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Town Hall Annex ° P.O. Bog 1179
54375 State Route 25 Southold,NY 11971
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(cor.Main Rd.&Youngs Ave.) " fi Telephone:631 765-1938
Southold,NY T www.southoldtownny.gov
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PLANNING BOARD OFFICE
TOWN OF SOUTHOLD
MEMORANDUM
To: Leslie Weisman, ZBA Chairperson
Members of the Zoning Board of Appeals
From: Donald J. Wilcenski, Planning Board Chairman
Members of the Planning Board
Date: January 19, 2021, Amended January 23, 2023
Re: Request for Comments for 12425 SOUND, LLC, ANDREW FOHRKOLB #7735
and#7736SE
SCTM# 1000-141-3-39
The Planning Board has reviewed 12425 SOUND, LLC, ANDREW FOHRKOLB #7735 and
#7736SE:
Request for Variances from Article XV, Section 280-63 and the Building Inspector's October 4,
2022 Notice of Disapproval based on an application for a permit to construct additions and
alterations to an existing dwelling to be converted to affordable housing apartments at; 1) located
less than the code required minimum rear yard setback of 70 feet; 2) located less than the code
required minimum side yard setback of 20 feet; and
Request for a Special Exception pursuant to Article XV, Section 280-62B(11) and Article XXVI,
Section 280-138B(6), the applicant is requesting a conversion and expansion of an existing two
story residential dwelling to six (6) units of affordable rental housing; located at 12425 Old
Sound Avenue, Mattituck,NY SCTM No. 1000-141-3-39.
The Planning Board supports the Area Variance and Special Exception requests with the
following comments:
1. The proposed actions are consistent with Southold Town Comprehensive Plan(2020)
Land Use, Economic Development and Housing Chapters which include goals which
support the creation of affordable/attainable housing. The goal states:
Goal 8: Enable the Creation of Attainable Homes
The Town must take steps to facilitate the creation of attainable housing in
Southold.
There is a housing crisis in Southold Town. The prices of most homes, to
purchase or rent, have increased beyond the ability of many residents to pay.
This topic and related goals and objectives are covered in more detail in Chapter
7, "Economic Development, " and Chapter 8, "Housing.
Correspondingly the Land Use Chapter includes the long-term goals identified in the
2007-08 Hamlet Stakeholder Initiatives, as well as current issues identified by the public
over the course of the many meetings that have been held. The goals for the Hamlet of
Mattituck pertaining to affordable housing states:
F. Affordable, attainable housing is important, and the most acceptable model is
converting an existing large house to several apartments, rather than large, new
developments. Chapter 8, "Housing, " addresses this issue in more detail.
The Economic Development Chapter includes Objective 1.8
Seek to reverse the "brain drain" through the attraction and retention of recent
college graduates and young professionals to the Town's diverse workforce.
B I Ensure an array of housing alternatives—including both affordable and
workforce options—that meet the needs of recent college graduates, young
professionals and other members of the Town's diverse workforce. A diverse
housing stock—both affordable and workforce, rental and owner-occupied—is
needed
Lastly, the Housing Chapter supports the creation of affordable housing in Goal 1 Create
Affordable Housing. The goal emphasizes the need to review the adaptive reuse of
existing housing stock and commercial structures, i.e., renovating them as a way to
increase the housing inventory without harming the visual landscape.
This application meets the above goals and objectives.
2. The parcel is located adjacent to the Mattituck Hamlet Center and within the Mattituck
Hamlet Area Locust Zone (HALO). The HALO areas were generated during the Town of
Southold Hamlet Study (2005) by the Town Board and community stakeholders working
with the Planning Board and a consultant to direct future growth. Responding to
stakeholders, the Town Board officially adopted the HALO area boundaries in 2007 on
maps as "official planning documents" to target where residential density could
potentially be developed and transferred (shifted) from agricultural lands in conjunction
with a transfer of development rights program that was proposed and outlined in the Draft
Generic Environmental Impact Statement Town of Southold Transfer of Development
Right Program (2008). The transfer of development rights program outlined in that
report was never adopted, but the HALO areas remain locations where increased density
should be considered. The proposal does not conflict with the purpose of the HALO.
The location of the project within the HALO and adjacent to the Hamlet Center provides
good proximity to supporting public transportation, infrastructure and commercial
centers.
3. The parcel's location provides direct access to the Mattituck commercial center (Love
Lane) and the Mattituck Plaza shopping center, which contains restaurants, retail, service,
the medical and religious institution uses. Furthermore, Mattituck High School is located
approximately .75 miles from the parcel.
4. There are no sidewalks in front of the parcel; however, they begin approximately 300 feet
to the cast from the parcel and continue to the Love Lane commercial area. To the west,
there are no sidewalks, and pedestrians are forced to walk on the shoulders of Old Sound
Avenue and Factory Avenue. The Planning Board supports the construction of sidewalks
to further pedestrian safety.
5. Public transportation is accessible. The LIRR Mattituck Train Station is located
approximately .25 miles from the parcel and provides service to numerous destinations.
Suffolk County operates bus service throughout the Town and stops on NYS Route 25 in
front of the Mattituck Plaza shopping center, approximately .60 miles from the parcel.
The route is from Orient to East Hampton.
Thank you for this opportunity to provide comments. If you have any questions or require
additional information, please do not hesitate to contact the Planning Department.
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