HomeMy WebLinkAbout1000-55.-5-9.1 OFFICE LOCATION: �w MAILING ADDRESS:
P.O
54375 State Route 25 �� Southold,
Box 1179 Town Hall Annex "
�,� ��,� � �, � Southold, NY 11971
(cor. Main Rd. &Youngs Ave.) °
N"•�, Telephone: 631 765-1938
Southold, NY ', 1 x ovww.southoldtownny.gov
PLANNING BOARD OFFICE
TOWN OF SOUTHOLD
MEMORANDUM
To: Leslie Kanes-Weisman, ZBA Chairperson
Members of the Zoning Board of Appeals
Cc: Julie McGivney, Assistant Town Attorney
From: Donald J. Wilcenski, Planning Board Chairman (yo
Members of the Planning Board
Date: July 25, 2023
Re: ZBA #7700SE and#7701, 46770 Route 48 LLC
46770 County Road 48, Southold
SCTM#1000-55.-5-9.1
The Planning Board has reviewed your request for comments regarding the above-referenced
application, and provides the following for your consideration.
1. Special Exception: As noted, special exception approval is required pursuant to §280-48
(B)(12). After review and revisions,the proposed special exception use at this location is
consistent with many aspects of the Town's Comprehensive Plan.
Chapter 5 of the Comprehensive Plan focuses on Community Character. In 1992, the
New York State Legislature recognized and identified County Route 48 as a Scenic
Byway through the New York State Scenic Byways Program. This transportation corridor
is representative of the region's scenic, recreational, cultural, natural, historic, and
archaeological significance.
The area's character is commercial, with large older developed parcels that lack modern
smart design principles. The uses are diverse, with automotive repair, restaurants, deli,
real estate, retail, and a furniture shop, among others. Two strip mall designs are nearby
the parcel. The site plan design of the subject parcel incorporates vegetation and
architectural features to soften the fagade of the large proposed building. Most parking is
located at the rear of the building (excluding ADA-required spaces). Transition buffer
If
areas abut all residential districts establishing a vegetative screen. Control of vehicle
display areas and promotional signage is recommended for the site to be in harmony with
the scenic byway.
Chapter 7 of the Comprehensive Plan focuses on Economic Development appropriate for
Southold Town. The proposed project as a marine sales and service business is consistent
with two of the five goals established in Chapter 7 including: facilitating the growth of
existing business sectors such as retail/service-based and the maritime-related industry,
and encouraging the support of existing maritime uses. In addition, Goal 2 calls for
projects such as the proposed to be encouraged to be developed in such a way that does
not compromise the unique character of the town. Through the site plan review, the
applicant has modified their original building and site plan design to respond to
comments from the Architectural Review Committee and Planning Board. In addition,
the applicant has improved screening and transition buffers to ensure the streetseape and
neighboring residential areas are not negatively impacted by the proposed project.
The Planning Board supports the special exception, however there are two key areas that
require further consideration:
(a) The western driveway access lies less than the required 10' distance from the
neighboring property line pursuant to § 280-48(B)(12). The access is designed to
comply with Suffolk County Department of Public Works' comments requiring a 33'
radius from the access lane on County Route 48. The intent of this special exception
requirement was to create a safe distance between access points to neighboring
business properties and ensure adequate space for entering/exiting a property without
impeding traffic. The curb cut for the neighboring parcel is over 200' away, and thus
the driveway entrance as designed does not prohibit or impede access to the
neighboring business or public right-of-way.
(b) There are a variety of uses allowed in the B-Zone that would necessitate more parking
than is currently required for the proposed site plan. Additional parking cannot be
accommodated on this parcel due to the size of the proposed building. The Planning
Board is considering including conditions to require an amended site plan review for
any changes from the proposed business model.
2, Area Variance: A variance for the linear footage is required pursuant to § 280-50 (C).
The proposed structure with 78.1' of linear footage on County Route 48 is over the code
allowance of 60'. The applicant has worked closely with the Planning Board, Planning
Staff, and Architectural Review Committee to minimize visual impacts imposed by the
proposed project. Given the nature of the business as proposed by the applicant, and the
design modifications proposed in the revised plans, the Planning Board supports a
variance to allow for the 78.1' linear footage.
3. SEQRA Negative Declaration (attached). The Planning Board as Lead Agency under
SEQRA issued a negative declaration on June 5, 2023. The full report is attached.
2.
4. Based on the site plan review and SEQRA assessment, the Planning Board is considering
the following conditions for this application:
a. Require an amended site plan for any change from the proposed business model.
This site plan is for marine sales, service, and storage facility for boats up to 25'
in length.
b. No boats or trailers may be displayed or stored in the front yard or rear yard
unless located in designated areas as shown on the site plan approved by the
Planning Board.
c. No boats or trailers may be displayed or stored in either side yard, or within the
transition buffer area.
d. Any signage must be reviewed and approved by the Planning Board prior to
permitting or installation.
e. Lighting that varies from the plan must be reviewed and approved by the Planning
Board. All exterior light fixtures not included on the approved photometric plan
shall be removed from the property and the proposed photometric plan must be
implemented.
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 Office.
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