HomeMy WebLinkAboutResolution #2023-157 Town Hall Annex -�4„N MAILING ADDRESS:
OFFICE LOCATION.
" � � � ''��„�, P.O.Box 1179
54375 State Route 25 ":"LL Southold,NY 11971
(cor. Main Rd. &Youngs Ave.)
Southold, NY Telephone: 631 765-1938
www.southoldtownny.gov
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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 &`
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:
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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
extentpossible,prevent the unnecessary loss of those currently open lands within the
Town containing large and contiguous areas of prime 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.
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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 tenant-occur
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.
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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.
4. 1Pa g
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, with people accessing ball fields, 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).
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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 unsignaiized 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
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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.
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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
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DENIS NONCARROW Town Hall,53095 Main Road
TOWN CLERKP.O.Box 1179 WR
Southold,New York 11971
REGISTRAR OF VITAL STATISTICS Fax(631)765-6145
MARRIAGE OFFICER
RECORDS MANAGEMENT OFFICER Telephone
FREEDOM OF INFORMATION OFFICER �. www.southoldtownny.gov
765-1800
ldt
OFFICE OF THE TOWN CLERK
TOWN OF SOUTHOLD
February 6, 2023
Re: Resolution Number 2023-157—A Local
Law to Amend the Zoning Map of the Town
of Southold by Changing the Zoning
Designation of the 5.0 acre parcel to be
subdivided from the parcel known as SCTM
#1000-75-1-6 from Agricultural
Conservation to Affordable Housing District
Donald Wilcenski, Chairman
Southold Town Planning Board RECEIVED
54375 State Route 25
P O Box 1179 FEB 0 7
Southold,New York 11971 d
....... o1ihoid " OW1
Dear Mr. Wilcenski, _ ... PGanniiig Board MKKn
The Southold Town Board at their regular meeting held on January 31, 2023 adopted the
resolutions referenced above. Certified copies are enclosed.
Please prepare an official report defining the Planning Department's recommendations with
regard to these proposed Local Laws and forward it to me at a suitable time in order to allow
sufficient time for the Town Board to review it before the public hearing. The date and time for
these public hearing is 7:00 P.M., Tuesday,March 14, 2023. Please do not hesitate to contact
me, if you have any questions. Thank you.
Very truly yours,
Lyn&M Rudder
Southold Deputy Town Clerk
Southold Town Board- Letter Board Meeting of January 31, 2023
RESOLUTION 2023-157 Item#5.26
a ADOPTED
DOC ID: 18865
THIS IS TO CERTIFY THAT THE FOLLOWING RESOLUTION NO.2023-157 WAS
ADOPTED AT THE REGULAR MEETING OF THE SOUTHOLD TOWN BOARD ON
JANUARY 31,2023:
WHEREAS,the Town Board of the Town of Southold on its own motion shall consider an
application to rezone part of the parcel located at 1080 Carroll Avenue, Peconic,New York and
known as SCTM#1000-75-01-6(to be subdivided), consisting of the 5.0 acre southernmost
portion of said parcel as depicted on the attached plan, from Agricultural Conservation (A-C)to
Affordable Housing District (AHD); and
WHEREAS, a Local Law entitled"A Local Law to amend the Zoning Map of the Town of
Southold by Changing the Zoning Designation of the 5.0 acre parcel to be subdivided from the
parcel known as SCTM#1000-75-01-6, from Agricultural Conservation(A-C)to Affordable
Housing District(AHD)" has been presented to the Town Board of the Town of Southold for the
purpose of effectuating said rezoning.
NOW, THEREFORE, BE IT
RESOLVED that the Town Board of the Town of Southold on the Town Board's own motion is
considering a change of zone of a portion of the parcel known as SCTM#1000-75-01-6 from
Agricultural Conservation(A-C)to Affordable Housing District (AHD); and be it further
RESOLVED that the Town Board of the Town of Southold hereby declares itself lead agency
for the purposes of SEQRA review for the subject change of zone; and be it further
RESOLVED that the Town Board of the Town of Southold has requested the Planning Board
and/or Planning Staff to prepare a report and recommendations on the proposed rezoning,
including a SEQRA report and recommendation; and it is further
RESOLVED that the Town Clerk of the Town of Southold is directed to forward the matter to
the Suffolk County Planning Commission, along with any associated fees, for a report and
recommendation; and it is further
RESOLVED that pursuant to the requirements of the New York State Town Law and the Code
of the Town of Southold, Suffolk County,New York, the Town Board of the Town of Southold
will hold a public hearing on a proposed Local Law entitled "A Local Law to amend the
Zonin Map of the Town of Southold by Changina the Zoning Desi rration of the 5.0 acre
parcel to be subdivided from the parcel krrowu rr SCTM #101111-75-01-6 from Agricultural
Generated February 1, 2023 Page 38
Southold Town Board- Letter Board Meeting of January 31,2023
Conservation "A-C' to Affordable Housing District(AHD)1' at Southold Town hall 5309 a
Main Road Southold New York on the fifth dam of March .2023 at 7:00 p.m.
�L ;��ILA I
Denis Noncarrow
Southold Town Clerk
RESULT: ADOPTED [UNANIMOUS]
MOVER: Sarah E.Nappa, Councilwoman
SECONDER:Louisa P. Evans,Justice
AYES: Nappa, Doroski, Mealy, Doherty, Evans, Russell
Generated February 1, 2023 Page 39