HomeMy WebLinkAbout1000-122.-6-9 OFFICE LOCATION: AIAYLIN ADDRESS:
Town Hall.Annex P'.C}.fox 1179
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54375 State Route 25 � Southold, 11J71
(cor. Main: d. &Youngs Ave.)
Southold �� Telephone: 631 75-1�338
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PIANNING BOARD OFFICE
TOWN OF SOUTHOLD
MEMORANDUM
To Scott Russell, Supervisor
Members of the Town Board
From: :Donald Wilcensl i, Chairman
Members of the Planning Board
Date: November 29, 2021
Re w Request for Comments for Change of Zone Koch Holding; Company
SCTM#100 -122.- -'
.At the request of the Town Beard, the Planning Board has reviewed the proposal for a Change of
Zone of a split zoned .44 acre parcel in the hamlet of Mattituck from General Business and
Residential 40 w.-40 to General Business B (Figure 1). The property is located crest of Factory
Avenue and north of New York State route 25 in the hamlet of Mattituc :.
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Figure 1. ,Subject parcel (red outline) showing Zoning Districts.
Southold Town Planning Board Page 12 November 29, 2021
The majority of the Planning Board supports the proposed change of zone for the following
reasons:
1. Submitted documents indicate that the historic uses of the property have been commercial
since 1940s, including a trucking company,power washing company and auto body shop.
The current use is a landscape contractor.
2. The current nonconforming use would become confoKML*ng in the B Zonijjgf i strict. The
purpose for General Business (B) zoned property is as follows and would support the
continuation of the use.
General Business: The purpose of the General Business (B)District is to providefor
retail and wholesale commercial development and limited office and industrial
development outside of the hamlet central business areas, generally along major
highways. It is designed to accommodate uses that benefi tftom large numbers of
motorists, that needs fairly large parcels of land and that may involve characteristics such
as heavy trucking and noise.
3. Bulk schedule requirements in the B zone require a minimum lot area of 30,000 square
feet. The parcel is 19,166 square feet and would not meet the minimum lot area of the B
Zoning District. However, this smaller size would regulate the intensity of build out of
the parcel depending upon the use.
Potential Build Out
........ ........... .....
a I b
Bulk Re u red in B Zoninii District Su iect Parcel
yir�ments Re i
Minimum......... Lot Size �
000.....s....c. ft. ......... 19 166sq. ft.
.......
Side Yards 25' (Total 50') 5 0, is sible
Rear Yard 35' 35' os�ible
Front Yard Variable Align with M,
ctaic Fountain.?
Lot Covera ge 30% 5,1749 sq. ft. foot r1nt possible
Building Hei t 35 3 5_ ssible
..........
Landscape Area 30% 30%passible
The lot size is 64 percent of that required in the B Zoning District and with the required
setbacks limits the build out. A zone change to the B Zoning District would retain a non-
conforming lot in the zone.
4. The area is defined as commercial in character (Figure 2). The B Zoning District occurs
on three sides of the subject parcel. To the east is Factory Avenue and across the street
are two B zoned parcels; the first improved with large commercial retail shopping center
and the second improved with a retail commercial business (Convenience Store). To the
west is an B zoned parcel upon which boats are stored,, serviced and sold. This property
was recently bought by Strong's Marine. In the past, the Zoning Board of Appeals
Southold Town Planning Board Page 13 November 29, 2021
granted a variance on this parcel to allow the off-street paring of boats on the -40
portion of the property and.found that the parking of boats and boat trailers i
characteristic of this neighborhood.
. To the north are two parcels improved with residential structures in the -40 zone
(SCTM# 1000-12-+ -7 and 1000-12-+ -8 , To the south are two B zoned, improved
properties. The property at the intersection of Factory Avenue and New York State Route
25 is a popular ice cream business.
. A 25' wide transition,btiffer''between a residential use and business use is re re in the
Zoning District pursuant to § 280-94. Transition buffer. The purpose of the buffer is to
protect the quality of Life of residents from commercial operations. The buffer would be
required on the north property boundary equal to the 25' side yard setback as required by
the Bulk Schedule.
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Figure 2. Subject parcel 2021 (white arrow).
The parcel is located within the HALO zone of Mattituck. The Town of Southold
Comprehensive.Plan 2020 does not address this ,specific parcel. Goals and objectives as
outlined in the Comprehensive plan. Land Use Chapter include specific recommendations for
business corridors outside of the hamlet centers. They include:
Objective 3.4. Evaluate and update commercial Zoning-District uses and locations in each
hamlet to ensure downtowns remain vibrant and uses are consistent with the community
character of individual hamlets.
Southold Town Planning Board Page 14 November 29, 2021
The Town seeks to maintain existing hamlet centers and has taken many initiatives toward
strengthening the hamlets by defining these areas and their associated HALO zones through
the 2005 Hamlet Study, which involved significant stakeholder input. A review of hamlet
areas found that there may be potential for retail sprawl, which is counterproductive to this
objective. In Mattituck it was noted that B business zoning on the western New York State
Route 25 approach to the hamlet center allowed general business use, which would
potentially detract from the hamlet.
A I Consider expanding the types of commercial and industrial Zoning Districts
{"and/or allowable or special permit uses), to more specifically tailor the types of
businesses to particular areas of the Town, within and outside of the hamlets.
A
In Mattituck it was noted that retail and restaurants may not be appropriate for the B
business zone. Furthermore, it was noted that a modified B zone for neighborhood-
type uses may be appropriate to apply to certain areas where retail and service uses
are appropriate, but a residential character is more in keeping with surrounding areas.
This would take the form of the RO zone, but with more allowable uses. Finally, it
was determined that certain industries would benefit from the ability to sell products
manufactured on site, either by allowing this through zoning or special permit. These
types of Zoning Districts should be considered on a Town wide basis in order to
provide a wider range of commercial/industrial districts to fit the needs of
certain areas of the Town.
The Economic Development chapter supports the concentration of new residential and
commercial development in the Town's hamlet centers and HALO zones, and encourages
infill development, historic preservation, renovation, and adaptive reuse, where possible
(Objective 3.1). Through the careful placement of new residential and commercial
development, the Town will assist in curbing sprawl while increasing the liveliness of their
downtown centers and preserving the rural character of the Town (Southold Comprehensive
Plan 2020 .)
Thank you for this opportunity to review the action, and please feel free to call this office with
any questions.
Cc: William Duffy, Town Attorney
------------------------- -------........... .............
From: Terry, Mark
Sent: Monday, October 18, 2021 9:30 AM
To: Neville, Elizabeth; Burke,John; Duffy, Bill; Hagan, Damon; Mirabelli, Melissa
Cc: Lanza, Heather; Michaelis, Jessica
Subject: RE: Emailing: Referral-Koch Holdings C20211013103901
Elizabeth,
We have re-reviewed the Koch Holdings file on Laserfiche and items are still outstanding. The application
remains incomplete. The following should be submitted.
1. The application is dated 2016- a fully updated application with all noticing requirements met is
recommended.
2. A copy of the Town Zoning Map for the area.
3. A completed Environmental Assessment Form for SEQRA.
4. A more accurate description to identify the areas of the current zoning districts on.the parcel.
Please let us know if you require anything further,
.................
Mark Terry, AICP RECEJV ED
Assistant Town Planning Director
Southold Town Hall Annex OCT 1 9� 2021
54375 State Route 25 o 11 w n
P.O. Box 1179 Plar�inBoard
Southold, New York 1.1.971-0959
(631) -765-1938
-----Original Message-----
Frorn: Neville, Elizabeth<E.Nevill.e@towi-i.southold.i-iy.us>
Sent: Wednesday, October 13, 20214:04 PM
To: Burke,John<johnbu@soutl-io.idtowi-i.ny.gov>;Duffy, Bill <bil.ldC(osoutl-iol.dtownny.cyov>- Hagan, Damon
<damoi-ih southol .tow n.ny.gov>;Mirabelli, Melissa <melissam(-&soutl-loldtownny.gov>
Cc: Lanza, Heather<I-ieather.lai-izaC(Otown.southol.d.ny.us>; Michaelis, Jessica <jessicam@soutl-ioldtowi-u-iy.gov>;
Terry, Mark <mc-irk.terry@towi-i.southold.ny.us>
Subject: FW: Emailina: Referral-Koch Holdings C20211013103901
FYI
Message-----
From.- Neville, Elizabeth
Sent.- Wednesday, October 13, 2021339 PM
To.- Lanza, Heather
Cc: Terry, Mark
Subject: RE: Emailing: Referral-Koch.Holdings C20211013103901
Heather
This was already one at a Town Board meeting and Bill Duffy was there too.. The Town Board does elect to
consider it. I just want you. both to review it again for any further information that may be needed before I
:for allyrefer it out to the Southold Town Planning Board and the Suffolk.County Planning Commission.
Betty
Elizabeth A. Neville
Southold Town Clerk,Registrar of Vital Statistics Records Management Officer- FOIL Officer Marriage Officer
PO Box 1179 Southold, NY 11971 Tel. 631765-1800, Ext. 228 Fax 631. 765-6145 Cell.631. 466-6064
-----Original Message-----
From: Lanza, Heather
Sent- Wednesday October 13, 2021 1:02 PM
To: Neville, Elizabeth-Michaelis,Jessica; Terry, Mark;Duffy, Bill-Mirabelli, Melissa
Subject: RE: Emailing: Referral-Koch Holdings C20211013103901
I believe that Bill is going to check in with rl own Board whether they will elect to consider it, then a request for
a review by the Planning Board can be made by the Town Board (if their application is complete, which would
need a review-it wasn't complete the last time I looked at it, but they may have submitted the missing iteins
after I looked at it). Mark will be handling this for Planning.
---Original Message-----
From.- Neville, Elizabeth
Sent-, Wednesday, October 13, 2021 1106 PM
To: Lanza, Heather<Iieather.lanza@tow'n.southold.ny.us>- Michaelis, Jessica Jessica @southoldtownny.gov>;
Terry, Mark<mark.terry@town.sou thold.ny.us>;Burke,John <joli.i-ibu@southoldtown.ny.gov>- Duffy, Bill
<billd@southoldtownny.gov>- Hagan, Damon<damonh@southoldtowru-iy.gov>; Mirabelli., Melissa
<melissam@southoldtownny.gov>
Subject: Em ail ing: Referral-Koch Holdirigs C2021.1,0131.03901
Please review and advise.
Thank you
Elizabeth A. Neville
Southold Towri Clerk, Re(yistrar of Vital Statistics Records Mariaoernerit Officer- FOIL Officer Marriage Officer
b LID
PO Box 1179 Southold, NY 11971. Tel. 631 765-1800, Ext. 228 Fax 631 765-6145 Cell 631 466-6064
Your message is ready to be sei-it with the followii-ig file or Iii-ik attachrnerits,:
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