available and sites are of sufficient size. Lower cost housing can also be achieved by permitting residences on upper floors of commercial buildings in the business areas. Residential/Office Areas in the category of Residential/Office have been designated in the hamlets of Mattituck, Southold and Cutchogue. This designation has been used primarily for areas that are currently in mixed use along major roads, but which are not appropriate for commercial or exclusively residential use. These areas serve a~s a transition between more intensive and less intensive uses. The parcels are generally smaller than those in the office-industrial park category. Residential use will be permitted in these areas at a density, of one unit per acre. Nonresidential uses such as business and professional offices, insurance sales and real estate offices are accommodated in these areas. Residential/Resort Two sub-categories of areas to accommodate seasonal and resort development are included. The difference is in intensity of activity, since the density will be based upon access, services, and underlying and/or adjacent residential density. The higher density, similar to Hamlet Density Residential, is designated Residential Resort B. The lower density, comparable to the low density residential category, is Residential Resort A. In areas designated as Residential/Resort A, the emphasis will remain on residential development with limited resort development carefully planned' on large parcels and integrated into the residential environment. The density in these areas will be the same as low density residential densities, i.e. the equivalent of one residential unit per two acres or less. Areas north of Cutchogue, possibly served by an extension of Sound. View Avenue, would include lands approPriately Utilized for residential/resort purposes in the lower density category. Resort and seasonal development at the higher density, an impor- tant element of the Town's economy, is indicated for areas where seasonal resort development is now concentrated, e.g. motels, restaurants, campgrounds and where cottages are developed on a single lot. It is also indicated for areas where such a future use wou-ld be appropriate. Those portions of the north shore of the Town in the vicinitY of Arshamomaque Pond and north of Chapel Lane represents extensions of areas currently utilized for seasonal resort commercial businesses. In addition, other coastal areas of the Town might be utilized for water-related resort purposes. This type of use can be permitted if it does not have an adverse effect on environmental features, current development or on water supply. Since the resort units could be utilized year-round, possible impacts of any such development must be considered on a year-round basis. Moreover, included in both categories would be uses such as conference facilities and specialized resorts (tennis, golf, health, etc.). Residential Capacity Residential development in Southold is both year-round and seasonal. Since so much of the seasonal housing may have the full impact of a year-round unit because it can be utilized year-round and therefore has the potential to use water and other services as year-round units, for planning purposes, all housing is considered year-round. Depending on a number of factors, including how many development rights are acquired from farmland, the eventual extent of water and sewer service, and hoW many of the existing approved lots are developed, the plan has a capacity for 10-14,000 additional dwelling units (year-round and' seasonal from all' residential categories as well as residential uses in hamlet business and marine business categories). This range includes approximately 2,500 existing infill lots and mapped unbuilt subdivisions. This new development would be added to the 7,500 existing year-round and nearly 3,000 seasonal units. While further refinement of this number will be necessary as policies are adjusted over time, the lower figure assumes that about 2,000 acres of farmland are preserved through the Develop- ment Rights program and no significant water or sewer expansion takes place. If the household size stays at the current figure of about 2.5 persons, and the lower figure is utilized then there would be approximately 25,000 additional residents. It is likely that about one-third will be seasonal. Therefore, the probable additional year-round population would be about 17,000 above the current population of nearly 20,000.. If two-thirds of the larger number of 14,000 were utilized, an additional 24,000 year-round residents might be anticipated. This is within the capacity of the available water supply as projected by ERM Northeast in their North Fork Water Study and Southold Town Water Study. COMMERCIAL Hamlet Commercial Retail commercial uses and commercial services are, in general, recommended only in hamlet centers. Expansion of "strip" retail commercial uses along the Town's major corridors, State Route 25 and County Route 48, will be diScouraged since this type of development can weaken existing commercial centers which have capacity for expansion, result in increased traffic congestion and conflict, and undermine the visual and aesthetic appeal of the Town. Within the areas designated as Hamlet Commercial, retail uses predominate; however, there may also be some office, public, semi-public and residential uses that are part of the cultural and activity cores of the communities of Southold Town. Laurel, Mattituck, Cutchogue, New Suffolk, Peconic, Southold, East Marion, Orient and Fishers Island all have areas indicated as Hamlet Commercial. General Commercial In several areas of the Town there are existing concentrations of commercial development within the hamlet area but outside the hamlet center. These areas have been designated General commer- c'ial. Several key locations are: west of Mattituck center; east of Cutchogue; north and west of Southold, and west of Greenport. While some retail uses may be found currently in these portions, future commercial use would more appropriately include auto- oriented business, wholesale and distribution business, 11 contractor yards and other heavy commercial activity. Since some of these activities would not be appropriate in the hamlet center business areas, these two types of commercial areas can comple- ment each other and tend to avoid dilution of the hamlet center commercial uses. There are several areas designated i~ this category where there is already concentration of commercial uses. In a few cases the plan shows an expansion of the area currently used for general commercial purposes. In some of these latter areas, a more restrictive or limited type of business zoning would be appropri- ate. There are numerous individual businesses scattered throughout the Town located in areas planned for non-commercial activity that have not been shown on the planning map. While these uses would remain and retain appropriate zoning, the planning for these areas reflects the broader policy of encouraging concentration of commercial activity and avoiding spot zoning and strip develop- ment. The expansion of commercial development, therefore, would be limited to areas designated in the Plan. Marine Commercial/Marine Recreation Marine-related water-dependent uses are encouraged at appropriate locations on or near the coast and/or along creeks and bays where they do not negatively impact on residential'neighborhoods or the natural environment. The demand for expanded mooring and storage space is high and is likely to grow, but potential sites are limited. Given this limited availability of appropriate water- front sites including creeks, alternate .approaches such as on-land stacking of boats have to be considered. The Land Use Plan distinguishes between strictly recreation-oriented marine activity, Marine Recreation, and more intensive commercial marine activity, Marine Commercial. The Marine Recreation category is recommended for locations along creeks that have suitable harbor areas, but less tidal flushing than is possible in bayfront or soundfront locations. Opportunities for boat docking and launching including marinas and yacht clubs will be provided. Opportunities for restaurants, bed and breakfast establishments and resort hotels or hotels can also be available under more limited conditions. The Marine Commercial category is utilized for more intensive commercial marine activity, which could include marinas and boat yards with boat building, mooring facilities for recreational and/or commercial boats, mariculture operations and where appropriate, fish processing facilities or ferry terminals. Marine Commercial areas could also include some water-enhanced uses such as restaurants, resort hotels or motels, and marine oriented retail stores or museums. This category is generally used for properties that front on the bays where there is extensive tidal flushing. An exception to this is a site proposed for Marine Commercial use on the eastern side of Mattituck Creek since this creek is the only harbor area available to commercial fisherman on the northern Sound side of the Town. Proposed sites for marine commercial use primarily reflect sites that are currently utilized for boat mooring and marine commer- cial purposes. In addition, marine-related areas in the vicinity of Budd's Pond and Sage Boulevard have been proposed for expansion to help in meeting future water-rela%ed needs. LIGHT INDUSTRY/OFFICE This category has b~en designed to accommodate major economic development activities. The Light Industrial/Office Park category is proposed for several accessible areas on the periphery of the hamlet centers, e.g. west of Mattituck, north of Southold hamlet, and west of Greenport which might ultimately be served with utilities and would be most appropriate for. -the establishment of an office park, research center or light indus- tria,l park. Land north of Cutchogue hamlet near the Town landfill site may also be appropriate for such uses. Portions of these areas are already in such use. Any uses in these areas should be of the type that will not negatively impact the ground water. The areas are of sufficient size to 'permit adequate buffering to protect adjacent properties.. Existing smaller industrial areas are included in the Light Industrial category. These areas will require a separate zoning designation to account for the locations that may not be able to meet lot and coverage standards of the larger areas. RECREATION AND OPEN SPACE Recreation Areas indicated in the Recreation category include: (a) parks and beaches that are publicly owned by New York State, Suffolk County, Southold Town, or one of the four Park Districts in the Town; privately owned or group owned recreation facilities such as property owners' association beaches and golf clubs; (c) proposed sites for new or expanded park facilities to create additional recreational opportunities, provide access to the waterfront and preserve sensitive en- vironmenta~l features. 13 The majo'r emphases of the Park and Recreation element are to assure access to a range of passive and'active recreation areas or facilities for persons in all areas' of the Town and to expand access to the water. A site for ~ major year-round swimming/ recreation center to serve the entire Town is adjacent to Peconic Senior/Youth Center. It is centrally located and accessible from all areas. The Plan includes proposed ~expansion of parkland near Peconic Dunes Camp and possible new parkland sites near Arshamomaque Pond, Dam Pond, in Bayview off Southold Bay and in the Pipes Cove and Gull Pond areas outside Greenport. The Plan incorporates a policy.of protecting and increasing opportunities for public access to the water as well as a policy of setting aside localized neighborhood playground/park areas and beaches through the development process. Recreation facilities may be public such as Town or Park District owned facilities or they may remain private such as association beaches and private clubs. All of these contribute to the resources available to residents~ Qpen Space The Open Space category is utilized to designate areas that are set aside for open space/preservation purposes, e.g. Nature Conservancy holdings, as well as to designate.those lands con- taining sensitive environmental features such as dunes, bluffs, beaches, and wetlands that should be kept open and preserved even as part of larger develoPments. The category also includes cemeteries. The open space category is used as a planning tool and will not appear as such on the Town's Zoning Map. Areas shown in the Open Space category 'on the Plan include privately owned but ~ndeveloped areas containing the above mentioned sensitive environmental features (whereas environ- mentally sensitive features have generally not been shown in areas that are already primarily developed). This open space category has been utilized to highlight natural areas in need of protection and preservation so that careful planning can be undertaken if any development is proposed that might negatively impact environmental features. A mapped inventory of natural resources and environmental features within the Town on both developed and undeveloped parcels'can be found in the Master Plan Update - Background Studies report. The planning policy is to keep these areas open, but not neces- sarily public. Much of this land will always be privately owned, but needs to be protected. In some cases, it may be possible and desirable to cluster development in an adjacent area to avoid building in these environmentally fragile and/or erosion prone 14 portions. In other cases it will be desirable to' increase public access to coastal features, especially beaches. Access via easements that may be obtained as part of the development process should be pursued. It may also be desirable to acquire some larger parcels through donation or purchase. Thus, this category does not indicate that all properties includ- ed should be available for public access, but it can give the Town guidance in identifying natural areas that need protection and/or might be suitable for Town acquisition and/or use. PUBLIC/SEMI-PUBLIC FACILITIES Major PubliC/Semi-Public uses in the Plan primarily include schools, governmental offices~ places of worship, firehouses, police station~ libraries, post offices and museums. Most of the sites except schools, are not necessarily distin- guished on this Plan map since they are integral parts of res- idential neighborhoods, agricultural or business areas. The Plan policy is to retain these uses where they exist. No major new sites or major expansion are anticipated. Second firehouse sites in Cutchogue and in 'Orient are proposed as part of the Plan, but no specific sites have been incorporated into the Plan. In selecting sites, better access to portions of the service area are the primary consideration. Whenever there are plans to relocate a post office in the Town, every effort should be made to keep the facility near the hamlet center. A portion of the Town landfill site is included Jn a proposed industrial area and the remainder is shown in the Agriculture Conservation category. The landfill site is limited in the extent of its current use, but more study of the alternatives for solid waste disposal is necessary. TRANSPORTATION/UTILITIES In addition to roads, the Transportation/Utilities designation is used for train stations, ferry docks, utility companies' prop- erties and the existing airports in Mattituck and on Fishers Island. The Plum Island Ferry Dock, however, is shown in the Marine Commercial category. Alternative Airport Sites A study underwritten by the Federal Aviation Authority is expect- ed to establish whether an airport is feasible and if so the most desirable location in the Town for a new general aviation 15 airport. It is anticipated that the existing Ma~ituck airport will be retained, primarily as an aircraft service facility. Sound View Avenue Extension The Plan includes a proposed new road in the northwestern portion of the Town which would be an extension of Sound View Avenue eastward'from Mattituck to Bridge Lane north of Oregon Road in Cutchogue. This road will be located so as to facilitate utilization of the Long Island Sound waterfront, provide scenic vistas, and provide opportunities for limited residential, and/or residential resort development without intrusion into areas designated for agricul- tural use. While.the road is shown schematically, actual plans may indicate locating the road at varying distances from the Sound and bluffs (in any case., beyond the Town's required setbacks) in order to provide for public enjoyment of scenic vistas. East Marion Northerly Road Another road has been proposed in the northern portion of East Marion to facilitate east-west traffic and improve circulation in this low density residential area, as well as to provide suitable access to the proposed park west of Dam Pond. Route 48 ImProvement The Plan includes a proposal to improve Route 48 from the vicin- ity of Kenney's Road north of Southold to Manhasset Avenue east of Greenport. Route 48 west of Kenney's Road has already been widened to four lanes; this improvement should be continued eastward to ease congestion on Route 25 by accommodating truck traffic and second home and seasonal traffic heading to or from the eastern portions of the Town. The increase in capacity will not be of such magnitude as to encourage large increases in traffic, but is important to reducing congestion and maintaining the quality of the hamlets. Aldrich Lane By-pass to Route 48 Several alternative approaches to relieving congestion in the hamlets of Mattituck, Cutchogue and Southold as well as the Village of Greenport have been explored. The Master Plan in- cludes the Aldrich Lane by-pass as the most comprehensive ap- proach to relieving traffic congestion on Route 25, by detouring through traffic from the far western portions to the eastern portions of the Town, as well as in the reverse direction. 16 Signs should be improved on Route 25 in Laurel directing truck drivers and travelers to the eastern portions of the Town to utilize Route 48 as an alternative to Route 25. In a similar fashion, drivers traveling westward from Orient, East Marion and eastern Greenport should be encouraged by well-designed and~ placed signs to take Route 48 and Aldrich Lane rather than Route 25. Moore's Lane By-pass to Route 48 For those who wish to travel through some of the hamlet areas, but avoid the Greenport business district and ferry traffic, the New York State Department of Transportation is recommending re-routing of Route 25 through traffic to and from East Marion and Orient to Route 48 via Moore's Lane, just west of Greenport. While there is some objection on the part of the Greenport business community to this recommendation, two signs -- one indicating "Greenport Business Area" and another indicating "Through 'Traffic" -- could be used to give travelers, particularly truck drivers, a suitable choice of routes. 17 HAMLET STUDIES As part of the master plan update, each of the four major hamlet centers including Mattituck, Cutchogue, Southold and Orient were examined in some depth and more detailed plans were prepared. Existing conditions and various factors affecting planninq, including types of development, vacant land, parking and traffic patterns, natural or environmental features, and historic areas were analyzed. Various existing issues, implications of current .land uses. and problems and opportunities associated with land development were examined; vacant areas were studied and possible future uses of or development patterns on these parcels were explored; the r~lationship between natural features such as creeks and wetlands and vacant parcels and means of protecting the natural features and ground and surface waters were examined; .the historic character of each hamlet and historic buildings within hamlet areas were identified; and the desire to preserve agricultural areas was considered. A plan was developed for each of the Town hamlet areas (see following Hamlet Land Use Plan maps). Each hamlet plan was designed.to: maintain the hamlet as a community focal point and an activity center; strengthen the existing retail and service commercial uses in the hamlet centers; - provide adequate Parking for commercial and public uses; - provide for a range of housing for younger and older resi- dents with a range of income levels within the hamlet areas, with higher densities near the center and lower denSity in outlying areas. The 'base density of one unit per acre is shown on the hamlet maps and the range of possible densities would be limited by the availability or provision of utilities and the provision of lower cost housing; - recognize that transition areas exist between the hamlet business areas and outlying residential areas; provide for some auto-oriented, general commercial uses at the outer edge of the hamlet to complement hamlet center commercial uses; where appropriate, provide areas of sufficient size to establish office parks or light industrial parks to offer opportunities for expanded economic development within the Town; provide areas for recreation activities as weil as open space areas for passive recreation opportunities and fo'r protection of environmental features; suggest road improvements where desirable for smoother traffic flow within the hamlet and/or the Town; preserve agricultural use of land where prime soils exist and a sufficient number of contiguous parcels have remained in farming activities to maintain the viability,of agricul- ture in relative proximity to the hamlet center, protect the quality of ground and surface waters and natural environmental features. 19 Residential Low Density ~ Light industrial (1 D.U./2 acres) ~ Residential L°w Density ~RecreatiOn(1 D,U./ac:re) ~ Residential/Office ~ Open Space Light Industrial/ Office Park ' Land Use Plan ~-!~i®f: ~,¢~'~' Mattituck Master Plan Update Town of Southotd, Suffolk Coun~ New York NEXT STEPS This Master Plan reflects extensive discussion throughout the community and a consensus on the policies and the Plan itself. The Plan, having been adopted by the Planning Board, will form the basis for a series of implementation steps. These steps will include: adoption of the Plan, with or without modification by the Town Board; review of the proposed zoning ordinance and adoption of .proposed zoning changes' to implement land use recommendations incorporated in the Plan; review existing subdivision'regulations and regulations dealing with environ- mental protection and historic preservation; a comprehensive program to protect agricultural lands including establishment of mandatory clustering (also necessary to preserve sensitive environmental features listed'as open space areas and aquifer areas); provisions of a series of measures to encourage and facilitate the development of lower cost housing particularly for younger and older segments of the Town's population; coordination of traffic improvement recommendations with the New York State Department of Transportation and the Suffolk County Highway/Pub- lic Works Department; and development of a capital expenditures program to outline and establish a means for providing necessary public improvements including water and sewer and recreation. 20 Agricultural Conservation Residential Low Density ( 1 D.U./2 acres) Residential Low Density (1 D,U./acre) Hamlet Density (4 D.U,/acre) Residential/Office Hamlet/Business General Business Light Industrial/ Office Park Light industrial Recreation C~n Sp~ Public Parking Area Train Statio~ Proposed Road Irr~rove~T~ent Land Use Plan ~!~}~ ~'~.,., Southold Master Plan Update Town of 8outhold, Suffolk C~Jnty, New York Creek Agricultural Cor~ation Residential Low Density (1 D.U./2 acres) Residential Low Density (1 D.U./acre) Hamlet Density (4 D.U./acre) Residential/Offio~ Hamlet Business General Business Recreation Public Parking Area ~ ~: Cutchogue Master Plan Update . ~- - Tow~ of Sct~tnold, ~ ~ New York Residential Low Density (1 D.U./5 acres) Residentia~ Low Density (1 D.U/2 acres) Residential Low Density (1 D.U./acre) Resort Residential B Hamlet Business Marine Recreation General Business Recreation Open Space School Land Use Plan E~f~ ~11~: Orient Master Plan Update Town of Southold, Suffolk County, New York