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HomeMy WebLinkAboutCarroll Ave, Peconic OFFICE LOCATION: MAILING ADDRESS: Town Hall Annex P.O.Box 1179 54375 State Route 25 100 1i Southold,NY 11971 (cor. Main Rd. &Youngs Ave.) Southold, NY � Telephone: 631 765-1938 www.southoldtownny.gov � TI PLANNING BOARD OFFICE TOWN OF SOUTHOLD MEMORANDUM To: Denis Noncarrow, Town Clerk Members of the Town Board From: Donald J. Wilcenski, Chairman Members of the Planning Board Ok` Date: March 14, 2023 Re: Planning Board Comments on the Change of Zone of SCTM#1000-75-01-6, from Agricultural Conservation(A-C)to Affordable Housing District(AHD)Zoning District Location: 1080 Carroll Avenue, Peconic,New York The proposed action involves the request for a Change of Zone by the Southold Town Board on their own motion of the 5-acre parcel to be subdivided from a 10.03-acre parcel known as SCTM#1000-75-01-6, from Agricultural Conservation(A-C) to Affordable Housing District (AHD)Zoning District." The parcel is located at 1080 Carroll Avenue, Peconic,New York. This proposal requires three separate discretionary reviews by the Town and Planning Boards. 1. Change of Zone on the Town Boards' own motion on 5 acres of the 10.3-acre parcel from AC to AHD. 2. Subdivision of the parcel into two lots reviewed by the Planning Board. 3. The approval of a residential Site Plan is considered by the Planning Board. The Planning Board provides the following assessment and recommendations: 1. Current Zoning and the Applicability of the AHD Zoning District The parcel is currently zoned Agricultural Conservation(AC). The purpose of the AC Zoning District is: 11Page The purpose of the Agricultural-Conservation (A-C) District and the Low-Density Residential R-80, R-120, R-200 and R-400 Districts is to reasonably control and, to the extent possible,prevent the unnecessary loss of those currently open lands within the Town containing large and contiguous areas ofprime agricultural soils which are the basis for a significant portion of the Town's economy and those areas with sensitive environmental features, including aquifer recharge areas and bluffs. In addition, these areas provide the open rural environment so highly valued by year-round residents and those persons who support the Town of Southold's recreation, resort and second-home economy. The economic, social and aesthetic benefits which can be obtained for all citizens by limiting loss of such areas are well documented and have inspired a host of governmental programs designed, with varying degrees of success, to achieve this result. For its part, the Town is expending large sums of money to protect existing farm acreage. At the same time, the Town has an obligation to exercise its authority to reasonably regulate the subdivision and development of this land to further the same purposes while honoring the legitimate interests offarmers and other farmland owners. The surrounding zoning districts include R-80 zoned properties to the north, R-40 to the north, R-80 to the west, and AC to the south. All of the surrounding zoning districts allow single-family residences as a permitted use. The proposed use on the parcel is not in conflict with the AC/R-80 and R-40 zoned surrounding properties that support recreational and residential uses. The parcel is listed as occurring within an agricultural district. The purpose of the AHD Zoning District is: To provide the opportunity within certain areas of the Town for the development of high- density housing for families of moderate income; and further, to do so with sensitivity to the historic and aesthetic character of the Town's existing neighborhoods. Towards that end, the Planning Board shall have the authority to amend certain setback and other specifications in order to ensure cost efficiencies and design that furthers the Town's goals ofproviding quality workforce housing. Homes located within the Affordable Housing District are intended to be affordable in perpetuity. The amendments set forth in Local Law No. 13-2004 apply only to development in an AHD District after June 1, 2004. A change of zone on the parcel from AC to AHD would allow a total unit density on site of 24 set by Article VI. Affordable Housing (AHD) District. The units will be affordable in perpetuity, as required by Southold Town Code. The application proposes 24 perpetually affordable 2 bedroom/1 bath cottages for moderate-income families on 5 acres with a parcel density of 0.21 acres or 9,147.60 square feet per unit. This action will create affordable/workforce housing and is not expected to adversely impact the historic or aesthetic character of the Hamlet of Peconic and thereby meets the purpose of the AHD Zoning District. 21Pa&, c Bulk Schedule Compliance The Southold Town Planning Board is considering subdividing the 10.22-acre subject parcel into two lots; where Lot 1 would equal 5.22 acres, including a 50' wide right of way and Lot 2 would equal 5.01 acres. The proposed 24-unit workforce housing complex would be located on Lot 2. The proposed concept plan submitted to the Town Board shows large areas of buffers and undeveloped land to be undisturbed with existing vegetation to be left in place. The proposed yield complies with the AHD Zoning District §280-28. Bulk, area, and parking regulations. The AHD Zoning District requires 10,000 sq. ft. of land area for each tenaiat-occu ied moderate-family income dwelling unit(unit)to meet yield unless the maximum unit size is equal to or less than 850 sq. ft. If the unit is equal to or less than 850 sq. ft. the required land area per unit is reduced to 3,300 sq. ft. per unit. The units are proposed at 600 sq. ft. therefore the yield calculation is as such: 5 Acres x 43,560 sq. ft. per acre/3,300 sq. ft. = 66 units Although the potential calculated yield on the parcel is 66 units, Town Code currently limits the total number of units for the proposal to 24 units. Another limiting factor on the number of total units that can be developed on-site is available sanitary flow limitations from the Suffolk County Department of Health Services. 2. Built Environment and Existing Conditions Land uses surrounding the parcel include a mixture of agriculture, recreational, residential, and commercial. The surrounding land use is comprised of a 46-acre protected parcel directly to the east, a 19.43 acre protected parcel to the south, a Town-owned protected recreation use parcel to the west, and lots improved with residences and contractors' yards to the north, southwest and northwest. The parcel is not located within a FEMA-mapped flood zone. 3. Transportation and Infrastructure Parcel Access The parcel is located east of Carroll Avenue (a collector road)that connects to Suffolk County Route 48 (an arterial road) and Peconic Lane (a collector road) is improved with a single-family dwelling and driveway fronting NYS Route 25. Access to the complex will be from a future public access road originating from Carroll Avenue. 3111age Infrastructure Public sidewalks are not located on Carroll Avenue. Public sidewalks are located on the west side of Peconic Lane extending from Suffolk County Route 48 in the north to NYS Route 25 in the south, and are available to future residents of the development. The Town-owned recreational parcel to the west of the parcel and across Carroll Avenue offers various pedestrian opportunities to cross the land areas. The parks and public use buildings located on Peconic Lane offer centralized access to open space and recreation. Robert Tasker Park • Tennis courts (3) with lights • Little League baseball fields (3), 1 with lights • T-ball baseball field (1) • Playground area(1) • Restroom facilities • Pickleball courts (3) Jean Cochran Park • Roller hockey rink(1) • Baseball field, with lights (1) • Tennis courts (3) • Basketball court(1) • Football field(1) (also used for lacrosse, soccer) • T-ball baseball fields (2) • 1/2 mile walking track Distance to Public Transportation The train transportation mode is unavailable to future residents,the Peconic Train Station stop is inactive. The nearest accessible bus stop is located in front of the Greenport Harbor Brewery, approximately 0.52 miles from the parcel. Suffolk County operates a bus service throughout the Town. Pedestrian and Bicyclist Modes A sidewalk on the west side of Peconic Lane provides ample access to pedestrians from the parcel to the surrounding Peconic Hamlet Center commercial businesses and services. Bicycle access to the bus stop is also available on Peconic Lane. Transportation by bicycle on area roadways is also available. 41Pagc 4. Access to Public Water and Sewers Public water is available to the parcel via a SCWA line extension. The parcel is located within SCDHS Groundwater Management Zone IV, which according to Article 6 of the Suffolk County Sanitary Code, has an allowable flow of 600 gallons per day (gpd) per acre in areas served by public water. The sanitary design flow is computed using SCDHS manual Standards for Approval of Plans and Construction for Sewage Disposal Systems for Single Family Residences. The manual establishes 300 GPD for a single-family residence. A public sewer connection is not available. The newly constructed workforce housing complex will discharge wastewater to subsurface sanitary systems and ultimately to the aquifer at the parcel location. Page 5 of 13 of the FEAF indicates that 3,600 gallons per day (gpd) of sanitary waste will be generated and disposed of; less irrigation amounts. To mitigate nitrogen loading originating from wastewater to the aquifer, a Fuji Clean I/A OWTS is proposed. The systems are designed to reduce the Total Nitrogen loading to less than 19 mg/L. Recent monitoring of these systems indicates that the total nitrogen reduction is much better than 19mg/L. 5. Availability to Commercial Centers,Public Schools, and Amenities The parcel is located across the street from the Peconic Hamlet Center. A United States Postal Office is located west of the parcel, and several retail shops and a laundromat is also available. The location of the parcel provides adequate access to certain amenities. Access to public schools is available. The parcel is located within the Southold Union Free School District. Available public schools to future residents of units would include Southold Elementary School and Southold High School. 6. Potential Environmental Impacts Impacts on transportation, water supply, quality, community character, and community services are expected if the parcel is developed. A nominal increase in vehicle trips is expected on Carroll Avenue and Peconic Lane if the AHD Zoning District is approved and affordable units are developed. Traffic on Peconic Lane and Carroll Avenue will increase over existing conditions. The recreational use to the south generates a low to medium amount of intermittent and periodic vehicle trips, witli people accessing ball gelds, courts, and a small playground. The 8th ITE Trip Generation Report for single-family use indicates that a total of 144 daily vehicle trips could be expected, with PM Peak Trips at 16 (11 in and 5 out). 51Page Traffic flow is expected to use New York State Route 25 to the south, down Peconic Lane to Carroll Avenue and to and from the site, and from Suffolk County Route 48 (SC Route 48) down Peconic Lane to Carroll Avenue and to and from the site. The major intersection at Suffolk County Route 48 and Peconic Lane is signalized. The intersections at Route 48 and Carroll Avenue are controlled by a STOP Sign and STOP Bar. One Way directional signs are visible from Carroll Avenue,pointing in the direction of travel for each road section. The NYS Route 25 and Peconic Lane intersection is unsignalized with a STOP sign but no STOP Bar in the roadway. The eastbound approach to Carroll Avenue does have a turning/deceleration lane but not an acceleration lane eastbound. Vehicles must cross the eastbound lanes through a pass- through to travel westbound on CR 48. The westbound approach to Carroll Avenue does have a turning/deceleration lane for vehicles turning south onto Carroll Avenue. However, it is important to note that cross- traffic at this location is uncontrolled, and there has been discussion about requiring a left-hand turn only out of the access road. A traffic and Signage Plan has been submitted. The intersection of the access road and Carroll Avenue is proposed to be controlled by a STOP sign. Special Groundwater Protection Area The parcel is not located over a Special Groundwater Protection Area(SPGA). The limits of the SPGA stop just to the north of the parcel.No wetlands are located adjacent to or on-site. The total amount of sanitary waste would increase as a result of constructing the affordable housing units and is expected to impact groundwater quality over time through the introduction of nitrogen from sanitary waste. To mitigate impacts, the application is proposing to purchase sanitary flow credits and install an I/A OWTS system. The total amount of potable water used would increase. Mitigation to conserve potable water could include limiting irrigated areas, retaining existing vegetation on site, requiring native plant species, and applying fertilizer and herbicide Best Management Practices to landscaped areas during a future site plan review. 7. Social Impacts The requested Change of Zone would result in beneficial social impacts by creating the opportunity to construct affordable housing on the parcel and offering the units, once constructed, to eligible people/families listed on the Town of Southold Affordable Housing Registry. Currently, affordable housing is a critical need within the Town for 611 age singles, single parents, families, and seniors. This need is stated as a goal and objective in the Southold Town Comprehensive Plan. 8. Economic Impacts The requested Change of Zone and successful completion of affordable housing units could result in beneficial economic impacts by providing housing to the workforce and financial stability to singles, single parents, families, and seniors. 9. Consistency with Community Plans and Community Character The low inventory of affordable housing in the Town is discussed in the Southold Town Comprehensive Plan (2020). Comprehensive Plan The Southold Town Comprehensive Plan Land Use Chapter and Housing Chapters include goals that support the creation of affordable housing. The Housing Chapter of the plan outlines several challenges to creating affordable housing in the Town. The first challenge is that the cost of existing housing stock requires that renters and homeowners pay more than 35% of their gross income on rent and that very few homes are valued at less than $600,000 in any hamlet(2023 data). The median household income and the price of homes in the Town reveal that many Town residents cannot afford a home at today's prices. A second challenge is that the Town has been a destination for second homeowners and retirees. This demand for homes has caused prices to increase significantly, rendering them out of reach for residents. The last challenge is a lack of legal, "affordable"housing stock to meet the demand. More recently, the investments in short-term rental properties have severely impacted the availability of lower-priced housing in the Town, essentially outcompeting the potential purchasers looking for attainable housing. As you are aware,the Town maintains a"housing registry" for households requesting housing assistance with home ownership, rental housing, age-restricted housing, etc. The Town allows anyone whose total household income does not exceed the median income for Nassau-Suffolk Counties to apply. Currently, the housing registry has approximately 400 individuals and families listed. This high number of registrants identifies the critical need for affordable housing. The Town's changing economics and demographics create difficulty in achieving affordable housing goals. The recent increase in housing costs fueled by second homeowners, short-term rentals, and the recent influx of new residents due to the COVID-19 Pandemic has exacerbated the problem. The proposal is consistent with the Southold Comprehensive Plan. 71Page The final design of any development proposal will occur during the site plan review process. Existing vegetation that could help screen the development from roadways is expected to remain in place. Greenspaces will be established against Carroll Avenue. Community services are available to future residents of the site. The Town of Southold owned Peconic School, and Recreation Center buildings are located on Peconic Lane. These community facilities offer opportunities with various programs and space for events. Police and fire department coverage of the site is available. 10. Recommendations The proposed Change of Zone of the parcel to the AHD Zoning District is supported for the following reasons: a. Provides affordable housing opportunities and meets Town goals as identified in the Land Use and Housing Chapters of the Southold Town Comprehensive Plan. b. The parcel is within walking distance to the Peconic Hamlet Center and public transportation. c. Meets the Planning Board's goal of dispersing affordable housing units throughout the Town. Note that an affordable housing project has not been constructed in the Peconic Hamlet in the last twenty years. d. The location is good for affordable housing and would provide access to recreational facilities, Town services at the Peconic School and the Recreation Center, and a small Hamlet Center with a post office and other amenities. e. The parcel is located adjacent to the Peconic Hamlet Center and within the Peconic HALO. f. Provides an opportunity to create workforce housing through a public/private partnership with the Town. Please contact the Planning Department with any questions. cc: Paul DeChance, Town Attorney 1 P a