HomeMy WebLinkAboutAG-09/12/2023 WS September 12, 2023 Town Board Work Session Agenda
OPEN SESSION
IV-1 9:00 Mark Terry, Assistant Planning Director with Mara Cerezo, Planner re:
Draft Community Housing Plan Updates and Discussion to Set for
Public Hearing
IV-2 9:30 Jim Bunchuck, Solid Waste Management Coordinator re: Updates to
the Solid Waste Management Plan
IV-3 Supervisor Russell re: Review of Easements on PDR Farmland- Set
Code Committee (Follow Up from 8/29)
IV-4 Application for Appeal to the Coastal Erosion Hazard Board of Review:
1025 North Sea Drive, Southold
IV-5 Town Attorney Paul DeChance and Assistant Town Attorney Julie
McGivney re: Discussion of Proposed Changes to Chapter 170 as
Requested by the Historic Preservation Commission
IV-6 Town Attorney Paul DeChance re: Discussion Concerning Setting a
Public Hearing to Consider Proposed Changes to Chapter 245- Senior
and Firefighter Tax Exemptions
IV-7 Town Attorney Paul DeChance re: Discussion Concerning Proposed
Resolution Adopting New Building Department Fees
EXECUTIVE SESSION
IV-8 Labor- Matters Involving the Employment of a Particular Person(s)
12:00 Chief Martin Flatley
IV-9 Litigation- Griffin v. Town of Southold
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From: Cerezo, Mara
Sent: Friday, September 1, 2023 11:09 AM
To: Russell, Scott; Doherty,Jill; Evans, Louisa; Nappa, Sarah; Mealy, Brian; Doroski, Greg
Cc: Tomaszewski, Michelle; Noncarrow, Denis; Mirabelli, Melissa;Terry, Mark; DeChance,
Paul; Lanza, Heather
Subject: RE: For Review- Draft Community Housing Plan with Revisions
Attachments: 2023-09-01 Community Housing Plan (Highlighted Revisions).pdf
Dear Supervisor Russell and Town Board Members,
Thank you again for your thoughtful review and consideration of the Draft Community Housing Plan. We have reviewed
the comments from Tuesday's meeting, and incorporated revisions to the text based on your feedback and an initial
legal review. Please note that some wording may still need to be edited for legal purposes,which we defer to the Town
Attorney's office.
For your convenience,the sections that have been updated are highlighted in yellow in the attached document and
summarized below.
• Page,32: Revised "Farmworker Housing Loan".
• Page 37: Revised and renamed "Deferred Rental Loan Program"
• Page 39: Edited "Benchmarking Progress"
• Page 45: Edited note regarding review and approval process.
Please let me know if you have any questions or further suggestions on the proposed revisions.
Have a wonderful Labor Day weekend!
All the best,
Mara
Mara Cerezo, Planner
Southold Town Planning Department
54375 NYS Route 25
P.O. Box 1179
Southold, NY 11971
Phone: 631-765-1938
Email: MaraC@southoldtownny.gov
From: Cerezo, Mara
Sent: Friday,August 25, 2023 2:17 PM
To: Russell, Scott<Scott.Russe ll@town.southold.ny.us>; Doherty,Jill<jill.doherty@town.southold.ny.us>; Evans, Louisa
<louisae@town.southold.ny.us>; Nappa, Sarah<sarah.nappa@town.southold.ny.us>; Mealy, Brian
<brian.mealy@town.southold.ny.us>; Doroski, Greg<greg.doroski@town.southold.ny.us>
Cc:Tomaszewski, Michelle<michellet@town.southold.ny.us>; Noncarrow, Denis<denisn@southoldtownny.gov>;
1
Mirabelli, Melissa <melissa.mirabelli@town.southold.ny.us>;Terry, Mark<mark.terry@town.southold.ny.us>; Paul
DeChance(pauld@southoldtownny.gov) <pauld@southoldtownny.gov>
Subject: For Review- Draft Community Housing Plan with Revisions
Dear Supervisor Russell and Town Board Members,
Thank you for your thoughtful review and consideration of the Draft Community Housing Plan. Based on your on-going
conversation surrounding the plan, we have made some revisions and additions to the text.
For your convenience,the sections that have been updated are highlighted in yellow in the attached document and
summarized below.
• Pages 6&7: Included numbers on definitions for affordable and community housing.
• Page 16: Updated numbers.
• Page 26: Included updated numbers as a footnote.Also added clarification around short-term rental definition.
• Page 29:Added statement regarding compliance with fair housing and fair lending laws.
• Page 32:Added "Farmworker Housing Loan".
Page 37:Added "Safe and Attainable Housing Loan" (for renters).
• Page 39:Added additional stacking loan programs.
• Page 39-40:Added "Benchmarking Progress" section.
• Page 42: Highlighted that the Community Housing Act does not allow for employee salaries as an eligible cost.
Needs further legal review.
• Page 43: Noted that this section outlining potential duties is not meant as a job description/duty statement.
• Page 45:Added "Outreach and Education to Address the Housing Stigma"section.
• Page 46:Added note regarding review and approval process. Affirms authority of the Town Board.
• Page 51:Added on-site management requirement in section on 'Best Practices".
• Page 61:Added footnote for how the public can view affordable housing concepts under review.
• Page 62: Included most recent version of the "Maximum Home Purchase Price and Monthly Rental Amounts for
Southold".
Please let me know if you have any questions or further suggestions on the proposed revisions.
Have a wonderful weekend!
All the best,
Mara
Mara Cerezo, Planner
Southold Town Planning Department
54375 NYS Route 25
P.O. Box 1179
Southold, NY 11971
Phone: 631-765-1938
Email. MaraC @southoJdtoyL1qy.gov
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Town of Southold
Draft Community Housing Plan
September 1,2023
Town of Southold
Community Housing Plan
Southold Town Board
Scott A. Russell,Town Supervisor
Jill Doherty,Town Board Member and Advisory Board Liaison
Louisa Evans,Town Board Member
Sarah E. Nappa,Town Board Member
Greg Doroski ,Town Board Member
Brian O. Mealy,Town Board Member
Village of Greenport
Kevin Stuessi, Mayor
Mary Bess Phillips, Deputy Mayor and Trustee
Julia Robins,Trustee
Patrick Brennan,Trustee
Lily Dougherty-Johnson, Trustee
Community Housing Fund Advisory Board
William Araneo Banking Industry
Elizabeth Cashel Fishers Island
Lori Cohen Attorney &Greenport Resident
Cathy Demeroto Community Action Southold Town (CAST)
Scott Edgett North Fork Wood Works
Stephen Gaffga Village of Greenport
Erin Kaelin Licensed Associate Broker
Mark Levine Town of Southold Housing Advisory Commission
Tanya Palmore North Fork Housing Alliance
John Stype Insurance
Southold Town
Heather Lanza, AICP,Town Planning Department Director
Mark Terry, AICP,Assistant Town Planning Director
Mara Cerezo, Planner
Consultant
Nelson Pope Voorhis, LLC (NPV)
70 Maxess Road Melville, NY 11747
1Page
Town of Southold
Draft Community Housing Plan
September 1,2023
1.0 INTRODUCTION... .. .. .. .......„..,„„... ,..,,..,, ......I. ......... ,......... ., „,..,, „,.,..,,...,.,.,.,.. .........5
1.1 Purpose of this Community Housing Plan.............»„.,...,.....„....„....... ...............................8
1.2 Peconic Bay Region Community Housing Act..............................................—.....,,.,....,.,,.8
1.3 Community Housing Fund Advisory Board ................. ...................... 10
1.4 Community Housing Fund...........................................................................„.,......,,„„,.,,.. 11
1.5 Community Housing Plan and the Southold Town Comprehensive Plan...................... 12
2.0 COMMITMENT TO COMMUNITY HOUSING ........ ..„.,... ....................„,,.„......... 14
2.1 Zoning for Community Housing Types......................................................................._.. 14
2.2 Town of Southold Affordable Housing District (AHD),..... ..................... ......... 15
2.3 Town of Southold Chapter 34 Housing Fund............____......___.............................. 16
2.4 Southold Town Housing Advisory Commission....................................,,..,„„„„,„„„„„„„„.,.,..,,, 17
2.5 Town of Southold Chapter 34 Affordable Housing Registry.................................... .... 17
3.0 HOUSING NEEDS ASSESSMENT............................. ......... ......... ........ ,., ,,,,„.„...„..„ 19
3.1 Community Housing Survey (CHS) ....................................„ .............................. 19
3.2 Who lives in Southold Town/Village of Greenport? ,,,,.,..................................„,,,„,.,,,,,.., 20
3.2.1 Population Varies by Hamlet „ ......... ........................... ,,,, .,, ,. . 20
3.2.2 Growing Number of Senior Citizens.......................„,,...»....,...,.,..,.,,.,..,,,,,,,,.............. 21
3.2.3 Increase in Economically Disadvantaged Students..........................,...,.................. 22
3.2.4 Increase in Hispanic/Latino Population ..... ....................... 22
3.2.5 Median Income................................. ......... ........ ......... .......... ....„.,. ...„,,........,.. 23
3.2.6 Local Workforce.........................................*..,„,„,,..,„,.........................,..................... 23
3.3 What is housing like in Southold Town/Village of Greenport?.................,.,. „ .,....,...,,„ 25
3.3.1 Vacant/Seasonal Homes................. .. ......,,, .„,...... .........,................ ............ 25
3.3.2 Housing Stock..........................................................................................„,,..,,..,...... 25
3.3.3 Short-Term Rentals............................................. ........„„.,.,,..,.„..,......,,,.......,........... 26
3.3.4 Housing Market.......,............ ......... ...... ... .......... ........ . ......... ......,„,„ ..,....„,„„,..„.. 27
3.3.5 Cost Burdened.......................„ ,... .. ......... .„....., ... ......................... 27
3.3.6 Affordable Housing.... ......... ......... ......... ......... ......... .................. ................... 28
4.0 RECOMMENDED COMMUNITY HOUSING EXPENDITURES................................................ 29
4.1 Goal One: Increasing the Inventory of Community Housing......................................... 29
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Town of Southold
Draft Community Housing Plan
September 1,2023
4.1.1 Low-Interest Loans for Construction of Community Housing................................ 3
4.1.2 Accessory Dwelling Unit (ADU) Low-Interest Loans...............................................31
4.1.3 Farmworker Housing Loan a... ......... ........ ......... ......... ............................ ....... 32
4.2 Goal Two: Maintaining and Supporting Existing Community Housing..........................32
4.3 Goal Three: Increasing Homeownership Opportunities........ ......... ......... ................33
4.3.1 First-Time Homebuyers' Low-Interest Loan .........................................____.....,... 35
4.3.2 Hero First-Time Homebuyer Interest-Free Loan ......................____................_., 36
4.3.3 Safe and Attainable Housing Loan............................. Errorl Bookmark not defined,
4.4 Goal Four: Housing Education and Counseling Services............................................. . 37
4.5 Potentially Available Stacking Loan Programs....................................—.......„................ 38
4.6 Benchmarking Progress............... .......... ............................... .................... .........w,,....39
4.7 Summary Table....... .......— ................... .........,.,.,..............................,........... .............40.
5.0 COMMUNITY HOUSING PLAN IMPLEMENTATION AND MANAGEMENT....,,.,..................41
5.1 Establish a Housing Department...................___..........................,,.,,.,, ....,..................41.
5.1.1 Housing Program Management...... ......... ............................. ......... ..............41
5.1.2 Housing Registry List Management........... .................- ......., ....... ...........,...,,42
5.1.3 Outreach and Education ................................. .................. .......,.........42
5.1.4 Develop the Application Procedure for Housing Funds (Chapter 17 &34)..,.........44
5.1.5 Review and Approval Process for Fund Expenditures............................................. 4
6.0 ADDITIONAL RECOMMENDATIONS................................ ....... ......... ......... 46
6.1 Petition to Increase the SONYMA Limit............ ........ ......... ......... ........ ......46
6.2 Address the Impacts of Short-Term Rentals..... ......... ....... ............... ............46
6.2.1 STR Role in Housing Crisis.... ......... ............................... ........ ......... .................46
6.2.2 Enforcement and Regulation of STRs .....................................................................47
6.3 Update Housing Plan with Community Involvement.....................................................47
6.3.1 Annual Housing Plan Update.................................... .,.....,.....................,......,.......47
6.3.2 Hamlet Study Update.... ........................... ......... .......... .........__ ....................... 47
6.4 Code Amendments to Increase Community Housing... .. ........__ . .......,....,,..,............48
6.5 Explore Incentives for Increased Community Housing for Rent....................................46
6.6 Develop Best Practices in Housing......... ........ ........................................ ..................49
6.6.1 East End Town Collaboration.................... .......... , ..............., ...........,,.....49
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Town of Southold
m Draft Community Housing Plan
September 1,2023
6.6.2 Regional Housing Programs................__................................................».. ...........49
6.6.3 Encourage Intergenerational Housing......................................................................49
6.6.4 Support Development of Mixed-Income Housing. ................... ............................49
6.6.5 Audit Existing Application Processes ...................................................................... 50
6.6.6 Local Community Land Trust ........................................................ ......................... 50
6.6.7 Zoning and Design Considerations for Community Housing.................................. 50
6.6.8 Establish On-Site Management Requirements.... „ ...... ...... ........___ 50
7.0 APPENDICES..... .................... .......—.... .....,»...,..................... ... .. ........ ........., ....,, ......... 51
APPENDIX A: PECONIC BAY REGION COMMUNITY HOUSING FUND............................................ 52
APPENDIX B: 2020 TOWN COMPREHENSIVE PLAN ...................................................................... 58
APPENDIX C: AFFORDABLE HOUSING REVIEW COMMITTEE PROCESS ....................................... 60
APPENDIX D: MAXIMUM HOME PURCHASE PRICE AND MONTHLY RENTAL AMOUNTS FOR
SOUTHOLD TOWN AFFORDABLE HOUSING REGISTRY..................,. .,,.„,....,.............,.......... 61
APPENDIX E: HOUSING NEEDS ASSESSMENT SOURCES & METHODOLOGY ................................ 62
APPENDIX F: EXISTING DEMOGRAPHIC AND ECONOMIC PROFILE ............................................. 63
APPENDIX G: EXISTING HOUSING PROFILE........... ......... .................... ......... ..M.... ............... 73
APPENDIX H: HOUSING NEEDS ASSESSMENT STANDARD PROCESS ...................... ..................... 83
41 Page
Town of Southold
Draft Community Housing Plan
September 1,2023
1.0 INTRODUCTION
Southold Town is a 54 square mile farming, fishing, and small business community made up of
the ten distinct hamlets of Cutchogue, East Marion, Fishers Island, Greenport West, Laurel,
Mattituck, New Suffolk, Orient, Peconic and Southold. The Incorporated Village of Greenport is
within the geographic boundaries of the Town and has participated in the drafting of this Housing
Plan.
The Town of Southold and the Village of Greenport have historically been communities where
neighbors know neighbors and families occupy generational homes. These generational ties to
the land and community are strong, yet because of changing community dynamics, stable year-
round moderately priced housing is increasingly challenging to find. People struggling to find
local housing priced within their means include a wide-ranging array of community members.
The lack of availability of suitable housing options will have short and long-term impacts on the
Town of Southold, forever shaping its future.
Over the past several years, the challenges of finding stable year-round moderately-priced
housing have been exacerbated by economic and regional events. The unprecedented COVID-
19 pandemic led to an influx of new residents which further compounded the already increasing
housing costs. In addition, a surge in short-term and seasonal rentals have prompted a reduction
in an already small supply of available year-round rental homes and apartment stock. Most
importantly, the gap between housing costs and median household income has significantly
widened over the last few decades and continues to accelerate, increasing the portion of the
population for whom homeownership is out of reach.
In recognition of the housing crisis that the region is experiencing, the Peconic Bay Region
Community Housing Act (Act) was passed by the New York State Legislature. The Act gave the
five East End Towns the authority to establish a Community Housing Fund (CHF) to expand
housing opportunities. Southold voters passed the local referendum in November 2022,
establishing the Southold CHF and authorizing a real estate property transfer fee of 0.5 percent.
Since April 1, 2023, the revenue from the transfer tax has been collected and placed into a
dedicated fund for community housing. Prior to any expenditures from the Southold CHF, the
Town Board must adopt a Housing Plan that identifies priorities for expenditures of the real
property transfer fees collected through the Southold CHF. This Community Housing Plan
("Housing Plan" or "Plan") expands upon current efforts by the Town and outlines a set of goals
and recommendations, including funding programs to address the community housing crisis in
the Town of Southold and Village of Greenport. Upon adoption by the Southold Town Board,
this Plan will be an addendum to the Southold Town Comprehensive Plan. Through an
Intermunicipal Agreement, this Plan will be used by the Village of Greenport.
51 Page
Town of Southold
Draft Community Housing Plan
September 1,2023
The Southold CHF will be subject to the rules dictated by the Act which are restricted to a set of
eligible expenditures, and eligibility requirements which are described in Section 1.2 and
provided in full in Appendix A. This Plan also expands on the work that the current, and past,
Town Boards have accomplished over the years to facilitate the creation of attainable housing
within the Town which is summarized in Section 2. Most importantly this Plan will establish an
important framework to address the housing crisis. It is not intended to solve all the challenges
of housing within the Town but rather it will galvanize the Town's and Village's resources toward
finding viable solutions. Section 3 provides a Housing Needs Assessment that looks at
demographic trends and the landscape of available housing stock, utilizing the results of a local
survey coupled with census data and other resources. Section 4 outlines the recommended
funding programs, Section 5 includes recommendations for implementation and management,
and Section 6 presents additional items for consideration.
For the sake of consistency in terminology while reading through this Housing Plan, please note
the following definitions:
1. Affordable or Moderate-income Housin —As defined by Southold Town Code §280-25, a
dwelling unit reserved for rent or sale to a moderate-income family' for which the
maximum monthly rent or initial sales price does not exceed the prices set forth in Town
Code §280-30D.
a. A moderate-income family of four in Southold (as of the writing of this plan) is a
family of four making between $102,000 - $187,560 annually. This income range
represents 80%to 120%of the area median income. If someone is looking to rent
an "affordable" one-bedroom apartment, they could pay up to $1,914 a month
(with or without utilities),based on 2023 monthly rental amounts approved by the
Town Board.
2. Communisy Housing -As defined by the Peconic Bay Region Community Housing Act, a
primary residential property for an eligible individual that does not exceed 150% of the
purchase price limits established by the State of New York Mortgage Agency (SONYMA)
low-interest rate loan program in non-target categories' for Suffolk County in effect on
the contract date for the sale of such property.
'A moderate-income family is defined in §280-25 as a family that is registered with the Town of Southold Housing
Registry whose aggregate annual income, including the total of all current annual income of all family members
(excluding the earnings of working family members under age 18) from any source whatsoever at the time of
application for the purchase or lease of an affordable housing unit or the purchase of an unimproved affordable lot,
does not exceed 120%of the HUD median income for the County of Suffolk.
I Accepted July 25,2022,until further notice:Purchase Price Limit for 1-Family New&Existing Non-Target Homes in
Suffolk County is$806,590. Therefore,150%of the purchase price is currently$1,208,385 establishes the maximum
purchase price identified as community housing under the Act
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Town of Southold
r Draft Community Housing Plan
September 1,2023
a. Based on the statute, the income limit (as of the writing of this plan) for a 3+
person household is $203,420, and for a 1-2-person household the income limit
is$174,360.
3. Attainable Housin Typically refers to income levels at or near the Area Median Income.
For the purposes of this Plan,the term "attainable" is used as an umbrella for the housing
terms defined above as "affordable" and "community".
4. First-time Hornebuy r—As defined in the Act, an eligible individual who has not owned a
primary residential property and is not married to a person who has owned a residential
property during the three-year period prior to his or her purchase of the primary
residential property, and who does not own a vacation or investment home.
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Town of Southold
Draft Community Housing Plan
September 1,2023
1.1 Purpose of this Community Housing Plan
The purpose of this Community Housing Plan is to increase access and opportunities to fund the
creation and maintenance of a diversity of housing types in Southold Town. In addition,the Plan
aims to foster management and outreach strategies to form public /private partnerships to
benefit all sectors of the Town's and Village's populations.
The Plan provides goals and recommendations for expanding community housing opportunities
in the Town of Southold and Village of Greenport and was prepared with input from the Town
appointed Community Housing Fund Advisory Board,Town Board,Town planners and members
of the public. The Plan builds upon the housing goals presented in the 2020 Town of Southold
Comprehensive Plan by utilizing data supplemented with a housing needs analysis based upon
available socioeconomic census data and public input received through a Housing Survey.
1.2 Peconic Bay Region Community Housing Act
The Peconic Bay Region Community Housing Act (Act) was passed by the New York State
Legislature in January of 2021 in recognition of the housing crisis that the region is experiencing.
The Act expands on the structure of the Peconic Bay Community Preservation Fund (CPF)
implemented in 1998 that established a 2% real estate transfer tax for the purpose of land
preservation.
Based upon an analysis of real estate sales in past
years (pre-pandemic), it is projected that the new
transfer tax could raise over $1 million per year
for community housing in Southold Town.
The passage of the Act gave the East End Towns the authority to establish a dedicated Community
Housing Fund to increase housing opportunities through a 0.5% real estate transfer fee in
addition to the 2.0%transfer tax collected under the Community Preservation Fund (CPF). The
State Legislature also approved a change in exemptions that formerly applied to transfers
collected under the CPF program, which are found in New York Consolidated Laws, Tax Law -
§1449-ee. These exemptions are detailed below:
For the Town of Southold,the exemption for sales of improved properties increases from
$150,000 to $200,000 as compared to the former exemptions on the Community
Preservation Fund (CPF) Transfer Tax.
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Town of Southold
Draft Community Housing Plan
September 1,2023
• The exemption would not apply for properties selling for over$2,000,000 for either the
Community Preservation Fund or Community Housing Fund.
In addition to providing a structure to collect monies, the Act identifies allowable expenditure
categories for implementation of community housing in accordance with a Community Housing
Plan. See Appendix A for full eligibility and funding provisions.
It is important to point out that one limitation of the Act is that the definition of "community
housing" is based upon the maximum sales price of a residence (established by the State of New
York Mortgage Agency) as related to providing first time homebuyer assistance, and therefore,
does not include price or income guidelines for rental housing. Therefore, it is recommended
that the Town continue to establish terms for both rental limits and maximum home sale prices
on an annual basis.
The Act requires that the Plan adhere to "smart growth principles"which are consistent with the
comprehensive planning goals of the Town. The following chart summarizes the smart growth
principles as detailed in the Act.
� N
Public Investment Account for and minimize social, economic, and environmental costs
of new development, including infrastructure costs
Encourage development in areas where transportation, water, and
Development sewage infrastructure are available or practical
Protect, preserve, and enhance natural resources, open space,
Conservation scenic areas, and significant historic and archeological sites
Promote coordination of state and local government decisions and
Coordination cooperation among communities to work toward the most efficient,
planned and cost-effective delivery of government services
Strengthen communities through strategies that include integration
Community Design of all income and age groups while utilizing diverse types of
development
Provide transportation choices, including increasing public transit
Transportation and alternative modes of transportation
Consistency Ensure predictability in building and land use codes
Community Develop smart growth plans through a collaborative community-
Collaboration based effort
3 As defined in the Peconic Bay Region Community Housing Act(see Appendix A).
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Town of Southold
Draft Community Housing Plan
September 1,2023
In addition to the smart growth principles outlined above, the Suffolk County Planning
Commission (SCPC) Guidebook provides goals and policies that are appropriate for the Town of
Southold and consistent with comprehensive plan goals. The SCPC Guidebook highlights specific
housing policy recommendations, including:
• Encourage a diversity of housing types, equitably distributed across all communities,
including the development of multi-family and/or rental housing as well as the
development of low-and moderate-income housing units.
• Balance increases in density, the availability of infrastructure, and retail services to
accommodate growth and environmental constraints to growth.
• Provide housing that works for special needs populations by utilizing universal design
principles.
The SCPC Guidebook also recommends that new buildings and developments incorporate design
elements that promote public safety in order to help preserve Suffolk's pleasant places, help
improve property values, and foster a general sense of community well-being.
1.3 Community Housing Fund Advisory Board
This Plan has been developed with the guidance of a dedicated Community Housing Fund
Advisory Board.The CHF Board members were appointed by the Town Board in September 2022
to act in an advisory capacity by making recommendations and reviewing the Plan. The members
represent diverse backgrounds and an array of industries as required by the Act, and all share a
deep commitment to Southold Town and the Village of Greenport. The CHF Board actively
engaged with NPV consultants,Town Planning staff, and a Town Board liaison via Zoom to learn
about the Peconic Bay Region Community Housing Act, to understand their unique role and
responsibility, and to provide input into the contents of this Plan. Over the course of over 10
meetings the Community Housing Advisory Board:
• Learned about the Peconic Bay Region Community Housing Act — the reason for its
creation, possible expenditures, and eligibility requirements.
• Shared and learned from each other about the unique challenges that Southold &
Greenport are facing in regard to housing.
• Developed a survey to gather public input on housing needs and challenges.
• Created informational materials: posters/flyers, email blasts, newspaper/radio
advertisements, and an FAQ sheet to get the word out about the survey and the local
referendum on the ballot for November 8, 2022.
• Reviewed Southold Town's Comprehensive Plan housing goals and a Plan draft outline.
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Town of Southold
Draft Community Housing Plan
September 1,2023
• Prepared presentations to the Town Board providing overview of the Peconic Bay Region
Community Housing Act and a proposed structure for expenditures from the Community
Housing Fund.
• Developed goals for community housing in Southold.
• Identified priorities for fund expenditures.
The Community Housing Board participated in a series of working meetings to provide input on
a working draft of the Plan and developed a series of goals to develop an effective housing
program. The following goals guided the recommended community housing expenditures
outlined in Section 4:
1. Establish a Housing Department to administer a comprehensive housing program fsee
Section 5.1 for further details).
2. Increase diversity of housing types.
3. Meet the needs of the population at different income levels.
4. Provide opportunities for community housing for each hamlet that are consistent with
the individual community(i.e., character, infrastructure and environmental
considerations).
5. Increase year-round rental opportunities, both through maximizing accessory dwelling
units,and integrating multifamily development where appropriate throughout the Town.
1.4 Community Housing Fund
In August 2022, the Town of Southold amended the Town Code to add Article VI Establishment
of Community Housing Fund (Sections 17-47 through 17-53 of Town Code) to provide the
foundation for administration of the fund. The stated primary source of revenue for the Fund is
to be the Peconic Bay Region Community Housing Fund Act real estate transfer tax4. As noted,
based upon real estate sales in past years (pre-pandemic), the transfer tax could raise over $1
million per year for community housing in Southold Town. The Community Housing Plan must
be adopted by the Town Board prior to fund expenditures.
The Community Housing Fund eligible expenditures proposed in this Plan include loans for Town
residents that are first-time homebuyers, funds associated with the production of community
4 Per NY Town L§ 64-k (2), deposits into the fund may include revenues of the local government from whatever
source, including but not limited to (a) all revenues from the supplemental real estate transfer tax authorized by
subdivision two of section fourteen hundred forty-nine-bb of the tax law;(b)all proceeds from any indebtedness or
obligations issued pursuant to the local finance law for community housing opportunity purposes as authorized in
subdivision three of this section; (c) general fund balances or surpluses; (d) any proceeds received by the local
government from the sale or rental of community housing produced from revenues of the fund; e)the repayment
of any loans issued from proceeds of the fund;(f)any gifts of interests in land or funds;and (g)any state or federal
grants received by the town for providing affordable homes.
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Town of Southold
Draft Community Housing Plan
September 1,2023
housing for sale or rent, maintenance of rental housing, rehabilitation of existing housing, and
housing counseling services. The textbox below provides a simplified list of the permitted
expenditures form the CHF as defined in the Act.
The Community Housing Fund may be used to:
Provide down payment or other financial assistance to first-time
homebuyers;
■ Fund projects that design and build community housing for sale;
Fund projects that design, build, and/or maintain community housing for
rent;
Rehabilitate and maintain existing buildings for conversion to community
housing for sale or rent;
Provide loans to construct Accessory Dwelling Units (ADU) that are
occupied or rented for community housing;
• Create housing for employees of local businesses;
• Buy land, buildings, or existing housing units to provide community housing
for sale or rent; or to
• Provide housing counseling services.
Eligible expenses relating to the production of community housing and the
rehabilitation of existing buildings under the fund include but are not limited
to land acquisition, planning, engineering, construction costs, and other hard
and soft costs directly related to the construction, rehabilitation, purchase, or
rental of housing.
r
1.5 Community Housing Plan and the Southold Town Comprehensive Plan
This Community Housing Plan seeks to be consistent with, and further the vision and goals of,
the Southold Town Comprehensive Plan ("Comprehensive Plan") adopted in 2020. The
Comprehensive Plan recognizes that there is a housing crisis in Southold Town because the prices
of most homes, to purchase or rent, have increased beyond the ability of many residents to
afford. The Village of Greenport has also recognized the need for additional attainable housing
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options and has shown their commitment by joining the Town of Southold in the preparation and
implementation of this Plan'.
The vision established b l the Com reh � i �I: ; � provides an overarching goal for future
planning,—and develop.ment of an kind". i�cu ommunity housing:
"Future planning shall be compatible with existing community character while
supporting and addressing the challenges of continued land preservation, maintaining
a vibrant local economy, creating efficient transportation,promoting a diverse housing
stock, expanding recreational opportunities and protecting natural resources."
The Housing Chapter of the Southold Town Comprehensive Plan identifies the following goals
pertaining to the creation and sustainability of attainable housing within the Town:
Goal 1: Create Affordable Housing
Goal 2: Promote Awareness About Housing Issues
Goal 3: Retain Residents in Existing Housing
Goal 4: Protect Quality of Life
Goal 5: Develop Best Practices in Housing
For further information on how this Plan supports the housing goals outlined in the
Comprehensive Plan view Appendix B. Additional details about the Town's commitment to
community housing is provided in Section 2.
5 It is noted that the Village of Greenport has a Housing Authority which oversees the provision of Section 8 and
public housing. Housing authorities are independent agencies governed by the U.S. Department of Housing and
Urban Development (HUD). This Plan is to guide funding for projects which increase community housing in part
through the Peconic Region Community Housing Fund Act.
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2.0 COMMITMENT TO COMMUNITY i
Southold Town has a longstanding commitment to attainable housing. In the 1980s the Town
Board passed legislation establishing a unique zoning district called the Affordable Housing
District (AHD). Since then, the Town has furthered efforts in exploring housing solutions,
including the following actions:
• Adding code amendments to allow for the conversion of existing buildings to apartments
by special exception from the Board of Appeals. This conversion of buildings to a
maximum of six apartments is permissible under the condition that the parcel is located
within a designated Hamlet Center or HALO zone (Local Law 5 of 2022).
• Amending Chapter 17 Community Preservation Fund to establish a Community Housing
Fund (Local Law 8 of 2022).
• Establishing an Affordable Housing Review Committee in 2022 to ensure affordable
housing developers receive a comprehensive, timely, and cost-saving review of
applications for change of zone. This committee utilizes a Community Housing Project
Rating Index to assess consistency with the Town of Southold's Comprehensive Plan (and
best practices for community planning) in order to achieve greater consistency in
decision-making related to the Affordable Housing Zoning District. A summary of the
process is provided in Appendix C.
• Enacting an Annual Rental Permit requirement to provide safety inspections for units and
a required Certificate of Occupancy.
• Supporting ongoing community housing projects through efforts of the Housing Advisory
Commission and existing Town Housing Fund.
Amended Chapter 280,Article VI:Affordable Housing District, Former Subsection B,which
limited the number of units per site to 24( L.L. No.4-2023).The number of allowable units
will now depend upon zoning and acreage of project site.
2.1 Zoning for Community Housing Types
A variety of housing types can serve as community housing, addressing a range of needs across
different segments of the population, as determined by income, family status, age, and other
factors. Some types of housing may be more suitable for certain discrete groups in the
community(i.e., seniors,families, singles, etc.), but no group will have its needs fully satisfied by
a single type of housing and no single type of housing will suffice for the entire population.
Examples of different types of housing suitable for community housing include:
• Single-Family Homes
• Two-Family Homes
• Accessory Apartments otherwise known as Accessory Dwelling Units (ADU)
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Town of Southold
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Multifamily Housing Development (including apartment complexes,
condominium/townhome developments, and buildings converted into apartments)
Fortunately, all the above housing types are permitted by Town Code. Accessory apartments
provide an essential component of community housing and are permitted in many areas of the
Town for rental to family members or to an individual on the Town Affordable Housing Registry
(see Section 2.5). The accessory apartment regulations as contained in the current Town Code
are cumbersome and vary by zoning district. Simplifying the code would be helpful for
implementation of additional accessory apartments throughout the Town. As stated later in this
Plan, it is recommended that the Town encourage mixed-income housing developments and
diverse options to address the current housing crisis.
2.2 Town of Southold Affordable Housing District (AHD)
The Affordable Housing District (AHD) is a versatile zoning tool that allows the creation of
attainable housing units townwide. The establishment of an AHD requires a change of zone by
the Town Board and must meet specific criteria. The Town of
Southold established the AHD zoning district in the 1980's
specifically
for implementing
affordable housing, see Town
Zoning Code Chapter 280, Article VI). The purpose of an AHD is
to designate areas for higher density than is permitted
elsewhere in the Town, where infrastructure is available or can
be provided, for individuals and families with modest incomes.
Smart growth principles are applied in the decision making and
include ways to ensure preservation of the historic and aesthetic
character of the Town.
In 2022, the Town adopted a new pre-submission review process to allow applicants to receive
feedback on housing proposals that require a change of zone to AHD, prior to making a full
application. The Affordable Housing Review Committee is charged with making a
recommendation to the Town Board regarding a change of zone to AHD. For details on the
Affordable Housing Review Committee see Appendix C.
The AHD, §280-26 section on applicability reads:
"AHD Districts shall be established by the Town Board on parcels of land that have been
identified through the accepted principles of Smart Growth planning as being
appropriate and desirable locations for affordable housing. Such locations include, but
are not limited to:land within Hamlet Locus Zones (an area surrounding and including
the hamlet centers)as may be determined by the Town Board;land within walking
distance of services, shops, schools, and public transportation;land that adjoins existing
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centers of business and residential development(as opposed to land adjoining farm and
open fields),and other locations where the project has been shown to meet a
demonstrable need".
Single-family,two-family dwellings and accessory apartments within a single-family dwelling are
permitted within an AHD. In 2023, the 24-unit cap was eliminated from the bulk regulations.
Once built, the homes within the district are to remain affordable in perpetuity. Units are
required to be occupied by individuals and households on the Town of Southold Housing Registry
and income limits apply. It is noted that the income limits established for the AHD are lower than
the income limit established by the Act for the Community Housing Fund,and the purchase price
limit for the AHD falls far below the purchase price limit defined in the Act. See the chart below
for a quick comparison of current numbers.
Income Limit $187,560(family of four) $204,420 (3+ person household)
Purchase Price
Limit $468,900 $1,208,3856
2.3 Town of Southold Chapter 34 Housing Fund
The Town of Southold's Housing Fund was created in May 2004 as a mechanism to secure funding
and implement programs to increase the number of affordable housing units for families in need.
It is codified in Chapter 34 of Town Code and is principally funded through fees paid by developers
that opt out of building moderate-income family dwelling units as required by the Long Island
Workforce Housing Act. Pursuant to Chapter 240-10-B(2)(c)[2][a] of the Town Code, the Town
Board sets the amount of payment required per housing unit for moderate income family
dwelling units not built within the Town of Southold's inclusionary zoning requirements. In 2023,
the amount set by the Town Board was $390,750 which reflects two and a half times the
Nassau/Suffolk median income for a family of four in accordance with the Long Island Workforce
Housing Act. At the time of preparation of this Plan,the balance in the Chapter 34 Housing Fund
was just over 1.1 million dollars.
The Housing Fund may be used for numerous types of expenditures that support housing,
including but not limited to no-or low-interest loans to income-eligible individuals or families for
the purchase of a first home, production of community housing for sale or rent to income-eligible
6 Please note that this number is established utilizing SONYMA low-interest loan program information as stated by
the Act. This Plan does not support fund expenditures to create or purchase housing at this price level as it is far
beyond the means of someone making the local area median income.
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Draft Community Housing Plan
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individuals or families, maintenance of rental housing, rehabilitation of existing buildings, and
housing counseling services.
It is noted that eligible expenditures of the Housing Fund are more flexible than those outlined
in the Peconic Bay Region Community Housing Act. Therefore,the Chapter 34 Housing Fund may
be used to support expenses related to housing where the Act does not currently allow the
expenditure. Both the Chapter 34 Housing Fund and Southold CHF may be used to support an
individual project if the project meets the criteria of both funding sources. The funds raised
through the Act's real estate transfer fee will be managed separately from the Chapter 34
Housing Fund via a distinctly unique account for tracking, bookkeeping and auditing purposes.
2.4 Southold Town Housing Advisory Commission
In conjunction with the establishment of the Housing Fund in Chapter 34 of Town Code, the
Southold Town Housing Advisory Commission (HAC) was established to review and make
recommendations regarding the fund.' The HAC is comprised of seven volunteer community
members that meet once a month. The primary functions of the HAC are to:
(1) Ensure that an efficient, cost-effective, and expedient production of affordable housing is
created and maintained.
(2) Serve as a liaison for community members within their respective hamlets/villages
regarding affordable housing.
(3) Identify appropriate sites for the development of affordable housing within respective
hamlets/villages.
(4) Approve capital improvement requests from residents living in housing units.
(5) Make recommendations to the Town Board relating to affordable housing.
Chapter 34 also identifies a role for the Town's Government Liaison Officer to assist the HAC with
administrative tasks such as scheduling meetings, and transcribing minutes. Together with the
Town Board, the HAC assists with the implementation of the Town's housing goals, which will
include this Plan once adopted.
2.5 Town of Southold Chapter 34 Affordable Housing Registry
The HAC keeps a current registry of people who would like to be informed of available affordable
housing in order to help match people with their housing needs. To be eligible for the Town's
housing registry, the total household income cannot exceed 120% of the median income for
For further information on the HAC and upcoming meetings please visit the Town Website.
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Nassau-Suffolk Counties. These numbers are reviewed and adopted on an annual basis by the
Town Board.$
There is a defined need to continue outreach for greater clarity on
who qualifies for the Registry and to increase awareness for all
eligible demographics. The outreach effort should be a component
of the Town's housing program as this Plan is implemented, and ,
should include materials in multiple languages as needed. d
Individuals who would like to be on the Affordable Housing Registry
can complete a form on the Town's website9 or individuals without
computer access may visit the Southold Town Clerk Office to sign
up. The form asks for contact information, household income,
number of people,veteran/volunteer status(if applicable),the desired type of housing(rental or
home ownership), and other details.
As of the date of this Plan, the Affordable Housing Registry includes approximately 578 people.
Because the income requirements set yearly by the Town Board for inclusion on the Housing
Registry varies from the eligibility requirements defined in the Act, a separate Community
Housing registry list may be required.
8 See Appendix D for most recent amounts.
t Lj .�����Lha_titcn r_ru Lg_Q 1 nr L,1_erA! as:rm: dvisory-cornrrwon-12 11 wLire7jLno�y g12
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f Town of Southold
m, Draft Community Housing Plan
September 1,2023
3.0 HOUSING NEEDS ASSESSMENT
The purpose of this Housing Needs Assessment is to analyze the need for community housing in
the Town of Southold based on available data, community input, and a review of the Town's
Comprehensive Plan. It includes an analysis of demographic trends throughout the Town and an
evaluation of evolving housing needs as patterns in population, income, and housing costs
change over time. To capture current housing needs, a Community Housing Survey (CHS) was
developed utilizing ESRI's Survey123 software to obtain input from the public. For an overview
of all sources, see Appendix E.
3.1 Community Housing Survey (CHS)
The CHS was launched in October 2022 and as of February 28, 2023, over 750 responses were
submitted. Survey responses were received from residents of every hamlet and the Village of
Greenport, as shown in Graph 3-1. It is noted that the geographic distribution of survey
respondents is not consistent with the populations of each hamlet. In future iterations of the
survey, efforts should be made to receive feedback from as many residents as possible
throughout all hamlets and the Village of Greenport.
Nearly half of the survey respondents (47.6%) were seniors aged 65 years old or older which is
higher than the percentage of local residents in this age range (which is 31.5%, based on 20215-
Year American Community Survey Estimates). It is anticipated that different age ranges will have
different housing needs and therefore, it is recommended that future survey outreach be
targeted to receive input from a variety of age ranges. For example, it is recommended that
future surveys include additional outreach to public schools, major employers, and local
businesses.
Many important insights were learned from the CHS and incorporated throughout this Housing
Plan where appropriate. It is recommended that a similar housing survey be conducted on an
annual basis to continue to receive input from the public as the recommendations of the Town's
Housing Plan are implemented and as housing needs evolve over time.
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Town of Southold
Draft Community Housing Plan
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Graph 3.1: Survey Respondents by Hamlet of Residence
Village of Greenport,
Non-Resident/No 0
5 Response,13.31% Pecor�uc,3.75% IUI �rr�101�1ra�a�d�,,,.
Laurel,1.88% I
ki(Irfa nia.'f`i
y
fast arion,6.85%
tqU;rt,
if
Fishers Island,
10.85%
Mattituck,3.51%
3.2 Who lives in Southold Town/Village of Greenport?io
3.2.1 Poj2ulatjon Varies by Hamlet
The total year-round population in Southold steadily increased during the 20-year period
analyzed. In 2020,the total population was 23,732.11 However, population changes varied by
hamlet, Fisher Island saw a 47%increase from 2000 to 2020, while Peconic saw a 36% decrease
in population over the same period (Table 3.1). These differences may point toward
consideration for a new Hamlet Study, and potentially a more targeted analysis of the seasonal
population.
io See Appendix F for a full demographic and economic profile,including additional graphs and tables.
11 Although it is well-known that Southold is a popular destination for tourists (particularly in the summer months)
and contains a significant seasonal population, as discussed in the Comprehensive Plan, "there are no readily
available demographics to help us understand the composition of the seasonal population." While it would be
helpful to understand more about the seasonal population of Southold,the intent of this Housing Plan is to focus
primarily on the year-round population of Southold and their housing needs.A more detailed and targeted analysis
involving substantial outreach to the seasonal population would be required to understand these demographics.
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Draft Community Housing Plan
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lollm
® ® mm m m m
rrr r r r r rrr r r
�'mw m 1Pmm m " mm
Cutchogue 1 2,849 3,349 3,437 21%
East Marion 756 _ 926 1,048 39%
Fishers Island 289 236 424 47%
Greenport(Village) 2,048 2,197 2,058 p/
Laurel 1,188 1,394 1,495 26%
.
.................. .. _
Mattituck 4,198 4,219 4,322 3%
New Suffolk 337 349 403 20%
Orient 709 743 999 41%
Peconic 1,081 583 692 -36%
West Greenport(Hamlet) 1,579 2,124 2,190 39%
Southold (Hamlet) 5,465 5,478 6,040 11%
Source:2000,2010&2020 Census Data
3.2.2 Growing Number of Senior Citizens
The population of young people (under 20) has declined in the past twenty years from over 23%
down to only 15% of the total year-round population.i2 Simultaneously, the senior population
(over 60 years old) has increased significantly from 28.7%in 2000 to more than 42.6%of the total
year-round population in 2021. The over-60 population is the only age group in the Town that
has increased consistently over the past several decades. As the median age increases, new
housing and economic challenges will likely emerge across the Town/Village for low to middle-
income populations.13
The most common response in the CHS was related to the need
for housing opportunities for young people and families, with
- nearly 50 write-in comments related to this topic. The younger
generation in Southold is not staying in Town, which is partly due
° to a lack of affordable housing available for those who are trying
to establish careers and/or start families.
"This age analysis focused on the percent distribution for each age group,rather than the actual population counts
to better observe trends in age distribution.
11 The Southold Town Human Resource Center offers a variety of services for local seniors.Check the Town Website
or call(631)298-4460 for further details.
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Draft Community Housing Plan
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The Southold Town Comprehensive Plan identifies this problem and discusses the impacts of a
"brain drain" migration where recent college graduates and young professionals are moving
outside of Town. The Comprehensive Plan notes the importance of having a diverse population
and variety of housing types to sustain a strong economy and vibrant community.
3.2.3 Increase In Economically Disadvantaged Students 14
The Town of Southold is home to six school districts, which are: Fishers Island Union Free School
District (UFSD), Greenport UFSD, Mattituck-Cutchogue UFSD, New Suffolk Common School
District, Oysterponds UFSD, and Southold UFSD. Analyzing enrollment data observed in the
Southold school districts supports the trend that the younger population is declining in the Town.
The number of children enrolled has been steadily declining,with a marked decrease of 13%from
the 2011-2012 school year to 2020-2021.
While the total number of students has declined, the number
of economically disadvantaged students has nearly doubled.
While the total number of students has declined, the number of economically disadvantaged
students has nearly doubled, increasing from 22% in 2012-2013 up to 41% in 2020-2021. When
viewing each school district individually,disparity among the districts becomes very clear. Half of
the school districts have no economically disadvantaged students at all. Southold UFSD and
Mattituck-Cutchogue have roughly a third of students that fit this category, but Greenport tops
the list with 75% of the student population qualifying as economically disadvantaged. There is a
need for safe, adequate, and affordable housing for these students and their families.
3.2.4 Increase in His anic t.atino Population
Area residents who identify as Hispanic/Latino have continually
increased in recent decades. In 2020, about 15% or 3,610 of Town
residents currently identify as Hispanic/Latino. From 2010 to 2020 there
was a 51.6% increase in Hispanic/Latino residents. This trend mirrors
population growth at the state and national level as Hispanic/Latinos
constitute the largest racial/ethnic minority in the United States. This
growing population includes many essential members of the workforce
supporting Southold Town's tourism, hospitality, and agricultural
industries. Hispanic/Latinos are a very diverse population and a closer
analysis of this subgroup is recommended for future needs assessments.
14 Economically disadvantaged students participate in economic assistance programs,such as free or reduced-price
lunches,social security insurance,food stamps,and other similar programs.
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" Draft Community Housing Plan
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3.2.5 Median Income
The household median income in the Town has increased significantly in the past 20 years from
$49,898 in 2000 to an estimated $87,109 in 2020. However, inequalities come to light when
considering the median income of each unique hamlet. In fact, over time, income disparities
across the Town/Village have increased, as shown in Appendix F, Table 3-9. For example,
between 2000 to 2020 the median income for Laurel more than doubled, increasing by 114%,
while Greenport West grew by only 50% up to$66,202 (which still remains far below the median
income of the whole Town).
Household median income in the Town has increased
from $49,898 in 2000 to an estimated $87,109 in 2020.
3.2.6 Local Workforce
Only 50.4% of the workforce live in the Town of Southold. The rest come ® ® m
from a variety of places, with the most traveling from Brookhaven (1,010
people), Riverhead (752 people), and Southampton (403)towns. While not
all these workers would wish to live in the Town of Southold, it is expected
that many would consider a move, if feasible, to avoid a lengthy commute
from nearby townships.
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3.2.7 Common Themes of Community Housing Survey Respondents
The CHS included opportunities for open-ended responses,many of these comments considered not just the
housing needs of the individual respondent, but also the needs of the respondent's family,friends, and the
broader community.The common themes are summarized below:
• Business owners described the difficulties their employees have in attempting to secure housing.
• The senior population in Southold is growing and therefore numerous housing solutions will be
needed to serve this population.
o Some seniors are interested in downsizing but are unable to find somewhere else to move in the
Town.
o Some seniors discussed the needs of their adult children and how accessory dwelling units could
help solve their housing problems. Accessory dwelling units could provide an opportunity for
adult children to reside with their parents on the same property while maintaining their own
separate dwelling space. Alternatively, some seniors expressed interest in residing in the ADU
so they can rent the main house to a larger family.
• Over 20%of respondents(177 people)reported that they would be interested in developing an ADU
on their property.
• Younger residents described their situation as living with family members and delaying starting
families until they can secure a place of their own. Many people are unable to find traditional"starter
homes"in the Town,resulting in young adults and families searching outside of the Town for housing
opportunities.
• Renters discussed their struggles with being able to secure year-round rentals; and some noted
existing rentals are not always properly maintained.
• Consistently, respondents discussed how expensive housing has become throughout the Town.
Many respondents voiced their own needs for more affordable housing, and even those who have
housing expressed sympathy for the drastic increases in home prices for people trying to purchase
homes in recent years.
• Many respondents brought up concerns on the impacts of seasonal housing and short-term rentals.
• Potential concerns raised include how community housing initiatives are planned and integrated into
the Town/Village in relation to density,community character,and environmental quality.
• The second most common response in the Community Housing Survey, when asked about any
housing concerns, was regarding the struggle facing employees of local businesses, teachers,
healthcare workers, and volunteer emergency services providers when trying to secure and afford
housing in the Town/Village.
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Town of Southold
Draft Community Housing Plan
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3.3 What is housing like in Southold Town/Village of Greenport?"
3.3.1 Vacant/Seasonal Homes
As of 2020,there are 16,298 total housing units in Southold Town; however, 41%of these units
are vacant. Most housing units classified as "vacant" by the Census Bureau are seasonal
residences which comprise the majority of vacant housing stock in Southold, with the remaining
vacant homes being unoccupied or currently being offered for sale.This means there are roughly
6,000 housing units that are vacant most of the year.
3.3.2 Housing Stock go It is estimated that between 89% and 90% of the homes in Southoldare single-family detached homes. This trend has stayed consistentfor the 20 years analyzed and likely much longer. Survey results show
that respondents are interested in seeing more housing diversity
across the Town and Village.
Census data indicates that the housing stock in Southold contains a variety of sized units in terms
of the number of bedrooms. Over the 20-year time period analyzed, housing units with three
bedrooms were the most common. The Community Housing Survey asked respondents how
many bedrooms would best suit their housing needs. As shown in Graph 3-2, the vast majority
of respondents are interested in housing units with two or more bedrooms.
Graph 3-2: Number of Bedrooms that Best Suit Needs of
Survey Respondents
300
CAv
c
0
CL
QJ 200
T
N
i
Ln
100
0
L
v
Z 0
Z
Studio 1 bedroom 2 bedroom 3 bedroom 4+bedroom
Number of Bedrooms Needed
is See Appendix G for a full housing stock profile,including additional graphs and tables.
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p Draft Community Housing Plan
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3.3.3 Short-Term Rentals
The Southold Town Code defines a transient rental property, otherwise known as short-term
rentals as, "a dwelling unit which is occupied for habitation as a residence by persons,other than
the owner or a family member of the owner, and for which rent is III
received by the owner, directly or indirectly, in exchange for such
residential occupation for a period of less than 14 nights." Transientrentals are prohibited in all of the Town's zoning districts except forFishers Island. These types of dwellings are usually offered for lease
on short-term rental websites (i.e., Airbnb, HomeAway, VRBO, etc.),
which have facilitated the rental of properties by both individual
property owners and corporations.
As shown in Graph 3-3,according to data obtained through airdna.co,there were over 730 active
short-term rentals in Town in the month of February 2023,which accounts for nearly 4.5%of the
Town's total housing units.16 17
Graph 3-8: Short-Term Rentals by Hamlet
300
250 239
f
200 i
175
150
89
10073 3
so '� � 30M
12 30 22
0 0 l7a 0107�ri
* Snapshot of active rentals as of February 2623 based upon Airdna.com
** Includes the village of Greenport and unincorporated area of Greenport
16 Data pulled from airdna.co in July 2023 shows 853 active vacation rental properties,areas experiencing the largest
increases were the hamlet of Southold and Greenport(including Greenport West&the Village).
17 Please note: Not all short-term rentals can be considered transient rental properties as defined in Town Code.
Some short-term rentals are currently allowed by Town Code, and others may be in violation of Town Code. If you
know of any illegal transient rentals impacting your community, please report it via the online form found on the
Town of Southold website under"Code Enforcement".
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As stated by the Municipal Research and Services Center18, "While not the primary cause of
affordable housing problems, many experts believe that short-term rentals do have a negative
impact on affordable housing at the local level, especially in high-tourism communities. Several
organizations, such as The Pew Charitable Trusts and the Harvard Business Review (HBR), have
conducted or published research showing that as the number of short-term rentals increase in a
community,the quantity of affordable housing units decrease."
Simple analysis will showcase that any housing unit that was previously occupied by a Town
resident, but is now offered as a short-term rental,is a unit that has been removed from the year-
round rental market. It has become increasingly more challenging to find year-round rental
options in Southold Town, and the growing number of short-term rentals is an issue that needs
to be better understood and addressed.
3.3.4 Housing Market
It's important for homeowners today to understand the drastic shifts in the housing market for
people currently looking to own a home. The median value of owner-occupied homes has been
trending upwards over time from $218,400 in 2000 to $604,800 in 2020.
The median value of owner-occupied homes varies to some degree across the hamlets but all
demonstrate a marked increase, doubling or tripling, and in some instances nearly quadrupling
in value over the course of 20 years.
The median value of owner-occupied home prices increased from $218,400
in 2000 to $604,800 in 2020. This represents a 177% percent increase.
Monthly rental prices have also increased over time. In 2000, rentals were available at a variety
of price points, with the majority of renters paying $500-$999 a month, by 2020 the majority of
renters were paying $1,500 or more each month. As stated previously, it is challenging to find
year-round rentals in Town. Frequently, year-round rentals are found via word of mouth, or by
area bulletin boards and the local paper.
3.3.5 Cost Burdened
According to the results of the CHS,over 63%of respondents know someone who moved outside
of Southold due to a lack of housing options. The main reason reported for moving outside of
the town was that they could not afford the cost of housing.
is � ks, r�c �cmt i�°� r.rrrura��r .�r�sa h rr ? _ml afir, ..6mhimrcau�7n tP� rori:mr farr:mrsr°�
re
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Town of Southold
Draft Community Housing Plan
September 1,2023
The US Department of Housing and Urban Development (HUD) defines housing cost burden as
the percentage of household income required to pay for rent or ownership costs. A household
is considered housing cost burdened if more than 30% of their income is spent on rent or
ownership costs. In 2020, it is estimated that 47%of renters and 34%of homeowners were cost-
burdened in Southold Town.
3.3.6 Affordable Housing
A household earning the Town's median income would
fall over$50,000 short of the Town's median home price.
A homebuyer would need an annual income of approximately$137,733 to purchase a $604,800
home(the median 2020 housing value for the Town of Southold).19 Based on the median income
for households in the Town of Southold, most residents would not be able to purchase a home
selling at the current median housing value. In fact, a household earning the Town's median
income would fall $50,624 short of the median home price. Further, as previously mentioned,
there are very few properties listed for, or below, the median home price. As of the writing of
this Plan,the Town of Southold and Village of Greenport have some existing affordable housing
stock. To date, there are an estimated 32920 housing units for rent/sale that can be classified as
affordable.
[Note: For further details on the Housing Needs Assessment Standard Process see Appendix H.)
11 The affordability calculation,for the purposes of this needs assessment, assumed a standard mortgage with the
current interest rate for a 30-year,fixed-rate mortgage of 6.5%. The underwriting also assumes a 5%down payment
and a housing debt-to-income ratio of 36%,which is the maximum allowed under a standard Fannie Mae mortgage.
For purposes of this analysis, the yearly tax bill of $6,000 was applied, since there is not a standard tax rate
throughout the town. Note that this calculation does not consider closing costs or private mortgage insurance.
20 This number uses available data as ofthe writing of this Plan,and includes:175 rentals and Section 8 managed by
North Fork Housing Alliance; 78 vouchers funded through the Housing Authority via HUD and 4 additional
community development affordable units that Greenport Village manages; 50 units at Vineyard View; and 22 units
at the Cottages at Mattituck.
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COMMUNITY4.0 RECOMMENDED IEXPENDITURES
The Town of Southold and Village of Greenport are home to many distinctive communities. The
Community Housing Fund (CHF)allows forflexibility in the use of fund expenditures to implement
housing initiatives that are appropriate for each community's unique characteristics. The
following are the recommended focus areas for community housing fund expenditures:
• Increasing the inventory of year-round community housing(both rental and ownership)
• Maintaining and supporting existing community housing
• Increasing homeownership opportunities for eligible individuals
• Housing education and counseling services
Several recommended grant and loan programs have been identified for inclusion in this Plan for
consideration by the Town Board. The details of the programs (such as,funding amounts,terms
of funding agreements, specific eligibility requirements, and application processes) presented in
this Section will require further development following adoption of this Plan, and each will
require adoption by the Town Board prior to authorizing fund expenditures. The following
include suggested dollar amounts and repayment terms for initial consideration for the
recommended expenditures. While a main focus of the Plan is related to the new Community
Housing Fund, this section also highlights other funding sources that can support the
implementation of these goals and the need to consider the specific requirements where various
sources of funding are applied.
The consensus amongst Community Housing Advisory Board members is that an essential
component in achieving the goals of this plan will be through the establishment of a
comprehensive housing program, including creation of a new housing department that has
adequate resources to develop, manage, and administer the grant/loan programs, in addition to
conducting ongoing education and outreach.
The following subsections provide a menu of 'recommended options for guiding housing fund
expenditures. A summary table is provided in Section 4.7. The descriptions focus on identifying
the intent and initial considerations for each program area and outlines elements which need to
be further refined for adoption by the Town Board. All programs set forth throughout this section
shall comply with local, state, and federal fair housing and fair lending laws.
4.1 Goal One: Increasing the Inventory of Community Housing
Incentivizing the construction of new community housing units for purchase and lease is a priority
of this Plan.The increasing land and construction costs,coupled with lengthy design and approval
processes, and a limited amount of vacant land all exacerbate the challenges in providing
additional community housing units. These challenges are faced not only by developers seeking
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to construct multifamily residential projects, but also homeowners seeking to construct
accessory dwelling units on their properties.
It is recommended that the CHF provide assistance through low-interest loans for the
construction of multifamily housing projects or to facilitate the construction of accessory
dwelling units. It should be noted that the intent should allow for CHF loans to be used in
coordination with other opportunities. Any projects,utilizing other funding sources would need
to comply with the specific income eligibility requirements and purchase price or rental rate limits
set by those programs. Interest rates and terms for the proposed low-interest loans have yet to
be determined.
The following low-interest loan types to support the construction of new community housing
units are recommended for consideration and adoption during the first five years of
implementation. There are two example programs for consideration:
1. Low-Interest Loans for Construction of Community Housing
2. Accessory Apartment Low-Interest Loans
4.1.1 Low-interest Loans for Construction of Community Housing
It is recommended that the Town Board consider implementing a short-term low-interest loan
program to housing organizations, not for profit entities, and developers to support the creation
of new community housing projects. It is recommended that the application include a cost
benefit analysis (balancing the funding requested with the number of community housing units
created).
This Plan suggests up to $250,000 as an initial amount for consideration depending upon fund
availability and the respective cost benefit analysis in increasing the number of community
housing units that are achieved through the loan.
In order to qualify for this low-interest loan, an applicant must be an established housing
organization, not for profit organization dedicated to providing attainable housing, or housing
developer approved by the Town Board (via recommendation of the ARRC and HAC, including at
least one representative from the Village of Greenport).
The funding sources used for a project will determine the income eligibility requirements for
tenants or purchasers as well as rental rate or purchase price limits. For example, eligibility
requirements differ for grants or loans provided through the Chapter 34 Housing Fund versus the
Chapter 17 Community Housing Fund; however, if both sources are used for a project, the
minimum income requirements of the two programs should apply.
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Recommended eligible expenses include, but are not limited to, the following for consideration
in development of the program details:
• Construction and other hard costs ("brick and mortar" costs) related to:
o the conversion or construction of new tenant-occupied multi-family/multi-unit
projects.
o the conversion or construction of new owner-occupied multi-family/multi-unit
projects.
• Other eligible expenditures permitted by the Act including land acquisition, planning,
engineering, and other hard and soft costs directly related to the construction or
rehabilitation of community housing.
Recommended terms of this low-interest loan that the Town Board may wish to consider include:
• Consider application of loan rates and terms utilized by SONYMA when establishing a
low-interest rate.
• All loans are to be paid back over time to the CHF (or Housing Fund if used).
• Any loan shall be fully repaid by the recipient upon transfer of the project to another
entity or sale of the property.
• Signed agreements related to developer profit standards (where required).
• Long term agreements related to sales prices and maximum rents (dependent upon
funding sources).
4.1.2 Accessory Dwelling Unit AQU Low-interest Loans
It is recommended that the Town Board consider implementing a program to award low-interest
loans to property owners that wish to construct an accessory apartment,also known as Accessory
Dwelling Units or ADU's, on their property designed specifically toward increasing the stock of
year-round rental opportunities in the Town and Village.
It is important that the housing units created through this loan opportunity be rented to
households meeting the income eligibility requirements and rental rate limits established by the
Town Board. It is recommended that the Town set eligibility requirements to qualify for a low-
interest loan and consider the long-term elements and possible future scenarios (such as
discontinuance of use of the apartment for community housing, sale of the property, or failure
to register as required under Chapter 207: Rental Permits of Town Code).
Recommended eligible expenses include hard and soft costs related to conversion or
construction of accessory dwelling units on a property where such an improvement is permitted
by Town Code.
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It is also recommended that the following terms be considered in development of this program,
including but not limited to:
• Any accessory units supported through funds provided by the Town must be rented
according to the maximum rent limits established by the Town Board and that tenants
meet the requirements of the Chapter 17 and 34 Housing Registries
• An applicant must be a homeowner in the Town seeking to construct an accessory
apartment on their private property for rent to eligible individuals meeting the
applicable requirements of the Town Code for occupancy.
• Conform to the requirements of Chapter 280 Zoning of the Southold Town Code for
an Accessory Apartment including an annual rental permit and requirement that
apartments created with the funds be rented on a year-round basis.
• Must be paid back overtime with amortized schedule to the fund.
• Any loan shall be fully repaid by the recipient upon transfer or sale of the
property/unit— or upon the failure of the recipient to complete the project within a
reasonable time (to be determined), receive a Certificate of Occupancy, and obtain a
rental permit.
• Identification of appropriate requirements for covenants to be filed and recorded with
the Suffolk County Clerk as deed restrictions.
• Prior to approval of the proposed apartment require the Suffolk County Department
of Health Services approval.
4.1.3 Farmwo&er H2,ysingLoan.
As noted in the Comprehensive Plan, agriculture is an essential part of Southold both in terms of
economics and land area. It is recommended that the Town Board, or their designee, look into
the feasibility of offering a low-interest loan opportunity specifically to provide funding to
improve existing housing or construct new housing for farmworkers. This low-interest loan
program would be geared to supporting the year-round housing needs of farmworkers.
4.2 Goal Two: Maintaining and Supporting Existing Community Housing
There are existing organizations within the Town of Southold and Village of Greenport that assist
residents with their housing needs. These organizations are an important component of
increasing housing options for local residents. Over time, community housing units require
investment to protect the health and safety of residents, while also ensuring operational
efficiency and Town code compliance. It is recommended that the Town Board consider
appropriating CHF monies to help support these organizations through maintenance grants.
It is recommended that the Town Board consider implementing a grant program designated
specifically for the maintenance of community housing for rental to eligible individuals either by
a Town Housing department or office, housing organization, or through a public/private
partnership. As a grant, it would not need to be paid back as it can be considered part of the
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investment needed for maintaining safe, healthy, efficient, and stable community housing.
Applications would be reviewed in consideration of a cost benefit analysis (funding requested in
comparison with the number of community housing units that are maintained by the funds).
The recommended eligible applicants include housing organizations and not-for-profits that
currently provide rental housing to community members.
The recommended eligible expenses include maintenance and improvements which may result
in sustainable cost reduction in the operation of community housing and/or relate to improving
the health and safety of residents. For example, funding can be made available to support
essential structural maintenance (roofing, plumbing, energy), and upgrades related to reducing
carbon footprint (installation of renewable energy production), increasing energy efficiency
(including offsetting costs for replacement with Energy Star appliances).
Recommended terms of this grant that the Town Board may wish to consider include:
• Entity must demonstrate their capability of administering funds.
• Partner agrees to comply with the profit guidelines and rental limits of the Town of
Southold.
4.3 Goal Three: Increasing Homeownership Opportunities
Helping eligible individuals purchase homes in the Town of Southold for year-round occupancy is
a priority of this Plan, and the Community Housing Fund can aid in the form of low-interest or
interest-free loans, or a combination for down payments. It is recognized that the price of
available housing stock for sale is currently too high to make homeownership a reality for many
individuals. However, when those opportunities do arise the recommended following loans can
overcome the initial cost barriers to homeownership.
An eligible expenditure of the CHF is financial assistance for purchase of a
home by a first-time homebuyer who is a resident of the Town or is
employed in the Town. As defined by the Act, a resident is a person that
is currently a resident of the Town, including a person who is a non-
resident who has been a resident of the Town within the past five years.
There are several terms for the provision of such financial assistance which are provided below
and will need to be incorporated into the individual program details following adoption by the
Town Board:
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• Any loan shall be repayable to the Town pursuant to the terms agreed to between the
recipient and the Town, provided that loan shall be fully repaid by the recipient upon the
resale of the home.
• For the purposes of calculating Town tax liability for such property, only, the dollar
amount of any financial assistance for the purchase of a first home made by the Town
pursuant to this section shall be subtracted from the full equalized assessed value of such
property.
• All revenues received by the Town from the repayment of a loan shall be deposited in the
fund.
An important consideration in development of the program is that where funds are offered, an
assessment of affordability should be conducted to ensure that individuals will not become cost
burdened by the purchase. Thus, part of the application evaluation process should be validation
of sufficient income to afford the costs of homeownership, including mortgage and other loan
payments, overtime.
It is recommended that an appropriate loan amount cap be established under the program to
allow equal distribution opportunity and greater dispersal in funding to first-time homebuyers.
Where feasible, this funding can be utilized in coordination with other sources (See Section 4.S).
However, eligibility for other funding should not be a restriction to receiving funding through the
CHF.
In addition to setting a cap for the individual funding program, it is recommended that the specific
amount of loans be determined based upon the household's ability to afford the home.
Specifically, the quantity of the funds provided should be determined based upon a number of
variables, such as the purchase price of the home, savings available for downpayment, current
mortgage rate, other closing costs and taxes21, and consideration of other secured funding. In
addition, it is recommended that the Town require that the applicant show a commitment to
homeownership in the form of savings to accommodate at least a small percentage of the
purchase price for a downpayment, and demonstrate completion of a First-Time Homebuyer's
Course. This maximum price should be based upon the maximum mortgage that would be
affordable to the individual or household provided they meet the income limits of the Act.22
As noted, following adoption of the Plan, initial implementation will require detailed
development of each program, including, but not limited to identifying the following:
21 Note: First-time home buyers maybe eligible for an exemption from payment of the CPF and CHF transfer tax up
to a certain housing cost. At the time of preparation of this plan, only homes below $483,954 are exempt from
payment of the transfer fees.
22 Currently$174,360 for a 1-2-person household and$203,420 for a 3+person household.
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a. Eligible individuals and households for the specific program;
b. Maximum amounts for loans;
c. Application requirements;
d. Terms of financial assistance and associated legal agreements;
e. Deed restrictions to be recorded with the County Clerk regarding requirements for year-
round occupancy, obligations for repayment upon sale or transfer of property;
f. Maximum percentage of the price of the home;
g. Repayment schedules and interest rates and provisions for repayment;
h. If permitted by law, institute property tax credits to first time homebuyers that increase
to the normal rate over a 10-year period;
L Comprehensive list of requirements for applicants including, for example, completion of
the required Mortgage Counseling program provided by a HUD authorized counseling
provider and signed certificate'of completion.
The following low-interest loans to support home ownership are recommended for
consideration.
4.3.1 First-Time Hornebu ers° Low-Interest Lean
It is recommended that the Town Board adopt a program that offers low-interest loans for
purchase of a home in the Town to eligible first-time home buyers as defined in Appendix A. In
addition to meetingthe income eligibility and purchase price limits established bythe Community
Housing Fund, the Act specifies that funding should be provided to first-time homebuyers who
are residents of the Town or employed in the Town. A resident of the Town includes a person
who is currently a resident of the Town or a non-resident who has been a resident within the
past five years (i.e., returning college students).
The intent of the low-interest loan program is to offset downpayment costs that present an
obstacle for first-time home buyers. The loans would be required to be paid back to the CHF and
therefore continue to replenish the Fund. It is recommended that the amount awarded be
dependent on the cost of the dwelling,monthly costs, closing costs,and other monies committed
to the project.
Recommended terms of this low-interest loan for consideration by the Town Board in
development of the program are as follows:
• Maximum amount of any one loan (suggestion is a cap of $30,000 per housing unit
subject to annual review by the Town Board).
• Consider delaying the first payment on the loan in consideration of the many initial
homeownership costs that typically occur in the first years.
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This loan can be stacked with other resources, such as but not limited to those stated
in Section 4.S.
4.3.2 Hero First-Timle Homebuyer Interest-F`ree Loan
There are several s6ctors Of the popuatidn4i' thave been identified of particular significance
with respect to housing. These are active U. S. military service people and veterans, health care
workers, and emergency service volunteers.21
The Town recognizes the public service commitment of residents who are serving or have served
in the U.S.military and seeks to encourage these individuals in maintaining residency in the Town.
Similarly, health care workers together with emergency service volunteers are essential for the
health and safety of the Town's residents and visitors.
Staffing the local emergency services with volunteers has become a significant challenge.These
individuals dedicate their time in the interest of community service, and more and more of the
volunteers are leaving the area due to the cost and availability of housing. It is therefore
recommended that active military service people and veterans, health care workers, and
emergency service volunteers receive additional benefit through the establishment of a Hero
Interest-Free Loan Program to support homeownership for these important residents of the
Town of Southold population. This loan structure would need to be paid back to the Fund in full
upon sale or transfer of the property. This Plan suggests up to a $15,000 down payment
assistance interest-free loan per dwelling as an initial amount for qualifying individuals.
In addition to the general details of the program to be developed as identified in Section 4.3,
specific criteria for eligibility for Hero Interest-Free Loans will be needed. The following are
suggested:
• Emergency service volunteers. It is recommended that volunteers be an enrolled
member of an incorporated volunteer fire company,fire department or incorporated
voluntary ambulance service in good standing for at least two years.
• Healthcare workers (definition to be defined by the Town Board).
• Active military service people and honorably discharged veterans of the United States.
Additional terms of this interest-free loan opportunity that the Town Board may wish to consider
include:
• Requirements for repayment if the recipient no longer qualifies as a volunteer, or
member of the medical profession.
23 Please see Southold Town Code for definitions of these categories.
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• Development of criteria for repayment over time in cases of death and transfer to an
immediate family member.
4.3.3 Deferred Rental loan&o rain
In addition to supporting homeownership opportunities, a goal of this Plan is to assist the local
year-round population in securing safe and attainable rental housing.The costs of moving when
coupled with first month's rent and a security deposit can be an overwhelming expenditure when
on a limited budget. In order to help renters meet their needs, the Town Board may consider
offering a no-interest or low-interest loan. The loan amount would be based on two times the
monthly rental limits as defined annually by the Town Board.
For example, in 2023 a one-bedroom maximum rental rate is up to $1,914 per month. In this
scenario, the potential loan amount would be up to $3,828 which is equal to two times the
maximum rental rate.
In addition to the general details of the program to be developed as identified in Section 4.3,
specific criteria for eligibility for Deferred Rental Loans will be needed. The following are
suggested:
• Requiring a 2-year lease agreement.
• Requiring payback of the full loan within the first two years.
4.4 Goal Four: Housing Education and Counseling Services
It is recommended that the Town Board consider implementing a grant program designated
specifically for supplementing the operational costs related to providing community housing
counseling services within the Town.
The eligible applicants for CHF expenditures are not-for-profit corporations who are authorized
by the United States Department of Housing and Urban Development (HUD) to provide housing
counseling services. It is recommended that grants be commensurate with the organization's
needs to support creation, outreach, and implementation of the housing counseling program.
The eligible expenses would include costs related to the development and provision of housing
counseling services.
As a grant, these funds would not need to be paid back to the fund, however, monitoring of the
program would be required to demonstrate the benefit of the grant prior to award of successive
grants. Proposed terms of this grant that the Town Board may wish to consider include:
• Entity must be financially capable of administering monies.
• Entity is a recognized not-for-profit corporation or organization authorized by HUD..
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4.5 Potentially Available Stacking Loan Programs
As previously noted, the recommended loan programs presented can be stacked with other
financing sources.This Plan recommends that providing information to the public about available
funding opportunities and helping residents navigate the various programs should be a
component of the housing program to be established by the Town. The following list is not meant
to be exhaustive or limiting, it is simply a sampling of other housing-related financial resources
currently available at the time of writing. At any time, additional housing-related funding
opportunities may be available at the local, county, state, or federal level. Possible additional
funding sources include but are not limited to:
Suffolk County First-Time Homebuyer Program 2022
Suffolk County First-Time Homebuyer Program offers up to $14,000 in down payment assistance
to first-time homebuyers for eligible households. Households must earn at least $40,000 but no
more than 80% of the AMI as determined by HUD, according to household size (for reference,
the current application identifies the current maximums which range from $81,400 for a 1-person
household to $153,450 for a household of 8 or more). The assistance is offered in the form of
zero-interest deferred loans that are forgiven after five years if the recipient lives in the dwelling
for that period. Applications are available in English and Spanish at the Suffolk County website
at hits; scdo^ n a inent.com
SONYMA ACHIEVING THE DREAM LOAN First-Time Home Buyers' Down Payment Assistance
This loan offered by New York State is a 30-year fixed-rate mortgage with no points available for
the purchase of 1-4 family homes, cooperatives and condominiums. Down payment
requirements are as low as 3% (and 3% down payment assistance is available). The minimum
cash contribution is 1% (3%for co-ops). The grant can be combined with other SONYMA special
features, other grants and subsidies with no limit. Information about SONYMA first-time
homebuyer assistance is found at: ittRs. hcr.,u oru n u F�rc rau w, .
SONYMA Down Payment Assistance (DPAL) PLUS First-Time Home Buyers
In recognition that one of the biggest obstacles faced by first-time homeowners is saving for
down payments and closing costs, the state has developed the Down Payment Assistance Loan
(DPAL), program which is available for all buyers using a SONYMA mortgage program. The
program is designed to overcome the initial burden of purchasing a first home. The following
provides a summary of the current details:
• The loan cannot exceed the actual down payment and/or closing costs.
• Interest rates for first-time mortgages with a DPAL attached will be .375% higher than
mortgages without. This higher interest rate does not apply to Graduate to
Homeownership, Homes for Veterans, or ENERGY STAR® programs.
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• All or a portion of the Down Payment Assistance Loan may be required to be repaid if an
individual sells their home or refinances within the first 10 years of purchase.
• The amount subject to possible repayment will decrease by 1/120 per month each month
an individual lives in the property.
• In the event the proceeds from the sale of your home are not enough to pay any repayable
amount, the shortage will be forgiven.
Plus One Accessory,Dwell in Unit (ADU) Home Improvement Program
This program provides grants to "units of local government and not-for-profit organizations that
are committed to creating community-specific programs for generating safe, quality accessory
dwelling units".The Town of Southold is partnering with the Long Island Housing Partnership to
bring this unique program to local residents. More information will be forthcoming on the Town
of Southold and/or LIHP websites as details are finalized. Find a general program overview at:
htt s: hcr.n . ov adu
Farmworker Housing Pro ram
This low-cost loan program "assists New York State's agricultural industry by providing financial
assistance to improve existing housing or construct new housing for farmworkers". Find program
details at: htt s: hcr.n ov farmworker-housin - ro ram-fwh
4.6 Benchmarking Progress
It is strongly recommended that the Town Board establish performance measures to help
monitor the implementation of this Housing Plan. These performance measures should be
established in Year One and reviewed annually by the Town Board. In particular,the Town Board
should utilize a benchmark for measuring the increase of attainable housing units, per hamlet
over time. As stated previously, a goal of this Plan is to achieve an equitable distribution of
attainable housing across the hamlets.
As of the adoption of this Plan, the Town Board is considering utilizing a benchmark of 2%24, to
represent the current percentage of all "attainable" housing throughout the Town and Village.
The Town Board will consider increasing that II'percentage during an annual review process.
Overall, further analysis needs to be performed in order to construct a sound methodology for
measuring progress toward the Town's Housing Goals. The Town Board may consider asking the
Housing Advisory Commission to facilitate this analysis with input from other Town Departments
and/or committees.
14 This takes a rough estimate of 329 affordable housing units (from Town of Southold, Village of Greenport, and
North Fork Housing Alliance) and divides it by the total housing units of 16,298.This calculation results in 2%as a
baseline representing current existing attainable housing.
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4.7 Summary Table
Suggested Maximum
Program Amount3 Recommended Purpose Eligible Applicants
............. ..........
Low-Interest Loans for Provide financial assistance Housing organizations, not-
for viable community housing for-profit entities, and
Construction of $250,000.00 projects and facilitate developers approved by
Community Housing public/private partnerships. the Town Board.
Low-Interest Loans for Applicants who meet or will
meet the requirements of
Creation of Accessory Increase stock of year-round Chapters 17
Apartments Amounts to be rental opportunities in the p ,34,207 and
determined 280 of the Southold Town
Town and Village
Code and Town established
rental limits.
Housing organizations and
Amounts to be Maintenance of community not-for-profits that
Maintenance Grants determined Z housing for rental to eligible currently provide rental
individuals. housing to community
members
I
First-time homebuyers who
$30
First-Time Homebuyer Down payment for first-time
Low-Interest Loan ,000.00 home buyers are residents of the Town
or employed in the Town.
Hero First-Time Down payment assistance for US military servicepeople,
Homebuyer Interest- $15,000.00
first-time home buyers as health care workers, and
qualifying individuals. emergency service
Free Loan volunteers
� 1 �
For supplementing the Not-for-profit organizations
Housing Education& Amounts to be operational costs related to who are authorized by the
Counseling Services determined providing community housing US Department of Housing
Grants counseling services within and Urban Development
the Town. (HUD).
1 Income limits apply to eligible applicants.
2. Certified contractor or cost estimates are recommended to be a required submission in eligibility
determinations.
3• The Town Board may exceed these amounts.
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COMMUNITY5.0 ING PLAN IMPLEMENTATION
5.1 Establish a Housing Department
Implementation of this Plan will require the formation of a comprehensive housing program with
dedicated management and adequate staff to work towards achieving the Plan's established
goals. This Plan recommends that the Town of Southold establish a dedicated Housing
Department25 to manage, coordinate, and facilitate the creation of community housing under
the guidance of the Town's Comprehensive Plan, including this Plan. It is recommended that the
individual(s) hired for this Department have experience with affordable housing programs and
projects.
Example duties of the Housing Department include but are not limited to:
1. Establish Housing Program
2. Orchestrate Housing-Related Committee Coordination
3. Administer Housing Registry Lists
4. Oversee Application Process
5. Manage Eligible Person Selection Process
6. Monitor and ensure compliance with Chapters 17 and 34 Funds
7. Facilitate Community Outreach and Education
8. Compile Regular Reports and Yearly Audits
9. Act as a Liaison between applicants and Town Departments (i.e., Planning, Building, etc.)
The following subsections provide general recommendations for the establishment and
implementation of a Housing Program.
5.1.1 Housing Program Management
If the Town Board chooses to hire a Housing Program Manager, their role will need to initially
include the development of details for the programs outlined in Section 4, along with related
application and review processes for the Town Board's consideration. In addition, the new
Housing Program Manager will need to consider the following functions:
w Work on implementing a community housing registry list for individuals eligible under
the Act (who are not eligible under the Chapter 34 Affordable Housing Registry);
0 Develop and implement a multilingual wide-ranging outreach and education program;
zs This Plan recommends the establishment of a Housing Department. While the Town Board may establish a
comprehensive housing program through an existing Town Department, for the purpose of this Plan, the phrase
"Housing Department" is utilized when discussing the roles and functions of the housing program and related staff
for implementing the goals of this Plan.
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• Collaborate with the Housing Advisory Commission, Town Planning Department, Town
Attorney, and Town Board on all housing-related matters;
• Provide regular reports to the Town Board along with community updates;
• Ensure fiscal responsibility of the Funds via yearly audits26;
• Implement and ensure compliance with Housing Program elements (i.e., eligibility, loan
terms, etc.); and
• Coordinate future updates to the Housing Plan.
The example duties and functions detailed above are outlined to demonstrate the breadth of
responsibilities required to facilitate a comprehensive housing program, they are not meant to
act as a job description or duty statement. Suggested recommendations and related details to
program implementation are outlined below.
5.1.2 Housing RggistEy List Management
5.1.2.1 Update Chapter 34 Housing Registry
As discussed in Section 2.5,the Southold Town Housing Advisory Commission currently manages
the Affordable Housing Registry, a roster of individuals who need housing and would like to be
informed of any available affordable housing opportunities in the Town. It is important that this
list and registrants are regularly updated and monitored so that timely notifications can be sent
to viable candidates when opportunities arise in Town.
5.1.2.2 Establish a Chapter 17 Community Housing Registry
The Community Housing Fund establishes income limits that exceed the eligibility requirements
for affordable housing as currently defined by the Town Code.Therefore, it is recommended that
a new Community Housing Registry list be generated to include individuals and families eligible
for community housing created through the CHF.
I
5.1.3 Outreach and education
The Housing Department should develop and implement a comprehensive multilingual housing
education and outreach program. Implementation should include, but not be limited to:
• Administering an annual housing survey27;
ze Every municipality in the State of New York is required to file an annual financial report with the State Controller
(per Article 3, Section 30 of General Municipal Law). The Town of Southold retains an independent auditor to
prepare an annual report of the Town's finances which are filed with the State and posted on the Town's website.
Z'Based on survey results from 2023,there is a goal to increase participation in the housing survey for the future. It
is recommended that direct contact be made with school districts (and PTAs), civic organizations, chambers and
other business organizations,volunteer service providers,larger employers,and local businesses across the hamlets
and Village.
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• Developing and distributing public announcements through various media outlets and
organizations;
• Establishing a regularly updated website or webpage on housing;
• Conducting educational outreach on the latest programs and finance structures through
email blasts and social media; and
• Strengthening collaboration between the Town Board,the Village of Greenport Mayor
and Trustees,Town Departments,the public, and other stakeholders, including housing
organizations, real estate professionals, large employers, school districts, and volunteer
providers.
There are two main target groups for outreach and education efforts: community members who
are seeking housing, and people/institutions looking to create housing.
5.1.3.1 Outreach for People Seeking Housing
Educational outreach will be needed to increase awareness of the Plan as well as to ensure that
eligible individuals for community housing(people that live or work in Southold)are aware of the
potential for future housing opportunities. As the purpose of the CHF is to make community
housing available for year-round residents that live or work in the Town/Village, it will be
important to get the word out to individuals that these new options will be on the horizon. This
Plan recommends regular community engagement and outreach to ensure that Housing Registry
Lists reflect the community's needs, and that individuals can find year-round housing that fits
their financial means.
5.1.3.2 Include Multilingual Communications for Housing Registries
To facilitate better communication with diverse sectors of the Town's population, information
about the housing registry options should be publicized in multiple languages on the Town
website and available media channels.
5.1.3.2 Outreach for Awareness of Fund Eligible Expenditures
Educational outreach should be developed regarding the different programs outlined in Section
4 and their target populations.
5.1.3.3 Outreach and Education to Address the Housing "Stigma"
The Comprehensive Plan states that we must "deepen public understanding of who needs
affordable housing and why28". As shown in Section 3 of this Community Housing Plan, the
housing crisis in Southold is impacting individuals and families across the economic spectrum,
making finding an attainable place to live in Southold a seemingly unreachable dream. Recent
online petitions and other forms of public objection showcase that community members have
28 Southold Town Comprehensive Plan,Chapter 8: Housing,Objective 2.1(D).
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concerns regarding the location of attainable housing. At times these objections mischaracterize
the individuals and families who could benefit from attainable housing. The launch of this
Community Housing Plan is an opportune time to dispel myths and address the social stigma.
5.1.4 Develog the Application Procedure for Housing Funds (Chapter 17&34
5.1.4.1 Consider Developing o Notice of Funding Availability
A tool that is regularly used in alerting entities of the availability of funds is called a Notice of
Funding Availability (NOFA). A NOFA is a notice describing the type of funding available on a
competitive basis and provides a contact where an application may be submitted. It is
recommended that the Housing Program utilize a NOFA to notify the community (including but
not limited to the public, housing organizations, regional developers, non-profits, etc.) by
providing information on the amount of funding available, priority areas (as identified by the
Town Board), and directions on how to apply.
For example, when the Community Housing Fund reaches an established threshold (e.g.,
$500,000),the Town can release a NOFA with details on how to apply, including outlining priority
areas for funding. Prior to releasing a NOFA, the Town should develop a clearly defined,
fair/equitable, and manageable application process. The NOFA can be drafted by the Housing
Department based on available funding and aligned with established housing goals and
programs. The NOFA should be brought as a proposal to the Town Board for their review and
adoption.
5.1.5 Review and Approval Process for Fund Expenditures
A process will need to be established for the review and approval of Community Housing Fund
expenditures.While the Town Board is the ultimate decision-making body,this Plan recommends
the following process for consideration:
1. Housing Department proposes that Town Board issue a NOFA.
2. Town Board issues NOFA.
3. Interested applicants submit an application.
4. Housing Department screens applicants for eligibility (in coordination with Town
Attorney).
5. Southold Town Housing Advisory Commission (along with at least one representative
from the Village of Greenport) reviews applications, issues pre-approvals if required, and
makes recommendations to the Town Board.
6. Town Board reviews recommendations and makes determinations (Note: Exact process
to be determined.)
7. Housing Department will be notified of determinations and shall inform applicants.
8. All contracts shall be created and approved by the Town Attorney.
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Note: Nothing herein shall be construed to limit the authority"of the Town! Board. Due to the
competitive nature of this funding process, employees of the Town will be responsive t
questions but cannot provide specific guidance or recommendations to potential applicants.
Only the Town Board by resolution following a properly noticed, public hearing is authorized to
fund a project and authorize the execution of a Contract by the Supervisor on behalf of the
Town.
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6.0 ADDITIONAL RECOMMENDATIONS
In addition to consideration and implementation of the grant and loan programs described in
Section 4, there are also various tasks that are recommended to assist in the overall
implementation of this Plan. The tasks were identified through the development of this Plan and
through consultation with the Town and CHF Advisory Board. The recommendations include:
1. Petition to increase SONYMA Income Limits
2. Address the Impacts of Short-term Rentals
3. Regularly Update Housing Plan with Community Engagement
4. Consider Code Amendments to Increase Year-round Community Housing
5. Explore Incentives for Increasing Community Housing
6. Develop Best Practices in Housing
6.1 Petition to Increase the SONYMA Limit
Currently, the first-time homebuyer exemption from payment of the Community Preservation
Fund (CPF)or CHF transfer fee is limited to homes that are within 60%of the purchase price limits
defined by the State of New York Mortgage Agency (SONYMA) low interest rate. At the time of
this Plan,this figure would mean in order to be exempt from paying the transfer fees a first-time
home buyer would need to buy a home in Southold/Greenport for less than $483,954 (which is
60%of the current SONYMA limit of$806,950). This purchase price limit was originally set when
the CPF was introduced in the 1990s. At that time,Southold Town requested that the exemption
limit be lower than other areas because there was concern that the number of first-time
exemptions would decrease the impact of the CPF Program. Considering that the median home
price is now over $600,000, it is recommended that the Town seek an increase in this purchase
price limit as a way to increase the number of first-time homebuyers that qualify for the
exemption.
6.2 Address the Impacts of Short-Term Rentals
6.2.1 STIR Role in H'ouisin RCrisis.
As stated previously, short term rentals (STRs), defined in §280-413 of Town of Southold code as
a dwelling unit rented for a period of less than 2 weeks, is prohibited in the Town. Similarly, in
the Village of Greenport,STRs are limited to a minimum of 2 weeks(unless the dwelling is owner-
occupied or there is a long-term tenant). However, as of February 2023 there were over 73029
STR listings in the Town/Village with the highest density occurring in and around the Village of
Greenport. This Plan recognizes that STRs (regardless of legality of the units) are playing a role
29 Data collected from airdna.co.
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in the housing crisis by reducing housing units available for year-round rentals. Year-round
rentals are crucial to meeting community housing goals as they provide lower-priced housing
solutions for people in lieu of homeownership.
6.2.2 Enforcement ands Regulation of STRs
It is strongly recommended that the STR issue be revisited by the Town and consideration be
given to increased enforcement in order to reduce the number of illegal units. In addition, if STRs
are ever permitted in the future, which this Plan does not suggest or endorse, the Town should
consider establishing tools and regulations to effectively monitor and manage regular
enforcement.
Specifically, this Plan recommends that the Town invest in software for STR monitoring and
enforcement used in other towns (e.g., Granicus) as it is an efficient, effective and revenue-
producing tool to address the impact of short-term rentals on the availability of year-round
housing units in Southold Town. In addition, the Town might consider creating regulations
including an impact fee for short-term rentals that in turn can be deposited in the CHF for use in
supporting year-round community housing.
Another recommendation, if the Town were to permit STRs in the future, is to find ways to lessen
the impact on available year-round housing stock by developing a permitting process with a
specified number of issues per hamlet per year, or potentially designating area/zones within
Town where STRs could be considered. These regulations could streamline enforcement while
bringing monies back to the Housing Funds.
6.3 Update Housing Plan with Community Involvement
6.3.1 Annual Housing Plan Update
The Peconic Bay Region Community Housing Act requires an update to the Community Housing
Plan every five years. It is recommended that this Plan be revisited on a yearly basis for the first
five years to determine whether an interim update to the Plan is required. Interim Plan updates
may be appropriate at intervals of less than five years if significant changes to demographic and
housing conditions, applicable regulations and laws, land use trends and practices, and other
relevant factors are observed in the Town. The update process for the Housing Plan should be
similar to the process involved in the preparation of the present document. In particular, when
updating the Plan, it is recommended that a new Housing Survey be issued, that updated census
data be evaluated, and that a robust community engagement process be conducted.
6.3.2 Hamlet Study U date
In addition, updates to the hamlet studies (included in the 2020 Comprehensive Plan) should be
considered to identify how housing goals can best meet the unique needs of each hamlet. It is
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also recommended that the Village of Greenport analyze opportunities for housing in the Village
for inclusion in future Plan updates.
6.4 Code Amendments to Increase Community Housing
The Town is in the process of updating the zoning code to implement recommendations of the
Comprehensive Plan. This zoning code work should also include, but not be limited to:
• an analysis of regulating transient housing (STRs);
• simplifying code related to accessory apartments;
• identifying other ways to increase year-round housing opportunities in the Town; and
• including regulations to encourage new accessory dwelling units where appropriate for
the community.
6.5 Explore Incentives for Increased Community Housing for Rent
Accessory apartments otherwise known as Accessory Dwelling Units (ADUs) can play a large role
in increasing community housing throughout the Town and Village. An essential element when
increasing the number of ADUs for community housing, is to implement a mechanism to ensure
ongoing compliance with affordability guidelines. It is recommended that the Town explore
several avenues to encourage the development of ADUs, including but not limited to:
• Identifying funding programs available to property owners;
• Assessing the potential for tax exemptions (and the potential to limit reassessment on
property improvements related to the construction of an ADU to provide year-round
community housing);and
• Researching how other municipalities are successfully promoting ADUs.
The current Town code permits accessory apartments. However, there is an opportunity to
educate the public on code requirements and the application process. As part of the education
and outreach program, it is recommended that the Town develop a guide to ADUs for property
owners to identify the requirements, available funds,and steps to receive approval and potential
financial support for those seeking to construct an ADU for community housing.
i
While the number of unregistered apartments in the Town or Village is unknown, it is recognized
that these units do exist and that this Plan provides an opportunity to address the issue. It is
recommended that the Town consider mechanisms that encourage property owners to bring
existing unregistered apartments into compliance with code requirements. The Town and Village
could consider implementing a short-term amnesty program (e.g., 6 months) to allow property
owners an opportunity to legalize existing units and bring them up to code.
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6.6 Develop Best Practices in Housing
6.6.1 East End Town Collaboration
The voters of four East End towns passed referendums that allowed the collection of 0.5%
transfer tax and the creation of individual Peconic Region Community Housing Funds(the Towns
of Southold, Southampton, East Hampton, and Shelter Island). Both the Town of Southampton
and the Town of East Hampton have established Housing Departments with success in the
development and management of housing projects. The knowledge base of these department
leaders would be helpful as the Town of Southold establishes a comprehensive housing program.
It is recommended that the Town meet with representatives of the other towns to discuss their
programs and identify viable resources for the Town and Village.
6.6.2 Fie Tonal Housing Programs
The Plan recommends considerations for additional research and collaboration with other
municipalities. Many other communities that are similar to Southold/Greenport struggle with
year-round housing and they can provide successful community housing models and programs
for consideration (i.e., Nantucket, Cape Cod, and Martha's Vineyard). It is recommended that
the Town Housing Department compile resources on innovative housing solutions that have
achieved success from other locations and identify programs which may be emulated in Southold
Town.
6.6.3 Encourage Intergenerational Housing
In consideration of the higher-than-average population of people aged 55 and older in the Town,
the Town should consider how intergenerational housing30, which provides incentives to provide
housing for a mix of older and younger people,can be achieved in the Town as a way of increasing
options for residents to age in place, be more engaged in the community, and generally be less
isolated.
6.6.4 Support Development of Mixed-Income Housing
This Plan recommends exploring ways to diversify housing types and income levels when creating
community housing developments. As stated in the Suffolk County Planning Commission
Guidebook, "Healthy communities contain a mixture of housing types. Dispersion, integration,
and equitable distribution should therefore be the foundation of local and regional housing
efforts. These policies help to both strengthen communities and prevent segregation and the
creation of pockets of poverty."
aoSee articles for more information at lett uslc 01 USS t'� OXO 12;, xi I a n � IT� n � � ary*# ip „ .v
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Draft Community Housing Plan
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One means of addressing mixed-income housing would be to look closely at the maximum sales
and rental prices the Town Board establishes each year. These numbers are based off of HUD
Area Median Income (AMI) guidelines for Nassau/Suffolk County. The amounts currently listed
(as shown in Appendix D) refer to families of four earning 80-120% of the AMI. However, it is
noted in the Housing Needs Assessment that the number of economically disadvantaged
students is increasing, which suggests some local family incomes may fall below 80%of the AMI.
This Plan aims to encourage housing projects that are available to the many working families in
Southold Town. Structuring the purchase price and rental amounts to include a table of different
price ranges and income levels could be a way forward in establishing housing opportunities for
families across the economic spectrum.
6.6.5 Audit Existing Application Processes
The Town has several application processes to facilitate the creation of affordable/community
housing. It is recommended that the involved Board and Town Departments that review, assess,
and issue permits meet to develop a streamlined application process.A specific recommendation
is to consider a universal accessory apartment application process.
6.6.6 Local Community Land Trust
Encourage the creation of a local community land trust; a non-profit group that lowers the cost
of housing by selling houses without the land.They typically buy the land, develop homes on the
land and sell those homes while retaining ownership of the land and assuming the associated
costs of the land,thereby lowering the cost of the house. In future updates to the Plan,the Town
should evaluate the option available through the Act to utilize the Community Housing Fund to
purchase land for the purpose of creating new community housing.
6.6.7 Zonine and Design Considerations for Communily Housing
Promote the zoning and design of attainable housing that fits in the Towns' landscapes and
streetscapes with architectural mass that supports the character of each location while
minimizing potential environmental impacts. Encourage the adaptive reuse of existing buildings
that are underutilized and in locations that are supported by the CHF and this Plan while
recognizing the sustainability of certain uses (i.e., religious institutions, retail, banking, etc.) and
new opportunities.
6.6.8 Establish On-Site Management Requirements
In line with recent decisions from other municipalities, it is recommended that the Town Board
establish a requirement for on-site property management for any multifamily attainable housing
development of 20 or more units.
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7.0 APPENDICES
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APPENDIX A: PECONIC BAY REGION COMMUNITY HOUSING FUND
NEW YORKTUVVN LAW: § 64-K PECC}N|C BAY REGION COMMUNITY HOUSING FUND,
1. Definitions.
As used throughout,the following words and terms shall have the following meanings:
/a\ "PECON|CBAY REG|ON" the towns ofEast Hampton, Riverhead, Shelter Island,
Southampton, and Southold.
/b\ "COMMUNITY HOUSING" - a primary residential property for mn eligible individual that
does not exceed 150% of the purchase price limits established by the state of New York
rnortgageagency|oxvinterestrate |oanprogranminnon-targetcategoriessz for Suffolk
County ineffect onthe contract date for the sale ofsuch property.
(c) "BOARD" -the advisory board created pursuant to subdivision six of this section.
(d) "FUND" -the community housing fund authorized pursuant to subdivision two of this
section.
(e) "FIRST-TIME HOMEBUYER" an eligible individual who has not owned a primary
residential property and is not married to a person who has owned a residential
property during the three-year period prior to his or her purchase of the primary
residential property, and who does not own a vacation or investment home.
(f) "PRIMARY RESIDENTIAL PROPERTY" any one-ortwo-family house, townhouse, or
condominium.
(g) "ELIGIBLE INDIVIDUAL" - a household with on income that does not exceed one
hundred percent of the income limits as established by the state of New York mortgage
agency low in1erest rate |oan programin non-target categories"for Suffolk County in
effect onthe contract date for the sale ofsuch property.
2' Fund authorized.
11 Accepted July 25,2022 until further notice: Purchase Price Limit for 1-Family New&Existing Non-Target Homes
inSuffolk County is$806i590.
1'Accepted July 25'ZO2Zuntil further notice: Income Limit for a1'ZPerson Household is$174`36Oand for a3+
Person Household iti,$203'42O.
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The town board of any town in the Peconic Bay region is authorized to establish by local law a
community housing fund, pursuant to the provisions of this section. Deposits into the fund may
include revenues of the local government from whatever source, including but not limited to:
(a) all revenues from the supplemental real estate transfer tax authorized by subdivision
two of section fourteen hundred forty-nine-bb of the tax 1aw33;
(b) all proceeds from any indebtedness or obligations issued pursuant to the local finance
law for community housing opportunity purposes as authorized in subdivision three of
this section;
(c) general fund balances or surpluses;
(d) any proceeds received by the local government from the sale or rental of community
housing produced from revenues of the fund;
(e) the repayment of any loans issued from proceeds of the fund;
(f) any gifts of interests in land or funds; and
(g) any state or federal grants received by the town for providing affordable homes.
3. Purposes of the fund.
The proceeds of the fund established pursuant to subdivision two of this section shall be
utilized for the following purposes:
(a) the provision of financial assistance to first-time homebuyers who are residents of the
town for the purchase of a first home. Such financial assistance may be in the form of a
grant or a loan.
(1) A town may provide financial assistance for the purchase of a first home to a
first-time homebuyer who is a resident of the town or who is employed in the
town. A resident of the town shall include a person who is currently a resident of
the town or a non-resident who has been a resident within the past five years.
(2) Such financial assistance shall not exceed fifty percent of the purchase price of
the home.
(3) If such financial assistance is in the form of a loan, such loan shall be repayable
to the town pursuant to the terms agreed to between the recipient and the
town, provided that any loan shall be fully repaid by the recipient upon the
resale of the home.
33 tit� L ¢ r a l " d17 /!Lix aicle-31 /1 4� ISE
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(4) For the purposes of calculating town tax liability for such property, only, the
dollar amount of any financial assistance for the purchase of a first home made
by the town pursuant to this section shall be subtracted from the full equalized
assessed value of such property.
(5) All revenues received by the town from the repayment of a loan shall be
deposited in the fund.
(6) A town may provide financial assistance for community housing in conjunction
with a public/private partnership for employer assisted housing.
(b) the actual production of community housing for sale to eligible individuals by the town;
(c) the actual production of community housing for sale to eligible individuals in
conjunction with a public/private partnership, where the private partner agrees to
comply with the profit guidelines of the New York state affordable housing corporation
and the provisions of this section;
(d) the actual production and maintenance of community housing for rental to eligible
individuals either by the town or the town housing authority; or in conjunction with a
public/private partnership, where the private partner agrees to comply with the profit
guidelines of the New York state affordable housing corporation and the provisions of
this section;
(e) the rehabilitation of existing buildings and structures in the town for the purpose of
conversion to community housing for sale or rental to eligible individuals;
(f) the 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
(g) the provision of housing counseling services by not-for-profit corporations who are
authorized by the United States department of housing and urban development to
provide such services.
4. Fund management.
Interest accrued by monies deposited into the fund shall be credited to the fund. In no event
shall monies deposited into the fund be transferred to any other account. Nothing contained in
this section shall be construed to prevent the financing in whole or in part, pursuant to the local
finance law, of any purpose authorized pursuant to this section. Monies from the fund may be
utilized to repay indebtedness or obligations incurred pursuant to the local finance law
consistent with effectuating the purposes of this section.
S. Eligible expenses.
For the purposes of this section, eligible expenses relating to the production of community
housing and the rehabilitation of existing buildings and structures under the fund shall include
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Draft Community Housing Plan
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but not be limited to land acquisition, planning, engineering, construction costs, and other hard
and soft costs directly related to the construction, rehabilitation, purchase or rental of housing
pursuant to this section. All revenues received by the town from the sale or rental of
community homes, or the repayment of loans shall be deposited in the fund.
6. Advisory board established.
The town board of any town in the Peconic Bay region which has established a community
housing fund pursuant to this section shall create an advisory board to review and make
recommendations regarding the town's community housing plan required by subdivision seven
of this section. Such board shall consist of not less than seven nor more than fifteen legal
residents of the municipality who shall serve without compensation. No member of the local
legislative body shall serve on the board.The board shall include a representative of: (a)the
construction industry; (b)the real estate industry; (c) the banking industry; and three
representatives of local housing advocacy or human services organizations. Where a village or
villages, located within the town, have elected to participate in the fund, as provided in
subdivision seven of this section,the board shall include at least one resident of a participating
village or villages. Where an Indian nation is located within the boundaries of a town,the
board shall include at least one member from such nation.The board shall act in an advisory
capacity to the town board.
7.Adoption of housing plan.
(a) Before a town in the Peconic Bay region may expend any funds pursuant to this section,
the town board shall first adopt a town housing plan which establishes an
implementation plan for the provision of community housing opportunities by the fund.
Said plan shall be adopted by local law. Such plan shall adhere to the following smart
growth principles:
(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, groundwater, 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
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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
(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.
(b) Such plan may include the establishment of a map or maps that delineate the housing
implementation recommendations proposed by the town.
(c) Such plan shall be updated at least once every five years.
(d) The town housing plan shall be an element of the town's comprehensive plan.
(e) Such plan shall ensure that all community housing created pursuant to this section
remains affordable. Subsequent purchasers of such community housing shall have at
the time of purchase, pursuant to the definition "eligible individual", an income that
does not exceed one hundred percent of the income limits as established by the state of
New York mortgage agency low interest rate loan program in non-target categories for
Suffolk County.
(f) Such plan shall provide for the equitable distribution of community housing
opportunities among all the communities of the town. The plan shall ensure that no
community has an undue concentration of community housing opportunities that would
substantially alter the character of the community. In determining equitable
distribution of community housing opportunities, existing community housing
opportunities in a community shall be considered.
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8. Village participation.
(a) The participation of any village in the production of community housing authorized by
this section shall be at the option of the village. In order to participate, a village shall
pass a resolution opting into the program and shall submit said resolution to the town
board.
(b) Where a village opts to participate pursuant to this subdivision, an intergovernmental
agreement shall be executed pursuant to article five-G of the general municipal 1aw34 or
other applicable legal authority, in order to establish the rights and responsibilities of
each government regarding community housing opportunities.
(c) Regardless of whether a village participates in the program authorized by this section,
properties in the village shall be subject to the supplemental real estate transfer tax
authorized by subdivision two of section fourteen hundred forty-nine-bb of the tax law.
34htt s:/Z www,nyst h QatKIIIJ wsd it �A aIT
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COMPREHENSIVEAPPENDIX B: 2020 TOWN
This Community Housing Plan seeks to be consistent with
and furtherthe goals ofthe Southold Town Comprehensive
Plan (2020). The Housing Chapter of the Southold Town
Comprehensive Plan35 identifies the following goals
pertaining to the creation and sustainability of community
housing within the Town, each of which are described in 140.
more detail below. �Cp'
Goal 1: Create Affordable Housing
Goal 2: Promote Awareness About Housing Issues
Goal 3: Retain Residents in Existing Housing 1111"M
Goal 4: Protect Quality of Life SOUTHOLD TOWN
Goal 5: Develop Best Practices in Housing COMPREHENSIVE CA
VMl 1.11•February 1010
Goal 1: Create Affordable Housin
The Comprehensive Plans notes the critical need for -
increased housing opportunities to maintain a vibrant workforce and serve the residents of the
Town.
The Comprehensive Plan outlines an objective to provide diversified housing to meet the needs
of current year-round residents, including senior citizens and local workers. Code amendments
have made it possible for the development of accessory apartments in existing barns and garages
that can be renovated into small apartments for singles or couples or which can be used by
homeowners wishing to downsize while renting their homes to larger families.
The Town Zoning code provides an opportunity for homeowners to establish an accessory
apartment to existing single-family homes. Recently, the Town of Southold collaborated on a
funding opportunity with the Long Island Housing Partnership to access New York State funding
to support the creation of accessory apartments or accessory dwelling units (ADU's) through
grants to low and middle-income single-family homeowners.
In addition, the Comprehensive Plan discusses the potential for revolving grant assistance
programs to enable residents on the Housing Registry to rehabilitate or purchase homes. This
35 The 2020 Comprehensive Plan is available on the Town Website at southpl�ttpwnny gov/I 23 Comlar'gh nsive
Plan, and can be viewed at local libraries and at the office of the Southold Town Clerk,53095 Route 25,Southold.
581 Page
Town of Southold
Draft Community Housing Plan
September 1,2023
Community Housing Plan explores the potential for grants, as well as low interest loans, as
potential implementation measures which are discussed in more detail in Section 4.
Coal 2: Promote Awareness About Hous,i ng Issues
The Comprehensive Plan notes that many residents are unaware of the existing resources that
might help them obtain funding to buy a home, fend off foreclosure, or maintain their home. In
addition, there are many misconceptions about housing. The Comprehensive Plan proposed
potential solutions including the development of educational forums related to housing services,
program, and resources, as well as the preparation and distribution of printed and online
materials to accompany the forums.
This Community Housing Plan seeks to further this goal by including outreach from the
community in the preparation of this Plan. Presentations on community housing were given at
Town Board Work Sessions, and at meetings with a local civic association, Housing Advisory
Committee, and Village of, Greenport. These sessions included sharing a link to a survey about
community housing. The survey was available online, included as a QR code on posters
throughout the town, and via paper copies.
Goal : Retain Residents in Existing Housing
The Comprehensive Plan notes that there is a large percentage of senior residents residing within
the Town and that seniors have unique housing needs. The basis for the Peconic Bay Region
Community Housing Act was to provide funds for the creation of community housing to allow
current residents to remain in the East End towns which have been impacted by changes in the
local housing market. This Community Housing Plan recommends the creation of grants
dedicated to increasing senior housing units in the Town as discussed further in Section 4.
GoalA, Protect Quality of(rife
This goal from the Comprehensive Plan is focused on protecting quality of life for neighbors of
neglected homes and blighted properties, and protecting the safety of rental tenants. A priority
of this Community Housing Plan is to maintain and support existing community housing units.
Recommended potential grant funding is outlined in Section 4 including maintenance and
operational support for existing community housing providers.
Goal ; Develop Best Practices in Housing
This Comprehensive Plan goal is focused on ensuring that the Town keeps up to date with
evolving legislation, policies, and programs that provide innovative housing solutions. This
Community Housing Plan stems from a solution created through NYS legislation adopted in 2021,
and the Town continues to be involved in regional forums ensuring successful launch and
implementation of the community housing fund.
591 Page
Town of Southold
t Draft Community Housing Plan
ten, September 1,2023
APPENDIX C: AFFORDABLE HOUSING REVIEW COMMITTEE PROCESS
August 23,2022
Affordable Housing Review Committee Process
1. Mission
To review the change of zone application and/or preliminary concept plans,structure,and
applicant capability and make a recommendation to continue or not with an application and
change of zone to AHD to the Town Board.
2. Members
a. Supervisor and two Town Board Liaisons
b. Planning Staff and Planning Board Member(s)
c. Chair,Housing Advisory Commission
d. Chair,Architectural Review Committee
e. Chief Building Inspector
3. Concept Plan Process(This process preliminary reviews the concept of an application)
a. Direct all affordable housing inquiries that require zone change to the Town
Clerk for processing.
i. Submission Requirements
1. Completed Preliminary Concept Form(New).
2. Concept Plan.
ii. Developer Resume,Portfolio,and Qualifications.
b. Town Clerk will notify the Town Board and AHRC of the new concept application.
c. ARRC meets with applicants;if the AHRC decides to continue with the concept
and the zone change,they would make a written recommendation to the Town
Board.
d. If Town Board agrees to proceed,they schedule the concept for a work session.
I. Hold a public informational session
ii. Elect to consider the change of zone
iii. Elect not to consider the change of zone
e. If Town Board elects to consider the change of zone then the applicant submits
the formal change of zone application to the Town Clerk and the process
continues as described in the Town Code 280-29(This requires more detailed
plans and information.).
i. Request the Planning Board's&Housing Advisory Commission's reports
1. 60-day deadline for the reports
Source: Town of Southold 31
36 In order to view affordable housing concepts that are under review,go to the Town of Southold website,click on
Town Records,click on Affordable Housing,and then click on Affordable Housing Review Committee.
601 Page
Town of Southold
Draft Community Housing Plan
September 1,2023
APPENDIXI I L
HOUSINGAMOUNTS FOR SOUTHOLD TOWN AFFORDABLE I
RESOLUTION 2023-496
� ADOP'ITD DOC ID_19192
THIS IS TO CERTIFY THAT THE FOLLOWING RESOLUTION NO.2023-496 WAS
ADOPTED AT THE REGULAR MEETING OF THE SOUTHOLD TOWN BOARD ON
MAY 23,2023:
RESOLVED that the Town Board of the Town of Southold hereby sets the maximum ittktial
sales rice and maximum alliottable tnonthlti rent for 2023 for affardalal haus ttt�its as
follows:
2023 Rome Purchase Price May Not Exceed
Households earning 80%or less of the HUD $255 000*
median income for Nassau/Suffolk
Households earning 100%or less of the HUD $390,750**
median income for Nassau/Suffolk
Households earning 120%or less of the HUD $468,900***
median income for Nassau/Suffolk
*2.5 times the 80%median income family of four-Nassau/Suffolk County($102,000)
**2.5 times the 100%median income family of flour-Nassau�Suffolk County($156,300)
***2.5 times the 120%median income family of four-Nassau/Suffolk County($187,560)
2023 MoutW Rental Amounts May Not Exceed utllities may or may not be included
Efficiency $1536***
One Bedroom $1914***
Two Bedroom $2297***
Three Bedroom $2952***
Four Bedroom $3245***
***Represents HUD fair market rental
RESOLVED that pursuant to Chapter 240-10-B(2)(c)[2][a]of the Town Code,the Town Board
of the Town of Southold hereby sets P90,750 as-the amount of avnrent re wired er
beusin; unit for lloderate Iuconae Famuil Drw Alin Umits mot lauilt within the Town of
Southold's inclusionary�au9n re uirements. Stiid amtrunt reflects tyro and balk times the
Nassau/Suffollt median income for a family of four in accordance with the Lon Island
"1Yarlad"urce Honsiva Act.
Denis Noncarrow
Southold Town Clerk
Source:Town of Southold37
37 The maximum initial sales price and maximum allowable rents are established each year by the Town Board.
611 Page
Town of Southold
Draft Community Housing Plan
September 1,2023
APPENDIXHOUSING
Section 3.0 Housing Needs Assessment includes a review and analysis of information compiled from
the following sources:
United States Census Bureau was consulted for data and statistics regarding demographics including
population, housing, and economic statistics from the 2000 Census, 2010 Census & American
Community Survey (ACS) Five-Year Estimates, and 2020 Census and ACS 5-Year Estimates. All town-
wide analyses were based on the Southold Town, Suffolk County, NY geography, which includes the
Village of Greenport. In addition, the analysis of population and housing trends includes the
individual hamlets within the Town and the Village of Greenport based on the following Census
Designated Place (CDP) data: Cutchogue, East Marion, Fishers Island, Greenport (village), Laurel,
Mattituck, New Suffolk, Orient, Peconic, West Greenport(hamlet), and Southold (hamlet).
Environmental Systems Research Institute Inc. (ESRI) generated on-demand demographic reports
specific to the Southold Town through the Business Analyst Online program. All estimates provided
by ESRI draw upon data from sources including the Current Population Survey,American Community
Survey, Census of Retail Trade (all available via the United States Census Bureau), Consumer
Expenditure Survey (via the United States Bureau of Labor Statistics), United States Postal Service,
Internal Revenue Service, National Bureau of Economic Research, and other commercial and federal
data sources.
New York State Education Department provided enrollment data for the six school districts within
the Town of Southold, including: Fishers Island Union Free School District (UFSD), Greenport UFSD,
Mattituck-Cutchogue UFSD, New Suffolk Common School District, Oysterponds UFSD, and Southold
UFSD and information regarding the number of students that are economically disadvantaged within
each school district.
AirDNA was consulted for statistics about the short-term rental market for each of the hamlets in the
Town of Southold and the Village of Greenport(with the exception of Fishers Island).
The Southold Town Comprehensive Plan was published in February 2020 and included extensive
background research and input from the community. Insights from the Comprehensive Plan were
incorporated into the Needs Assessment to provide additional context and background information.
The Communi�tv Housing Survey was hosted online,and a link to the survey was included as a QR code
on posters placed throughout the town,shared via email, at Town Board work session presentations,
and in the Suffolk Times. Paper copies of the survey were made available at the Town Planning
Department and the CAST office. The survey was launched in October 2022 and as of February 28,
2023, over 750 responses were submitted. Nearly 90% of respondents (695 respondents) reported
being current residents of the Town of Southold, with many of the nonresidents indicating that they
were former Town residents or individuals who work in Southold.
621 Page
Town of Southold
Draft Community Housing Plan
September 1,2023
APPENDIXII IC AND ECONOMIC PROFILE
Population Growth
The total year-round population in Southold steadily increased during the 20-year period
analyzed, as shown in Table 3-1. Between 2000 and 2010, the population was estimated to
increase by approximately 7% from an estimated population of 20,600 residents in 2000 to an
estimated 21,968 residents in 2010. Between 2010 and 2020, the population increased by
approximately 8%to an estimated 23,732 residents.
Table 3-1:Southold Population
Year Population %Change
2000 Census 20,600 -
2010 Census 21,968 7%
2020 5-Year ACS Estimates 23,732 8%
Source:2000,2010&2020 Census Data
Table 3-2 shows the population change for each of the hamlets within the Town of Southold and
the Village of Greenport in 2000, 2010, and 2020 based on decennial Census data. The vast
majority of hamlets experienced population growth during the time period analyzed, with the
largest percent growth (over 39%growth)observed in the hamlets of Fishers Island, Orient, East
Marion, and West Greenport. Significant growth was also observed in Cutchogue, Laurel, New
Suffolk (over 20% growth). The Southold hamlet experienced an estimated 11% growth, while
the populations in Mattituck and Greenport Village only increased slightly (less than 5%). The
only hamlet to experience a decrease in population was Peconic.
Table 3-2a:Southold Population by Hamlet
Hamlet 2000 2010 20202000-2020
Population Population- Population %Change
Cutchogue 2,849 3,349 3,437 21%
_mmuW
East Marion 756 926 1,048 39%
.........
Fishers Island 289 236 424 47%
Greenport (Village) 2,0482,197 _ 2,058 0%
Laurel 1,188 1,394 1,495 26%
Mattituck 4,198 4,219 4,322 3%
New Suffolk 337 349 403 20/
Orient 709 743 999 41%
www_
Peconic 1,081 583 692 -36%
West Greenport (Hamlet) I 1,579 2,124 2,190 39%
Southold (Hamlet) 5,465 5,478 6,040 11%
63Page
Town of Southold
Draft Community Housing Plan
September 1,2023
Source:2000,2010&2020 Census Data
Although it is well-known that Southold is a popular destination for tourists (particularly in the
summer months) and contains a significant seasonal population, as discussed in the
Comprehensive Plan, "there are no readily available demographics to help us understand the
composition of the seasonal population." While it would be helpful to understand more about
the seasonal population of Southold, the intent of this Housing Plan is to focus primarily on the
year-round population of Southold and their housing needs and a more detailed and targeted
analysis involving substantial outreach to the seasonal population would be required to
understand the demographics.
Hispanic/Latino Population
Table 3.2b: Hispanic/Latino Population
Location 2010 2020 Percent Increase
Southold Town (including Village of 2382 3610 51.6%
Greenport)
Source:2010&2020 Census Data
In 2010 the Hispanic/Latino population accounted for 2,382 out of 21968 total residents, or
10.84%. In 2020,they accounted for 3,610 out of 23,732 total residents, or 15.21%.
The terms Hispanic and Latino are based on definitions used by the U.S. Census,
"About His anic Origin- The U.S. Office of Management and Budget (OMB) requires federal
agencies to use a minimum of two ethnicities in collecting and reporting data: Hispanic or Latino
and Not Hispanic or Latino.OMB defines"Hispanic or Latino"as a person of Cuban, Mexican, Puerto
Rican,South or Central American,or other Spanish culture or origin regardless of race. People who
identify with the terms "Hispanic" or "Latino" are those who classify themselves in one of the
specific Hispanic or Latino categories listed on the decennial census questionnaire and various
Census Bureau survey questionnaires — "Mexican, Mexican Am., Chicano" or "Puerto Rican" or
"Cuban"—as well as those who indicate that they are"another Hispanic, Latino,or Spanish origin."
The 2010 Census question on Hispanic origin included five separate response categories and one
area where respondents could write in a specific Hispanic origin group.The first response category
was intended for respondents who do not identify as Hispanic. The remaining response categories
("Mexican, Mexican Am., Chicano"; "Puerto Rican"; "Cuban"; and "another Hispanic, Latino, or
Spanish origin") and write-in answers can be combined to create the OMB category of Hispanic."-
https://www.census.gov/topics/population/hispanic-origin/about.htmI
Age Distribution
The age distribution of the year-round population in Southold is available from the 2000 and 2010
Census, as well as the 2020 5-Year American Community Survey (ACS) estimates. The 2020
Decennial Census data available at the time this analysis was conducted did not include age
641 Page
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Town of Southold
Draft Community Housing Plan
September 1,2023
distribution information. Since the 2020 age distribution data is from the ACS rather than the
Decennial Census, there are discrepancies in the total population. Therefore, this study focused
on the percent distribution for each age group, rather than the actual population counts to
observe the trends in age distribution.
The age distribution of the year-round population of the Town of Southold, including the Village
of Greenport, is shown in Table 3-3 and Graph 3-3. The population of young people (under 20)
has declined significantly in the past twenty years from over 23%to 15% of the total year-round
population. The 20-34-year-old population remained about the same at a range of approximately
12 to 13% of the total population.
The 35-59-year-old population has decreased from over 35%in 2000 to about 30%in 2020,while
the senior population (over 60 years old) has increased significantly from 28% in 2000 to more
than 41% of the total year-round population in 2020. The over 60 population is the only age
group in the Town that has increased consistently as compared to other age groups over the past
three decades.
Table 3-3:Southold Age Distribution Over Time
Age Range 2000 2010 2020
Under 20 23.6% 20.7% 15.1%
20 to 34 12.2% 12.4% 13.6%
35 to 59 35.7% 34.7% 30.0%
60 and Over 28.6% 32.2% 41.3%
Source:2000&2010 Census,2020 5-Year ACS Estimates
Graph 3-3:Age Distribution
45.0%
c
•y
40.0% Ol/r
a 35.0%
o j
a -
30.0° 11111111112000
25.0%
O %i / m2010
i) 20.0% %
ij% r 2020
c 15.0% j
/ f
10.0% j
5.0%
Under 20 20 to 34 35 to 59 60 and Over
Age Group
65Page
Town of Southold
Draft Community Housing Plan
September 1,2023
The age distribution trends reflect the results of the Community Housing Survey where nearly
half of the over 750 respondents were seniors (aged 65 and older) and an additional 21% of
respondents were between the ages of 55 and 64. Although efforts were made to receive input
from residents of all ages, additional efforts may be necessary to receive input from younger
generations when conducting updates to the Needs Assessment to understand the housing
needs of these groups. It is noted, however, that insight was received about the needs of the
younger generation through the many comments provided by aged 60 and older respondents
regarding the needs of their adult children and grandchildren. The full age distribution of survey
respondents is provided in Table 3-4.
Table 3-4: Community Housing Survey Respondents Age Distribution
Age Range Count %of Total Respondents
Under 18 0 0%
18 to 24 9 1%
_ww
25 to 34 58 7%
35 to 44 90 12%
45 to 54 76 10%
55 to 64 167 22%
65 and Older 368 48%
Source:2000&2010 Census,2020 5-Year ACS Estimates
Based on the age distribution information, it is not surprising that the median age in Southold
has increased overtime as well,as shown in Table 3-5. In 2000,the median age of Town residents
was 44.3, which increased to a median age of 49.0 in 2010, and finally a median age of 54.9 in
2020, which represents an approximately 24% change over the 20-year time period analyzed.
Table 3-5:Southold Median Age Over Time
2000 2010 2020
Median Age 44.3 49.0 54.9
Source:2000&2010 Census,2020 5-Year ACS Estimates
The year-round population in the Town of Southold shows age distribution trends that are
consistent with other communities attractive to retirees and a seasonal population. More
specifically,these trends include a relatively high median age; fewer people in the younger adult
cohorts;and a high percentage of the population over 50 years old. The Southold Comprehensive
Plan notes that Suffolk County has the second-largest senior population in the State of New York,
with 14.5% of the population of Suffolk County reported as being 65 years or older. In addition,
the Plan notes that in 2010, more than 25%of Southold's population was 65 years or older,which
is significantly higher than the percentage of seniors in Suffolk County.
661 Page
Town of Southold
Draft Community Housing Plan
September 1,2023
The Community Housing Survey responses also indicated the need for housing for younger
residents,families, and the workforce of Southold. When given the opportunity in the survey to
provide any comments related to housing, the most common response was related to the need
for housing opportunities for young people and families,with nearly 50 comments related to this
topic. This need was identified by younger people who have struggled to find and afford safe
and comfortable housing in the Town, causing some of them to delay having families and being
unable to build wealth through home ownership. A number of older residents also expressed
that their adult children have either remained living in their homes because they cannot afford
their own housing in the Town, and some indicated that they know people who have moved away
due to a lack of housing. Even respondents that considered themselves to have adequate
housing often described how they are sympathetic to the struggle of the younger generations to
find housing.
School District Trends
The Town of Southold is home to six school districts, which are: Fishers Island Union Free School
District (UFSD), Greenport UFSD, Mattituck-Cutchogue UFSD, New Suffolk Common School
District, Oysterponds UFSD, and Southold UFSD. Analyzing enrollment trends observed in the
Southold school districts supports the trend that the younger population is declining in the Town.
The number of children enrolled in Southold school districts has generally been steadily declining
in the ten years analyzed, as shown in Table 3-6 and Graph 3-4. The 2011-2012 total enrollment
for all school districts was 3,033 students, which is the largest student population observed in
this analysis. By the 2020-2021 school year, the number of students decreased to 2,643, a net
decrease of 13% or 390 students. In the ten years analyzed there were no years that showed
even a slight increase in the total number of students, although there are individual districts that
witnessed slight increases (an increase of less than 20 students) in enrollment over the ten-year
period analyzed.
Table 3-6:School District Enrollment
Number of Students
School District 2011-2012 School 2020-2021 School 10-Year Change
Year Year
Fishers Island UFSD 61 65 +4
Greenport UFSD 608 623 +15
Mattituck-Cutchogue UFSD 1,418 1,089 -329
New Suffolk CSD 7 14 +7
Oysterponds UFSD 81 95 _+14
Southold UFSD 858 757 -101
Total 3033 2643 -390
Source:New York State Education Department
671 Page
Town of Southold
Draft Community Housing Plan
September 1,2023
The trends observed in the school district population support the overall population trends from
the Census Bureau data showing a decline in the population of young residents. According to the
2000 Census, 28%of households in the Town of Southold include children under 18 years old. By
the 2010 Census,22.7%of households had children under 18 residing in the household. Although
data is not yet available from the 2020 Census for this metric, it appears that this trend of
declining households with children would be expected to continue based on the decrease in
school enrollment over the past 10 years. While not the only factor contributing to the decline
in school children, at least some families are unable to afford housing in Southold and have
relocated.
Graph 3-4: School District Trends
3100
3000
Ln
Z
w
2900
LL
= 2800
LU
Z 2700
2600
2500
2400
N M V V1 to 00 M O --�
1 i r- a-i 71 1rl 1i 1 N N
c-I N M Ln 00 01 O
-1 ci '1 ei ci -1 -4 N
O O O O O O O O O O
N N N N N N N N N N
SCHOOL YEAR
Each Southold school district provides information about the number of students that are
considered economically disadvantaged each year. Economically disadvantaged students
participate in economic assistance programs, such as free or reduced-price lunches, social
security insurance, food stamps, and other similar programs. In the ten years analyzed, the
percentage of students considered economically disadvantaged has increased every year, with
the exceptions of the 2017-18 and 2020-21 school years, as shown in Graph 3-5. The decrease
in 2020-21 likely represents the addition of new students of relatively wealthy families residing
full-time in Southold during the pandemic.
681 Page
Town of Southold
Draft Community Housing Plan
p September 1,2023
3-5: Percentage of Students that are Economically Disadvantaged
45% 42% 41%
40% 37% 36% 38%
35% 33%
Y
v ° 28%
30%
y 24%
25% 22%__
0
20%
c
15%
L
10%
5%
0%
2011-12 2012-13 2013-14 2014-15 2015-16 2016-17 2017-18 2018-19 2019-20 2020-21
School Year
When viewing each school district individually, disparity among the districts regarding the
percentage of economically disadvantaged students becomes very clear, as shown in Table 3-7.
There are districts with no economically disadvantaged students, namely New Suffolk Common
School District, Oysterponds UFSD, and Fishers Island UFSD. The Southold UFSD and the
Mattituck-Cutchogue UFSD each had a moderate amount of economically disadvantaged
students. The Greenport UFSD which, from 2011 to 2021 increased from 51% to 75% of the
student population qualifying as economically disadvantaged.
Table 3-7: Percentage of Students that are Economically Disadvantaged by School District
School District 2011-2012 School 2020-2021 School 10-Year Change
Year Year
Fishers Island UFSD 0% 0% 0%
Greenport UFSD 51% 75% �; +24%
Mattituck-Cutchogue 14% 30% +16%
UFSD
New Suffolk CSD0% ° 0%
Oysterponds UFSD _ 0% 0% 0%
Southold UFSD 19% 38% +19%
Source:New York state Education Department
691 Page
Town of Southold
Draft Community Housing Plan
September 1,2023
Inflow/Outflow of Jobs
The United States Census Bureau hosts the "On the Map" tool which allows for a detailed
analysis of commuting characteristics. An inflow/outflow analysis was performed for the Town
of Southold,which shows the relationship between employees working in the Town of Southold
and their location of residence. The analysis used 2019 data as that was the most recent
information available and includes all types of jobs. The results of this analysis are shown in the
graphic to the right. It was estimated that 3,957 employees in Southold reside outside of the
Town and 5,890 Southold residents travel out of the Town for work. An estimated additional
4,013 residents both work and live in Southold.
Another"On the Map" analysis that is revealing shows where Southold workers live. Based upon
the analysis, only 50.4% of all working in the Town live in the Town of Southold. The rest come
from a variety of places, the most traveling from Brookhaven (1,010 people), Riverhead (752
people) and Southampton (403) towns. While not all of these workers would wish to live in the
Town of Southold, it is expected that many would consider a move if feasible to avoid a lengthy
commute from even nearby townships.
�
w . I
�ry . .,�
I � r
r1nreM,S
r JJI
„
Nein,,
' a Inflow/Outflow Job Counts In 2019
r
W" f,
�51
i �%,41r,v- 411;
Aww.wpww•F(f o ( 4 k
1 r
4�t -/ W= 3,957-Employed in Selection Area,Live Outside
01 5 890 live In Selection Area.Employed Outside
` a yYV �� J.f801 4.013 Employed and Live In Selection Area
70Page
Town of Southold
Draft Community Housing Plan
September 1,2023
Household Income
The household median income in the Town has increased significantly in the past 20 years from
$49,898 in 2000 to an estimated $87,109 in 2020, as illustrated in Table 3-8, representing a
percent increase of approximately 75%. Although overall incomes have increased, there are
residents who struggle to afford housing in the Town based on their current incomes, even for
households with more than one income.
Table 3-8: Median Household Income
Year Median Household Income
2000 Census $49,898
2010 5-Year ACS Estimates $73,171
ww_ww
2020 5-Year ACS Estimates $87,109
Source:2000&2010 Census,2020 5-Year ACS Estimates
When considering the median income of each hamlet located within the Town of Southold, the
Southold communities show some disparity, as illustrated in Table 3-9. In the year 2000, the
difference between the community with the highest household median income (Cutchogue) and
the lowest median income (East Marion) was $20,886. In comparison, in 2020 the difference
between the highest median income community (Laurel) and the lowest median income
community(Fishers Island)jumped up to$77,207. It is noted that median household income for
some areas reflects the high percentage of retirees.
Table 3-9: Median Household Income by Hamlet
Hamlet 2000 2010 2020 2000-2020
%Change
Cutchogue $65,469 $82,574 $112,747 72%
_www
East Marion $44,583 $73,050 $86,900 95%
Fishers Island $50,521 $67,045 $46,250 -8%
Greenport (Village) $31,675 $48,398 $62,045 96%
Laurel $57,639 $105,119 $123,457 114%
Mattituck _ $55,353 $90,015 $91,040 64%
New Suffolk $51,667 $44,643 $104,375 102%
711 Page
Town of Southold
Draft Community Housing pian
September 1,2023
Table Medi rr Household lino oknb " rnlet
Hamlet 2000 210 1021 2000-220
L
* hapg
Orient $45,481 $77,000 $72,885 601
Peconic $52,868 $78,2.95 $91,288 74%
''Test Greenport (Hamlet) $44,068 $58,15.8 $66,202 50%
Southold (Hamlet) $47,074 $70,90118 $86,682 84'%
Source-.2000,2010&2020 Census Data,2010&2020 ACS 5-Year Estimates
72 1 Page
Town of Southold
Draft Community Housing Plan
September 1,2023
APPENDIXEXISTING IPROFILE
Housing Stock
The total number of housing units in Southold has increased during the 20 years analyzed, as
indicated in Table 3-10. Occupied housing units include year-round residences which are
estimated to have increased from 8,460 residences in 2000 to 9,090 residences in 2010 and finally
9,562 residences in 2020. The number of vacant housing units also increased between 2000 and
2020 from approximately 5,309 residences to about 6,736 residences in 2020. Most housing
units classified as "vacant" by the Census Bureau are seasonal residences and these comprise
roughly 90% of the vacant housing stock in Southold, with the remaining vacant homes being
unoccupied or currently being offered for sale. The percent growth in total housing units was
18% between 2000 and 2020. Between 2000 and 2020 the number of occupied housing units
increased by only 1,102 whereas the number of vacant housing units increased by 1,427.
Represented as a yearly average increase in housing units, the number of owner-occupied units
increased by over 55 units per year whereas the number of vacant housing units increased by
over 71 units per year.
Table 3-10: Number of Housing Units
Type of Housing Unit 2000 2010 2020
Total Occupied Housing Units (Households) 8,460 9,090 9,562
Total Vacant Housing Units (includes
5,309 6,287 6,736
seasonal homes)
Total Housing Units13,769 15,377 16,298
Source:2000,2010&2020 Census Data,2010&2020 ACS 5-Year Estimates
It is anticipated that the vast majority of this new residential construction was single-family
homes because it is estimated that nearly 90% of the homes in Southold are single-family
detached homes. This trend has stayed consistent for the 20 years analyzed and likely much
longer. Detailed housing structure type information for the Town is shown in Table 3-11.
Table 3-11: Percentage of Housing Units by Structure Type
Type of Structure 2000 2010 2020
1-unit, detached I 90% 89% 90%
ww.
1-unit, attached 1% 1% 1%
2 units 3% 3% 3%
3 or 4 units
1/ 2% 2%
5 to 9 units3% 2% 2%
�._ o
10 to 19 units 0/ 1/ 1%
..............
20 or more units 0% 2% 1%
Mobile home 1% 0% ::0:.%, -
73
%73Page
Town of Southold
Draft Community Housing Plan
September 1,2023
Table 3-11:Percentage of Housing Units by Structure Type
Type of Structure 2000 2010 2020
Boat, RV, van, etc. 0% 0% 1 0%
Total Occupied Housing 100% 100% 100%
Units
Source:2000,2010&2020 Census Data,2010&2020 ACS 5-Year Estimates
The Community Housing Survey queried respondents about the types of housing units they
would like to see more of in their communities. Respondents indicated support for numerous
types of housing units, with the most support for single-family homes, ADUs, and mixed-use
buildings with apartments, as shown in Graph 3-6.
Graph 3-6: Survey Input Regarding Preferred Housing Types
a 450
vii 400
c
L 350
300
250
L
200
150
- 100
50
z ,. o
4` o
Ntp
0116
e,
\\A
\\ � oc ti+
Types of Desired Moderately Priced Housing
The longer-term trends in the age of the housing stock are shown in Table 3-12. More than a
fifth of homes in Southold were constructed prior to 1940 (over 3,500). Following 1950, the
number of new houses built every ten years showed some growth and plateaued between 1,600
units and 2,300 units. A very small number of housing units have been constructed since 2010,
comprising less than 200 housing units. This slowdown in construction could be related to
economic conditions,the lack of vacant land within the Town that can be developed,or expensive
and time-consuming approval processes, and is likely exacerbating the existing housing shortage
in the Town.
741 Page
Town of Southold
Draft Community Housing Plan
September 1,2023
Table 3-12:Year Structure Built
Year Structure Built #of Housing
Units
Built 2014 or later 29
Built 2010 to 2013 139
Built 2000 to 2009 2,109
Built 1990 to 1999 2,224
Built 1980 to 1989 1,996
Built 1970 to 1979 2,334
Built 1960 to 1969 1,649
Built 1950 to 1959 1,400
Built 1940 to 1949 888
Built 1939 or earlier 3,530
www-.
Total 16,298
Source:2000,2010&2020 Census Data,2010&2020 ACS 5-Year Estimates
Census data indicates that the housing stock in Southold contains a variety of sized units in terms
of the number of bedrooms, as shown in Table 3-13. Over the 20-year time period analyzed,
housing units with three bedrooms were the most common. To start to quantify if the existing
housing unit size in terms of number of bedrooms is consistent with the needs of the community,
the Community Housing Survey asked respondents how many bedrooms would best suit their
housing needs. As shown in Graph 3-7,the vast majority of respondents are interested in housing
units with two or three bedrooms.
Table 3-13: Percentage of Housing Units by Number of Bedrooms
Type of Structure 2000 2010 2020
No bedroom 1% 1% 1%
v
1 bedroom6% 6% 6%
2 bedrooms _ 23% 20% 18%
3 bedrooms 45% 46% 44%
4 bedrooms 19% 21% 22%
5 or more bedrooms _ 7% 6% 8%
Source:2000,2010&2020 Census Data,2010&2020 ACS 5-Year Estimates
75Page
Town of Southold
Draft Community Housing Plan
September 1,2023
Graph 3-7: Number of Bedrooms that Best Suit Needs of
Survey Respondents
300
Q)
LI
C
0
CL
aj 200
Q
v
L
Ln
Ln
100
O
Z0 1A'IWfM1'i41 'NN1, 1W1P „//
Studio 1 bedroom 2 bedroom 3 bedroom 4+bedroom
Number of Bedrooms Needed
Housing Tenure
Housing tenure refers to the ownership or rental structure of housing units. Housing tenure
trends in Southold have remained fairly consistent over time. There are significantly more year-
round owner-occupied housing units than year-round renter-occupied housing units. The
percentage of the total housing stock that is year-round owner-occupied ranged from 47% to
50%between 2000 and 2020. The percentage of renter-occupied units has consistently been low
(under 15%) and continued to decline to an estimated 8% in 2020. As the only housing tenure
category that has declined in the past 20 years, the number of renter-occupied units has
decreased by nearly 30 units over the 20-year study period. A significant portion of the housing
stock is comprised of seasonal homes, which has increased from nearly 35% of the total housing
stock to nearly 37% of the housing stock. The remaining residences in the "Other" category in
Table 3-14 consist primary of homes that are vacant year-round and homes that are being offered
for sale and consistently comprise about 4%to 5%of the housing stock, depending on the year.
Table 3-14 Housing Tenure Trends
Housing Tenure 2000 2010 2020
M (%) (%)
Year-Round Owner-Occupied 49.6% 47.1% 50.5%
Year-Round Renter-Occupied 11.9% 12.1% 8.2%
m..
Seasonal Homes 34.9% 35.7% 36.8%
Other3.7% 5.2% 4.5%
Source:2000,2010&2020 Census Data,2010&2020 ACS 5-Year Estimates
76Page
Town of Southold
Draft Community Housing Plan
September 1,2023
Short-Term Rental Market
A component of the Town's year-round housing has traditionally been provided through private
rentals. While short-term rentals (STR) have occurred prior to the popularization of online
platforms such as VRBO and Airbnb,these companies have facilitated the rental of properties on
a short-term basis by individual property owners and have greatly increased the incidence of
STRs. While no direct correlation can be made, it is evident that as more housing units are used
for short-term rentals, there are less housing units available for the year-round population.
According to data obtained through airdna.co, there were over 700 active short-term rentals in
the Town of Southold in the month of February 2023 on either Airbnb or VRBO, as shown in Table
3-15 and Graph 3-8.
Table 3-15:Short-Term Rentals by Hamlet
Hamlet38 Active Rentals
Cutchogue 73
East Marion - 63
Greenport (including the incorporated village 239
and unincorporated area of Greenport)
w_
Laurel 30
Mattituck 89
New Suffolk _ 12
..............
Orient 30
...................
Peconic 22
Southold _ 175
Town of Southold &Greenport Village _ 733
Source:airdna.co
38 No data was available for Fishers Island.
771 Page
Town of Southold
Draft Community Housing Plan
September 1,2023
Graph 3-8: Short-Term Rentals by Hamlet
300 -
250 239
200 175
150
100 73 89
63
50 30 12 30 2/22
0 rill=1011 I
° 2 � ,co
a 4 q* �a� etc,JQ �°
* Snapshot of active rentals as of February 2023 based upon Airdna.com
** Includes the Village of Greenport and unincorporated area of Greenport
Housing Market Conditions
The median housing value for owner-occupied residences in the Town of Southold has increased
significantly during the 20-year time period analyzed, as shown in Table 3-16. The median value
of owner-occupied homes house price has been trending upwards over time from a median value
of$218,400 in 2000 to a median value of$604,800 in 2020. This represents a percent increase
of 177%in median home value between 2000 and 2020. Respondents of the Community Housing
Survey indicated that the median house price that they would feel comfortable purchasing was
$500,000, which is over $100,000 less than the median housing price. And while the median
housing price is reported as $604,800, as of the date of this Needs Assessment,there were only
eight homes listed for sale throughout the Town of Southold for$600,000 or less.
Table 3-16:Town of Southold Median Value of Owner-
Occupied Homes
Year Median Value
2000 $218,400
2010 $558,800
2020 $604,800
Source:2000 Census Data,2010&2020 ACS 5-Year Estimates
78 Page
Town of Southold
Draft Community Housing Plan
September 1,2023
Table 3-17 shows more detailed home value statistics for each of the hamlets and the Village of
Greenport, which indicates that every hamlet experienced significant increases in median
housing value.
Table 3-17: Median Value of Owner-Occupied Homes by Hamlet
Hamlet 2000 2010 2020 2000-2020
%Change
254 300
637
Cutchogue $ $640 100 L$637,200 151%
www _... ...
East Marion $206,800 $590,700 $681,800 230%
_www .....
Fishers Island $270,600 $800,000 No Data 1960%39
...
Greenport(Village) $151,400 $470,900 $500,000 230%
Laurel $213,600 $531,000 $602,500 182%
Mattituck $203,900 $555,100 $543,000 166%
New Suffolk $217,800 $694,700 $854,200 292%
Orient $281,400 $740,500 $811,500 188%
Peconic $264,000 $658,600 $682,100 158%
West Greenport (Hamlet) $176,100 $456,800 $573,200 225%
Southold (Hamlet) $227,200 $509,800 $602,500 165%
Source:2000 Census Data,2010&2020 ACS 5-Year Estimates
Monthly rental rates are increasing over time as well, as shown in Table 3-18. In 2000, rentals
were available at a variety of price points, with the majority of rentals in the $500-$999 range.
By 2010,there was still a variety of price points available; however,the majority,by a slim margin,
of rentals were in the range of$1,000 to $1,499. By 2020, there was less variety in price, and it
is estimated that nearly 57%of rental units cost at least$1,500 or more per month. The 20-year
percent change between 2000 and 2020 shows how the number of rentals with rent of $1,500
or more per month increased 1,580%and was the only category to show an increase.
Table 3-18:Renter-Occupied Housing Units by Gross Rent
Number of Renters by Year
Rent 20-Year%
2000 2010 j
2020 Change
Less than $500 100 92 11 -89%
$500- $999 896 421 66 -93%
39 No data is available for the median housing value on Fishers Island in 2020. The percent change calculation is
based on 2000 and 2010 and indicates the 10-year percent change.
791 Page
Town of Southold
Draft Community Housing Plan
September 1,2023
$1,000-$1,499 �- 424 461 396 -7%
$1,500 or more 1 45 449 756 1580%
No Data or No Rent Paid 117 161 108 -8%
Total 1,582 1,584 1,337 -15%
According to a search of One Key Multiple Listing Service (MLS) in March of 2023, 101 homes
were available for sale in the Town of Southold. Listing prices ranged in price from $399,000 to
$8,295,000. The nearly$9 million home may be an anomaly as only 3 other homes were listed
above $4 million. There were 173 rental units listed; the majority of which were offered as
seasonal or vacation homes.
Housing Gaps and Priority Housing Needs Analysis
A lack of housing options that are affordable to Town residents and employees of Town
businesses has been a contributing factor to people seeking housing outside of the Town.
According to the results of the Community Housing Survey, over 63% of respondents know
someone who moved outside of Southold due to a lack of housing options. The main reason
reported for moving outside of the town was that they could not afford the cost of housing.
Cost Burdened Analysis
The US Department of Housing and Urban Development (HUD) defines housing cost burden as
the percentage of household income required to pay for rent or ownership costs. A household
is considered housing cost burdened if more than 30% of their income is spent on rent or
ownership costs.
A review of the percentage of households spending more than 30%of their income on gross rent
or ownership costs is shown in Graph 3-9. In 2000, the percentage of owner-occupied
households spending over 30%of their income on housing costs was 30%of households,whereas
the percentage of renters spending over 30%of their income on housing costs was approximately
47% of households. By 2010, the gap narrowed substantially. Where renters were previously
more likely to be cost-burdened than homeowners in 2000, in 2010 the percentage of owner-
occupied households and renter occupied households spending over 30% of their income on
housing costs was 37% of households and 39% of households respectively. In 2020, it is
estimated that once again 47% of renters were cost-burdened and 34% of homeowners were
cost-burdened, reestablishing the gap between renter and homeowner housing cost burden.
801 Page
Town of Southold
Draft Community Housing Plan
September 1,2023
Graph 3-9: Percent of Households with Housing Costs Greater than
30%of Income
50% 47% 47%
40% _ 37% 34%
J
30/ ..w............—.
30%, - ..
20%
10%
I '
0%
2000 2010 2020
0 Percentage of Renters Spending over 30%of Household Income on Rent
Ii]Percentage of Homeowners Spending over 30%of Income on"Owner Costs"
*The data for 2010 and 2020 is from the American Community Survey of the Census Bureau,
which is based upon a sampling of the population and therefore includes a margin of error
associated with statistically derived estimates. While there is a margin of error associated with
the data,the intent of this needs assessment is to analyze the trends over time to determine if
there are changing housing needs in the community.
Affordable Housing Gap Analysis
As noted previously, the median 2020 housing value for the Town of Southold was reported as
$604,800. To determine the affordable sales gap within the Town, certain assumptions were
made on the real estate taxes, mortgage terms and rates, and underwriting criteria. The
calculation, for the purposes of this needs assessment, assumed a standard mortgage with the
current interest rate for a 30-year, fixed-rate mortgage of 6.5%. The underwriting also assumes
a 5%down payment and a housing debt-to-income ratio of 36%, which is the maximum allowed
under a standard Fannie Mae mortgage. For purposes of this analysis,the yearly tax bill of$6,000
was applied, since there is not a standard tax rate throughout the town.
Utilizing the criteria listed above, a homebuyer would need an annual income of approximately
$137,733 to purchase a$604,800 home as shown in Table 3-19. A household earning the Town's
median income of $87,109 would have a gap of $50,624 in annual income. Note that this
calculation does not consider closing costs or private mortgage insurance.
Finally,the calculations assume 36%debt-to-income ratio,which is on the high side,where a 28%
debt-to-income ratio is generally recommended. By using a lower debt-to-income ratio, the
minimum income needed to afford the purchase of the median sales price home would increase.
Regardless, based on the median income for households in the Town of Southold, most residents
811 Page
Town of Southold
Draft Community Housing Plan
September 1,2023
would not be able to purchase a home selling at the current median housing value. Further,even
though the median home price in the Town is around $600,000, as previously mentioned,there
are very few properties listed for, or below this price.
Table 3-19: Homeownership Affordability Gap
Parameter Input Value Dollars
Southold Town Median Home Price $604,800
_vvvvv__
Mortgage Rate - 30 year Fixed 6.5% -
Down payment 5 percent 5.0% $30,240
wawa.......
Real Estate Taxes (estimated) $6,000
Amount Mortgaged $574,560
Monthly Mortgage payments $3,632
Monthly Tax payments $500
Monthly housing payments
(mortgage and taxes combined) $4,132
_.wawa
Housing Debt to income (DTI ratio) 0.36 $11,478
Yearly Income Required $137,733
......................
Median Household Income (2020) $87,109
emarly-Income I' eficit $50,124
82Page
Town of Southold
Draft Community Housing Plan
September 1,2023
APPENDIX H: HOUSING NEEDS ASSESSMENT STANDARD PROCESS
The Peconic Bay Region Community Housing Act requires an update to the Community Housing Plan
every five years, although interim updates may be appropriate at intervals of less than five years if
significant changes are observed that warrant an update,such as changing conditions related to Town
demographics, applicable regulations, or land use trends.
It is recommended that an update to Needs Assessment be conducted in conjunction with any
updates to the Community Housing Plan to ensure that the most recent conditions and
housing/demographic trends are understood when developing the Plan update.
The process for updating should be similar to the process involved in the preparation of the present
Needs Assessment and should include the followingi,components:
• Updated population, housing,and economic trends assessment based on the most recent
available Census, ACS, NYS Education Department and/or ESRI Business Analyst data. All
sources of information utilized for this Needs Assessment have been identified in this
assessment to assist with compiling updated records in the future.
• Review of the current real estate market conditions.
• An updated affordability gap analysis based on the most recent median home price,
mortgage rates,tax rates, and median household income data available.
• Development, distribution, and analysis of an updated Community Housing Survey to
provide an opportunity for input on the community's evolving housing needs and to
receive feedback on the initial stages of implementation of the Community Housing Plan.
o During the initial years of implementation of the Community Housing Plan, it is
recommended that the Community Housing Survey be conducted annually, even
if the Plan is updated every five-years.
o Future iterations of the Community Housing Survey should be guided by an
Outreach Plan, which can be developed through the Housing Program. The
Outreach Plan should include details on providing multilingual materials and
surveys, as well as how to effectively reach a broad range of stakeholders and
residents in the Town. In particular, targeted outreach may be needed to reach
certain groups, such as young adults or seniors.
• A review of any recently prepared or adopted Town planning documents to provide
additional context to the trends and conditions in Southold.
83Page
LOCAL SOLID WASTE MANAGEMENT PLAN (LSWMP) IMPLEMENTATION SCHEDULE
t
O **(Bracketed items are those proposed for implementation in 2023 or 2024)
Town of Southold Biennial Update
Table 3_2 Implementation schedule
1 Solid Waste In an effort to reduce truck traffic associated with Medium• 2025 Re-scheduled from 202-3 du to COyin
System collection and transport of MSW,explore the feasibility and assocaa�er3 clta{lens described on
and convenience of residential and/or commercial pA
ge 3-2
curbside MSW and/or recycling collection programs.
2 Recycling Monitor changes in recycling rates and revenue Medium Ongoing This effort consumed increased
Program generation of the Town's recycling program. Revise ! personnel resources from 2020 through
Expansion program and market agreements as necessary to 2023 due to challenges in recycling
encourage revenue increases and inclusion of markets described on page 3-29
additional materials
3 Recycling Continue to advocate for NYS-driven regional solutions Medium Ongoing
Program to maximize recycling market options available to the
Expansion Town
Recycling Establish recycling opportunities at Town-owned Low 2024 The Town began soliciting for interns to
Program beaches and major public events, perform this task since Spring 2023 As
Expansion no staff has been secured yet through
various outreach measures the Town
isigh
considering creating programs for h
school students interested in
completing school projects in the field
of environmental studies.
Recycling Establish a recycling educational presence at public Low 2024 The Town began soliciting for interns to
Program events such as festivals and carnivals. perform this task since Spring 2023
Expansion Romer to Comment for#4
L.K.McLean Associates,P.C.
Page 3-31
Town of Southold Biennial Update
Peneral Explore use of the website Recycle Coach and related • Low 2029, The hwn has registered onthp Rede Deleted:3
Waste online resources to provide information to families with Coach we ite for the aLganization`s
Prevention small children on recycling resources, containing "Essentials Pian and vrll seek to include
information on topics such as cloth/compostable funding for—fts -i the 2024 bud et
diaper services, using leftover food, toys/linens : Delayed from 202f-due to COVID and Geleted: [.2023
packaging re-use, and activities to teach kids about assortated chat eng s described on
recycling and waste prevention,such as participation in page 3-2-9,,RevjjCd in 202-4. Deleted:Updated
events like Pla3�r-Free Lunch_Iia
7 General li Continue membership and activity in the New York Low Ongoing Town has been active in the NYPSC
Waste Product Stewardship Council including strong support for New York
Prevention State's paint stewardship legislation
implemented in 2022.
g General Design and implement a public education program Low- 2025 Re-scheduled from 2023 due to COVID
Waste aimed at increasing recycling rates within multi- Medium and associated challenges described on
Prevention residential developments, such as private page 3-29
condominium complexes,which are currently not part
of the Town's"Yellow Bag"program
9 CII Sector Utilize_online resources to connect local businesses !, Low 2026 Edited to omit reference to the defunct
Initiatives pith recycling_information that articulates incentives Recycle Bank Delayed pursuant COVID Deleted.and residents
and benefits to businesses and to allow the Town to focus on
residential initiatives
®R CII Sector Add a page/main menu item to the Town's Solid Waste ± Medium 2023 On schedule. Edited to omit reference
Initiatives Management web page specifically to provide recycling ` to defunct Empire State Development
resources to Businesses portal. Delayed pursuant COVID and to
allow the Town to focus on residential —
initiatives
L.K.McLean Associates,P.C. Page 3-32
Town of Southold Biennial Update
11 CII Sector Provide information on the Town's website aimed at Low 2026 Re-scheduled from 2022 due to COVID
Initiatives the medical industry on organizations,such as Practice : and associated challenges described on
Greenhealth,that can assist entities such as hospitals page 3-29
and nursing homes with reducing the amount of
Regulated Medical Waste generated, thus also
reducing the toxicity of the waste stream
12 Non- Compile a list of manufacturers and industrial Low 202 Re-scheduled from 2022 due to COVID oeleeed:a
Hazardous processors who operate within the Town, with detail and associated challenges described on �eleLme 9
Industrial about industrial processes necessary to support their page 3-29. `
Waste businesses, as well as number of full and part-time
employees
13 Organics Explore feasibility as described in Section 5.3.2.1 to ! High 2024 The Town has been actively pursuing
determine if any types of food waste or other different this initiative and aims to create a
types of organics can be incorporated into existing submission to NYSDEC Region 1 in the
Town Compost Facility. first half of 2024. Re-scheduled from
2021 due to COVID and associated
challenges described on page 3-29
14 z Organics Design a public information campaign aimed at raising Low- 2024 Re-scheduled from 2020 due to COVID
awareness of the substantial contribution of food waste Medium and associated challenges described on
to the MSW waste stream page 3-29
15 Organics Reach out to local food banks,and promote a public Medium m 2025 Re-scheduled from 2021 due to COVID
education program aimed at getting employees of High and associated challenges described on
supermarkets,institutions,and other large-scale food page 3-29, and to allow the Town to
waste generators appropriate training so that these focus on implementation of source-
entities could become food bank partners/participants separated organics pilot program
Item#13
L.K.McLean Associates,P.C. Page 3-33
Town of Southold Biennial Update
Level of
Proposed
Category i Solid Waste'Planning Initiative Completion
.. -
16 Organics Provide information on Town's website aimed at Low 2025 Re-scheduled from 2022 due to COVID
homeowners to encourage management of plants and and associated challenges described on
trees in a manner that minimizes yard waste, page 3-29
encourages back-yard composting, and reduces
dependence on nitrogen-based fertilizers
17) Organics Add a menu item to the Town website to provide links Low- 2023 €rfi`ed tg nFnit glerente tg defunct
and promote food-scrap recycling options to food- Medium Fm2ire-State Development Rorta6 Re-
waste generators scheduled from 2020 due to COVID and
associated challenges described
2p2g_3-29
113` C&D Modify Building Permits to require identification of Medium 2024 1 he Town is active y working on this
C&D disposal and recycling locationsn�t ate. Re selteduled frim 2022 de
to COV1Dand assonated_challenges
docribe t on oage 3=2a
C&D Explore ways to publicize and/or incentivize C&D Low 2024 i rse Town is activeF1 working on this
recycling, such as encouraging homeowners and rnitiativ Re chedule-d from 2021 due
contractors to donate re-useable building supplies to to COVIC; and a=soriated challenges
local non-profits. For example, ways to encourage described on page 3-29
sustainable deconstruction methods and source-
separation of C&D will be explored_ '
20 C&D Create literature for distribution with commercial and Medium 2025 The Town will begin work on this
residential building permits, especially demolition initiative after it has accomplished Items
permits,to encourage source-separation,recycling and 18 & 19. Re-scheduled to focus on
re-use of C&D materials Items 18 &19, and from 2020 due to
COVID and associated challenges
described on gage 3-29
L.K.McLean Associates,P.C. Page 3-34
i
i
Town of Southold Biennial Update
Level of
Potential
Category Solid Waste Planning Initiative Completion 1
Waste
.. -
2 Biosolids On an annual basis,send a letter to Village and County Low Ongoing, Re-scheduled from 2020 due to COVID
and New York State agencies controlling sewage beginning and associated challenges described on
treatment plants to request waste generation data for 2023 nage 3-29
waste originating in the Planning Unit.
22 Greenhouse Continue to expand recycling programs and prevent Varies Ongoing
Gas Emissions waste as outlined in this section
23 Greenhouse Continue efforts to reduce energy usage of the Town's Low- Ongoing The Town consistently adds energy_
Gas Emissions operations and facilities Medium saving and other sustainable measures
into all new capital projects.
24 Greenhouse Town to consider and evaluate the feasibility of sorting Medium Completed The Town's recyclables are now
Gas Emissions and baling recyclables locally to reduce volume, and processed and baled at a private facility
truck use, associated with transport of recyclables to located approximately 1 mile from the
distant recycling facilities Town Transfer Station.
25 Greenhouse Town to evaluate transportation alternatives,including Medium 2027 Re-scheduled from 2022 due to COVID
Gas Emissions creating and enforcing designated truck transportation and associated challenges described on
routes,for the transport of solid waste and recyclables, page 3-29
with an aim towards reducing the social and
environmental impacts of the traffic generated by said
transport.
26 Data Create a comprehensive plan to Identify gaps in data N/A 2025 Re-scheduled from 2021 due to COVID
Collection regarding waste generation,and to increase the Town's and associated challenges described on
Efforts access to data regarding institutional and other waste page 3-29. The Town anticipates
generation, including for public and private schools, ! entering into a contract in 2024 to
hospitals and nursing home facilities,and biosolids. begin work on this item.
L.K.McLean Associates,P.C. Page 3-35
Town of Southold Biennial Update
Level of
Proposed
ID Potential
Category Solid Waste Planning initiative Completion
Wast
Date
e t on,
27
. -
27 Data Collect data necessary to support detailed MSW! N/A Onaoing. Work on this item is dependent upon
Collection projections,in regards to both existing programs and beginning completion of Item 26, and will be_a
Efforts initiatives contained within this table. Include detailed 2026 continuous effort once that Item is
waste projections in biennial compliance reports complete.
2$) Data On an annual basis,send a letter to County and New N/A Ongoing, Re-scheduled from 2020 due to COVID
Collection York State agencies controlling facilities such as parks beginning and associated challenges described on
Efforts requesting waste generation data. Fall page 3-29.
2023
29 Compliance Prepare and submit biennial compliance reports to the N/A Ongoing
Activities NYSDEC.
30 Toxicity in Monitor NYS and Federal legislative efforts on N/A Ongoing This is a new initiative.
Waste Extended Producer Responsibility and "Forever'
chemicals such as PFAS. Disseminate related public
information as it becomes available.
3l Public Continuously seek new online resg-urces and social /A Ongoing This is a new initiative.
Education mea toolk.ts tgcrrovi residignts with d=nn
and Outreach ccanten me€deal tca€ncrease regydinq.reduce waste.
Promote E---as-',A—and cr ate
oppor unit;es for materia€s re-use. Examrsles [f
organizations who Provide relevant content include
cycle Pignr New York- and CRMID
Neste'a?- ,;( a L>t MP hmT begin ur t _o he at [aa1_
Nae al-Ref-,r rta eCJigJ 5_of rhe NV50JFC-QajUMyra UWMP fg,areae€,€an.of wasre redwrian Crag -ra
L.K.McLean Associates,P.C. Page 3-36
sv,3
9_la-a-3
Russell, Scott
From: Russell, Scott
Sent: Wednesday, March 8,2023 6:07 PM
To:
.4 Q OvL-6Oe2_U
Guideline For Easements on PDR Farmland:
Farmer to elect to hold out a portion of the property to be sold which would retain all of its rights under the current
zoning, however.,the developments would remain intact and cannot be bought by the Town. If property is currently with
a non-agricultural structure, it would need to be set off and the size of the parcel must comply with current zoning.
Portion of Parcel To Be Sold:
Assumes that the whole parcel is to be sold and eliminates any"set-off' areas(that are not part of the purchase)as are
currently created during the review/easement language.
The Land Preservation Committee with negotiate with the landowner to identify a region of the farm the more intense
activity should take place designated as the "enhanced agricultural operations portion".This is fairly similar to the
current set-off, however;
The land would be part of the development rights purchased by the Town so the farmer would receive fair
compensation.
The enhanced operations region should be at least 2 acres to comply with the current code. Beyond that, the enhanced
uses portion cannot exceed 10%of the sire of the entire parcel. The first 2 acres satisfies the current zoning and there
would be no bulk schedule requirement for additional structures/uses.
The allowed uses in this portion would be expanded to a new list of"enhanced" uses not currently allowed on PDR land
including retailing, retailing(with limits)or other uses necessary,for the operation.We would need to create this new
list..
Traditional ag production structures would still be allowed on the rest of the PDR land based on the current rules such as
lot coverage, review etc.We would need to create a list of"traditional" production structures such as storage barns,
greenhouses etc.
The enhanced agricultural portion can be subdivided and a portion can be relocated on the farm based on the needs of
the operation subject to a mutual agreement between the Planning Board and the landowner.The planning board
would refer the agreement to the Town Board and will be subject to a public hearing and approval of the Town Board.
The Planning Board review ensures that conditions can be put in place (within reason) that mitigate concerns raised such
as impacts on the neighbors, etc_These conditions would be part of the Town board approval although the Board has a
right to review and modify based on the request of the landowner if it deems the requests reasonable.
1
f%
Current County PDR main program differences from Town current program.
(see attached Chapter 8 Suffolk County code for more detail)
Town
County
ount...
Lot Coverage: 20% 0— 15 sliding scale. Parkin lots
g g & Outdoor
Bldg Display Areas count
Footprint
90
Ag Tourism (U- Y Y
Pick, Hayrides,
Parking for Ag _ N Permeable parking and counts
�~" towards lot
Tourism Gray coverage
area.
Farm Stands &m�.. N Y, with limits &permit process:
Processing * cumulative floor area (1,000 sq. ft. max)
* outdoor display area (1,500 sq. ft. max)
* 2nd floors not permitted
III * Permeable parking areas
* 60% of square footage of products displayed must
be either products grown on premises or processed
from products grown on premises
* Up to 40% can be "locally grown" from Long
Island
* Up to 10% Ag-related products like souvenirs,
clothing.
* farm stand, display areas, buildings &parking all
count towards lot coverage
* Processing must include at least 51% of products
L 1 n. _ o
ar, wind y ( . g o eratio
; e Subordinate to the an operation (can't exceed 110%
Sol �_�._..._._
as .. " of the farm operations avg annual energy
consrtrr�
S e _ t N Y with limits, -ni rotes only certain r eats
Special events. .. _.�. en
......_ ., �.—
v-L4
RECEIVED
TOWN OF SOUTHOLD SEP 5 2023
Clerk
APPLICATION FOR APPEAL TO OUthold ire
THE COASTAL EROSION HAZARD BOARD OF REVIEW
DATE
NAME OF APPLICANT: Alan Litner and Lorin Litner
ADDRESS: 1025 North Sea Drive Southold
DATE OF DECISION APPEALED FROM
SPECIFIC CHAPTER/SECTION INVOLVED: 111- : Coastal Erosion Management Permit is re uired.
THE ALLEGED ERRORS IN THE DETERMINATION ARE: No errors-Appeal of Trustee's denial is
required. A variance will be re uired to construct proposed addition.
INTERPRETATION THAT IS CLAIMED TO BE CORRECT: Proposed work is a "Ma"ar Addition''
in that the addition is 426 SF and more than 25%of the existing livable floor area total livable
floor area is 921 SF+401,6= 1622.8 SR Therefore a variance is required for 95.3 s care feet
25%of 1322.8 =330.SF and we re gest 426 SF
RELIEF SOUGHT: A Coastal Erosion Hazard Area Permit to construct 426 SF addition (Maijor
Addition and 60SF deck minor addition).
*COPY OF THE ENTIRE BOARD OF TRUSTEE FILE INCLUDING ANY RELEVANT MAPS MUST BE
ATTACHED TO THIS APPEAL
SIGNATURE OF APPLICANT
Town Board Application
County of SUFFOLK
State of New York
.PLAN hITNER AND LQM Lh BEING DULY SWORN DEPOSES AND
AFFIRMS THAT HE/SHE/THEY IS/ARE THE APPLICANT FOR THE ABOVE
DESCRIBED PERMIT(S)AND THAT ALL STATEMENTS CONTAINED HEREIN
ARE TRUE TO THE BEST OF HIS/HER KNOWLEDGE AND BELIEF,AND THAT
ALL WORK WILL BE DONE IN THE MANNER SET FORTH IN THIS
APPLICATION AND AS MAY BE APPROVED BY THE SOUTHOLD TOWN
BOARD. THE APPLICANT AGREES TO HOLD THE TOWN OF SOUTHOLD
HARMLESS AND FREE FROM ANY AND ALL DAMAGES AND CLAIMS ARISING
UNDER OR BY VIRTUE OF SAID PERMIT(S),IF GRANTED. IN COMPLETING
THIS APPLICATION,I HEREBY AUTHORIZE THE TOWN BOARD,THEIR
AGENT(S)OR REPRESENTATIVES(S),TO ENTER ONTO MY PROPERTY TO
INSPECT THE PREMISES IN CONJUNCTION WITH REVIEW OF THIS
APPLICATION.
�—
ALANLITNER
LORIN LITNER
Sworn before me this 1
day of c ,2023
Tlt,*Pubrl�—T
13My kpEB KNS
Notary P" � Eate O ,� r��k
o ont
���i xrl St fto O
V 18,E
AUTHORIZATION
(where the applicant is not the owner)
Alan Litner and Lorin Litner, owners of premises 1025 North Sea Drive, Southold,NY 11971,
(sctm: 1000-54.-4-12),residing at 2945 3'Street,Boulder,CO, do hereby authorize our attorney,
Patricia C.Moore,to apply for permit(s)and appear before the Southold T o w n Board on our
behalf.
691, -
Alan Litner
Lorin Litner
Sworn to before me this
day of August,202
AC1i
BETSYA.PERKINS
Notary Public,State of New York
No. 01 PE6130636
Qualified in Suffolk Coun
Commission Expires July 16, 1 1.
APPLICANT
TRANSACTIONAL DISCLOSURE FORM
(FOR SUBMISSION BY OWNER and OWNER'S AGENT)
The Town of Southold's Code ofEthics g bibits conflicts of interest on the Vag qffoym officenand em to ees Vie.
purpose of tbis i`nrm,is to-provide information.which can alert the Townof possible c nflicts of interest and allow it to
take whatever action is necessary to avoid same.
YOUR NAME: LITNER,ALAN AND LITNER,LORIN,and MOORE,PATRICIA
(Last name,first name,middle initial,unless you are applying in the name
of someone else or other entity,such as a company. If so,indicate the
other person or company name.)
NATURE OF APPLICATION:(Check all that apply.)
Tax Grievance
Variance ITITITITIT...�IT..�
Special Exception
If"Other",
name the activity:
Change of Zone
Approval of Plat
Exemption from Plat
or Official Map
Other Town Board
Do you personally,(or through your company,spouse,sibling,parent,or child)have a relationship with any officer or
employee of the Town of Southold? "Relationship" includes by blood, marriage, or business interest. "Business
interest" means a business, including a partnership, in which the Town officer or employee has even a partial
ownership of(or employment by) a corporation in which the Town officer or employee owns more than 5%of the
shares.
YES NO X
Complete the balance of this form and date and sign below where indicated.
Name of person employed by the Town of Southold:
Title or position of that person:_
Describe that relationship between yourself(the applicant) and the Town officer or employee. Either check the
appropriate line A through D(below)and/or describe the relationship in the space provided.
The Town officer or employee or his or her spouse,sibling,parent,or child is(check all that apply):
A)the owner of greater than 5%of the shares of the corporate stock
of the applicant(when the applicant is a corporation);
B)the legal or beneficial owner of any interest in a non-corporate entity
(when the applicant is not a corporation);
C)an officer,director,partner,or employee of the applicant;or
D)the actual applicant.
DESCRIPTION OF RELATIONSHIP
Submitted this day of ke'll 2023
Alan Litner,owner
Lorin Litn
triga .Moore
SOUTHOLD TOWN BOARD
ACTING AS
COASTAL EROSION HAZARD BOARD OF REVIEW
Date: September 5, 2023
Name of Applicants: Alan Litner and Lorin Litner
Premises: 1025 North Sea Drive, Southold,NY 11971
Date of Trustee Decision: August 16, 2023
Southold Town Code Chapter I I I Appeal of Trustees denial
The applicants are the owners of 1025 North Sea Drive, Southold, which is improved
with a one and a half single-family house constructed in 1971 with Health Department review
and approval (Building permit45561). Other improvements were made to the house and are as
follows: a deck which surrounds the house, reconstructed in kind, in place, in 2015 (Building
Permit#40476). Also, interior alterations which were less than "substantial improvement":
Building Permit 427137 issued 3/13/01 and Building Permit#27322 issued 9/18/01.The Town
of Southold has issued Certificates of Occupancy for all the existing structures on the property.
The owners are preparing their house for retirement and have filed an application to make
a modification to the first floor of the existing dwelling. The proposed plan includes an
expansion of the existing first-floor bedroom with a larger closet and bathroom, and laundry.The
proposed renovation includes a total of 426 sq.ft. This includes renovating the existing bedroom
which is "living area" as defined in Chapter 111.
Based on the facts above,the Trustees issued the wetland permit but denied the Coastal
Erosion Hazard Area permit on August 16,2023, requiring this variance.
VARIANCE
The conversion of part of the deck to living area(bedroom, bathroom, closet, and
laundry room) is a small modification of the existing structure,with no material alteration of the
environmental conditions of the property. The alterations are regulated activity and require a
variance from the Coastal Erosion Hazard Law. Strict application of the standards and
restrictions of this chapter will cause practical difficulty or unnecessary hardship.(see§ 111-20)
The Town Board, in their capacity as Coastal Erosion Hazard Board of Review may vary or
modify the standards,provided that the following criteria are met:
A.No reasonable,prudent, alternative site is available.
Z:\CLIENTS\LITNER\Town Board Appeal\SOUTHOLD TOWN BOARD Appeal Letter.docx
B.All responsible means and measures to mitigate adverse impacts on natural systems and their
functions and values have been incorporated into the activity's design at the property owner's
expense.
C. The development will be reasonably safe from flood and erosion damage.
D.The variance requested is the minimum necessary to overcome the practical difficulty or
hardship which was the basis for the requested variance.
E. Where public funds are utilized,the public benefits must clearly outweigh the long-term
adverse effects. (Not Applicable)
A. No reasonable rudent, alternative site is available.
The Litner family has owned this property since 2000. They do not own other property in
Southold. The proposed alterations to the existing dwelling are a total of 426 Square feet and
there is no reasonable alternative to the owner. The owners would have to sell this property and
move to another house.
B. All responsible means.and measures to mitigate adverse impacts on natural systems and
their functions and values have been incorporated into the activity's design at the properly
owner"s expense.
The house is pre-existing, located on a waterfront parcel, and the proposal is to
modify the existing house with a small first floor addition to an existing bedroom.A minimal
expansion of the living space has been proposed.
The proposed bedroom expansion of the house does not result in an increase in
the building envelope. Under the Town's zoning laws the building envelope of the house includes
the existing deck. The addition is incorporating the existing footprint of the existing deck. Only a
few footings and support posts which now hold up the deck may need to be replaced with code
compliant footings and support posts; the addition is within the existing building envelope and
the existing vegetation was already disturbed when the deck was constructed.
The 60sq.ft. deck needed to connect the bedroom addition to the existing deck is the only
new ground coverage.This small deck addition would be considered a nonmajor addition under
the Coastal Zone Management permit. The deck would be part of the "regulated activity" but is
not a"major addition" because it does not increase the livable floor area of the existing house.
The 60 sqft squares off the deck to be recaptured. The deck is constructed on open piles,with no
measurable impact on the existing environmental conditions of the property.
The owner's only alternative would be to expand the second floor over the existing first
floor,which would similarly require a Coastal Erosion Hazard appeal. A second-floor expansion
of the % story and over the existing structure would require significantly greater expense and
structural changes to the existing house. The roof line would change, and the existing foundation
Z:\CLIENTS\LITNER\Town Board Appeal\SOUTHOLD TOWN BOARD Appeal Letter.docx
may need to be reinforced. A new second floor addition may be deemed a"demolition" if this
work is more than 50%of the value of the existing structure because a large portion of the
existing structure would need to be modified to add a full second floor.
Also, a second-floor addition would not be practical.The owner is retiring, and this house
will be their principal residence. The existing bedroom on the second floor is currently their
master bedroom. The proposed addition for the first-floor bedroom to become the master
bedroom suite is intended to make this home more functional for them as their full-time principal
residence and as they get older.
C. The development will be reasonably safe from flood ,and erosion damage.
The existing house was constructed prior to the adoption of NYSDEC regulations or the
implementation of the Coastal Erosion Law. In 2015 the existing deck was no longer safe and
had to be reconstructed. The Town Board and the DEC reviewed the project and issued the
required regulatory permits. During the review by the DEC a"limit of ground disturbance"was
required. The limit of ground disturbance was set at no more than 25' seaward of the existing
deck. (see attached DEC permit)
The proposed bedroom addition and 60 sq.ft. deck recapture is on the south-west side of
the existing house,there is no disturbance on the seaward side of the existing house.The
proposed project will not impact the shoreline or natural protective features.
The owner has maintained the property with pines and planted rosa rugosa along the
seaward side of the house to minimize erosion and stormwater impacts. This area will not be
impacted by the proposed construction. We anticipate that construction activity will be in the
front yard.
There has been significant accretion of the beach. Based on the permit history, in 2000
the surveyor identified the Mean High Tide mark at 75 feet from the existing deck, in 2015 the
deck was 153' from the mean high tide line. Currently,the deck is approximately 237 feet to the
mean high tide. Through the efforts of the homeowner planting natural vegetation and leaving
undisturbed the seaward side of the house,the property has been protected from any erosion for
the last 52 years.
There is no activity proposed seaward of the existing house.The existing vegetation will
not be disturbed. The existing vegetation around the existing house is the natural planted buffer
between the natural protective features on the seaward side of the property. The natural
protective features of the beach and dune vegetation end seaward of the existing house.
The existing first floor living area of the house is 921 sq.ft. with the existing deck which
is 1450 sq.ft.for a total 2371 sq.ft. of ground coverage,therefore the new ground coverage(60
sq.ft.) is 2.5%. This is a very small increase in the ground coverage.
ZXLIENTSUTNER\Town Board Appeal\SOUTHOLD TOWN BOARD Appeal Letter.docx
D. The variance reguested is the minimurn necessaEl to overcome the practical difficulix or
hardship which was the basis for the reg nested variance.
The addition is only 426 sq.ft.,which is the minimum necessary to overcome practical
difficulty and hardship. The addition was designed to incorporate the existing deck area.The
house is modest with only 921 sq.ft. of existing first floor living area. In total,the first floor
living area will be increased to 1,347 sq.ft. The lot was created as a half-acre parcel and the
house predates the multiple, overlapping, regulations which now impact the property and result
in practical difficulty and hardship.
CONCLUSION
The proposed project has been designed to minimize adverse effects on natural protective
features and their functions and protective values, existing erosion protection structures, and
natural resources.
It is respectfully requested that the August 16, 2023, decision of the Southold Town
Trustees be reversed, and the owners be granted a Coastal Erosion Hazard Area variance for the
proposed work as described in the Trustee's project description: "426 sq.ft. one story addition to
existing 921 sq.ft. family residence. Addition of 60 sq.ft. deck to doorway at proposed addition.
The proposed addition will replace some of the existing deck. Current deck(1450 sq.ft.)will be
reduced by 435 sq.ft.to new total deck of 1015 decking."
Yours,
(,--,-Patricia C. Moore
Attorney for Appellants
Z:\CLIENTS\LITNER\Town Board Appeal\SOUTHOLD TOWN BOARD Appeal Letter.docx
1 ®:spy
Glenn Goldsmith,President
iQa Town Hall Annex
A.Nicholas Krupski,Vice President b 54375 Route 25
Eric Sepenoski "" P.O.Box 1179
Liz Gillooly IV Southold,NY 11971
Elizabeth Peeples 91 Telephone(631)765-1892
Fax(631)765-6641
Southold Town Board of Trustees
Field Inspection Report
.Date/Time: Completed in field by:
Joan Chambers on behalf of ALAN S LORIN LITNER requests a Wetland Permit and a
Coastal Erosion Permit to construct a 426sq.ft. one-story addition onto the existing
921sq.ft. 1-%2 story dwelling; the proposed one-story addition will replace a portion of
existing permitted deck; construct an additional 60sq.ft. of deck to entry; existing
35.8sq.ft. utility shed to remain; existing permitted deck with steps to ground and ramp
to beach (1,503sq,ft.)will be reduced in size for new total of 1,137sq.ft. of decking
around dwelling with steps to ground and ramp to beach. Located: 1025 North Sea
Drive, Southold. SCTM# 1000-54-4-12
Type of area to be impacted:
Saltwater Wetland --Freshwater Wetland _Sound Bay
Part of Town Code proposed work falls under: _Chapt. 275 Chapt. 111 _other
Type of Application: Wetland Coastal Erosion Amendment
Administrative Emergency Pre-Submission -........... Violation
Notice of Hearing card posted on property: Yes No Not Applicable
Info needed/Modifications/Conditions/Etc.-
Present Were: G. Goldsmith N. Krupski E. Sepenoski
L. Gillooly E. Peeples
SITE PLAN
PROPERTY OWNER:LORIN&ALAN LITNER
1025 NORTH SEA DRIVE
SOUTHOLD NY
20.0' AUGUST 1, 2023
000-54-04-12
38,892 SO.FT,TO TIE LINE
'Ci .89 ACRE
0 t 0 0
EXISTING LOT COVERAGE
TOTAL LOT AREA 38,892 SQ FT.
EXISTING RESIDENCE 921.2
EXISTING UTILITY SHED 35.3
EXISTING DECK&RAMP 1503.0
TOTAL EXIST.LOT COVERAGE 2460L0 SQ.FT.
TOTAL LOT COVERAGE .06%
e, PROPOSED LOT COVERAGE
TOTAL LOT AREA 38,892 SOPT
EXISTING RESIDENCE 921.2
EXISTING OPO S358
PR S
ED ALIT
DHED
ITION 4264258PROPOSED NEW DECK 60.0
EXISTING
ISTING REMAINING DECK 1077.0
NOTE THAT THE NEW ADDITION REPLACED
SOME OF THE EXISITNG DECKING.
TOTAL EXIST.&PROPOSED 2519.8
TOTAL LOT COVERAGE .06%
GROSS FLOOR AREA
EXISTING RESIDENCE IST FIL. 921.2
PROPOSED ADDITION 1ST Fl-. 426.0
EXISTING RESIDENCE 2ND FL. 401.6
TOTAL GROSS FLOOR AREA 1748.2 SQ.FT.
TOTAL LOT AREA 38,892 SQ.FT.
LOTS UP TO 40,000 SQ.FT ALLOW 4,350 SQ.FT.MAX.
TOTAL GROSS FLOOR AREA OF 1748.2 SQ.FT. PASSES
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OFFICE LOCATION: MAH NG ADDRESS:
Town Hall Annex P.O.Box 1179
54375 State Route 25 Southold,NY 11971
(Cor.Main Rd.&Youngs Ave.)
Southold,NY 11971 Telephone: 631765-1938
COWm
LOCAL WATERFRONT REVITALIZATION PROGRAM
TOWN OF SOUTHOLD
To: Glenn Goldsmith, President
Town of Southold Board of Trustees
From: Mark Terry, AICP
LWRP Coordinator
Date:, August 10, 2023
Re: LWRP Coastal Consistency Review for ALAN & LORIN LITNER
SCTM# 1000-54-4-12
Joan Chambers on behalf of ALAN & LORIN LITNER requests a Wetland Permit and a
Coastal Erosion Permit to construct a 426sq.ft. one-story addition onto the existing
921sq.ft. 1-Y2 story dwelling; the proposed one-story addition will replace a portion of
existing permitted deck; construct an additional 60sq.ft. of deck to entry; existing 35.8sq.ft.
utility shed to remain; existing permitted deck with steps to ground and ramp to beach
(1,503sq.ft.) will be reduced in size for new total of 1,137sq.ft. of decking around dwelling
with steps to ground and ramp to beach. Located: 1025 North Sea Drive, Southold.
SCTM# 1000-54-4-12
The proposed action has been reviewed to Chapter 268, Waterfront Consistency Review of
the Town of Southold Town Code and the Local Waterfront Revitalization Program (LWRP)
Policy Standards. Based upon the information provided on the LWRP Consistency
Assessment Form submitted to this department, as well as the records available to me, it is
my recommendation that the action is INCONSISTENT with the LWRP policies 4 and 6.
Policy 4 of the LWRP does not support the expansion of a building within the CEHA and
FEMA FLOOD ZONE VE - a structural hazard area. These areas experience structure loss
from storm events. The as-built structure does not meet Policy 6.3.
Pursuant to Chapter 268, the Board of Trustees shall consider this recommendation in
preparing its written determination regarding the consistency of the proposed action.
Cc: Honorable Lori Hulse, Attorney
John G.Stein,Chairperson Town Hall,53095 Main Rd.
Lauren Standish,Secretary On P.O.Box 1179
Southold,NY 11971
Telephone(63l)765-1889
Fax(631)765-1823
Conservation Advisory Council
Town of Southold
At the meeting of the Southold Town Conservation Advisory Council held on Wed., August
9, 2023, the following recommendation was made:
Moved by John Stein, seconded by Inga Van Eysden, it was
RESOLVED to SUPPORT the application of LORI &ALAN LITNER to construct a 426 sf.
one-story addition to existing 921 sf. family residence. Addition of 60 sf. to doorway at
proposed addition. Proposed addition will replace some existing deck. Current deck
(1,450 sf.) will be reduced by 435 sf. to a new total of 1,015 sf. decking.
Located: 1025 North Sea Drive, Southold. SCTM#54-4-12
Inspected by: John Stein, Inga Van Eysden, John Chandler, Shannon Wright
Vote of Council: Ayes: All
Motion Carried
Glenn Goldsmith,President 9�� �f Sli Town Hall Annex
A.Nicholas Krupski,Vice President '.' A.,' ' 54375 Route 25
d+' '� �[ P.O.Box 1179
Eric Sepenoski Southold,New York 11971
Liz Gillooly Telephone(631)765-1892
Elizabeth Peeples ",, ' Fax(631)765-6641
Coot .a
BOARD OF TOWN TRUSTEES
TOWN OF SOUTHOLD
This Section For Office Use Only
r Coastal Erosion Permit Application JUN 2 9 ��
X Wedand Permit Application
_Administrative Permit
_ArnendmentlTransferlExtension Southold Towyn
YL Received Application: of Trustor
Received Fee: - �- Z Board
_ Completed Application:
lcncorrnpletc:_ _._
SE RA Classification: Type I -f3- a 1I Unlisted Negative Dec. Positive Dec.
Lead Agency Determination Date:
6 rdination:(date sent):
LIM Consistency Assessn ent Form Sent: �/a3
CCReferral Sent:.. 7
le of Inspection:
Receipt of CAC Report:
—/Technical Review:
Public Nearing Held.
Resolution:
Owner(s)Legal Name of Property (as shown on Deed); Lori&Alan Litner
Mailing Address: PO Box 1304 Southold NY 1304
Phone Number: 1-917-208-3847
Suffolk County Tax Map Number: 1000--54-04-12
Property Location: 1025 North Sea Drive
1080 feet North East of Kenney's lane North of County Rd. 48
(If necessary,provide LILCO Pole#,distance to cross streets,and location)
AGENT(Ifapplicable):Joan Chambers
Mailing Address:PO Box 49 Southold NY 11971
�
Phone Number: 631-294-4241 Email:.oanoarnbers10( rnail.com
card
Board of Trustees Applitrazion
GENERAL DATA
Land Area(in square feet):26,077 sq.ft.
Area Zoning:R-40
Previous use of property: Residential
Intended use of property: Residential
Covenants and Restrictions on property? —Yes No
If"Yes",please provide a copy.
Will this project require'a Building Permit as per Town Code? ✓gYes No
If"Yes",be advised this application will be reviewed by the Building Dept.prior to a Board of Trustee review
and Elevation Plans will be required.
Does this project g Appeals?p ject require a variance from the Zoning Board of A eals. Yes
If"Yes",please provide copy of decision:
is projectre any.demolition as per Town Code or as determined by the Building Dept.?
Yes + "' o•
Does the structure(s)on property have a valid Certificate of Occupancy? Yes=No
Prior permits/approvals for site improvements:
Agency Date
CO Z-27953 CO 39003 09.18.2001 6.9.2017
NYSDEC 1-4738-02834/001001 3.2.2001 & 10.29.2015
Trustees 5299 & 8697 3.28.2001 & 10.21.2015
No prior permits/approvals for site improvements.
Has any perinit/approval ever been revoked or suspended by a governmental agency?21-Nog Yes
If yes,provide explanation:
Project Description(use attachments if necessary):426 sq.ft. one story addition to existing 921 sqft
family residence. Addition of 60 sq.ft. deck to doorway @ proposed addition. Proposed additior
will replace some existing deck. Current deck(1450 sq.ft.) will be reduced by 435 sq.ft. to a nam
total of 1015 decking.
Boa=d of Trustees Application
WETLAND/TRUSTEE LANDS APPLICATION DATA
Purpose of the proposed operations: q•
To construct a one story, 426 s ft. addition to the
existing 92.1:sq.ft. residence as well as an.additional 60 aq.ft. of new,deck at doorway to
new addition. New addition will replace 435 sq.ft. of existing.decking which will leave
a;total of 1015 sq.ft. of deck.
Area of wetl s'on lot: _ square feet
Percent coverage of lot: 0 /�
Closest-distance between nearest existing structure and upland edge-of.wetlands: 90-1 feet
Closest distance between nearest proposed structure and upland edge of wetlands: 101.87 feet
Does the project involve excavation or filling? 0 No "Yes
If yes,how much,material will be excavated? 0 cubic,yards
much material'Will'befilled? 0 cubic viirds
Depth of which material will be removed or deposited: 9 feet
Proposed slope throughout the area of operations:flat
Manner-in which material will be removed or deposited:
see attachment#1
Statement of the effect,if any,.on the.weflands and tidal waters"of the town that may,result by
reason.of such proposed operations(use attachments if appropriate).:
Ther p
There will be'-no impact to the tidal waters: The proposed construction is landward of the
tidal waters and the contractor will construct a temporary.straw bale dike and
a silt fence
on the water side of the house.
Board of Trustees Appli.:a,:ion
COASTAL EROSION APPLICATION]DATA
Purposes of proposed activity: ryq.
To,construct a one story, 426 sq.ft. addition to the
existing 921 sq.ft. residence as well as an additional 60 sq.ft. of new deck at the
doorway of the new addition. New addition will replace 435 sq.ft. of existing decking
which will leave a total of 1015 sq.ft. of.deck.
Are wetlands present within 100`feet of the proposed activity? No ,Yes
Does the project involve excavation or filling? ' No Yes
If Yes,-how much material will be.excavated. (cubic yards)
�0
How much inaterial will be filled? 0 (cubic yards)
Manner in which material will be removed.or deposited;..
see aftchment#1
Describe the nature:and extent of the environmental impacts to the§object property or
neighboring properties reasonably anticipated resulting from implementation of the project as
proposed, includin'g erosion increase or adverse effects on natural protective features.: (Use
attachments if necessary)
see attachment#2
617.20
Appendix B
Short Environmental Assessment Form
Instructions for Corn ppeting
Part 1=ProjecUlnformation. The applicant or project sponsor is responsible for the completion of'Part 1. Responses
become part ofthe application for approval or funding,are subject to public review,and may be subject to further verification.
Complete Part I based on information currently available. If additional research or investigation would be needed to fully
respond to any item,please answer as thoroughly as possible based on current information.
Complete all items in Part 1. You may also provide any additional information which you believe will be needed by or useful
to the lead agency;attach additional pages as necessary to supplement any item.
Part 1-Project and Sponsor Information
Litner Residence
Name of Acti;n or Project:
1025 North Sea Drive, Southold NY 11971
Proje i Location("describe,and attach a location map):
North side of North Sea Drive, off of Kenny's Rd. north of County Rd. 48
Brief Description of Proposed Action:
To construct a 426 sq. ft. one story addition to an existing 921 sq.ft. residence.
-Name of Applicant or Sponsor: Telephone'631-294-4241
Joan Chambe
rs for Alan&Lori Litner E-Mail:joanchambers10@gmall.Glm
Address:
PO Box 49
City/PO: State: Zip Code:
Southold NY 11971
1.Does the proposed action only involve the legislative adoption of a plan,local law,ordinance, NO YES
administrative rule,or regulation? .
If Yes,attach a narrative description of the intent of the proposed action and the environmental resources that
may be affected in the municipality and proceed to Part 2. If no,continue to question 2,
2. Does the proposed action require a permit,approval or funding from'any other governmental Agency? NO YES
If Yes,list agency(s)name and permit or approval:
Southold Town Build. Dept./NYS DEC/Southold Town Trustees
3.a.Total acreage of the site of the proposed action? ,59 acres
b.Total acreage to be physically disturbed? OM acres
c.Total acreage(project site and any contiguous properties)owned
or controlled by the applicant or project sponsor?. •59 acres
4. Che lJrbanus Rural(non-agriculture)n�Aquatic
ar the prop action.
I land j g
]ndusrial Commercial
Residential(suburban)
f=orest agriculture Other(specify):
Parkland
Page 1 of 4
5. is the proposed action, NO YES N/A
a.A permitted use under the zoning regulations?
b.Consistent with the,adopted-comprehensive plan? ✓
6. Is the proposed action consistent with the predominant character of the existing built or natural NO YES
landscape? ✓
'7. Is the site of the proposed action located in,or does it at poin,a state listed Critical Environmental Area? NO YES
1m � t f CQ N.
If Yes,identify: he I"ft oge SCI.�.%dd-I iOC� to ani tan? Is-on
residence
n
I�
8. a.'W ill the proposed action result in a substantial increase in traffic above present levels? LNO I YES
b.Are public transportation service(s)available at or nearthe site of the proposed action? ✓
c.Are any pedestrian accommodations or bicycle routes available on or near site of the proposed action?
9.Does the proposed action meet or exceed the state energy code requirements? NO YES
proposed l� e d requirements,describe design features and technologies:
LnIf the action will exceed �..... - �
10 Will the proposed action connect to an existing publiclprivate water supply? NO YES_
If No,describe method for providing potable water:
11.Will the proposed action connect to existing wastewater utilities? NO ..YES
If No,describe method for providing wastewater treatment: .
12. a.Does the site contain a structure that is listed on either the State or-Natio,nal Register of Historic NO YES
Places? ✓
ttb.Is the proposed action located in an archeological sensitive area?
13.a.Does any portion of the site of the proposed action,or lands adjoining the proposed action,contam�i NO YES
wetlands or other waterbodies regulated by a federal,state or local agency? ✓
b. Would the proposed action physically alter,or encroach into,any existing wetland or waterbody?
If Yes,identify the wetland or waterbody and extent of alterations in square feet or acri s:
14. ntify the typic bitat types that oc� n,or are I'ikely to be found on t reject site. Check all that apply:
Shoreline rorest Agricultural/grasslands Early mid-successional
U Wetland Urban ✓Suburban
15.Does the site of the proposed action contain any species of animal,or associated habitats,listed NO YES
by the State or Federal government as threatened or endangered? ✓
16.Is the project site located in the 100 year flood plain? NO YES
17.Will the proposed action create storm water discharge,either from point or non-point sources? PO
If Yes,
a.Will storm water discharges flow to adjacent properties? ✓ NO �°r'ES ! �✓
b. Will storm water discharges be directed to established conveyance systemsff an m drains)?
If Yes,briefly-describe-, Die i
NC1 ✓ ES
Page 2 of 4
18.Does the proposed action include construction or other activities that result in the impoundment of NO YES
water or other liquids(e.g.retention pond,waste lagoon,dam)?
If Yes,explain purpose and size;
19.Has the site of the proposed action or an adjoining property been the location of an active or closed NO YES
solid waste management facility?
If Yes,describe: E
20.Has the-site of the proposed action or an adjoining property been the subject of remediation(ongoing or NO YES
completed)for hazardous waste?
If Yes,describe: F II
I AFFIRM THAT THE INFORMATION PROVIDED ABOVE IS TRUE AND ACCURATE TO THE-BEST OF MY
KNOWLEDGE
Applicant/sponsor name:Joan Chambers Date4.2.2023
Signature_.
Part 2-Impact Assessment. The Lead Agency is responsible for the completion of Part 2. Answer all ofthe,following
questions in Part 2 using the information contained in Part 1 and other materials submitted by the project sponsor or
otherwise available to the reviewer. When answering the questions the reviewer should be guided by the concept"Have my
responses been reasonable considering the scale and context of the proposed action?"
No,or Moderate
,small to large
impact impact
may may
occur occur
I- Will the proposed action create a material conflictwith an adopted land use plan or zoning ❑
regulations?
2. Will thero osed action result in a
p p change in the use or intensity of use of land?
3. Will the proposed action impair the char
• atter or quality of the existing community?
4. Will the aroposed entt of a Critical Environmental Area(CEA)?n have an impact on the mental characteristics that caused the
establishment
affect existing infrastructure for mass transit,biking or walkwsting level of traffic or
NIT-
S• proposed g �,
ay?
6. Will the proposed action cause an increase in the use of energy and it fails to incorporate l IEl
reasonably available energy conservation or renewable energy opportunities? L� 9
7. Will the proposed action impact existing: E
a.public/private water supplies?
b..public I private wastewater treatment utilities? El
8 Will
lth turoproposed Action
impair the character or quality of important historic,archaeological,
ar resources. El El
9. Will the proposed action result in an adverse change to natural resources(e.g.,wetlands, ❑
waterbodies,groundwater,air quality,flora and fauna)?
Page 3 of 4
- No,or Moderate
small to large
impact impact
may may
occur occur
10. Will the proposed action result in an increase in the potential-for erosion,flooding or drainage
problems? EJ Ej
1 l. Will the proposed action create a hazard to environmental resources or human health? .
Part 3-Determination of significance. The Lead Agency is responsible for the completion of Part 3. For every
question in Part-2 that was answered"moderate to large impact may occur",or if there is a need to explain why a particular
element of the proposed action may or will not result in a significant adverse environmental impact,please complete hart 3.
Part 3 should,in sufficient detail,identify the impact,including any measures or design elements that have been included by
the project sponsor to avoid or reduce impacts. Part 3 should also explain how the lead agency determined that the impact
may or will not be significant Each potential impact should be assessed considering.its setting,probability of occurring,
duration,irreversibility,geographic scope and magnitude. Also consider the potential for short-term,.long-term and
cumulative impacts.
Check
h e
ckhioxWy P..
' ou have determined based on the information and anal sis above,and any supporting documentation,
proposed action may result in one or more potentially large or significant adverse impacts and an
environmental impact statement is required.
Check this box if you have determined,based on the information and analysis above,and any supporting documentation,
that the proposed action will not result in any significant adverse environmental impacts.
Town of Southold-Board of Trustees
Name of Lead Agency Date
President.
Print or Type Name of Responsible Officer in Lead Agency
Tit .._... __.
yp p le of Responsible Officer
Signature of Responsible � vy.. �..
g p Officer in Lead Agency Signature of Prepares(if different frorn Responsible Officer)
PRINT Page 4 of
oa .d of T'rugit4es ' pj6,l c.._..'i c
�kFF lh. "I°I'
DEPOSES AND AFFIRMS THAT ftE/SHE IS,THE APPLICANT FOR ABOVE
DESCRIBE DE � S AND THAT �STATEMENTSCONTAINED,HEREIN
ARE TIILJE TO THE BEST HF HI'/HEIL..NG"'�KNOWLEDGE ASM
A HIL.�I.ET`,All TII ,�
AL g ggILL B IEI D^ry� � �}r r� � ��,wpNp �R S F0 T' ,��^y AFktCATIH
%i «dC�" L7I .H THE w,'�..A"MJ�.6�,1.8.@,.�I��l� ��-,A�M'�F .
EH SET �II' ��
AND
Tl PLIC * AG E TQHOLD THE'TO HF• HHTl4O . H °
G. C1 GE TRU TEES HARMLESS��•Y �F.1L L'9q,AS A D E IIG ANY ALw D ALL DAMAGES
, NII L, :IM, ARISING G, w1I)I�IL q� G AIII PERM IT(S)"lF �
GRANTED,. IN"COMPLETING, TIG , HEREBY
UIIG TEE
T� g7EETE�R, lbZNT( jORPUESENTATIV]ES
yNi7L DfNOT .
'd
CONSERVATION' ADVISORY COUNCILS`LTCI ENT H ONTO MY PROPERTY TO
INSPECT TIS",-PREMISESI COLUNCT"IG �`IIII I'LLCA"I Ili �
INCLIJI)I dG A FII AL INSPECT OX ,I FURTHER AUTHO I ZE T''HE BOAS OF
'TRUSTEES T'G-E TI R NT ,PROP,ERT` ,'A D Qu'l )I TOINSURE
COMPL
EROSION PEIAIT ISS + I BY THE?�LIARIIO""I'RtJS I"EES j),URING•T�TES '
,.. AI "''CHS TI4T,�
A
ITL
OFTHETElli
'4 ETLA�HH C+��"S AL
ACF, ?I°I`H s „_
Signature,of Property Owner gignkure of Property Owner
0RN"-T0' EFkE ME'THIS. A C .nK �
` j H l.MOACA
qtr' ��' �'�u��,�
NOTARY IC
�Vkvo a-s :. vo r is
C , � CAJ
Board of Trustees Applicatiion
AUTHORIZATION
(Where the applicant is not the owner)
I/We, Alan & Lorin Litner
owners of the property identified as SCTM# 100054-04-12 __.:w,.,. _ in the town of
Southold .New York,hereby authorizes
Joan Chambers to act as my agent and handle all
necessary work involved with the application process for permit(s)from the Southold.Town
Board of Trustees for this property.
C
GGA �
Property Owner's Signature Property Owner's Signature
SWORN TO BEFORE ME THIS DAY OF `Q6 `�- 20MICHAEL IMOJICA
a�J
NOTARY PUBLIC
110
G STATE OF COLO
otar Pu 'NOI"ARY 1.1�201 9 1
r�y COMMI ION EXPIRES JUNE 1 13,2026
olo("Pc50
6 2..0
PPI AlVAGENTARE ,DTIV
TR `SAItTI4 1 � I)ISCLC)SURE FORM
jhqLT_q_w_p_�dMogthold's Code ofElaics pLohihip r' n'' fdintee tonttfe partl2ftovid6fridets abd-"molovtm,The sc`oTf
this to m v` orntatiti which,t an alert tlre.triwn o ossilale ea,tTi+cam of nd allow it to take+arhateve c" s
necesstrrbr 0 mo—i, saw
YOUR.NAME:
'-(Lastnamc,first narrt , aiddle itsitial,'nitless you areapplyingin the name of
someone else or other entity,such as a company.If soindicateffic other
person's or company's name.)
NAME OF APPLICATION. (Check all PP
that apply.)
:.. . . y) . ,
Tax grievance building
Variance Trustee
-Change of Zone Coastal Erosion
Approval0'pl'at;. . Mooring
Exemption foam lat-oroffcial map planning
Other
(If"Other*',name the activity.),_,
Do r�l'N (or through Darr copatny,spwnus ;sthlin �or child)have,a rel onshr With any o6ficer or°epnptoyee
you Pe y g y 1,parent,
of the-Town of S6ut6ol0 ""ltelationshi " includes°b tiNood mmrr vat barsxttess interest'"*Etwxtriess r"ntarest'means a liusiiress"
'including partnership. P o! P
P P i+y) 1poration
in hich he town ol'Itreer dr/einpioyee ow s more than 5/"o oftareshares, employment, aco ,.
ce has even a atrial ov+nersNti of or em .
YES NO
If you answered"YES"�complete the balance of this form and date and sign where indicated.
Name fperson employed by the Town of Southold
Title br position of that person
Describethe,rellattionshi between yourself( e a is Uagent/rteresen `ye) d to officer oremployee.Either check
the appropriate liiree A)through lJ)andlor,d6cribe in the space
pvid
The town officer or employee or his or herspouse,sibling,parent,'dr child is(check all that apply): '
A)the o neiof grreater than 5%.of the shares of the cotp�rote stock of the pplicwit .
z „
(when the applicant is a corporation);
E)the applicant isnot a beneficial owner of an interest in a non-corporate entity(when the2 '
.g y p ty(
C)an officer,direetor,partaec or employee of the appl'acaant or
D)the actual applicant
DESCIRLIPTION OF RELATIONSW
Submitted this da f. AgOIJ 20O
t Si"nature
-Print Name ���? �4 d 7
Fonn-TS 1
APPLICANT/AGENUREPRESE TA
TRANSACTIONAL DISCLOSURE FORM
l` efgauftlds 6&gr&khi ibi, flirts of injugg 2n&awaEggo officers and IRe of
11 is to provj4e i rrvatl'o whigbcan krt the Ion ofqqssihJg. flit in, WIn and allow it to Mhw_hjftvyr ti is,
rtecearm,aoid carr
STOUR NAME:
(Lau name,fimt narne jpI , c initial,unless you are applying in the mane of
someone else or other entity,such as a company.If so,Meow the other
person's or company's name.)
NAME OF APPLICATION. (Check all that apply.)
Tax grievance Building
Variance Trustee
Change of Zone Coastal Erosion
Approval of plat Mooring
Exemption from plat or official map Planning
Other
(lf"Other=',name the activity.)
Do you.persbnally(or through your company,spouse,sibling,paient.or,child)have'a relationship with any officer or employee
of the Town of Southold?"Relationship"includes by blood,marriage,or business�interest."Business inir:f'means a business,
Including a partnership,in which the to*wWficer or employs has even a partial ownership of(or employment by)a corporation
in which the'lown officer or employee owns more than We of the shares.
YES NO
If you answered"YES",complete the balance of this form and date and sign where indicated.
Name ofperson employed by the Town of Southold
Title or position of that person
Describe the relationship between yourself(the applic an agentImpmmutative)and the town officer or employee.Either check
the appropriate line A)through D)and/or describe in the space provided.
The town officer or employee or his or her spouse,sibling,parent,or child is(check all that apply):
A)the owner of greater than 3%of the shares of the corporate stock of the applictuat
(when the applicant is a corporation);
B)the legal or beneficial owner of any interest in a non-corporate entity(when the
applicant is not a corporation);
G)an officer,director,partner,or employee of the applicant;or
D)the actual applicant
DESCRIPTION OF RELATIONSHIP
Submitted this IF day of, 200 Z�
Signature
Print Name
Form IS I
APPLICANTIAGENT/REPRFSENIrATIVE
TRANSAMONAL DISCLOSURE VORM
he'1'oti�rrt of Sou'.. old" i �o Iglhi rchibit confl"eta of interest o ""` owh oflr�ers and em"o e `. df
1 is'foao' to.''rovide 1'foirnatl ' n of o'"ble g aigta 4finuir—estan"•a low it o 9alre-w ateur ire.`
t a "ii1'sa • • .. . ,
YOUR,NAME:
(lAunkne,,first narrie,pilddlc initial.upless ydu are applying°in dte name of
someone else or dthcrentity,such as a company.if so,indicate the other
person's or company's name.). .
NAME OF APPLICATION: (Check all l'aaply)
Tax grievance Building
Variance Trustee
Change of Zone Coastal Erosion
Approval of plat Mooring
Excrnpt;on from platoro cial map Planning
Other
(if"Other,,name the activity.),
Do yoo persona ly(om through hyo `,company,spouse,sibling,parent,or child)liave a relationship with any officer or employee:
of the Town oFSouihald? " lationship'T includes'J blood;* riagea or bu�irzess Wemst."'Busihcss indcrr sf"•means'a busi es,
hid which theptorw al ficer or ropltth o n 6 ricer r n t employee
As even,a partial ownership.of(or employment by)a tion
in
lea shares.
YES F THIO
or
if you answered"YES",complete the balance of-this foim and,date and sign where indicated:
Name of person'employeci b,y the Town of Southold
Title iur position of that person
Describe the relationship between yourself(the applicant(agent/represdatative)and the town office r r. • p!oyce,EiIiier check
the appropriate lute A)through 17)and/or descrj,be in the space proolded.
The town officer or.employee.or his or her spouse,sibling,parent,,of child.is(chedc all"that apply):
f2A)the owner of gm6at6r,thart 5%of the shares of the corpotate stock of thea0p4coot
lie
(when the
B)due leggy ora ant is a cdrpoa tion) "
ficial owner ofany interest In a nonorpdurate entity(wl4cn the
Applicant is not a corporation)
q fl•i
ars ocer,director,partner,or.crrnployee of the applicant,or
D)the actual applicant
OESCfl"ON OF RELATIONSHIP`
Submitted'ttiis 7- •da .of ' 'U� 01-5
Si,gnntuurd• �. • �.
Print Nattat
Form T5 1
Board of Trustees Application
PROOF'OF MAILING OF NOTICE
ATTACH CERTIFIED MAIL RECEIPTS
APPLICATION NAME & SCTpM#: _
NAME: (,YJ ctc2P� �a
STATE OF NEW YORK
COUNTY OF SUFFOLK
residing at _.._. _......
being duly sworn, deposes and says that on
the day of _ , 20 , deponent mailed a true copy of the
Notice set forth in the Board of Trustees Application,directed to each of the above named
persons at the addresses set opposite their respective names; that the addresses set opposite the
names of said persons are the address of said persons as shown on the current assessment roll of
the Town of Southold; that said Notices were mailed at the United States Post Office located at
that said Notices were mailed to
each of said persons by CERTIFIED MAIL/RETURN RECEIPT.
Signature
Sworn to before me this _m ,
Day of�_ .. -, 20
Notary
y Public
ilu' TICE OF HEARli4G
NOTICE IS HEREBY GIVEN that a Public Hearing will be held by the Southold Town Board of
Trustees at the Town Hall, 53095 Main Road, Southold, New York, concerning this property.
OWNER(S) OF RECORD: L
PUBLICSUBJECT OF For a Wetland Permit and a CoastalErosion
Permit to construct a 426sq.ft. one-story a ditio onto the existing 921sq.ft.
story dwelling; t e proposed one-story addition i replace a portion o
existing permitted deck; construct an additional 6 s . . of deck to entry;
existing 35.8sq.ft. utility shed o remain; existing permitted deckwith steps o
ground and ramp to beach (1,5 3s .) will be reduced in size for new total o
1,137sq.ft. of decking around dwelling with steps to ground and -ramp to
beach. Locate 25 North Sea Drive., Southold. SCTM# 1000-S4-4-12
TIME & DATE OF PUBLIC HEARING: Wednesday, g s - at or
a . if you have an interest in this project, you are invited to view the Town
file(s) which are available online at www.southoldtownny.gov and/or in the Trustee Office until
to the day of the hearing during normal business days between the hours of 8 a.m. and 4 p.m.
BOARD OF TRUSTEES * TOWN OF SOUTHOLD * (631) 765-1892
Town of Southold
LWRPCOI SISTENCY MSESSMENT FORM
A, INSTRUCTIONS
1: Alapp
for permits*
rle .
proposed acttonst are subject the Town of of
Waterfont Consi l Law. This
s ment-is intended.to used by a Town of Southold agcy in
ass supplement' other information
snaking a d terra r tion of consistency. *Except minor exempt ctcfions in lading Building Permits,
and other mirdsteri l permits rpt 14cm ted rithin the Coastal erosion Hazard Area.
2. Before ans ering the questions in Section Q- the preparer of this forni should review the-exempt
minot action list,policies and explanations of each policy contained in the:Town of Southold.Local
'6 aterfrorti Revitalisation rograamu. ro osed a on dill he evalluated as to"'its, si carat
belie :cial,aod adverse eiT&ts Won,the coastal area wWch ineludcs all,of.Southold Town
If any question in Section C on.this-foini-i's answered'"°yes- or'no then the proposed action will.
affect the achievement of the,LWRP policy standards. and, conditions'con '" d in the consistency,
review law. "trlanaeach answer.must,bae ex laidod�in detail .lis '` loth sn ortba and no
suppogin g facts. if an action cannot be certified w i consistent with the LYMP poliCy,standards and
conditions,,it shall not be undertaken
A copy of the LWRP is available in the followi g,places: online at the Town of Southold''s
website (southoldtow ,northfb&net), the Board of"Trustees Office,the,Planning Department, all
local libraries and the Town Clerk's office.
B. DESCRIPTION-OF SITE AND PROPOSED ACT-ION
scTm#,1000 .54-04-12,
-
PROJECT NAME LItner Residence. .
The'Application has been spbmitted to(check appropriate response):
Town Board ❑ Plannhig Board❑ Building Dept. t
I„ Category of Town of Souffiold agency action(check appropriate response). ,
a) ,action undertaken directly by Town agency(e.g.,capital
❑
construction,plan . g activity,agency regulation.,6nd Iransaction)
Eanarial assi `fie ole. ..grant,roan,subsidy)
(c) Permit,approval,license,certification:
Nature and extent'of action:
A ro osed one sto X126 s ."ft, addition to the a isting 9?LEgA. two sto
residence including an additional SU s A of deck outside the door to the new
addition,.
Location of action: 1025 North Sea Drive, Southold
Site acreage, .59 _..
Present land use: Residential
Present zoning classification,:,R-40
2. If an application for the proposed action has been filed with the Town of Southold agency,the following
information shall be provided:
(a) Name of applicant: Joan Chambers for Lorin &Alan Litner
(b) Mailing address: PO Box 49 Southold NY 11971
(c) Telephone number: 631-294-4241
Will the action be directly undertaken,require funding,or approval by a state or federal agency?
Yes Z No If yes,which state or federal agency?NYSDEC
C. Evaluate the project.to the following policies by analyzing how the project will further support or
not support the policies. Provide all proposed Best Management Practices that will further each policy.
Incomplete answers will require that the form be returned for completion.
DEVELOPED COAST POLICY
Policy 1. Foster a-pattern of development in the Town of Southold that enhances community character,
preserves open space, makes-efficient use of infrastructure,makes beneficial use of a coastal location,and
minimizes adverse effects of development. See LWRP Section III—Policies; Page 2 for evaluation
criteria.
ZYes 1:1 No El Not Applicable
The propDsed 426 s .ft. one stor
y additon does not encroach any further than the existing house on
the tidal waters. The addition will not block passage to the waster or block views of the ;Sound. The
existing natural vegetation alona the western and southern propedy lines willi.be maintained and
_protected dohng construction.
Attach additional sheets if necessary
Policy 2. Protect and preserve historic and archaeological resources of the Town of Southold. See
L{WMP Section III—Policies Pages 3 through 6 for evaluation criteria
i_ 9 Yes No 21 Not Applicable
To the hest of my knowledge this house and propeqy are not considered historic resources nor is there
acl ��gidaelci ...... .
lcvniponenta"ori tli 6
arta .. ..:.,.: .._
. .me _ .. ... _. .._
Attach additions•sheets if necessary
Policy 3. Enhance visual quality and.protect scenic resources throughout the Town of Southold. See
LWRP Section III—Policies Pages 6 through 7 for evaluation criteria
Yes 1:1 No Not Applicable
The prosd addition will maintain the architectural features of.the existing residence as,far as siding,
c ing ars win ovws are concerne a roo o t e propsed a iron i�low to n�rnimie° oc Nng
Attach aMtfonai sheets if n cessar r
NATURAL COAST POLICIES
Policy 4. Minimize loss of life, structures, and natural resources from flooding and erosion. See LWRP
Section III-Policies.Pages 8 through 16 for evaluation criteria
z Yes 1:1No 0 Not Applicable
The existing residence was reviewed and Coastal Erosion Permits were issued in 2004 and 2015
a nel�tiloon � et alt he samer e�h f- -s the existing firstfloorfele elevation an will so 01'
a Ston
f[Fl i wires;lea yrs and drywplls 67,minimize erosion, eropo e adMon will e uV—
to approve sten 'ar s or oo in .
ssary
Policy 5. Protect and improve water.quality and supply in the Town of gouthdld.See LWRP Section III
-Policies Pages 16 through 21 for evaluation criteria
21 Yes E] No Oot Applicable
The proposed addition will expand the existing first floor bedroom which will keep the occu an of
the propeqy the same. ,This will not further burden the water quality or supply.,
teach a itnna s its necessary
Policy 6. Protect and restore the quality and function of the Town of Southold ecosystems including
Significant Coastal Fish and Wildlife Habitats and wetlands. See LWRP Section III—Policies; Pages 22
through 32 for evaluation criteria.
Yes F-]No ❑ Not Applicable
No restoration of fish and wildlife habitats are planned as part of this construction but the site plan
makes requirement for a straw bale dike and a slut fence between the construction area and the
tidal wetlands to protect the water from contamination.
Attach additional sheets if necessary
Policy 7. Protect and improve air quality in the Town of Southold. See LWRP Section III—Policies
Pages 32 through 34 for evaluation criteria.
❑ Yes No 2 Not Applicable
There is no aspect of this p,roosed addition that will impact air quality.
Attach additional sheets if necessary
Policy 8. Minimize environmental degradation in Town of Southold from solid waste and hazardous
substances``�and wastes. See LWRP Section III—Policies; Pages 34 through 38 for evaluation criteria.
1'YesE:1�.1 No Z Not Applicable
The occ�nc o�modest
residence
will
of be increased as part of this
Proposed addition so the
residentialto will be p sd by the cu septic system.
PUBLIC COAST POLICIES
Policy 9. Provide for public access to, and recreational use of, coastal waters, public lands, and public
resources of the Town of Southold: See LWRP Section III—Policies; Pages 38 through 46 for evaluation
criteria.
❑ YeD No ZNot Applicable
The proposed addition does not alter access to or use of coastal waters from its current state.
Attach additional sheets if necessary
WORKING COAST POLICIES
Policy 10. Protect-Southold's water dependent uses and promote siting of new water-dependent uses in
suitable locations. See LWRP Section III-Policies; Pages 47 through,56 for evaluation criteria.
Yes E] No Z Not Applicable
The ro osed addition of aite he curre _u_a .�qgj-sn� -_SD�ar
Attach addfdonal sheets if necessary
Policy 11. Promote sustainable use. of living marine resources in Long rIsland, Sound, the Peconic
Estuary and Town waters. See LWRP Section III-Policies;Pages 57 through 62 for evaluation criteria.
Yes El No i r i Not Applicable
Thero used addition wili not irru act or alter the curEgnt use of rnarin resouarces in l.on Island
,Sound.
Attach additionat sheets if necessary
Policy 12. Protect agricultural lands in the Town of Southold. See LWRP Section III-Policies; Pages
62 through 65 forevaluation criteria.
Yes 0 No Z Not Applicable
The ro Deed addition tnrlli not im act or alter the current use of iricultural land, There Is no
a ricultural land adiacent to the ro e
Attach additional sheets-if necessary
Policy 13. Promote appropriate use and development of energy and mineral resources. See LWRP
Section III-Policies;Pages 65 through 681or evaluation criteria.
Yes El^No z Not Applicable
The ra used additlon will not romota� er level oe a aer or mineral resources.
PREPARED BY
Joan Chambers TITLE . DATE4.2'2023