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1000-38.-7-7.1
DENIS NONCARROW Town Hall,53095 Main Road TOWN CLERKP.O.Box 1179 Southold,New York 11971 REGISTRAR OF VITAL STATISTICS Fax(631)765-6145 MARRIAGE OFFICER Telephone(631)765-1800 RECORDS MANAGEMENT OFFICER , www.southoldtownny.gov FREEDOM OF INFORMATION OFFICER �. OFFICE OF THE TOWN CLERK TOWN OF SOUTHOLD April 8, 2022 Re: Resolution Number 2022-312 "A Local Law in Relation to a Change of Zone 2835 Shipyard Lane from MII to RR and R-80. L Donald Wilcenski, Chairman RECEIVEP Southold Town Planning Board 53095 Main Road APR 12 2.022 Post Office Box 1179 Southold,New York 11971 Planning Board Dear Mr. Wilcenski: The Southold Town Board at their regular meeting held on March 29, 2022 adopted the resolution referenced above. A certified copy is enclosed. Please prepare an official report defining the Planning Department's recommendations with regard to this proposed local law/change of zone including SEQRA and LWRP and forward it to me at your earliest convenience. This proposed local law is also being sent to the Suffolk County Department of Planning for their review. The date and time for this public hearing is Tuesday, May 10, 2022 PM at 7:32pm Please do not hesitate to contact me, if you have any questions. Thank you. Very truly YOUI-S, AO Denis Noncarrow Southold Town Clerk Enclosure (1) cc: Town Board Town Attorney Southold Town Board - Letter Board Meeting of March 29, 2022 Item # 5.50 RESOLUTION 2022-312 ?V N ADOPTED DOC ID: 17984 THIS IS TO CERTIFY THAT THE FOLLOWING RESOLUTION NO. 2022-312 WAS ADOPTED AT THE REGULAR MEETING OF THE SOUTHOLD TOWN BOARD ON MARCH 29, 2022: WHEREAS, upon review of the zoning in the area as well as the comprehensive plan, the Town Board finds it appropriate to rezone the 18.49 acre parcel located on the east side of Shipyard Lane in East Marion known as 2835 Shipyard Lane, SCTM #1000-38.-07-7.1 from Marine 11 (M 11) to a split zone of 7 acres Resort Residential (RR) and the remainder Residential-80 (R-90); and WHEREAS, rezoning of the of the 18.49 acre sub"iect site as a split zone of 7 acres Resort Residential (RR) and the remainder Residential-80 (R-80) is consistent with the zoning of the adjacent area. Now therefor be it RESOLVED that the Town Board of the Town of Southold is considering the change of zone of the parcel known as SCTM -91000-38,07-7.1, froin Marine 11 (M 11) to a split zone of 7 acres Resort Residential (RR) and the remainder Iesidential-80 (R-80) on its own motion; and be it further RESOLVED that the Town Board of the Town of Southold hereby declares itself lead agency for the purposes of SEQRA review for the subject change of zone; and be it further RESOLVED that the Town Board of the Town of Southold has requested the Planning Board and/or Planning Staff to prepare a report and recommendations on the proposed rezoning, including a SEQRA and LWRP reports and recommendations; and it is further RESOLVED that the Town Clerk of the Town of Southold is directed to forward the matter to the Suffolk County Planning Commission for a report and recommendations; and it is further RESOLVED that pursuant to the requirements of Section 265 of the New York State Town Law and the Code of the Town of Southold, Suffolk ('ounty,New York, the Town Board of the Town of Southold will hold a public hearing on a proposed Local Law entitled "A Local Law to arriend the Zoning Map of the Town of Southold by Changing the Zoning Designation of a 18.49 the parcel known as SCTM 41000-38.-07-7.1, from Marine 11 (M 11) tca a split zone of 7 acres Resort Residential (RR) and the remainder Residential-80 (R,-80)" at Southold I'own flall, 53095 Main Road, Southold,New York, on the 2022 at 7:32 p The property to be rezoned is approximately 18.38 acres, is located on the east side of Shipyard Lane (2835 Shipyard Lane) in East Marion. Generated March 30, 2022 Page 77 Appendix A - County Referral For Appendix A—Suffolk County Planning Commission Guidebook Suffolk • • Commission Submission •ver Form For ' and Zoning Referrals Municipality: Southold lown Hamlet: East Marion Local Case Number: District: 1000 Section: 38 Block: 7 Lot: 7.1 Local Meeting Date: Application/Action Name: Public Hearing: Yes No Referring_ ogy; Type of R2fg 1` SEORA Action: Draft EIS Positive Declaration Planning Board or Commission New EAF Final EIS Negative Declaration Zoning Board of Appeals Expansion Lead Agency Findings Town Board/Village Board of Modification Draft Scope Trustees Brief description of application or proposed action The Southold Town Board on their own motion proposes to change the zone of an 18.38-acre parcel currently zoned Marine II to a split zone of 7 acres Resort Residential (RR) and 11.38 acres Residential 80 (R-80). This proposal is generally consistent with the Southold Town Comprehensive Plan and the purposes of the Town's zoning code. This rezoning will better protect the environment and the character of the neighborhood by reducing the potential intensity of future development. It will also provide for future maritime and water-enhanced uses that are important for the Town's economy. Type of Action Please check appropriate box below if action is located within the Suffolk County Pine Barrens Zone, within one mile of a nuclear power plant or airport or within 500 feet of • A municipal boundary; • The boundary of any existing or proposed county, state,or federal park or other recreation area; • The right-of-way of any existing or proposed county or state road; • An existing or proposed county drainage channel line; • The Atlantic Ocean, Long Island Sound,any bay in Suffolk County or estuary of any of the foregoing bodies of water, • The boundary of county,state,or federally owned land held or to be held for governmental use; • The boundary of a farm located in an agricultural district,, Comprehensive Plan (Adoption or Amendment) Subdivision q Zoning Ordinance or Map(Adoption or Amendment) Use Variance Code Amendment Area Variance Official Map Special Use Permit/Exception/Conditional Use Moratorium Site Plan Note:The above represents a summary of the required actions subject to referral to the Suffolk County Planning Commission. The provisions of GML and Laws of Suffolk County must be used to verify which actions are subject to referral and the related procedural requirements. Additional Application Information • Action Previously Referred to Suffolk County Planning Commission Yes No (If yes, Date ) • Adjacent Municipality Notified (see NYS GML 239 nn) Yes No N/A • Located Within Long Island Pine Barrens Zone Yes No • Workforce/Affordable Housing Yes No N/A • Energy Efficiency Yes No N/A • Zoning Board of Appeals Approval Yes No N/A • Suffolk County Department of Health Approval/Comments Yes No N/A New York State Dept.of Environmental Conservation Approval/Comments Yes No N/A • New York State/Suffolk County Dept.of Public Works Approval/Comments Yes No N/A Suffolk County Sanitary Code Article 6,Groundwater Management Zone- I Il III IV V VI VII VIII Contact Information Municipality Town of Southold Contact Name:, Department/Agency: Planning Department Mark Ter Phone Number: 1-765-1938 Email Address:maark.te own.southotd.n '.us „ MAILING ADDRESS: OFFICE LOCATION: w Town Hall Annex P.O. Box 1179 5 375 State Route 25 � �” �°;,, Southold, NY 11971 (cor.Main Rd. &Youngs Ave.) Southold, NY �.k Telephone: 631 765-1938 www.southoldtownny.gov PLANNING BOARD OFFICE TOWN OF SOUTHOLD MEMORANDUM To: Suffolk County Planning and Environment From: Mark Terry, Assistant Planning Director Date: March 31, 2022 Re: Change of Zone SCTM#1000-38-7-7.1 • Request for Comments pursuant to Section A14-24, Suffolk County Administrative Code • SEQR Lead Agency Request The purpose of this request is to seek comments from your agency, and also to determine lead agency and coordinate review under Article 8 (State Environmental Quality Review Act- SEQRA) of the Environmental Conservation Law and 6 NYCRR Part 617. Please provide the following, as applicable: 1. Comments or requirements from the Suffolk County Planning Commission that the Southold Planning Board should take into consideration while reviewing the proposed project; 2. Issues of concern you believe should be evaluated; 3. Your interest in assuming the responsibilities of lead agency under SEQR. The lead agency will determine the need for an Environmental Impact Statement (EIS) on this project. Within thirty (30) days of the date of this letter, please respond in writing whether or not you have an interest in being lead agency. The following page contains information pertaining to the project under review. For further information, please feel free to contact this office. Planning Board Position: (x) This agency wishes to assume lead agency status for this action. ( ) This agency has no objection to your agency assuming lead agency status for this action. ( ) Other (see comments below) Project Name: Change of Zone SCTM#1000-38-7-7.1 Address: 2835 Shipyard Lane, East Marion Tax Map #: 1000-38-7-7.1 Requested Action: The Southold Town Board on their own motion proposes to change the zone of an 18.38-acre parcel currently zoned Marine IN to a split zone of 7 acres Resort Residential (RR) and 11.38 acres Residential 80 (R-80). This proposal is generally consistent with the Southold Town Comprehensive Plan and the purposes of the Town's zoning code. This rezoning will better protect the environment and the character of the neighborhood by reducing the potential intensity of future development. It will also provide for future maritime and water-enhanced uses that are important for the Town's economy. SEQRA Classification: ( ) Type I ( ) Type II (X) Unlisted Contact Person: Mark Terry, Assistant Town Planning Director (631) 765-1938 Enclosures: Environmental Assessment Form Planning Board Review for the Proposed Change of Zone Tax Map #1000-38.-7-7.1 Marine II to Residential-80 & Resort Residential 2 OFFICE LOCATION: R, AILING ADDRESS: ��� . MM°v Town Hall Annex P.O.Box 1179 �" ��, 54375 State Route 25 Southold, NY 11971 (cor.Main Rd. &Youngs Ave.) Southold, NY r Telephone: 631 765-1938 www.southoldtow-nny.gov ISS Ma PLANNING BOARD OFFICE TOWN OF SOUTHOLD State Environmental Quality Review NEGATIVE DECLARATION Notice of Determination Non-Significance March 23, 2022 This notice is issued pursuant to Part 617 of the implementing regulations pertaining to Article 8 (State Environmental Quality Review Act) of the Environmental Law. The Southold Town Board, as lead agency, has determined that the proposed action described below will not have a significant effect on the environment and a Draft Environmental Impact Statement will not be prepared. Name of Action: Change of Zone of SCTM# 1000-38-7-7.1 SCTM#: 1000-38-7-7.1. Location: Shipyard Lane East Marion,New York SEQR Status: Type I ( ) Unlisted (X) Conditioned Negative Declaration: Yes ( ) No (X) Description of Action: The Southold Town Board on their own motion proposes to change the zone of an 18.38-acre parcel currently zoned Marine II to a split zone of 7 acres Resort Residential (RR) and 11.38 acres Residential 80 (R-80). Reasons Supporting This Determination: A Full Environmental Assessment Form has been amended and reviewed to reflect the revised application. The determination was based upon the following: This review references the Planning Board Report for the Proposed Change of Zone Tax Map#1000- 38.-7-7.1 Marine II to Residential-80 & Resort Residential document prepared by the Planning Board and dated March 28, 2022. Impact on Land The subject 18.38-acre parcel was historically improved with an oyster factory operated by General Foods' Long Island Oyster Company. The current zoning of the parcel is Marine II and reflects that use which began in the 1940s and ended in the 1980s. The parcel is surrounded on three sides by residentially zoned areas. The MII zoning on the parcel is a result of the historic use and was changed in 1989 under the Town- wide zoning amendment. It is an outlier zone that is not contiguous with any other MII zoned parcel. The zoning allows uses (commercial marina, boatyard for repair and sales, restaurant, transient hotel/motel, and ferries)that are presumably too intense for the existing, surrounding residential character and supporting infrastructure. This potential conflict of uses (intense commercial and residential) together with the expected adverse impacts on community character and quality of life of residents, prompted the Southold Town Board to propose change and split the parcel zoning to equal 7 acres Resort Residential (RR) and 11.38 acres Residential 80 (R-80). Split-Zoning for Parcel 1000-38-7-7.1 `r /�� 011� l� �� //� � ,w�, / r,,,, ✓ � ,',,. 1�/ l,'4, � �n��� ��" � N 125 .60 376 5011 ^ i / Y ^ ry l I Hk a Figure 1. Proposed Residential Resort(RR) and Residential 80 (R-80) Zoning Districts UX R,_A _N,ggg1Jve Deal¢ ate ,rt....-....':? ..�...1 ai° }i tU. The Resort Residential (RR) zoning district's purpose is to provide the opportunity for resort development in waterfront areas or other appropriate areas where, because of the availability of water and/or sewers,more intense development may occur consistent with the density and character of surrounding lands. Sewers are not available to the parcel, however since the Southold Town Code was written, significant on-site treatment of wastewater has been developed that strives to protect groundwater and surface water from nitrogen loading. The RR Zoning District permits 40,000 square feet for each unit and less for resort hotel use. The area proposed to be included within this zone is 7 acres abutting the shoreline of Peconic Bay. The more intense use within the RR zone includes the potential development of a 30 to a 45-unit resort hotel with a restaurant(not open to the public—for hotel use only),private Docks/marina(for hotel use only), beach cabana, swimming pool, and conference & meeting facilities as accessory uses. Additionally, a less intense land-based aquaculture use could also be developed within this zone. The remaining area of the parcel is proposed to be rezoned residential R-80 to create a transition area from the residential R-40 which is located to the north and east of the parcel and to balance the potential build out and impact to natural resources of the RR zoning district. The R-40 zoned area located to the north and east of the parcel is improved with single-family residences and yards. To the west of the parcel across Shipyard Lane the area is a zoned resort residential or RR. Other than a road, a transitional area does not occur between the RR zoning district and the MII zoning. As mentioned above, land uses surrounding the parcel include a mixture of residential zones and housing types. Rezoning a portion of the subject parcel from MII to RR will continue the zoning district northeast across Shipyard Lane to form a contiguous area of RR zoned lands. To the west is the Cleaves Point Condominiums development which is currently zoned RR. It was developed under a different zoning district in the mid-1980's, and there is no opportunity to use today's zoning districts to create an exact replica. The R-80 zoning district is proposed in the northwest and east of the parcel to create a transition area and lower the density of the potential built out to protect natural resources in the area. Build-out calculations for the R-80 zone portion of the parcel indicate a yield of 5 residential lots under a standard subdivision when accounting for the unbuildable lands. Sixty percent of the buildable lands would be required to be preserved under this scenario. A flag to the south connects Peconic Bay to the R-80 zoned portion of the parcel (Figure 1). The proposal would support the housing types currently within the area. There are no protected lands in the vicinity of the parcel. No large slopes are located on the parcel. No moderate to large adverse impacts on land are expected to occur as a result of the action. Impact on Water 1. Water Supply The parcel is located over a sole source aquifer and served by a public water main located in Shipyard Lane. The supply, treatment, and distribution of public water is the responsibility of the Suffolk County Water Authority. No construction or development is proposed currently. The public water supply is expected to be adequate for the R-80 zoned portion of the parcel. Assessment of the RR zoned portion of the parcel will be made if and when a site plan is submitted. Water use in gallons per day depend on the use. t ,( RAN �� � .._..March 2� _022 .� g � Any future subdivision or site plan on the parcel will be subject to the Planning Board's mitigation to conserve potable and surface water quality which includes, applying clearing limits, establishing vegetated buffers, limiting irrigated areas, requiring native and drought-tolerant plant species, and applying fertilizer and herbicide best management practices to landscaped areas. 2. Sanitary Disposal No construction or development is proposed currently. A public sewer connection is not available. If and when the parcel is developed, the Suffolk County Department of Health Services would be responsible for managing sanitary waste. New I/A OWTS would be required for all residential uses and expected for future commercial uses due to proximity to surface waters thereby causing a reduction in the total nitrogen loading to groundwater and surface waters. A private on-site sewage treatment plant might be considered an acceptable alternative. Moderate to large adverse impacts from sanitary wastewater will not occur on as a result of this action. 3. Ground or Surface Water Quality or Quantity The parcel includes 2.75 acres of wetlands, underwater land and land seaward of the Coastal Erosion Hazard Area (CEHA) which are all considered unbuildable. No freshwater wetlands occur on site. Marine wetlands are located on the property in the south of the parcel and includes a non-functional boat basin historically used for loading oysters. The channel leading to the basin is filled. No moderate to large adverse impacts to groundwater quality or quantity are expected to occur. Impact on Floodin The parcel is located within a mapped FEMA Flood Zone. Impacts to floodways are expected to occur if and when the parcel is developed. Impact on Air Air pollution can harm human health, and damage elements of the ecosystem. Exposure to air pollution is associated with numerous effects on human health, including pulmonary, cardiac, vascular, and neurological impairments. The movements of vehicles on site are capable of causing periodic low levels of fugitive dust during in short duration during construction of the buildings. Once the site is developed, fugitive dust generated from the project is expected to be low. No substantial adverse change in existing air quality will occur, Impact on Plants and Animals No construction or development is proposed. The parcel is partially wooded in the north and cleared in the south where past commercial operations took place. The old building and infrastructure of the Oyster Factory remain on-site in dilapidated, unsafe conditions. The parcel is not located within a New York State Department of State Significant Fish and Wildlife Habitat Area. The New York State Department of Environmental Conservation Environmental Resource Mapper was consulted to determine if the parcel or area is identified as containing rare or endangered plants. The parcel is located within a Rare Plants and Animal layer. This layer shows generalized locations of animals and plants that are rare in New York State, including but not limited to those listed as S egative Declaratiop A 1 Mf r�Lt 20212 - 121 .--.11-.. endangered and threatened. No plants were specified as definitely occurring on the parcel, however, underwater lands just south of the parcel are shown within the Natural Resources Layer. This data layer shows areas within 1/2 mile of the significant natural communities shown in the layer above. If natural resources or potential project impacts are being assessed at a location within this vicinity layer, the nearby significant natural communities should be considered in the assessment. Protected animals occurring on the parcel or in the area include; the Least Tern, Piping Plover, Common Tem, and Northern Long-eared Bat. It is recommended that the applicant contact the New York State Natural Heritage Program at (518) 402-8935 for more details if and when applications are made to the Planning Board. The occurrence of rare or threatened plants or animals on-site or within the vicinity of the site is unknown pending more information from the NYSDEC. Unprotected animal species on site are expected to be indicative of those found in neighborhood settings (small mammals, deer, and bird species). The use of the site by reptiles and amphibians is expected to be low. No significant removal or destruction of large quantities of vegetation will occur as a result of this action. Correspondingly, no substantial interference with the movement of any resident or migratory fish or wildlife species nor impacts on a significant habitat area will occur as a result of this action. (nipact on Agricultural Land Resources No significant, adverse impacts to agricultural lands or soils will occur, Impact on Aesthetic Resources The parcel is located near an existing neighborhood of single-family and condominium homes. Shipyard Lane has not been identified as scenic by the community. No construction or development is proposed. The proposed residential uses allowable in each zone are consistent with the residential neighborhood character. No substantial.-adverse impacts to aesthetic resources are expected to occur. Impact oil Histot-ical and Archeological Resources No construction or development is proposed, the impact on important historical or archaeological resources is unknown at this time. Impact on Open Space and Recreation The parcel is privately owned, no significant impacts to public open space or recreational areas will occur as a result of this action. Impact on Critical Areas The parcel is located within a designated New York State Department of Environmental Conservation (NYSDEC) Critical Environmental Area—Peconic Bay and Environs. Southold Town contains 23 NYSDEC Critical Environmental Areas (CEA). To be designated as a CEA, an area must have an exceptional or unique character with respect to one or more of the following: - A benefit or threat to human health. S N gg • A natural setting (e.g., fish and wildlife habitat, forest and vegetation, and/or open space and areas of important aesthetic or scenic quality). • Agricultural, social, cultural, historic, archaeological, recreational, or educational values. • An inherent ecological, geological, or hydrological sensitivity that may be adversely affected by any change. The designations are important in the review of development actions because the State Environmental Quality Review Act requires that a potential impact on the environmental characteristics of a CEA must be evaluated. No construction or development is proposed. As discussed above, the parcel is in the vicinity of animals and plants listed as endangered or threatened and impacts to species if and when construction or development is proposed will be assessed at that time. The proposed action is not expected to result in moderate to large adverse impacts to the NYSDEC Critical Environmental Area. Impact ouTransportation No construction or development is proposed, the impact on transportation will be evaluated if and when a subdivision/ site plan application is submitted to the Planning Board in the future. Parcel Access Shipyard Lane intersects with New York State Route 25 in the north. The parcel has adequate frontage along Shipyard Lane, a secondary dead-end roadway that serves an established residential area. The roadway is narrow in width(20±) with a posted speed limit of 35 MPH. Large trees line sections of the road with overhanging branches that could impede access of certain types of vehicles that require clearance heights. A STOP sign is used to control traffic. Public Transportation Public transportation is not directly available to the parcel down Shipyard Lane. Pedestrian and Bicyclist Modes Sidewalks or pedestrian cues do not occur on Shipyard Lane, Impact of Energy No construction or development is proposed. No major change in the use of either the quantity or type of energy will occur. Noise and Odor Impacts No construction or development is proposed. No adverse, substantial change in noise or odor will occur. SEQRA Negative Declaration -_Page„1,7 arch23 d42022 Impact on Human Health The buildings on-site are expected to contain materials that could be hazardous to humans. The NYSDEC Spills or Remediation Database does not identify a site occurring within 2000 feet of the parcel. Future site improvements will be required to comply with Chapter 236 Stormwater Management of the Southold Town Code to control stormwater on-site. No moderate to large adverse impacts resulting from solid waste or leaching and drainage problems are expected to occur. No substantial hazard to human health is expected to occur as a result of this proposed action. Adverse impacts to human health are expected to be low. Im .pct on Growth Character of Community or Neighborhood Consistency with Town Comprehensive Plan The Town adopted the Southold Town Comprehensive Plan in 2020. This re-zoning is consistent with the Town's Comprehensive Plan. The re-zoning itself is contemplated in general in the plan in Chapter 3 Land Use. Chapter 3 includes goals to update the zoning town-wide, with one of the important issues being transitions between residential and commercial zones. The subject property is one that lacks a transition zone between potential future commercial uses and the adjacent residential zones. Chapter 3 also includes a goal-specific to East Marion that calls for reducing impacts from noise and light pollution by identifying incompatible uses located near residential neighborhoods. This report follows through on that goal which also calls for evaluating the effectiveness of the Town Code to control those potential impacts. The Marine II zoning district, as it currently exists on this entire property, has a lot of potential for noise and light pollution and incompatible uses located near the residential neighborhoods bordering it. The specific references to Chapter 3 are as follow: Chapter 3 Land Use. Goal 2: Update Zoning Town-wide. o Objective 2.1, C. Transitional Zoning Update calls for the Town to evaluate, identify and improve transitional zoning areas where necessary and feasible. o Sub-item 2 calls for the identification of areas with transitions from commercial to residential that lack transitional zoning to determine whether it can be added. o Sub-item 3 calls for evaluation of areas with transitional zoning to determine whether or not some other zone is more appropriate given the current pattern of land use. 0 Chapter 3 Land Use & Zoning: East Marion hamlet section. 1 Goal B calls for preserving the rural quality of life, which relates to Chapter 5. Community Character and Goal 3 to Preserve the Quality of Life in Residential Neighborhoods. a. Objective 3.3. Reduce impacts from noise and light pollution. Identify incompatible uses located within or near residential neighborhoods. Evaluate the effectiveness of the relevant Town Code sections to control the impacts from those uses. SE C)1 pg1five Qedanition— 1> .- Marc,l 3 2QUZ Chapter 7, Economic Development, discusses the important or supporting existing and future maritime uses as an important business sector within the Town's economy. It is in this chapter (Goal 5, Objective 5.1) that support for a use that is either water-dependent or water-enhanced is found. By reference to the Town's Local Waterfront Revitalization Plan (LWRP) it supports the idea of traditional maritime uses and other water-enhanced uses as important for the Town's economy. Thus, the idea of a split- zone on this property to allow for some economic activity is consistent with the comprehensive plan. Retaining aquaculture use on the parcel is important. The RR zone property permits land-based aquaculture as a permitted use in a location accessible to marine waters. Chapter 12, Natural Hazards, contains a goal to mitigate the effects of natural hazards such as sea- level rise and coastal storms. This rezoning is consistent with the Natural Hazards Chapter of the Comprehensive Plan because it will reduce the amount of development that could occur close to the shore. The low-lying land on this parcel is a vulnerable location for coastal flooding and destruction from storms and sea-level rise. The action has been reviewed to the policies of the Town of Southold Local Waterfront Revitalization Program (2005) and is recommended as consistent. Based upon the above the action is consistent with community plans. For Further Information: Contact Person: Mark Terry, Assistant Town Planning Director Telephone Number: (631) 765-1938 cc: Southold Town Clerk for Town Board Suffolk County Department of Health Services Suffolk County Planning Commission MAILING ADDRESS: OFFICE LOCATION: ��"����� � 179 1 P.O.Box Town Hall Annex Southold, x 1 11971 54375 State Route 25 � + (cor.Main Rd.&Youngs Ave.) Telephone:631765-1938 Southold,NY wwwsoutholdtowany.gov PLANNING BOARD OFFICE TOWN OF SOUTHOLD Planning Board Report Proposed Change of Zone Tax Map #1000-38.-7-7.1 Marine II to Residential-80 & Resort Residential March 28, 2022 Executive Summary The subject property is a good candidate for rezoning so that future uses are more compatible with the neighborhood as it exists today. The Town Board is considering whether or not to split the parcel among two zoning districts, where 7 acres would be zoned Resort Residential(RR),and the remainder would be zoned Residential-80(R-80). This proposal is consistent with the Southold Town Comprehensive Plan and the purposes of the Town's zoning code. Compared to the current zoning,this rezoning will better protect the environment and the character of the neighborhood by reducing the potential intensity of future development. It will also provide for future maritime and water-enhanced uses that are important for the Town's economy. Planning Board Report far Change of Zone: Tax Map 41000-38.-7-7.1 A. Introduction The subject property, known as the old oyster factory on Shipyard Lane in East Marion, is zoned based on a former use that was begun in 1940 and ended in the 1980's. That use was the processing and packaging of oysters for General Foods' Long Island Oyster Company. The zoning assigned to this property has been consistent with that use over time—first it was industrial, and then later, the Marine II zone, which remains to this day. The current zoning of Marine II on this relatively large parcel provides the potential for a commercial use at a scale that is too intense for the existing neighborhood character. The land uses surrounding the subject property have changed significantly since the oyster factory closed in the 1980's. For this reason, a zoning analysis to consider alternative zoning for this property is necessary. B. Parcel Description Location: East side of Shipyard Lane 2,286+/- feet south of State Route 25 in the hamlet of East Marion. Figure 1. Adjacent Properties: Bordered on the south side by Shelter Island Sound. To the west are condominiums and two vacant residential lots, and to the north and east are single family homes on lots averaging '/4 to 1/3 of an acre. Size: Total: 18.49 acres Wetlands and underwater land: 1.6+/- acres Land seaward of CERA: 2.17+/- ac. (0.2 ac. overlap with wetlands) Total unbuildable: 3.5+/- ac. Total Buildable lands: 15+/- acres C. Subject Parcel: Current Zoning (Figure 2.) Marine II(MII) The purpose of the MII District is to provide a waterfront location for a wide range of water- dependent and water-related uses, which are those uses which require or benefit from direct access to or location in marine or tidal waters and which, in general, are located on major waterways, open bayfronts or the Long Island Sound. Uses permitted in this zoning district include commercial marina,boatyard for repair and sales,restaurant, transient hotel/motel, ferries and several others (Table 1. Comparison of uses between the MII &RR zoning). Maximum lot coverage permitted under this zone: 20%=3+/- acres (130,680+/- sq. ft.) 2 Planning Board Report for Change of Zone: Tax Map #1000-38.-7-7.1 D. Subject Parcel: Zoning & Use History * Building constructed 1940 o Wholesale plant for processing and packaging oysters o Long Island Oyster Farms (owned by General Foods Corporation) * Original Zoning Map of 1957: "C" Industrial (as per the zoning map dated August 1, 1956 by Otto W. Van Tuyl & Son) 1970's rezoning: "C-1" General Industrial (as per the Zoning map last amended 7/12/1988) * 1989 Town-wide Rezoning: Marine II * Mid 1980's: Oyster business closed when oyster population crashed * Early 2000's: The Town Local Waterfront Revitalization Plan (LWRP) discussed this property and its potential to continue as a working waterfront. The LWRP also discussed its potential to be a public access to the water,however the extensive remediation and dredging needed to bring the site back to a working boat basin was deemed beyond the means of the Town to accomplish. * Currently: Remnant buildings remain in a decrepit condition E. Surrounding Area: Current Zoning (Figure 2.) * To the North, East and Northwest: Residential-40 (R-40) * To the Southwest: Resort Residential (RR) F. Surrounding Area: Zoning History * 1957 Zoning Map: "A" Residential &Agricultural * 1988 Map: "A"Residential &Agricultural &the waterfront area to the southwest where Cleaves Pt is located: "M-1"Multiple Residence * 1989 Rezoning by Town Board: o R-40 in place of the "A"Residential o RR for Cleaves Pt.Condominiums to the west. o MII- as described above in Current Surrounding Zoning G. Rationale for Rezoning 1. Surrounding area uses have changed * At the time of the first zoning map in the late 1950's and early 1960's, the surrounding area was largely agricultural. The 1962 aerial shows only nine houses on Shipyard Lane (Figure 3.). * In the 1970's the surrounding area was still largely undeveloped. The 1978 aerial (Figure 4.) shows there were about 20 houses all on the east side of Shipyard Lane. The west side remained undeveloped and used for agriculture, with the waterfront area being vacant open land. • The next major town-wide re-zoning was based on a plan written in the mid 1980's. In 1984, the west side was still largely undeveloped, except that the Cleaves Point 3 Planning Board Report for Change of Zone: Tax Map #1000-38.-7-7.1 Condominium complex of 42 units had begun construction on the waterfront to the southwest(Figure 5.). The changes that have happened since the current zoning was put in place include a substantial increase in the number of homes using Shipyard Lane. A total of 38 house lots were created, most of which are now developed with single family homes. o 1993: Summit Estates Section 1 Subdivision— 10 house lots 0 2002: Summit Estates Section 2 Subdivision— 13 house lots 0 2002: Summit Estates Section 3 Subdivision— 11 house lots o 2008: Cleaves Point Manor Subdivision—4 house lots 2. Safety for the residential property owners using Shipyard Lane. A significant increase in commercial traffic on this narrow residential street would create a potential safety issue for pedestrians and bicyclists if not mitigated. 3. The uses permitted in the MII zoning district are no longer compatible with surroundings, especially at the scale possible on this large parcel, The subject property has a much larger area of upland than most Marine II zoned properties. There are 82 tax parcels in the Town in the MII zoning district,with three of those having a split-zone. The average size of MII-zoned parcels available for commercial development is 2 acres, with the range being 0.04 acres to 18.49 acres. Only three of the MII parcels are comparable in size to the subject property(12, 16 and 16.8 acres), and of those, all but one have a large proportion of that acreage as underwater land. Those three large parcels are all commercial marinas. Another three are between 8 and 9.5 acres in size. The vast majority(67 parcels) are under 2 acres. The size of this parcel is likely larger than the rebounding oyster industry requires for oyster processing &packaging. Oysters are now farmed &processed at smaller scale in a more dispersed manner with many small oyster farms and the added focus of retail sales direct to consumers. A very large commercial development that the current zoning would permit could have a significant adverse impact on the surrounding area. Policy 10.4 of the LWRP calls for minimizing adverse impacts of new water-dependent uses by locating them appropriately and avoiding locations where a new use like a marina could cause significant adverse effects on community character. • There is a lack of transition zoning between the surrounding residential uses and the potential commercial uses on the subject property. The wide range of uses at a larger- than-typical scale could drastically alter the community character and quality of life for neighbors. 4 Planning Board Report for Change of Zone: Tax Map #1000-38.-7-7.1 4. The property has been dormant for over 35 years under the current zoning. The only proposal for development since the oyster factory closed was so large and intense it generated many concerns under the State Environmental Quality Review, and the Planning Board issued a positive declaration. They found that there was the potential for many significant adverse impacts from the proposed large resort. That proposal was eventually denied by the Planning Board. B. Proposed New Zoning R-80 and Resort Residential (RR) Split-zoning The proposal is to split the zoning of the subject parcel to help create a transition between residential and commercial development. This new zoning retains some commercial use for the property at a scale that is more compatible with the neighborhood by rezoning some of the property from MII to RR. The Resort Residential (RR) zoning district's purpose is to provide opportunity for resort development in waterfront areas or other appropriate areas where,because of the availability of water and/or sewers, more intense development may occur consistent with the density and character of surrounding lands. Zoning a portion of this property as RR would allow many of the same uses as the MII zoning district, with the exception of some of the more intense uses such as boat yards,boat repair shops, marinas for commercial boats, fish markets, fish processing plants and ferries (Table 1. Comparison of uses in the MII &RR zoning districts). An important distinction between the RR and MII zoning districts is the type of hotel/motel that is allowed. The MII zoning district allows only Transient Hotel/Motels,where the RR allows both Transient and Resort Hotel/Motels. These have slightly different definitions in the Town Code and a comparison is presented for information in Table 2. The resort hotel/motel differs mainly in its allowance for cooking facilities in the rooms. The most recent resort hotel developed in Southold Town is the Cliffside Condominium Resort on County Road 48 in Greenport. This resort development has an ownership model like a condominium, but with limitations on year-round occupancy and other requirements so it meets the code requirements of a resort hotel. Another requirement that applies to all resorts is that the units are required to be no larger than 600 sq. ft. A gauge for how large of an area might be zoned RR and still be compatible with the neighborhood can be found by observing the adjacent Cleaves Point Condominiums development, which is currently zoned RR. The Cleaves Point Condominiums include 44 units. These condominium were developed under a different zoning district in the mid- 1980's, and there is no opportunity using today's zoning districts to create an exact replica. Although traditional condominium development is not an allowed use in the RR zoning district,the Cleaves Point development provides a scale for comparison on which to base a proposed split-zoned area for the subject property. 5 Planning Board Report far Change of Zone; Tax Map #1000-38.-7-7.1 The number of hotel units permitted in the RR zone are calculated based on the Town Code. The Town states that each hotel unit requires 4,000 or 6,000 sq. ft. per unit. The lower number,4,000 sq. ft. per unit, is permitted when there is public water and sewer. The Town has no public sewers available in this location, however a private on-site sewage treatment plant might be considered an acceptable alternative. A definitive answer on whether 6,000 sq. ft.per hotel unit or 4,000 sq. ft. per hotel unit would be allowed can only be determined by review of a specific development proposal and Town and County agencies agreeing on the density. Any change of zone at the subject property prior to a specific development proposal will need to be based on the assumption that the number of hotel rooms could potentially be at a rate of one unit per 4,000 sq. ft. of buildable land area. The proposal is for approximately 7 acres to be zoned RR, including the boat basin and tidal wetlands. The map illustrates 3.1+/- acres of wetlands, underwater land and land seaward of the Coastal Erosion Hazard Area(CERA)which are all considered unbuildable (Figure 6). The remainder of the property, about 11.5 +/- acres, would be zoned R-80. The R-80 area would function as a transition zone providing space between the residential neighbors and the area of potential commercial use, with the clustered open space also functioning as a buffer to the flood zone. The proposed zoning line showing where the RR could be located takes into account that the RR zone would likely want to make use of the boat basin. It also includes an area of waterfront/beach access for the R-80-zoned land (Figure 7). Potential Use Scenarios for Split-zone with RR and R-80 One potential scenario for future development under the split zone is as follows: Resort Hotel 30 to 45-unit resort hotel o Accessory uses for hotel may include: • Restaurant(not open to the public—for hotel use only) • Private Docks/marina (for hotel use only) • Beach Cabana • Swimming Pool • Conference &Meeting Facilities * 3 to 5 single-family house lots (estimate—actual yield would be based on a yield plan) A restaurant and marina that are open to the public could also be included in that potential scenario, but each would require 40,000 sq. ft.,which would reduce the number of hotel units allowed by the corresponding amount of square footage deducted from the total amount of buildable land. Below is the detailed breakdown of how the above scenario was estimated:. 6 Planning Board Report for Change of Zone: Tax Map #1000-38.-7-7.1 • RR area (split-zone): 7 acres. o Total unbuildable 2.84+/- acres • 1.5+/- acres in CERA 1.34+/- acres in tidal wetlands (not including overlap with CEHA) o Total buildable: 4.17+/- acres W 4.17 acres-4,000 (6,000) sq. ft. per unit=45 (30)hotel units • R-80 area(split-zone): 11.5 +/- acres o Unbuildable: 0.7 acres in CEHA o Buildable: 10.8+/- acres o Open Space: 60% of 10.8 acres = 6.5+/- acres o Number of House Lots: • R-80: 10.8 acres-80,000 sq.ft. per lot= 5+/-lots • Only a yield plan can determine true yield. Thus the actual yield can only be estimated and a range of three to five lots is a better estimate. There are other uses permitted in the RR zoning district, including restaurants,beach and yacht clubs, and conference facilities. These types of developments would be controlled by lot coverage in terins of the amount of building that could happen. The maximum lot coverage for building in the RR is twenty-five percent of the buildable land. For the subject parcel, that would allow up to 43,560 sq. ft. (1 acre) of buildings. The maximum building footprint is not always possible because of other requirements such as landscape coverage and parking requirements. As stated in the Town Code 280 Zoning Attachment I Density and Minimum Lot size Schedule for Residential Districts, each use would require a minimum of 40,000 sq. ft. of buildable land area. All would be subject to site plan& SEQRA review by the Planning Board. C. Discussion Consistency with the Southold Town Comprehensive Plan The Town adopted the Southold Town Comprehensive Plan in 2020. This proposed rezoning is consistent with the Town's Comprehensive Plan. The re-zoning itself is contemplated in general in the plan in Chapter 3 Land Use. Chapter 3 includes goals to update the zoning town-wide, with one of the important issues being transitions between residential and commercial zones. The subject property is one that lacks a transition zone between potential future commercial uses and the adjacent residential zones. Chapter 3 also includes a goal specific to East Marion that calls for reducing impacts from noise and light pollution by identifying incompatible uses located near residential neighborhoods. This report follows through on that goal which also calls for evaluating the effectiveness of the Town Code to control those potential impacts. The Marine 11 zoning district, as it currently exists on this entire property, has the potential for noise and light pollution and incompatible uses located near the residential neighborhoods bordering it. 7 Planning Board Report for Change of Zone: Tax Map #1000-38.-7-7.1 The specific references to Chapter 3 are as follow: • Chapter 3 Land Use. Goal 2: Update Zoning Town-wide. o Objective 2.1, C. Transitional Zoning Update calls for the Town to evaluate, identify and improve transitional zoning areas where necessary and feasible. o Sub-item 2 calls for the identification of areas with transitions from commercial to residential that lack transitional zoning to determine whether it can be added. o Sub-item 3 calls for evaluation of areas with transitional zoning to determine whether or not some other zone is more appropriate given the current pattern of land use. • Chapter 3 Land Use &Zoning: East Marion hamlet section. Goal B calls for preserving the rural quality of life, which relates to Chapter 5. Community Character and Goal 3 to Preserve the Quality of Life in Residential Neighborhoods. • Chapter 5 Community Character Objective 3.3. Reduce impacts from noise and light pollution. Identify incompatible uses located within or near residential neighborhoods. Evaluate the effectiveness of the relevant Town Code sections to control the impacts from those uses. Chapter 7,Economic Development, discusses the existing and future maritime uses as an important business sector within the Town's economy. It is in this chapter(Goal 5, Objective 5.1) that support for a use that is either water-dependent or water-enhanced is found. By reference to the Town's Local Waterfront Revitalization Plan (LWRP) it supports the idea of traditional maritime uses and other water-enhanced uses as important for the Town's economy. Thus the idea of a split-zone on this property to allow for some economic activity is consistent with the comprehensive plan. Chapter 12,Natural Hazards, contains a goal to mitigate the effects of natural hazards such as sea level rise and coastal storms. This rezoning is consistent with the Natural Hazards Chapter of the Comprehensive Plan because it will reduce the amount of development that could occur close to the shore. The low-lying land on this parcel is a vulnerable location for coastal flooding and destruction from storms and sea level rise. Conformance with the purpose of the Town zoning ordinance The proposed re-zoning meets many of the purposes of the Town zoning code found in §280- 2. These include,but are not limited to the following: D. The prevention and reduction of traffic congestion so as to promote efficient and safe circulation of vehicles and pedestrians. 8 Planning Board Report far Change of Zone: Tax Map #1000-38.-7-7.1 E. The maximum protection of residential and historic areas. H. The encouragement of flexibility in the design and development of land in such a way as to produce the most appropriate use of lands, to facilitate the adequate and economical provision of streets and utilities and to preserve the natural and scenic qualities of open land. D. Conclusion Rezoning this parcel from all Marine II to a split-zone of Residential-80 and Resort Residential is consistent with the Southold Town Comprehensive Plan and the purposes of the Town's zoning code. It is also consistent with the neighboring zoning, which consists of Residential-40 and Resort Residential. The new zoning will better protect the environment and the character of the neighborhood by reducing the potential intensity of future development. It will also provide for future maritime and water-enhanced uses that are important for the Town's economy. 9 Planning Board Report for Change of Zone: Tax Map #1000-38.-7-7.1 Table 1. Comparison of uses between the MII & RR zoning ...,,__.-...ww..__.._._......� .µ...._..w....,.�w.,wwwwwww_..p..�....Special .��.xcej._ cessory....... ....MII. ...RR USES 1: Permitted 2: S ectal l -ccetcart 3:AccmmmITmmmm mm Accessory apartment (1) in existing one-family dwelling (rental ermitre P. _w ired).......................__.....w-- .........w_...................... __........w �_. 1 . w. ........ Accessory apartment in existing detached accessory building (rent to f!oily or affordable housin gij ....... w 2mmm Accessory buildings, structures necessary for community sewers, water, heat to buildin son remises 3 _wwww __......�w_ _._................ g....... _ .. _w_..................................�_,m-......._ _ _. _...__ww... .w__..__.._....._ .M,..w,. residential structures sheds, pool, tennis court) 3 .Accessor......._...._._.... ........ .__.................. ........_,www.� _.._.................... ......._......... ....._...... A. iculture .................................. . www_............_._........ _._mwwwwww. ..... Any customary structures or uses which are customarily incidental to the principal use,except those prohibited by this m..chapter: ..._w_.............__... ...__ _....- _3. ....._............ Aquaculture._ .......... ..............__. __w_................................._m,........._......_w......... wµ.._............1..... .M.M. w Art..Calle._y_w�w�___._.............w. .... _._.............,.,_.M._ w w wwwww. .-._.................................__. .....,...w„2,,,,...�_ Bed &Breakfast2 1 wwww ww......._.,_._._............ Boat docking l^noncommerciaW. -.._...µ........... ww_--._.. �w _3.w Boat docks, slips,piers,wharves for pleasure or fishing trips, or for vessels engaged in fishery or shellfisher......... _ _wwww 1 Boat repair 1 _www_._.._ .............w......._..-�,.--------._w...._. Boat sales 1 Boat storage oats for personal use,r...........WW......_..mmmmmmm.,,�w___...........................w..._...__ .....g,�'w____._........__'mmm......__�..w rear yard .M. 3 Boatyards for building, storing, repairing,renting selling or servicing boats, rest room and laundryfacilities w..ww ------1 --- Clubs,Annual membership clubs (country clubs) (Beach, tennis, golf)w3macres min lot size 2 Clubs: Beach,Yacht,boat including accessory pools,tennis courts : Yacht Club only) 1 2 _.... �....... www......._ _wwwww....w......_._........_mmmm_........_..__ .......... _..__ C _ ,�. Conference Facilities (Min. 5 acres) ...-........-._............_._mmm w w. 2 _.. ...wwwww_ww.�.�._.............�wwwwwwww��..................�._ Dwelling, C1ne family detached (owner-occupied required in certain zones)(MI &MII zones: ne one-family detached dwelling per single and separate lot of record in existence as of 1/10/1 989 ..www........_...._._.._._..............._......... ........ 1.......1........ Dwelling,Two-family (owner-occupied required in certain zones) 2 _. _....... www_............................. ...w . .... Fe.g..Termtnal_ _. _w_..........___........_ .._..._ _ _..._........................ ? Fish Markets 2 Fishrocessin�plants 2 Cara e rivate 3 Home occu anon 3 3^ �. pw._..................._._mw ........�..................................._..Hw........_.._._.... ....�............ 10 Planning Board Report for Change of Zone: Tax Map #1000-38.-7-7.1 Table 1. Continued (MII&RR Uses ComParisan) _ .. wUSES 1:Permitted, 2: Special Exception 3: Accessory _- MII RR Hotels,Resort (Min.�5 ac) w www 2 Hotels,Transient (MII Min:3 ac,RR Min.w 5wac) mwww w2ww ww_2 Land-based Acivaculture (min. 7 acres Laund�wfaciliti.. (accessory)__. _w www.._.._ .................. .............. 3. Mariculture 1 Marinas for dockiny,of commercial boatsWWWmm Marinas for dockin of non-commercial . Motels, Resort (Min. 5 ac.) 2 .w._.w._....................._m ._wwwwwwwwww __ _. o_._._.__mmmn _._.._.w Motels Transient ac) 2 2 II Min:3 ac RR Min. 5 _Museum (Mll:with nautical theme __....___.w.w.w.w_.._.._.......... ..... Parkin , off-street residential AC6 3 ______._.. _m_ ....k_._wwww..._ ___�................................... ___.................._........................._ Public structures &uses (Town, Fire, School,Park Districts) 1 1 �.... ___....................�M..__.M.M.............www_....ww._.._._...........wwwwwwwwwww...mm_______. Public utility�htwof ways, structures,installations 2 ............... Restaurant (except r formul2 rt � _ _._._. _ __.w wwwww .._._................. Restaurants ("Freestanding").._...................._. ..........wwwwwwwwwww_.__._ _v.. __ .............2 2... Retail, rental of fishing, diving,bathing supplies accessory to marina or boat and 1 _... �'�..... ................_..................._ .._................_._. www.... .............. Sanit„Y TouristCamp __w_................................................... .......... Wind Turbine; Small wind,energy s stem (>7 ac,parcel) _www_..................... 1 11 Planning Board Report for Change of Zone: Tax Map #1000-38.-7-7.1 Table 2. Comparison of Resort and Transient Hotel Definitions from Southold Town Code. wwwww_...................H............",............ � .w�.................... .. .�M.......�w�w�-Resort ...... .__...._Transient. _.._ .... SRR,only) _...�RR....&....MII) Detached units WWWWW-.....mm..._. . .ww_, .. Y Y -,.w _n_ �____ ...... ____............-......... it. .... w�....--.......�w_ .................................................. .�.._..... Connected(externals attached)units Y Y Room available for use as sleeping Y -I' -M quarters for transiets on a daily basis WWWWW_..........__n....m�.. ...... ...............................ww......___......... ......�.. Accessory Restaurant Y Y Accessory Swimming Poole _Y_ _. Y _Accessory Personal Services .Y... Y Accessory Office _..WWWWW. I' _ww_Y Y Accessory Off-street parkin facili� wwwwwwwww... �.Y.www Y Room available for use as sleeping Y quarters for transients on a weekly basis . ......,. ww.wwwwwww.www...................__...... Cooking facilities in the room Y Accessory beach cabana - Y........ m ._.._.... Accessory Private Dock Y _. ... ,,....... ___w..... .-._ _.w_ ...w_._._.__ ......__ Accessory Dmin Room _m Y Restaurant Accessory conference &meeting facilities Y Accessory Convenience Shop .. www_ _mmm _w_ Y ............ 12 Planning Board Report for Change of Zone: Tax!flap #1000-38.-7-7.1 Figures Figure 1. Location Map for 1000-38-7-7.1 m � East Marion o s P". % �. -a 4 c Greenport West C OO 9), Subject Property Z S`'a 49 c,04 w N Greenport Village ...... 06..__ 7 — MOOS 13 Planning Board Report for Change of Zone: Tax Map #1000-38.-7-7.1 Figure 2. Current Zoning of Subject Property&Surrounding Land RRFitt. T Ob " . HD LB x, POW,«" m � n s m. �e w" s w r Legend RR Subject Properly:1000-38.-7-7.1 Zoning Mill + r' Zoning 14 Planning 20 ae ata Change ofZa w Tax Ma #1000-38.-7-7.1 Figur 3 1962 Aerial : PEI � . © : 15 Planning Board Report for Change of Zone: Tax Map #1000-38.-7-7.1 Figure 4. 1978 Aerial ti " I h / � I ^I r � r i 16 Planning Board Report for Change of Zone: Tax Map #1000-38.-7-7.1 Figure 5. 1984 Aerial jjj r I ➢ „ r r r air �r r i �` � W i t fi a ✓ " �1�'ra „i r i m 4 N r 17 Planning Board Report for Change of Zone: Tax Map #1000-38.-7-7.1 Figure 6. Map of Proposed Zone Change with Wetlands & Coastal Erosion Hazard Area(CERA) line* W i m r hl �R�n "Y 1000.38:7-7.1 Acres Total LotAlaa 1849 RR Zoning Total 700 j CEKAafoa in RR 1.50 Tindal Wetlands(-GENA) 1.34 RR Buildable Lands Estimate 4.17 ftyasard R-80 Zoning Total 11.89 CFNAamo in R-80 0.67 i w /� ���i v ` ✓� R80 Buildable Lands Estimals 1122 ' I'lllii ii �0l1��y1j' +�n�ra Ct� trN�t Fa''w��rr~► r ' �TaWap Tidal_Wedands CEHA *Note that this map is only for informational purposes for considering a zone change. Southold Town does not authorize its use for any other jurisdictional reviews or approvals. 18 Planning Board Report far Change of Zone: Tax Map #1000-38.-7-7.1 Figure 7. Map of Proposed Zone Change to Residential-80 and Resort Residential tl r ny ii W r ning Dis4rfct F"rc,pa d F1R: Resp F is n�k'ia�i /r F - A: Reider�tii-i3fD 62,5 125 375 5(X 19 Agency Use Only[If applicablel Full Environmental Assessment Form project hange of Zone SUM#1000-38-7-7.1 Part 2-Identification of Potential Project Impacts Date arch 30,2022 Part 2 is to be completed by the lead agency. Part 2 is designed to help the lead agency inventory all potential resources that could I be affected by a proposed project or action. We recognize that the lead agency's reviewer(s)will not necessarily be environmental professionals. So,the questions are designed to walk a reviewer through the assessment process by providing a series of questions that can be answered using the information found in Part 1. To further assist the lead agency in completing Part 2,the form identifies the most relevant questions in Part 1 that will provide the information needed to answer the Part 2 question. When Part 2 is completed,the lead agency will have identified the relevant environmental areas that may be impacted by the proposed activity. If the lead agency is a state agency and the action is in any Coastal Area,complete the Coastal Assessment Form before proceeding with this assessment. Tips for completing Part 2: • Review all of the information provided in Part 1. • Review any application,maps,supporting materials and the Full EAF Workbook. • Answer each of the 18 questions in Part 2. • If you answer"Yes"to a numbered question,please complete all the questions that follow in that section. • If you answer"No"to a numbered question,move on to the next numbered question. • Check appropriate column to indicate the anticipated size of the impact. • Proposed projects that would exceed a numeric threshold contained in a question should result in the reviewing agency checking the box"Moderate to large impact may occur." • The reviewer is not expected to be an expert in environmental analysis. • If you are not sure or undecided about the size of an impact,it may help to review the sub-questions for the general question and consult the workbook. • When answering a question consider all components of the proposed activity,that is,the"whole action". • Consider the possibility for long-term and cumulative impacts as well as direct impacts. • Answer the question in a reasonable manner considering the scale and context of the pre>jecl. 1. Impact on Land Proposed action may involve construction on,or physical alteration of, ®NO ❑YES the land surface of the proposed site. (See Part 1. D.1) I "Yes", answer uq_estions a_-�j�"No", move on to Section 2. _ -Relevant No,or Moderate Part I small to large Question(s) impact impact may ma occur occur a.The proposed action may involve construction on land where depth to water table is E2d 13 ❑ less than 3 feet. b.The proposed action may involve construction on slopes of 15%or greater. Elf ❑ ❑ c.The proposed action may involve construction on land where bedrock is exposed,or E2a ❑' ❑ ener;;illy within 5 feet of existing ground surface. d.The proposed action may involve the excavation and removal of more than 1,000 tons D2a ❑ ❑ of natural material. e.The proposed action may involve construction that continues for more than one year Dle ❑ ❑ or in multiple phases. f.The proposed action may result in increased erosion,whether from physical 132e,D2q 0 ❑ disturbance or ve etation removal(including from treatment bywherbicides). g.The proposed action is,or may be,located within a Coastal Erosion hazard area. Bli ❑ ❑ h.Other impacts:„__ ❑ ❑ Page 1 of 10 FEAF 2019 wwwww_.........._...._._ ._... ......... ..m...w_.......... ... _.........wwwww......ww_....ww 2. Impact on Geological Features The proposed action may result in the modification or destruction of, or inhibit access to,any unique or unusual land forms on the site(e.g.,cliffs,dunes, ONO ❑YES minerals,fossils, caves). (See Part 1. E.2.g) If"Yes", answer questions a-c. If"No", move on to Section 3. Relevant_ No,orModerate Part I small to large Question(s) impact impact may mai occur ...�..... wwwwwww w�w.ww_. .........__...__�_....w.__, occur �......... a.Identify the specific land form(s)attached:�qe w w ___ Egg ❑ ❑ b.The proposed action may affect or is adjacent to a geological feature listed as a E3c ❑ registered National Natural Landmark. Specific feature-,_....................._._._._._� .___...._........... .� w w......._w_.., c. Other impacts:_ww ❑ 0 __ ........_... 3. Impacts on Surface Water The proposed action may affect one or more wetlands or other surface water 0 NO [—]YES bodies(e.g.,streams,rivers,ponds or lakes). (See Part 1. D.2,E.21) If"Yes", answer., uq estions a 1. I "No",_move on to Section 4. qqw _mmmmm� ww _m__ww,,, Moder_ � � Relevant No,or ate Part I small to large Question(s) impact impact may __.. .... ......... ........, may occur ..... occur_............ a.The proposed action may create a new water body. D2b,Dlh ❑ ❑ wwwww_.......m_aaaa......_... ._.�,..�......_..W� p proposed ra a rWWdecreaseofover 10%or more than a D2b C1 ❑ r action may result in an increase o b.The o Y P P 10 acre increase or decrease in the surface area of any body of water. c.The proposed action may involve dredging more than 100 cubic yards of material D2a ❑ from a wetland or water body. . ...... ................_........ d.The proposed action may involve construction within or adjoining a freshwater or E2h t� b tidal wetland,or in the bed or banks of any other water body.------__ e.The proposed action may create turbidity in a waterbody,either from upland erosion, D2a,D2h ❑ ❑ runoff orbydisturbin&bottom sediments. f.The proposed action may include construction of one or more intake(s)for withdrawal D2c ❑ ❑ of water from surface water. .......... _......... _........ ...... g.The proposed action may include construction of one or more outfall(s)for discharge D2d ❑ D of wastewater to surface water(s). �www_......................�_._ _.. ...................... __.. .............�............... _ _._w__...�. . ___�w.__. h.Thero osed action may cause soil erosion,or otherwise create a source of D2e ❑ ❑ P P stormwater discharge that may lead to siltation or other degradation of receiving water bodies. i.The proposed action may affect the water quality of any water bodies within or E2h ❑ 13 _downstream of the site of the proposed action. wwwwwwwwwww_ _ _.._..._. j.The proposed action may involve the application of pesticides or herbicides in or D2q,E21i ❑ ❑ around any water body. k.The proposed action may require the construction of new,or expansion of existing, D 1 a,D2d ❑ C'J wastewater treatment facilities. Page 2 of 10 1. Other impacts: .. ..........._.�w. ............. 4. Impact on groundwater The proposed action may result in new or additional use of ground water, or ❑NO ❑✓YES may have the potential to introduce contaminants to ground water or an aquifer. (See Part 1.D.2.a,D.2.c,D.2.d,D.2.p,D.2.q,D.2.t) I "Yes", answer questions a-h. If"No", move on to Section S. Relevant No,or Moderate Part I small to large Question(s) impact impact may ............. _................... ._..,.. _ m4Y-1�ccur occur a.The proposed action may require new water supply wells,or create additional demand D2c 0 on su p lies from existing water supply wells. _......................_....... ............................ b.Water supply demand from the proposed action may exceed safe and sustainable 132c ® D withdrawal capacity rate of the local supply or aquifer. Cite Source: c.The proposed action may allow or result in residential uses in areas without water and D1 a,D2c El sewer services. ... ..w d.The proposed action .__ �, w _._._.w.w__ _..... .......-.................. _ �. _ _._......._..._.__._....... p p y include or require wastewater discharged to groundwater, D2d,E21 n e.The proposed action may result in the construction of water supply wells in locations 132c,E1 f, ❑ where groundwater is,or is suspected to be,contaminated. Elg,Elb £The proposed action may require the bulk storage of petroleum or chemical products D2p,E21 ® ❑ over ground water or an aquifer. g.The proposed action may involve the commercial application of pesticides within 100 E2h,D2q, ❑ ❑ feet of potable drinking water or irrigation sources. E21,132c h. Other impacts: ..� __. _..�....�.....,.._W ...........�.._._._._.w._.w.�. ❑ ❑ _............................. _........_..W...........�... ......_.w.w.— ............... __...___._._------------------ 5. Impact on Flooding The proposed action may result in development on lands subject to flooding. E]NO ✓❑YES (See Part 1.E.2) I "Yes", answeru� estions a-�._ff�"No w', move on to Section 6. _w Relevant .... ...MM No,or Moderate Part I small to large Question(s) impact impact may may occur occur a.The proposed action may result in development in a designated floodway. E2i n b.The proposed action may result in development within a 100 year floodplain. E2j ® ❑ _. _.www........... .www_w ....... c.The proposed action may result in development within a 500 year floodplain. Elk El® d.The proposed action may result in,or require,modification of existing drainage D2b,D2e patterns. e.The proposed action may change flood water flows that contribute to flooding. 132b,E2i, ® ❑ ........_..._ E2j_E2k _._._....�. f.If there is a dam located on the site of the proposed action,is the dam in need of repair, E 1 e [ ❑ www............................_._ .. ...................... Page 3 of 10 g.Other impacts: . ....................... .............._......_.__.._.....w...... w... ..wwww._._._w_. __ _..ww._..__.. ._ www.w .�............,....._. ..�_..... � ...-..... ❑ ...............- ........... ................. w_...._...... .._ 6. Impacts on Air The proposed action may include a state regulated air emission source. R✓NO EJYES (See Part 1. D.2.£,D.2.h,D.2.g) I f"Yes". answer questions a-f If"No", move onto Section 7. Relevant No,or Moderate Part I small to large Question(s) impact impact may may occur .occur a.If the proposed action requires federal or state air emission permits,the action may also emit one or more greenhouse gases at or above the following levels: L More than 1000 tons/year of carbon dioxide(CO2) D2g ° ° ii. More than 3.5 tons/year of nitrous oxide(N20) D2g ° ° iii.More than 1000 tons/year of carbon equivalent of perfluorocarbons(PFCs) D2g ° ° iv.More than.045 tons/year of sulfur hexafluoride(SF6) D2g v. More than 1000 tons/year of carbon dioxide equivalent of U2g hydrochloroflourocarbons(HFCs)emissions vi.43 tons/year or more of methane D2h b.The proposed action may generate 10 tons/year or more of any one designated D2g ° ° hazardous air pollutant,or 25 tons/year or more of any combination of such hazardous air pollutants. _ c.The proposed action may require a state air registration,or may produce an emissions 132f,D2g ' rate of total contaminants that may exceed 5 lbs.per hour,or may include a heat source capable of producing more than 10 million BTU's per hour ..... d.The proposed action may reach 50%of any of the thresholds in"a"through"c", D2g 0 0 above. e.The proposed action may result in the combustion or thermal treatment of more than 1 D2s ton of refuse per hour. f.Other impacts: ° Cl ............. .................. .................. ................ 7. Impact on..._.ww.-�.....�.w. .W..........�._w .w. _ _._...............�w w..... _. .........__._..._ -_ p Plants and Animals The proposed action may result in a loss of flora or fauna. (See Part 1.E.2.m.-q.) NO ❑✓YES ___ If"Yes", answer uq estions a-. I "No", move on to Section Relevant No,or Moderate Part I small to large Question(s) impact impact may ma occur occur ww_ww w.w w_. wwwwwwwwww__. .�..�. y..._._..-.�...._M...w.�._.._.. RC—Cur.-- a.The proposed action may cause reduction in population or loss of individuals of any Ego ❑ threatened or endangered species,as listed by New York State or the Federal government,that use the site,or are found on,over,or near the site. b.The proposed action may result in a reduction or degradation of any habitat used by E2o any rare,threatened or endangered species,as listed by New York State or the federal government. c.The proposed action may cause reduction in population,or loss of individuals,of any E2p 0 11 species of special concern or conservation need,as listed by New York State or the Federal government,that use the site,or are found on,over,or near the site. d.The proposed action may result in a reduction or degradation of any habitat used by E2p ® ❑ any species of special concern and conservation need,as listed by New York State or the Federal government. __ ..........._.............. ..._. .._.._ . Page 4pof 10 _w._._w____._ .. ............... e.The proposed action may diminish the capacity of a registered National Natural ER ❑ ❑, Landmark to support the biological community it was established to protect. f.The proposed action may result in the removal of,or ground disturbance in,any E2n ❑ 0 portion of a designated significant natural community. Source: g.The proposed action may substantially interfere with nesting/breeding,foraging,or E2m .w.._� 21 C over-wintering habitat for the predominant species that occupy or use the project site. h.The proposed action requires the conversion of more than 10 acres of forest, Elb ❑ ❑ grassland or any other regionally or locally important habitat. Habitat type&information source: _ ........... .........._....._..___.w _._ i.Proposed action(commercial,industrial or recreational projects,only)involves use of D2q herbicides or pesticides. j.Other impacts: _............... ❑ C1 8. Impact on Agricultural Resources w........_._........._._._..........___.. ._._ w_.......w .�,..�....____ The proposed action may impact agricultural resources. (See Part 1. E.3.a. and b.) WINO ❑YES I "Yes", answer auestions a-h. If"No", move on to Section 9. Relevant No,or Moderate Part I small to large Question(s) impact impact may may occur occur a.The proposed action may impact soil classified within soil group 1 through 4 of the Etc,E3b ❑ ❑ NYS Land Classification System b.The proposed action may sever,cross or otherwise limit access to agricultural land Ela,Elb ❑ t'. (includes cropland,hayfields,pasture,vineyard,orchard,etc). c.The proposed action may result in the excavation or compaction of the soil profile of E3b ❑ active agricultural land. d.The proposed action may irreversibly convert agricultural land to non-agricultural Elb,E3a ❑ c1 uses,either more than 2.5 acres if located in an Agricultural District,or more than 10 acres if not within an Agricultural District. e.The proposed action may disrupt or prevent installation of an agricultural land El a,Elb ❑ ❑ management system. f.The proposed action may result,directly or indirectly,in increased development C2c,C3, ❑ ❑ potentialor pressure on farmland. �..... _ _ D2c,D2d g.The proposed project is not consistent with the adopted municipal Farmland C2c ❑ ❑ Protection Plan. h.Other impacts:,.. ...............aaaa...... _.. _ ❑ Page 5 of 10 9. Impact on Aesthetic Resources _ _ wwww......._._._._._. ..................ww_. The land use of the proposed action are obviously different from, or are in ✓❑NO ❑YES sharp contrast to,current land use patterns between the proposed project and a scenic or aesthetic resource. (Part 1.E.La,E.Lb,E.31.) If"Yes", answer uestions a-g. If"No", go to Section 10. _ M. _w Relevant No,or Moderate Part I small to large Question(s) impact impact may �ww...w ..._..._www. _...... Jmay occur occur.......... a.Proposed action may be visible from any officially designated federal,state,or local E3h scenic or aesthetic resource. b.The proposed action may result in the obstruction,elimination or significant E3h,C2b screening of one or more officially designated scenic views. _._,_...... ww c.The proposed action may be visible from publicly accessible vantage points: E3h i.Seasonally(e.g.,screened by summer foliage,but visible during other seasons) ❑ ❑ ii.Year round 01 ❑ d.The situation or activity in which viewers are engaged while viewing the proposed E3h action is: E2q, i. Routine travel by residents,including travel to and from work 0 ii.Recreational or tourism based activities Elc 0 r e.The proposed action may cause a diminishment of the public enjoyment and E3h 0 t appreciation of the designated aesthetic resource. f. There are similar projects visible within the following distance of the proposed Dla,Ela, project: Dlf,Dlg 0-1/2 mile '/z-3 mile 3-5 mile 5+ mile ._........... ....................� g.Other impacts: ..............w 3 mrvrvrvImpact ���-..wwwww on Historic and Archeological Resources � �M- l0. ., .� The proposed action may occur in or adjacent to a historic or archaeological ❑✓NO DYES resource. (Part 1. E.3.e,f.and g.) If"Yes", answer questions a-e. If"No", go to Section I1. www..�w.�........ ...._......... _�a�..._.____. ww_._.............. Relevant No,or Moderate Part I small to large Question(s) impact impact may a.....The proposed action may occur wholly or partially within,or.substantial) contiguousy..ucca occur ..... ,. . p y ....w. y p y y to,any buildings,archaeological site or district which is listed on the National or De ❑ [6 State Register of Historical Places,or that has been determined by the Commissioner of the NYS Office of Parks,Recreation and Historic Preservation to be eligible for listing on the State Re xister of llistoric Places. b.The proposed action may occur wholly or partially within,or substantially contiguous E3f C] ❑ to,an area designated as sensitive for archaeological sites on the NY State Historic SHPO ( )archaeological site inventory. M Preservation Office .............. �..-............._.._..__.m....__ ....�_w........_aaaaa......�.....�.._ .�_ww._.www.......... .............. ...._.........__..__..__.. c.The proposed action may occur wholly or partially within,or substantially contiguous E3g ❑ to,an archaeological site not included on the NY SHPO inventory. Source: _.... _._. _........._..... .__._._._._._......�ww_....�_._.... Page 6 of 10 d.Other impacts:... _ ❑ ❑ If an of the above a-d are answered"Mm� www.y ( ) _ "Moderate to large impact may e. occur",continue with the following questions to help support conclusions in Part 3: i. The proposed action may result in the destruction or alteration of all or part Me,E3g, ❑ ❑ of the site or property. E3f ii. The proposed action may result in the alteration of the property's setting or De,E3f, ❑ ❑ integrity. E3g,Ela, Elb iii. The proposed action may result in the introduction of visual elements which Me,E3f, ❑ 0 are out of character with the site or property,or may alter its setting. E3g,E3h, C2,C3 M.M. .... ��.______ 11. Impact on Open Space and RecreaHon _...__�....._ The proposed action may result in a loss of recreational opportunities or a Z✓ NO YES reduction of an open space resource as designated in any adopted municipal open space plan. (See Part 1. C.2.c,E.l.c., E.2.q.) I "Yes",answer questions a-e. I "No", o to Section 12. wwwwwww WW.. _wwww. Relevant No,or Moderate Part I small to large Question(s) impact impact may ma occur occur a.The proposed action may result in an impairment of natural functions,or"ecosystem D2e,Elb ❑ ❑ services",provided by an undeveloped area,including but not limited to stormwater E2h, storage,nutrient cycling,wildlife habitat. Elm,Ego, E2n,E2p_...._.w............_... ...........� b.The proposed action may result in the loss of a current or future recreational resource. C2a,EIc, 0 ❑ _www_._................... w_...............................� _. _......maaa..........._ ._. .... C2c,E2c�...._ '__..... c.The proposed action may eliminate open space or recreational resource in an area C2a,C2c with few such resources. Elc,E2q d.The proposed action may result in loss of an area now used informally by the C2c,Elc ❑ ❑ community as anmm o ends ace resource. _._._._........._.._..www _........... -............................_._.......m..-. e. Other impacts:....wwww............_«..._.............. . _. _ ........... ❑ 11 12. Impact on CriticalEnvironmentalAreas � The proposed action may be located within or adjacent to a critical NO RV YES environmental area(CEA). (See Part 1.E.3.d) �I "Yes", answer uestions a-c. If"No", go to Section 13. - Relevant No,or Moderate Part I small to large Question(s) impact impact may .......—wwwma .occur._ Recur __.. a.The proposed action may result in a reduction in the quantity of the resource or E3d [ characteristic which was the basis for designation of the CEA. b.The proposed action may result in a reduction in the quality of the resource or EM characteristic which was the basis for designation of the CEA. w c.Other impacts:.wwww Page 7 of 10 ..13. Impact on Transportation ____...-...._ _w._._._......_............... ... __ The proposed action may result in a change to existing transportation systems. ❑NO RV YES (See Part 1. D.2.j) I "Yes", answer uestions a- 1 "No", oto Section 14. _ .wwwww..._ _ ........... Relevant No,or Moderate Part I small to large Question(s) impact impact may ma occur occur a.Projected traffic increase may exceed capacity of existing road network. D2j El b.The proposed action may result in the construction of paved parking area for 500 or D2j ❑ El more vehicles. c.The proposed action will degrade existing transit access. D2j ..�....................... ....................._._..... _..........__........ d.The proposed action will degrade existing pedestrian or bicycle accommodations. D2j ❑ e.The proposed action may alter the present pattern of movement of people or goods. D2j ❑ f. Other impacts: _......maaaa a...aaaa..... _.---- ............ _. ❑ ❑ WW .,,�.�,... ..................................... .. _. _ ._.. _.... 14. Impact on Energy ..... The proposed action may cause an increase in the use of any form of energy. [:]NO ❑✓ YES (See Part 1. D.21) If"Yes", answe questions a-e. If"No", ,zo to Section 15. Relevant No,or Moderate M M Part I small to large Question(s) impact impact may ma occur occur a.The proposed actionM will require anew,or an upgrade to an existing,substation. ...._.._ D2k w mm 0 ❑ b.The proposed action will require the creation or extension of an energy transmission Dlf, 0 or supply system to serve more than 50 single or two-family residences or to serve a Dlq,D2k _commercial or industrial use. _w_w _._ww........................_..... c.The proposed action may utilize more than 2,500 MWhrs per year of electricity. D2k ❑ El d.The proposed action may involve heating and/or cooling of more than 100,000 square D lg ❑ ❑ feet of building area when completed. . _......... _ .. www___aaaaaaaaaa � �.� ......... w_www_.......... . �..- e.Other Impacts: ..... .........................__ ... .. . �w._..... _ ............._.._......._---_. _ ❑ ❑ 15. Impact on Noise,_Odor, and Light ______...-.._....�w_----._.�w..................................._..... _._...�...... _.w.-.wwwww_......................_a...._._a..�,._ The proposed action may result in an increase in noise,odors,or outdoor lighting. 0NO [—]YES (See Part 1.D.2.m.,n., and o.) I "Yes", answer ruestions a-�f.' I "No", oto Section 16. _w Relevant No,or Moderate Part I small to large Question(s) impact impact may _. ..- .. ..............ww...... may occur occur -a.The proposed action may produce sound above noise levels established by local D2m ❑ ❑ regulation. b.The proposed action may result in blasting within 1,500 feet of any residence, D2m,Eld 0 ❑ hospital,school,licensed day care center,or nursing home. _ c.The proposed action may result in routine odors for more than one hour per day. D20 ❑ ❑ Page 8 of 10 d.The proposed action may result in light shining onto adjoining properties. D2n e.The proposed action may result in lighting creating sky-glow brighter than existing D2n,Ela ti area conditions. f.Other impacts:.. _. __.. ...... _ _ 0 ❑ wwwwwww.wwww. .._...........� _..__-.................... 16. Impact on Human Health The proposed action may have an impact on human health from exposure �✓ NO YES to new or existing sources of contaminants. (See Part 1.D.2.q.,E.1. d.f.g. and h.) If"�Yes",_answerer uestions a-m ("No", oto Section 1 T .......... _w Relevant No,or Moderate Part I small to large Question(s) impact impact may ma cccur occur a.The proposed action is located within 1500 feet of a school,hospital,licensed day E 1 d ❑ 0 care center. group home nursing home or retirement commumt� y b.The site of the proposed action is currently undergoing remediation. Elg,Elh ❑ ❑ c.There is a completed emergency spill remediation,or a completed environmental site E 1 g,E 1 h ❑ t remediation on,or adjacent to,the site of the proposed action. .�..w _ �_ __ d.The site of the action is subject to an institutional control limiting the use of the Elg,Elh ❑ ❑ prOJ (e:� .........easement or deed restriction)wwwww_.......... .w..._....-.................www_.......,,........... e.The proposed action may affect institutional control measures that were put in place Elg,E lh ❑ to ensure that the site remains protective of the environment and human health. f.The proposed action has adequate control measures in place to ensure that future D2t ❑ ❑ generation,treatment and/or disposal of hazardous wastes will be protective of the environment and human health. g.The proposed action involves construction or modification of a solid waste D2q,Elf ❑ ms eme ❑' annt facility. www........_.......w� _� �.,. _ . _......� .w__.__....................... _..�_.. h.The proposed action may result in the unearthing of solid or hazardous waste. D2q,Elf ❑ ❑ i.The proposed action may result in an increase in the rate of disposal,or processing,of D2r,D2s ❑ ❑ solid waste. j.The proposed action may result in excavation or other disturbance within 2000 feet of Elf,Elg 1.1 : a site used for the disposal of solid or hazardous waste. Elh k.The proposed action may result in the migration of explosive gases from a landfill Elf,Elg ❑ ❑ site to adjacent off site structures. _ _ 1.The proposed action may result in the release of contaminated leachate from the D2s,Elf, ❑ ¢. project site. D2r m.Other impacts: _ww................... ....... Page 9 of 10 17. Consistency.with Community Plans .www _.www.. ...... ._._.www........... . ....... The proposed action is not consistent with adopted land use plans. ONO �YES (See Part 1. C.1,C.2. and C.3.) If"Yes", answer auestions a-h. If"No", go to Section 18.-- Relevant No,or Moderate Part I small to large Question(s) impact impact may ...-�.................._ _......... ma occur occur a.The proposed action's land use components may be different from,or in sharp C2,C3,Dla fa ❑ _ contrast to,current surrounding land use pattem(s). Ela,Elb mmpp µµ b.The proposed action will cause the permanent population of the city,town or village C2 �® ❑ in which the project is located to grow by more than 5%. c.The proposed action is inconsistent with local land use plans or zoning regulations C2,C2,C3 ® El W d.The proposed action is inconsistent with any County plans,or other regional land use C2,C2 0 El._.__. plans. ...................._. ...,._...______.._......_ www........_._aaaaa........m_......_.........,.__._..w_...........................___w _...._www.wwwwwww__..... .__.._. ..._......._._._... e.The proposed action may cause a change in the density of development that is not C3,Dlc, fa ❑ supported by existing infrastructure or is distant from existing infrastructure. Dld,Dlf, ................. ........ ......... £The proposed action is located in an area characterized by low density development C4,132c,D2d ® ❑ that will require new or expanded public infrastructure. D2j .......................................____.............w_._ww. ...................................................... ...................... g.The proposed action may induce secondary development impacts(e.g.,residential or C2a 0 ❑ commercial development not included in the proposed action) ............ _ ..__w_._w._.._......._._.... h.Other: n ❑ .............. ..___._.._.................................... .. .._............... _...............................................__.........a.-....�.M.�..............�.. 18. Consistency with Community Character The proposed project is inconsistent with the existing community character. [:]NO R✓YES (See Part 1. C.2, C.3,D.2,E.3) ff"Yes". answeuestions a- If No",proceed to Part 3. .. Relevant No,or Moderate Part I small to large Question(s) impact impact may occur occur a.The proposed action may replace or eliminate existing facilities, structures,or areas E3e,EH,E3g of historic importance to the community. . .. _............. -b.The proposed action may create a demand for additional community services(e.g. C4 0 schools,police and fire) _ MµYYWMWW c.The proposed action may displace affordable or low-income housing in an area where C2,C3,Dlf ❑ 0m there is a shortage of such housing. Dlg,Ela m .. _.._,w .www_w d.The proposed action may interfere with the use or enjoyment of officially recognized C2,E3 ISI or designated public resources _ww_, ,ww www e.The proposed action is inconsistent with the predominant architectural scale and C2,C3 character. £Proposed action is inconsistent with the character of the existing natural landscape. C2,C3 fa Ela,Elb E2 ,E2h ......�........................................w_.........._.__._......_..__...�......... _.. ................................._........... .... ..................... g.Other impacts: ............................... _ 0 � PRINT FULL FORM Page 10 of 10