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Home My WebLink AboutFriedman, B 7.2025 Palmeri, Allison From:Barbara Friedman <barbara@weilfriedmanarchitects.com> Sent:Wednesday, July 2, 2025 4:14 PM To:Lanza, Heather Subject:My Comments and Corrections to the Zoning Update Code Attachments:General Comments.docx; southold-zoning-update-BMF-review-draft.pdf Hi Heather, I think I have had enough of reviewing this iteration of the code. I am quite sure that there will be a lot of changes in the next draft so I will save some energy for that. I am disappointed that there will not be a meeting for residential architects and builders. I don’t feel that I have the connections or bandwidth to put that together myself, but if I had your support I could try. BTW I misspoke today when I said the limits to retaining walls were 1 foot for every foot of distance from the property line. That was for “decorative walls”- and I think that should not stay like that. Barbara Friedman Weil Friedman Architects cell: 917.846.0226 ATTENTION: This email came from an external source. Do not open attachments or click on links from unknown senders or unexpected emails. 1 Zoning Update Review From: Barbara Friedman General Comments Organization  Put Generally Applicable Regulations before Speciﬁc Use Standards  Put Lighting and Signage in an Appendix- it hurts my hand to scroll through the whole thing.  There was nothing wrong with the old Bulk Schedules Fines and Penalties I thought that the Town was trying to take these out of the code to allow for more ﬂexibility in keeping the fees current. If they stay in the code, could there be some uniformity? Require Installation of IA/OWTs systems upon transfer of properties  Must be within two years of property transfer.  If this is not palatable to Town Board, this should at least be required in Aquifer Protection Overlay and Coastal Resilience Overlay. If there is no Coastal Resilience Overlay, then anything under Trustee jurisdiction.  All new septic systems shall be engineered with increased depth to groundwater based on NY State High Medium sea level rise predictions and consequent future water table elevation (this should deﬁnitely apply to Aquifer and Coastal Resilience Overlays if not everywhere) Overlay Districts Scenic By-ways- should be an overlay district o This code section is hidden in Landscaping and Bu?ers-it should be an overlay o should be an overlay district (280-50 E) o This was a priority on NF Civics survey and this code does nothing but hide potentially unsightly buildings. This code should promote better design and protect open vistas. o Apply to All parcels abutting to or within x number of feet of scenic routes  Does not have any restrictions on buildings- only on landscape bu?ering  It seems to be based on the status quo- not on any future development – it’s strange to list certain uses. Aquifer Protection As discussed at Environmental Focus Group Meeting Mapped Aquifer Protection Overlays at SCWA well sites Additionally – all of Orient What to include in all zones: o Restrict irrigated turf areas % of lot and 80,000 sf max o Restrict fertilized areas to a % of lot o Tighter restrictions on clearing of wooded or forested areas o All new septic systems engineered for water table changes based on sea level rise predictions. Coastal Resilience Overlay Applies to:  Coastal Erosion Hazard Areas  Tidal Wetlands Areas  Freshwater Wetlands that meet applicable deﬁnition and criteria established by NYS DEC Some ideas for what to include: a. No new lots shall be created b. More restrictive clearing limits c. More restrictive paving limits d. Add predicted sea level rise e?ects to setback requirements e. All impervious surfaces and swimming pools must be connected to drywells. Where groundwater level (aka water table) will make drywells ine?ective, paved areas and swimming pools are prohibited. f. Coordinate with NY State Building Code and existing Southold Codes. g. Consider visual e?ects of street wall on raised houses. NY State has suggested model local laws including lowered porch areas in front of raised houses. h. Initial draft code had stipulation for using same material as house, for raised homes. NY State code for breakaway walls and . Also, having a tall opaque, windowless base does not enhance community character. i. Increase depth to groundwater for pools and septic systems engineered based on NY State High Medium sea level rise predictions and consequent future water table elevation (this should deﬁnitely apply to Aquifer and Coastal Resilience Overlays if not everywhere) j. IF AND ONLY IF building height maximum is changed to 32’ for sloped roofs as recommended, then allow for 10% boost in height. Also see NY State Model Local Laws to Increase Resilience https://dos.ny.gov/model-local-laws-increase- resilience for more ideas! Add: Orient Historic District Overlay The purpose of the Orient Historic District is to allow for nonconformities with certain code provisions while maintain the overall character of the District. The intention is not to in any way conﬂict with Chapter 170 rules governing properties listed on the State and National Register of Historic Places. Applies to all properties located within the mapped State and National Register Historic District.  Walls and Fences and Hedges o Front yard fences limited to 36” o Front yard hedges limited to 48” for a minimum of 20’ at front façade. o Side yard fences and hedges limited to 48” within twenty feet of front property line o Front yard freestanding walls, opaque fences and retaining walls on front property lines are permitted up to 18” in height. o If retaining walls are required for septic systems, retaining walls on property lines cannot exceed 18”. Additional retaining walls must be set back a minimum of 20’ from property lines and cannot exceed 36” in height. o Exposed concrete is not a permissible material for any retaining walls and exposed foundation walls exceeding 8” in height. o Deer fences are prohibited if visible from any public right of way (including waterways) except at a bona ﬁde agricultural operation.  Landscaping o Trees are not required in front yards where street trees exist.  Bulk Schedule modiﬁcations o Maximum building height:  30’ for sloped roof  25’ for ﬂat roof o IF pyramid is changed to start at grade as recommended, the 10’ augmentation should be allowed within the Historic District Overlay. o Front yard building setback minimums shall conform with existing street wall. o Lot coverage  Building area (per old deﬁnitions) not to exceed 20%  Total lot coverage including driveways, patios + building area not to exceed 40%  Parking restriction exemptions: o Section 280-48 D 11. B – parking pads for up to three cars are permissible but not in addition to a driveway.  Guidelines for nonhistoric buildings and new construction. These guidelines apply to alteration or redevelopment of nonhistoric buildings and to new construction. o Contemporary designs should relate to the forms, materials, details and other characteristics of the historic buildings. o Scale of o Rhythm of spacing of buildings: should relate to historic development , characterized by small-scale individual buildings o Materials: Front facades of shingles or clapboards with wood trim with restrained use of ornament is appropriate. Permitted Use tables:  Multiple Dwellings in R-40 and R-80. What are the restrictions on the size of these multiple dwellings? Do we really want to start having townhouse developments in the middle of a block of single family homes? For example if someone has a 5 acre parcel in an R-40 district, they could build a 5 townhouse units. Not exactly community character. And is size meant to be limited by Section 280-44 N. Dwellings as a Principal Use- because that section is not very well thought out either. What if there is a 20 acre parcel in R-40- someone can build a 20 unit multiple dwelling? If we are eliminating single family zoning in the two main residential districts, people should know that, it has not been mentioned at any of the zoning meeting that I attended or zoomed.  Restrictions on Corridor Business- small retail should be allowed. While this may be at odds with smart growth principles, the restriction could leave some existing shopping centers vacant. Small retail could be okay.  Restrictions on Marine districts- some areas zoned MII are not waterfront properties. They should be permitted to have any related use without having to have a Marina.  Agritourism in Residential districts- if allowed at all- increase setbacks and parking requirements. Lot coverage This is a hot mess. If the lot coverage includes all driveways and patios the limits imposed are unrealistic for smaller lots and for transitional zoning. Some modeling needs to be done and consideration made to non- conforming lots. Also calibration of percentages on di?erent size parcels so that they make sense. In my opinion there could be three matrixes: o Building Area (as currently deﬁned) o On grade improved areas – to include patios on grade and driveways (exempting pavers separated by grass of deﬁned dimensions tbd) o Irrigated turf areas MISSING! o 280-11J (old code) Prohibited use in all districts: “Transient rental properties and transient amenities” Unless a new rental code is in place, this would legalize transient rentals o 280-104A (old code) “Established front yard setback. Where property in the vicinity is improved with principal buildings with front yards of less than that required by the provisions of this chapter, the front yard setback shall be the average setback of the existing buildings within 300 feet of the proposed building on the same side of the street within the same use district.” This has been replaced with a provision only in  HMU I and HMU II 1 Where a street wall exists adjacent to the development or redevelopment of a site, or the Planning Board ﬁnds that it is desirable to create a street wall, the front yard setback may be reduced to the extent approved by the Planning Board. o Removed “Laundry or dry-cleaning plants, subject to the following conditions: (a) All processes and storage shall be carried on within an enclosed building. (b) All ﬂuids used in processing shall be recycled, and the overall facility shall be designed, located and operated to protect surface waters and the groundwater reservoir from pollution.” o Deﬁnition of sloped roof. o Information about Multiple Dwellings in R-40 and R-80. 280-36 Community Housing  35’ for sloped or ﬂat roofs?  Does priority for ﬁre, emergency medical and ambulance services make it di?icult to get ﬁnancing from HUD? 280-40 A (1) refers to a “zoning” permit- is there such a thing? 280-40-1 Residential Use Permissions  Multiple Dwelling in R-40 and R-80? See above  Agritourism Activities in R-80-R-400 – there are not enough protections in section 280-45E to protect the peaceful enjoyment of ones property if Agritourism is allowed as of right.  Private Garage- the deﬁnition for private garages seems like it is for commercial use. It is not clear what would be considered a private garage. 280-41 Accessory Structures and Uses  280-41 D (1) – accessory structure must have a smaller footprint? Why?  280-41- 1 Accessory structure size limits- re: setbacks and heights – would like to see the sky plane start at the ground. Would need 8’ setback as starting point.  Allowable uses of accessory structures should be expanded to include home occupations and hobbies. Careful to exclude home occupations or hobbies that could be hazardous. 280-44 Use Speciﬁc Standards (A-Z) 280-44 A Accessory Dwellings 1) Streamline Accessory Apartment section- maybe create a table? 2) This code has NO requirement that Accessory Apartments in Residential Zones be leased to someone on the Town’s housing list- it only stipulates that if they are on the list then the rent is capped. 3) The deﬁnition of a household member is someone who lives with you- if you, the owner, are not living with them they are not members of your household and therefore cannot be the occupant of the main house or accessory dwelling while renting to another person. I think you were trying to get rid of “family”, but this needs to be given more thought. 4) Allow the accessory dwelling to be occupied by a care-giver, paid or unpaid. General Standards  Are there not pre-existing CO’d backyard cottages that are legal short term rental properties?  Are there not pre-existing CO’d backyard cottages that can be used as guest cottages- without a rental permit?  280-44 A(1) f should read: “All Accessory Dwellings must have approvals from the Su?olk County Department of Health Services”. Delete repetition of this requirement in other sections  280-44 A (1)h “Any other standards that apply to all Accessory Dwellings” what is this referring to exactly?  Add “no bed and breakfast facilities” to this section and delete from other sections Accessory Apartment in a Single Dwelling  IMHO these should be available as short term or even transient rentals.  280-44 A (2)( b) iv: Rents charged to a resident on the Community Housing … this is not saying that the tenant needs to be on the Housing Registry, only that if they ARE on the registry then the rent is regulated. Why would an owner choose to rent to someone on the registry? Ditto for section 280-44 A (3)( b) iv  280-44 A (2)( i)- redundant  280-44 A (2)( k)- does not apply to accessory dwelling inside or attached to principal, already covered in 280-44 A (2)( h)- 280-44 B Accessory Recreational Structures (2) Sport court fencing; this is outrageous- no fences should be allowed to be 8’ in height. It directly contradicts the other fence requirements. If this is supposed to quell the noise from paddleball and pickleball courts, perhaps these courts should not be a permitted use except if they are sunken and have very large setbacks. East Hampton requires sports courts to be sunken four feet and be contained with sound attenuating walls. 280-44 G Boat Dock, Private Coordinate with code section 275-11C 2 280-44 N. Dwellings as a Principal Use  I don’t understand where this section would apply  Why is there a Community Housing requirement here- why isn’t it in the CH section?  in (1) c- saying that the dwellings must remain under the same ownership as the land does not allow for any type of land trust situation where the Town or some NGO could own the land, thus reducing costs for development of community housing and assuring a?ordability. 280-44 O. Dwellings, Single RECOMMENDED CHANGES TO BIG HOUSE LAW  280-44 O (2) Gross Floor Area Restrictions-Would like to see all GFA limits reduced for properties over 30,000 sf!!!  Add an absolute Maximum house size of 12,000 sf  280-44 O (2)(b) v) It is not called “farm labor housing” in this code.  280-44 O (3) Pyramid Law- would like to see this changed to start at the ground for most cases (not in Orient Historic District or other dense hamlet areas)  Would like to see the maximum height for sloped roof changed to 32’ 280-44 T. Heavy Industrial  (12) maximum height of 35’ ? why is the max in industrial zone 45’ if heavy industrial can only be 35’? 280-44 U. Hotel  (1) Conﬂicting deﬁnitions of net lot area 280-44 FF. Retail Store, Large: Retail Centers  (2) why a one foot thick cornice?  (5) masonry required, why not Hardi-Board?  (6) add impacts on tra?ic 280-45 Agricultural Uses – does this replace Chapter 72? Deﬁnitions Section o “Floor area”- not used o “Floor Area, net”- not used o “Building area”- not used o “Gross Floor Area”- poorly deﬁned and inconsistently used. Got to pin down whether basements are included- in several places they are excluded, implying that they would be included for the big house code section. o Sloped Roof Deﬁnition is missing o Patio deﬁnition 280-104 says patios allowed to be built without a permit- but they a?ect lot coverage- so unless lot coverage deﬁnition changes- this is contradictory. 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