HomeMy WebLinkAboutResponse 8-31-21 DANIEL R.
y P.., P.C.
94 STEUBEN BLVD. (516)317-7209
NESCONSET,NEW YORK 11767 dan.falasco@outlook.com
August 26, 2021
Nelson, Pope & Voorhis, LLC
70 Maxess Road
Melville, NY 11747
Attn: Carrie O'Farrell, AICP
Re: 9025 Main Road, LLC— Mattituck, NY
Special Exception Use Permit, Variance & Preliminary SEQRA Review
Response to comments
Dear Ms. O'Farrell,
Per your memorandum dated November 16, 2020, as addressed to the Town of Southold
Zoning Board of Appeals, we hereby offer the following responses to the various comments and
associated plan revisions for your consideration as part of your review process.
Zoning:
1. The proposed rear-yard setback has been modified to meet the required 35' property
line separation distance. Therefore, a variance is no longer required.
2. A zoning table is included and shown on Sheet T-002.00
3. The four proposed junior suites have been revised to have square footages of 575 S.F.
& 590 S.F. respectively. Therefore, a variance is no longer required.
4. Covenants for the 4.36 acre lot will be provided as required to allow for transfer of
density rights when needed.
Parking, Loading & Circulation:
a. Parking calculations have been shown on Sheet T-002.00 & Sheet P-001.00.
b. Parking configurations along Hobson Drive have been modified along with several other
areas of the proposed plan. This includes ADA stalls and loading zones.
c. The entrance to Hobson Drive has been modified to better suit the circulation of the site
and access to the State Highway.
d. Landscaped parking area calculations are shown on sheet A001.00
e. Typical parking space dimensions along with fire truck route plan is shown on sheet T-
005.00. In addition, traffic flow arrows are shown on the plan.
f. Site plan and calculations have been modified to reflect parking calculations required for
each use. In addition, employee parking has been provided on the 4.36 Acre lot.
g. Parking stall and aisle widths have been added, see sheet T-005.00.
h. Site ingress and egress have been further identified on sheet T-005.00.
i. Hobson Drive has been abandoned in the revised plan since it crossed the subject
property with no known easement or covenant. The revised site layout allows for safe
access to the land-locked residential properties.
j. Parking calculations are shown and are consistent with the required code sections. See
sheet T-002.00 for all data.
Buffers:
a. Landscape screening has been modified to prevent headlight glare and visual intrusion
onto neighboring homes. In addition, perimeter trees have been added where
permissible due to the building configuration in the rear yard. All landscaping has been
shown on sheet A-001.00.
b. The 25-foot transitional buffer is shown and planted as required as shown on sheet A-
001.00.
Hobson Drive:
Research by our surveyor and title company has not revealed any information regarding
easements and/or agreements allowing the land-locked properties access over the subject
parcel. Based on this, we have modified the configuration of the site to create safe ingress
and egress to the proposed hotel while at the same time considered private access to the
land-locked properties.
Uses:
Uses have been further identified on sheet T-002.00 on modified from original submission.
This includes the restaurant, catering hall & retail space.
Sanitary Design:
a. Plan has been revised to include tax map number, however, since it was not yet
submitted to the SCDHS we have not yet received the CO number.
b. "Confidential" note has been removed from plans.
c. The wetland setback has been added and meet the SCDHS standards.
d. There will be no testing laboratory required for this installation. The system will be
monitored per manufacturers & SCDHS recommendations.
e. All required separation distances have been met in accordance with the SCDHS
standards for commercial installations.
Landscaping:
Landscape plan, sheet A-001.00 has been modified to reflect all site design changes along
with additional descriptions and areas of plantings throughout the entire site.
Architectural/Elevations:
Revised architectural plans and elevations have been added to the submission set. In
addition, further clarification of areas and uses have been provided. All noise levels will be
adhered to based on Town of Southold code requirements.
Environmental Assessment:
A revised environmental assessment form has been included in the submission for your
review. All comments have been adequately addressed.
We hope the revised plan submission satisfies most of your comments and concerns for the
proposed site. We would be happy to meet to discuss any further questions you may have.
Very Truly Yours,
Jeff"* Ja"vjc-
Jeffrey Patanjo