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Hamlet Study
. . . 2007 HAMLET STAKEHOLDER PARTICIPANTS Total Number 75 Cutchoaue: (5) Jack DiPaola Jane Minerva Gwynn Schroeder Fred Carcich Bill Gatz East Marion: (11) Perry Angelson Ruth Ann Bramson Walter Gaipa Jenny Gould Kate Seponoski Joe Townsend Kevin Webster John Copertino George Peter Marilyn LoPresti Regi Weile Greenport West: (6) Don Leslie, Jr. Tanya Palmore Peter Russo Ural Talgat Victor Brown Melanie Norden Mattituck: (11) Sue Auer Peter Coleman Constance Connor Joseph Lee Ron McGreevey Henry Raynor Frank Wills Charlie Zaloom Nick Planamento Bill Bladykas Andy Kolb, Sr. New Suffolk: (9) Joan Robbins Tom Samuels, Jr. Jerry Schultheis Michael Simon Brian Andrews James Baker III Patricia (Pat) Mcintyre Kim Petrie Stephan Roussan Orient: 00 Glynis Berry Margaret Minichini Linton Duell Janet Markarian Priscilla Bull Ted Webb Keri Christ Jim Latham Rona Smith . Peconic: (7) Dave Cichanowicz Andrew Greene Ed Dart Bill Grigonis Robert Adipietro Rich Bohner Hugh Switzer Southold: (17) Susan Krupski Fisher Alice Hussie John May Tom McCarthy John Nickles, Jr. John Rooney Marian Salerno Leslie Kanes Weisman Donald Wilson Caroline MacArthur John Sepenoski. Rich Caggiano John Romanelli Kris Pilles Pat Moore Joe Frohnhoefer III Herb Adler . . Tovm o£$ont~old lYatnlet Stndy Hamlet Study Stakeholders Sue Auer Peter Coleman Constance Connor Jim Hinsch Walter Krupski Joseph Lee £on McGreevy James Pim Henry £aynor Frank V~#1s Charles Zaloom Cutchogue .lack D/Paola Tom Mc,4dam .lane Minerva Nanc? Cincotta Dick P/oth Gwynn Schroeder £onnie Wacker New Suffolk Laura A vent Neboysha £. Brashich Phil Loria Joan £obbins Tom Samuels Jr. Jerry Schu/theis Michael Simon Peconic Ray B/um Ellen Carbone// Dave Cichanowicz Ed Dart Andy Greene Bi//Grigonis Southold £udy Bruer Jr. Kath/een Dolomite Susan Fisher A/ice Hussie William (Buddy) Johnson Tovm o£$ont~old I-Iamlet Stndy Chris IYanfredi Tom I¥cCarthy Rich IYu#en John IYay John Nickles Jr. Anton Pravetz John Rooney IYarian Salerno Ray Tamayo Leslie Kanes Weisman Donald V~/Ison Greenport West Ga//Horton Laurie Kerr Donald Leslie IYegan I¥cKamey Dennis I¥clYahon Tanya Palmore Peter Russo Connie Salomon Celia Swing Ural Talgat Paul Wingett East Marion Perry Ange/son Joe Cherepowitch Jenny Gou/d Karen PlcLaugh/in Bob Pluir Kate Sepenoski Joe Townsend Kevin Webster Orient Glynis Berry Linton Due// Bi//y Hands I~a rga ret I~in ich in i Linda Sabatino Roger Tabor Fred Terry Tovm o£$ont~old Z-Iamlet Stndy II. III. IV. V. TABLE OF CONTENTS Section Introduction Hamlet Study Process Hamlet Centers Hamlet Sustainability Principles 2. 3. 4. 5. 6. 7. 8. 9. 10. 11. 12. 13. 15. 16. 17. Gateways (where applicable) Humans Scale Streetscape Design Vehicular Circulation Pedestrian Circulation Parking Public Transportation Tnfrastructure IVlaintenance Enterprise Housing Open Space Preservation The Working Landscape Historic Resources Waterfront (where applicable) Recreation (where applicable) HALO Zone Individual Hamlet Studies Mattituck Cutchogue New Suffolk Peconic Southold Greenport West East Marion Orient (Each Ham/et Study Includes the Follo~4ng Sections) II. III. Hamlet Center Overview Hamlet Center Vision Hamlet Strengths & Weaknesses Page 6 8 9 9 9 10 11 11 12 12 13 13 13 14 15 15 16 16 16 18 20 Tovm o£$ont~old_r-Iamlet Stndy IV. Specific 1. 2. 3. 4. 5. 6. 7. 8. 9. 10. 11. 12. 13. 14. 15. 16. 17. Hamlet Improvement Project Recommendations Gateways (where applicable) Humans Scale Streetscape Design Vehicular Circulation Pedestrian Circulation Parking Public Transportation Infrastructure Maintenance Enterprise Housing Open Space Preservation The Working Landscape Historic Resources Waterfront (where applicable) Recreation (where applicable) Hamlet Center Analysis A. Summary of Hamlet Center Characteristics 1. Land Area 5. 6. 7. 8. 9. a. Total Hamlet Center Land Area b. Individual Parcel Ownership Characteristics c. Vacant Land d. Public & Quasi-Public land e. Land Area per Zoning District Land Use a. Land Use Distribution b. Vacancies Building Structure Type & Condition a. Building Condition b. Building Structural & Exterior Materials c. Building Heights Assessed Valuation & Tax Revenue a. Assessed Value b. Tax Rates Business Establishments Existing Zoning a. By individual district Parking a. Off-Street Parking b. On-Street Parking Transportation a. Existing Roadway Characteristics b. Traffic Control Devices Existing Utilities a. Water Supply b. Sanitary Sewage Tovm o£$ont~old_r-Iamlet Stndy c. Electricity d. Natural Gas e. Solid Waste to. Historic Resources Toem o£$ont~old_r-Iamlet Stndy LIST OF FIGURES ,cigttre 1 Regional Location Map 2 Smart Growth Illustrations 3 Smart growth Illustrations Following Page 1 2 3 (The following Figures follow the page number referenced) M-1 Mattituck Base Map M-2 Mattituck HALO Map M-3 Mattituck Non-Buildable Lands Map M-4 Mattituck Hamlet Image Map M-5 Mattituck Parcel ID Map M-6 Mattituck Land Use Map M-7 Mattituck Zoning Map C-1 Cutchogue Base Map C-2 Cutchogue HALO Map C-3 Cutchogue Non-Buildable Lands Map C-4 Cutchogue Hamlet Image Map C-5 Cutchogue Parcel ID Map C-6 Cutchogue Land Use Map C-7 Cutchogue Zoning Map NS-1 New Suffolk Base Map NS-2 New Suffolk HALO Map NS-3 New Suffolk Non-Buildable Lands Map NS-4 New Suffolk Hamlet Image Map NS-5 New Suffolk Parcel ID Map NS-6 New Suffolk Land Use Map NS-7 New Suffolk Zoning Map P-1 Peconic Base Map P-2 Peconic HALO Map P-3 Peconic Non-Buildable Lands Map P-4 Peconic Hamlet Image Map P-5 Peconic Parcel ID Map P-6 Peconic Land Use Map P-7 Peconic Zoning Map S-1 Southold Base Map S-2 Southold HALO Map S-3 Southold Non-Buildable Lands Map S-4 Southold Hamlet Image Map M-1 M-2 M-2 M-14 M-15 M-17 M-23 C-1 C-2 C-2 C-12 C-13 C-15 C-21 NS-1 NS-2 NS-2 NS-12 NS-13 NS-14 NS-19 P-1 P-2 P-2 P-lO P-ii P-12 P-17 S-1 S-2 S-2 S-12 Tovm o£$ont~old_r-Iamlet Stndy S-5 Southold Parcel ID Map S-6 Southold Land Use Map S-7 Southold Zoning Map G-i Greenport West HALO Map G-2 Greenport West Non-Buildable Lands Map EM-i East Marion Base Map EM-2 East Marion HALO Map EM-3 East Marion Non-Buildable Lands Map EM-4 East Marion Hamlet Tmage Map EM-5 East Marion Parcel TD Map EM-6 East Marion Land Use Map EM-7 East Marion Zoning Map O-i Orient Base Map 0-2 Orient HALO Map 0-3 Orient Non-Buildable Lands Map 0-4- Orient Hamlet Tmage Map 0-5 Orient Parcel TD Map 0-6 Orient Land Use Map 0-7 Orient Zoning Map S-13 S-15 S-22 G-1 G-2 EM-1 EM-2 EM-2 EM-ii EM-12 EM-12 EM-16 0-1 0-2 0-2 0-9 0-10 0-10 0-15 Tovm o£$ont~old Z-Iamlet Stndy LI'ST OF TABLES & CHARTS Table/¢t~art Table M-1 Table M-2 Table M-3 Mattituck Chart M-1 Mattituck Table M-4 Mattituck Chart M-2 Mattituck Table M-5 Mattituck Chart M-3 Mattituck Table M-6 Mattituck Chart M-4 Mattituck Table M-7 Mattituck Chart M-5 Mattituck Table M-8 Mattituck Mattituck's Strengths & Weaknesses Mattituck Public & Quasi Public Uses Land Area Per Zoning District Land Area Per Zoning District Existing Land Use Existing Land Use Building Condition Building Condition Exterior Building Material Exterior Building Material Building Structural System Building Structural System Number of Stories Table M-9 HB Bulk &Area Regulations Table M-10 LI Bulk & Area Regulations Table M-11 LB Bulk & Area Regulations Table M-12 B Bulk &Area Regulations Table M-13 RO Bulk & Area Regulations Table M-14 R-40 Bulk & Area Regulations Table M-15 Mattituck Hamlet Data Table Table C-1 Cutchogue's Strengths & Weaknesses Table C-2 Cutchogue Public & Quasi Public Uses Table C-3 Cutchogue Chart C-1 Cutchogue Table C-4 Cutchogue Chart C-2 Cutchogue Table C-5 Cutchogue Chart C-3 Cutchogue Table C-6 Cutchogue Chart C-4 Cutchogue Table C-7 Cutchogue Chart C-5 Cutchogue Land Area Per Zoning District Land Area Per Zoning District Existing Land Use Existing Land Use Building Condition Building Condition Exterior Building Material Exterior Building Material Building Structural System Building Structural System Table C-8 Cutchogue Number of Stories Table C-9 R-40 Bulk & Area Regulations Table C-10 HB Bulk& Area Regulations Table C-11 RO Bulk & Area Regulations Table C-12 Cutchogue Hamlet Data Table Table NS-1 New Suffolk's Strengths & Weaknesses Table NS-2 New Suffolk Land Area Per Zoning District Chart NS-1 New Suffolk Land Area Per Zoning District Table NS-3 New Suffolk Existing Land Use Pa§e M-16 M-16 M-17 M-18 M-18 M-19 M-19 M-19 M-20 M-20 M-20 M-21 M-25 M-26 M-28 M-30 M-31 M-32 Following Page M-35 C-3 C-14 C-14 C-15 C-16 C-16 C-17 C-17 C-18 C-18 C-18 C-18 C-19 C-22 C-24 C-25 Following Page C-28 NS-3 NS-14 NS-14 NS-15 Tovm o£$ont~old_r-Iamlet Stndy Chart NS-2 New Suffolk Table NS-4 New Suffolk Chart NS-3 New Suffolk Table NS-5 New Suffolk Chart NS-4 New Suffolk Table NS-6 New Suffolk Chart NS-5 New Suffolk Existing Land Use Building Condition Building Condition Exterior Building Materials Exterior Building Materials Building Structural System Building Structural System Table NS-7 New Suffolk Number of Stories Table NS-8 HB Bulk & Area Regulations Table NS-9 M-TT Bulk & Area Regulations Table NS-10 R-40 Bulk & Area Regulations Table NS-11 New Suffolk Hamlet Data Table Table p-1 Peconic's Strengths & Weaknesses Table P-2 Peconic Public & Quasi Public Uses Table P-3 Peconic Land Area Per Zoning District Chart p-1 Peconic Land Area Per Zoning District Table P-4 Peconic Existing Land Use Chart P-2 Peconic Existing Table P-5 Peconic Building Chart P-3 Peconic Building Table P-6 Peconic Exterior Chart P-4 Peconic Exterior Table P-7 Peconic Building Land Use Condition Condition Building Material Building Material Structural System Chart P-5 Peconic Building Structural System Table P-8 Peconic Number of Stories Table P-9 HB Bulk &Area Regulations Table P-10 B Bulk &Area Regulations Table p-11 R-80 Bulk &Area Regulations Table P-12 Peconic Hamlet Data Table Table S-1 Southold's Strengths & Weaknesses Table S-2 Southold Public & Quasi Public Uses Chart S-1 Southold Public & Quasi Public Uses Table S-3 Southold Land Area Per Zoning District Chart S-2 Southold Land Area Per Zoning District Table S-4 Southold Existing Land Use Chart S-3 Southold Existing Land Use Table S-5 Southold Building Condition Chart S-4 Southold Building Condition Table S-6 Southold Exterior Building Material Chart S-5 Southold Exterior Building Material Table S-7 Southold Building Structural System Chart S-6 Southold Building Structural System Table S-8 Southold Number of Stories Table S-9 HB Bulk & Area Regulations Table S-10 B Bulk& Area Regulations Table S-11 R-40 Bulk & Area Regulations NS-15 NS-16 NS-16 NS-16 NS-17 NS-17 NS-17 NS-17 NS-20 NS-22 NS-23 Following Page NS-25 P-3 p-11 P-12 P-12 P-13 P-14 P-14 P-15 P-15 P-15 P-16 P-16 P-16 P-19 P-20 P-22 Following Page P-23 S-3 S-14 S-14 S-15 S-15 S-16 S-16 S-17 S-17 S-17 S-18 S-18 S-18 S-18 S-24 S-26 S-27 Tovm o£$ont~old_r-Iamlet Stndy Table S-12 Southold R-80 Bulk & Area Regulations Table S-13 Southold Hamlet Data Table Table EM-1 East Table EM-2 East Chart EM-1 East Marion Table EM-3 East Marion Chart EM-2 East Marion Table EM-4 East Marion Chart EM-3 East Marion Table EM-5 East Marion Chart EM-4 East Marion Marion's Strengths & Weaknesses Marion Existing Land Use Existing Land Use Building Condition Building Condition Exterior Building Material Exterior Building Material Building Structural System Building Structural System Table EM-6 East Marion Number of Stories Table EM-7 HB Bulk & Area Regulations Table EM-8 R-40 Bulk & Area Regulations Table EM-9 East Marion Hamlet Data Table Table 0-1 Table 0-2 Chart 0-1 Table 0-3 Chart 0-2 Table 0-4 Chart 0-3 Table 0-5 Chart 0-4 Table 0-6 Table 0-7 Table 0-8 Orient's Strengths & Weaknesses Orient Existing Land Use Orient Existing Land Use Orient Building Condition Orient Building Condition Orient Exterior Building Material Orient Exterior Building Material Orient Building Structural System Orient Building Structural System Orient Number of Stories HB Bulk & Area Regulations Orient Hamlet Data Table S-28 Following Page S-31 EM-3 EM-13 EM-13 EM-14 EM-14 EM-14 EM-15 EM-15 EM-15 EM-15 EM-18 EM-19 Following Page EM-21 0-3 0-11 0-11 0-12 0-12 0-13 0-13 0-13 0-13 0-14 0-16 Following Page 0-18 Tovm o£$ont~old_r-Iamlet Stndy APPENDIX Appendix A - HALO Standards Appendix B - Standards for Physical Structure Rating Appendix C - 2005 Suffolk County Tncome Eligibility Appendix D - Parcel Tdentification & Assessment Forms INTRODUCTION: The Town of Southold is a remarkable community of abundant open spaces, active agricultural lands, a working waterfront and ~icturesque hamlets located on 34-,687 acres of Long Tsland's North Fork. Situated only approximately 80 miles from midtown Manhattan, Southold has escaped the worst consequences of sprawling overdevelopment, so common west of the Town. Tt has become clear however, that mounting population pressures and unique economic forces will increasingly bear down on the Town, threatening its character and traditional way of life. The Hamlet Study is one piece of a comprehensive, integrated, long term community planning program aimed at preserving the Town's underlying pattern of land use and intrinsic community character. The Hamlet Study provides the basis and planning rationale necessary to implement various strategies that will assure that the Town's planning goals are ultimately realized for current and future residents of the Town of Southold. To~ o£$oat~old ~et $~dy To~- WMe ~ I. HAMLET STUDY PROCESS: The Town of Southold's Comprehensive Plan, actually a series of planning initiatives undertaken over the past 20 years, establishes a group of fundamental goals that together, provide the underpinnings of Southold's future v/s/on. These goals are: 1. To preserve land, including farmland, open space and recreational landscapes. 2. To preserve the rural, cultural and historic character of the hamlets surrounding the countryside. 3. To preserve the Town's remaining natural environment; to prevent further deterioration of the Town's natural resources and to restore the Town's degraded natural resources back to their previous quality. 4. To preserve and promote a range of housing and business opportunities that supports a socio-economically diverse community. 5. To increase transportation efficiency and to create alternatives to automobile travel, while preserving the scenic and historic attributes of roads in the Town. These goals all point toward and reinforce an innovative planning principle known today as "smart growth." While there is no standard, universally accepted definition of smart growth, it can be generally and broadly defined as community goals and planning tools designed to counteract sprawl. Typical smart growth goals: · Limit outward expansion from core districts. · Encourage higher density development within core areas. · Encourage mixed-use zoning. · Reduce travel by private vehicles. · Revitalize existing older areas (rather than building new elsewhere). · Preserve open space. · Tncrease the range of housing choices Smart growth promotes development within logical, organic boundaries to foster a perceptual sense of neighborhood definition. Traditional development patterns, architecture and design are the basis for distinctive and unique places to live and work. These characteristics are abundantly present throughout the Town of Southold. The following figures~ serve to graphically illustrate the smart growth principle. ~ Arendt, Randall, Rural by Design, American Planning Association, Chicago, 1994. Early in the evolution of the Town's Comprehensive Plan, a number of planning studies recognized the Town's intrinsic pattern of land use and growth. This pattern is distinctly reminiscent of traditional European villages surrounded by open pastoral countryside. This pattern was until recently remarkably uncorrupted by sprawling development so common up-island. Not surprisingly, it was the US/UK Countryside Stewardship Exchange Team Report (1991) that finally began to formally articulate this town-wide pattern of land use and development. This initiative also pointed out the inherent weaknesses in this pattern and the very real threat to its survival due in no small measure to rampant real estate pressures and unchecked suburban sprawl creeping east. By 2003, this Town vision and pattern of land use was formally endorsed in the Southold Comprehensive Tmplementation Strategy (CTS). This study carefully evaluated the potential impacts associated with this development pattern. The CTS Generic Environmental Tmpact Statement's acceptance of the viability of the hamlet/open space development pattern is the foundation upon which the Town's Comprehensive Plan rests today. As is often the case with ambitious broad-brush planning initiatives, the CTS GETS revealed that the comprehensive vision for the Town lacked sufficient detail to allow for its goals to be immediately implemented. Recognizing this, the Town Board commissioned this Hamlet Study in the summer of 2004. The primary focus of the Hamlet Study was to formally delineate the Hamlet Centers, evaluate the technical and practical feasibility of redirecting potential future growth from the agricultural and open space areas of the Town toward the hamlets, and also to critically evaluate the Hamlet Centers themselves, to define strengths and weaknesses with an eye toward enhancement, improvement and revitalization. The Hamlet Study represents a unique exercise in Southold's long tradition of community planning in that it was driven by local stakeholders. Each hamlets stakeholders assessed and evaluated, argued and compromised, established goals and policies, and in the end reached consensus concerning the vision of their respective hamlets. This grassroots effort proved to be a remarkable and successful process. Stakeholders were appointed by the Town Board after a recruiting process involving the submission of resumes and documentation representing individual qualifications to serve. A diverse group of nearly 100 individuals were eventually selected to represent their respective hamlets, including property owners, merchants, builders, activists, community leaders and well-intentioned citizens. These individuals comprised the eight stakeholder committees. The Stakeholders were given broad authority to address the issues affecting their hamlets, however, their primary goal was to develop a mechanism to balance and accommodate an appropriate degree of growth, given their own hamlets unique circumstances. The Stakeholders were charged with addressing three fundamental objectives in order to achieve this goal: · Identify and delineate Hamlet Center boundaries. · Evaluate the feasibility of, and define the extent of HALO zones. · Compile hamlet specific projects and recommendations. Town o£$oud~old I-Iaml~t Study To~a- ~Vide Analr~ II. Hamlet Centers: The basic goals and objectives of the Hamlet Study are based upon an assumption that the Town's Hamlet Centers are well-defined, recognizable districts, that are distinct from the outlying open space and agricultural areas. While it is true that the hamlets have historically been casually and informally understood, they have never before been delineated. One of the first tasks the Stakeholders undertook was to identify and formally delineate the Hamlet Centers. Utilizing a series of techniques, each Hamlet Center's orientation and configuration, pattern of land use, architecture, civic facilities and unique "sense of place" were assessed to define specific boundaries. Additionally, five basic physical forms were employed to help define the perceptual character of the Hamlet Center and to assist in defining the actual Hamlet Center boundary. The five hamlet forms are: Paths ,°aths are channels along which someone customarily, occasionally or potentially moves. Paths can be streets, sidewalks, transit lines, bike paths, etc. For many, paths, such as First Street, represent their predominate image of the hamlet. People tend to observe an area as they travel through it, and along these paths, perceptions are spatially organized. Edges: Edges are linear elements, such as boundaries between areas, linear breaks in continuity, edges of development, hamlet center boundaries, etc. They are lateral references rather than coordinate axes. Edges may be barriers, more or less penetrateable, which close off one area from another, or they may be seams; lines along which two areas relate and are joined together. Edge elements, although probably not as dominant as paths, are for many, important organizing features of a hamlet. Dist~ict~: Districts are fairly large areas, which one mentally "enters", and which are recognizable as having some common identifying character. Always identifiable from the inside, districts should also be generally identifiable from the outside as well. Nodes: Nodes are points, the strategic spots in the hamlet, into which one can enter, and which are the intensive foci to and from which people travel. They may be primarily junctions, places of a break in transportation, a crossing or convergence of paths, moments of shift from one structure to another. Nodes may also be simply concentrations which gain their importance from being the particular expression of some particular use or physical character, such as a street corner hang-out or an enclosed square. Nodes are often the dominant feature in a district, and frequently stand as its symbol. They may also be called cores. Landmarks: Landmarks are another type of point reference, but in this case the observer generally does not enter them. They are perceived externally. Landmarks are usually rather simply defined physical objects, buildings, signs, physical features, etc. Landmarks can be distant, typically seen from many angles and distances, or may be local, observable only in restricted areas or from certain approaches. The elements described above rarely exist in isolation. Districts are framed by nodes, defined by edges, penetrated by paths and sprinkled with /andmarks. These elements regularly overlap. So while it is possible to break the hamlet into its constituent elements, ultimately these elements must be viewed as a whole ion order to fully realize the image of the hamlet. To~ o£$ou~old I-Iamlet $~dy To~- Wide ~ III. HAMLET SUSTAINABILITY PRINCIPLES: Integrating the Town's smart growth principles and goals into a framework that is sustainable and permanent represents a difficult challenge. Sustainability that accommodates growth and development today, but only at a pace that assures that we do not compromise future generations, is our most fundamental objective as sheperds of the future vision of the Town. Recognizing and understanding the interconnectedness and interrelationships between community development, environmental protection, economic development and natural resource conservation requires the articulation of very clear goals, or more accurately, susta/nab///ty pr/nc/p/es. These principles set forth the basic favorable components required for a well-conceived, thriving, vibrant and sustainable hamlet. These principles are oriented most specifically to the Hamlet Center. Seventeen sustainability principles define Southold, they are: 1. Gateways (where applicable) 2. Human Scale 3. Streetscape 4. Design 5. Vehicular Circulation 6. Pedestrian Circulation 7. Parking 8. Infrastructure 9. Public Transportation 10. Maintenance 11. Enterprise 12. Housing 13. Open Space Preservation 14. The Working Landscape 15. Historic Resources 16. Waterfront (where applicable) 17. Recreation (where applicable) Each of these areas are explained more fully below: Gateways: Gateways are defined by a sense of place reinforced by tangible and perceptual boundaries. One method of reinforcing these boundaries is by creating gateways. These portals physically announce one's arrival in the Hamlet Center by means of signage, landscaping or some other unique structure or device that is emblematic of and unique to Southold. The sustainability principle guiding the creation of gateways is to: · Establish identifiable gateways to reinforce the Hamlet Center boundary. Human Scale: Understanding and respecting Southold's human scale is a basic component of the hamlet planning process. Human scale is the relationship between the dimensions and characteristics of the human body and the proportions of the spaces people use. The Hamlet Center is bound together by a sense of place characterized by a human contextual scale. Tn order for the Hamlet Center to remain perceptually connected to those who inhabit it, the following Human $ca/e sustainability principles must be adhered to: · The Hamlet Center must retain a human scale, proportion and perception. Human interaction should be fostered through the design of the roadway network, pedestrian paths, businesses, residences, spaces and the linkages between them. · Businesses should integrate public and private areas. · The creation of community should be encouraged. 3. Streetscape: We experience most places from the street, from the public viewshed. Since the streetscape plays such an important role in community image, its design should be considered a major element in the hamlet planning process. The following Street$cape sustainability principles will guide the evolution of the public viewshed: · Establish an appropriate roadway layout in a hierarchical network. · IVlaintain a consistent roadway form that is characteristic of the Hamlet Center. · Develop a sense of focus and enclosure along the streetscape. · Establish appropriate proportions and dimensions. · Assure compatible relationships to surrounding features. · Utilize well-planned and appropriately located street furniture. · Limit or prohibit objectionable strip development. 4. Building Design: Tn spite of the Hamlet Center' $ apparent diver$ib/of building sb/le$, a number of uniting common design features serve to define the area, including building mass and sb/le, fac;ade treatment, building materials, colors, landscaping and street$cape details. The Hamlet Center design vocabulary includes the following elements: · The Hamlet Center's commonly recognized architectural vernacular, characterized by Colonial Revival and Shingle sb/le$ shall be maintained. · Maintaining existing dimensional characteristics, including spacing between buildings, building setbacks, and building orientations. · The front of buildings and main ent~way$ should be oriented toward the street. · Curb cuts and driveways should not disrupt the pattern and rhythm of the street. · Maintain appropriate spacing between buildings. · Preserve the rhythm of fa(~ade details and relationships, such as the relationship of horizontal to vertical lines and fa(~ade openings. · Preserve compatible scale, height, mass and setbacks. · Employ traditional and compatible building materials and color. · Employ traditional and compatible building forms and shapes · Encourage variation in roof design, including gables, gambrels, hip roofs with features such as dormers and eyebrows, as well as variations in peaks and pitch. · The creation of appropriate transitions, such as height, fa(~ade details and landscaping. · Design elements of the building must be compatible throughout the building. Long flat walls, especially along the street frontage, shall be avoided. Tf unavoidable, some form of visual relief shall be incorporated, such as patterned breaks in the wall plane, change in wall construction, addition of vertical features such as columns, or the use of different materials. · Buildings shall use architectural detailing to highlight entrances. Additions to existing buildings shall match the design elements of the principal structure, in particular building materials, color, roof lines shapes, and window proportions and alignment. · The side and rear fa(;ade treatment of the buildings shall provide the same roof lines, building materials and color as the front fa(;ade. · A harmonious range of colors should be used in the Hamlet Center. The use of too many colors creates visual clutter. 5. Vehicular Circulation: The movement of vehicles throughout the hamlet is a vital consideration, wholly dependent on the circulation networks capability to successfully distribute the flow of traffic. The following I/eh/cu/ar C/rcu/at/on sustainability principles apply in the Hamlet Center: · To facilitate compact, smart growth within the hamlet, a dense interconnected roadway network is recommended. · Various modes of transit should be encouraged and facilitated, utilizing the Hamlet Center as a hub. · Local roadways should maintain rural design attributes. · Traffic calming measures are encouraged. 6, Pedestrian Circulation: One of the fundamental aspects of the Hamlet Center is its compact, pedestrian friendly size. All activities within the Hamlet Center shall emphasize the movement and flow of pedestrians. Minimizing vehicle trips within the Hamlet Center by fostering walking is a primary goal. The following Pedestrian Circulation goals apply in the town of Southold: Develop a user friendly pedestrian infrastructure, including facilities such as interconnected, well maintained sidewalks, physical buffers between pedestrian and vehicular circulation patterns, well placed, convenient and secure pedestrian street crossings, etc. · Develop a bicycle friendly infrastructure. 7. Parking: Closely associated with the vehicular circulation sustainability principles, the provision of safe, convenient and well-designed parking in the Hamlet Center is essential to the establishment of a sustainable Hamlet Center. ?arkingsustainability principles include: · Sufficient parking must be available to support the businesses that operate in the Hamlet Center as well as the residents who reside within. · Parking lots must be safe and convenient. · Parking lots must be well-designed, and shall incorporate landscaping and vegetated islands to avoid the appearance of large paved surfaces. · Parking lots shall incorporate appropriate stormwater management facilities. · Tnnovative parking lot design and utilization techniques are encouraged to minimize the development of large paved surfaces. · On-street parking, where provided, shall not interfere with appropriate traffic flow. 8. Infrastructure: The following _rnfrastructure sustainability principles are necessary in the Hamlet Center: · New development must not exceed the infrastructure network's capacity to support the development. · Significant new development must be connected into the municipal water supply system. All opportunities to overcome existing restrictions on development resulting from individual subsurface sewage disposal system limitations should be explored, including public sewage systems and technological innovations. · Utilities should be installed underground when possible. 9, Public Transportation: Increasing public transportation opportunities within the Hamlet Center and throughout the Hamlet will reduce the dependence on individual passenger vehicles, thereby reducing roadway congestions and associated pollution, and will also reinforce the Town's "smart growth" policies. Public Transportation policies in Southold include: · Provide an adequate infrastructure to support public transportation facilities. · Various public transportation modes should be coordinated. · Periodically evaluate public transportation opportunities to determine if they can be integrated into the Hamlet Center. 10. Maintenance: The hamlets must have a commitment to maintaining existing character and quality of place. The following/vla/ntenance sustainability principles will support this commitment: · IVlaintain regular trash and recyclable collection. · Sidewalks must be swept clean and kept free of debris. · Streets must be cleaned on a regular basis. · Street furniture must be clean, regularly painted and well maintained. · Street trees must be trimmed and maintained. · Seasonal decorations must be well maintained. · Snow removal must be timely and piled snow must not impede access or circulation. · Buildings and structures should be painted and repaired, as required. · Broken structural elements, such as windows, doors, stairs, sidewalks, curbs, etc., should be repaired as soon as possible. 11. Enterprise: The Hamlet Center is the first and foremost area of commercial activity, a business district. Fostering an appropriate level of business enterprise is critical to the ultimate sustainability of the Hamlet Center. The following Enterpr/se sustainability principles apply: · The HB zoning district must be continually updated to permit the most up to date array of compatible business uses. · Facilitate the ability to overcome regulatory impediments to the creation and operation of viable businesses. · A diversity of business types is encouraged. · Business that support the Hamlet shall be given priority. 12, Housing: Sustaining the Town's unique character requires the provision of an adequate, well-planned, diverse and affordable housing stock. Extraordinarily high real estate values, compounded by the growing second home market, have created a housing crisis for the Town's workforce. To that end, the Town Board has supported a philosophy and legislative initiatives to foster the creation of affordable housing that includes the following: · A broad range of housing opportunities must be attained (i.e. permanent home ownership, rental housing, accessory apartments, etc.). · Affordable housing must be provided for in perpetuity. · New housing should be directed toward the Hamlet Centers and the surrounding HALO zones. · Affordable housing should be distributed throughout the Town. · The Town's Housing Fund will support affordable housing within the Hamlet Center's and HALO zones. Inclusionary zoning that requires that 25% of the dwellings created in new subdivisions of 5 lots or more shall be affordable. Developers that elect not to build 25% affordable must build at least 10% affordable and additionally contribute to the Town's Housing Fund or provide property suitable for the development of affordable houisng. · In 2004, the Town Board prioritized income eligible households for the Town's affordable housing (refer to appendix), as well as the following: · Tncome eligible individuals and families who live and work in the Town of Southold for a minimum of one year. · Tncome eligible who live in the Town for a minimum of one year · Tncome eligible who work in the Town for a minimum of one year. · Tncome eligible who used to live in the Town and wish to return. · All others who are income eligible · All dwellings shall conform to the Uniform Building and Fire Prevention Code. 13. Open Space Preservation: One of Southold's defining characteristics remains its abundant, but threatened open spaces. Open space is different from the working landscape such as agricultural land. Open space consists of natural areas, vacant and undeveloped land. The following Open Space sustainability principles apply in the Southold Hamlet Center: · A goal of preserving 80% of the Town's remaining open space is established. Open space shall be preserved surrounding the Hamlet Centers, which along with the Town's working landscapes, define the Town's basic pattern of land use. · Protected open space shall not be encroached upon by inappropriate activities or uses. 14, The Working Landscape: Southold supports over 10,000 acres of active agricultural land. Agriculture has shaped the character of the community and the quality of life of its inhabitants. The open nature of this working landscape is a major element in the Town's highly valued open space character. Preserving the working landscape is a primary goal of the Town. The following I/l/ork/ngLandscapesustainability principles apply: · Preserve 80% of the unprotected land in the farmland inventory. · Preserve 100% of the remaining prime agricultural soils. · Structures should be limited on prime agricultural lands. · Traditional farm structures are part of the scenic character of the working landscape. · The working landscape includes traditional maritime industries. 15. Historic Resources: The Town of Southold's remarkable historic heritage has defined the communities past, and continues to shape its future. The Town supports many remnants from its historic past that are recognized and preserved in many ways. The following H/stor/c sustainability principles will assure that this heritage remains intact for future generations. · The Town shall not take any actions that will destroy or impair any identified historic resources or sites. · The Town's resources shall be continually assessed to determine if structures or sites worthy of historic designation are so classified. · The establishment of historic districts is recognized as a viable method to preserve the Town's unique historic character. · Historic building and site preservation, including artifact recovery, shall be incorporated into the building permit and site inspection process. 16. Waterfront (where applicable) Surrounded by Long Tsland Sound to the north and Peconic Bay to the south, Southold has approximately 163 linear miles of coastline, and is very much a coastal community, defined by its waterfront. Protecting the fragile environmental integrity of the waterfront, while simultaneously preserving the Town's maritime heritage and resident's opportunities to live near and enjoy the waterfront, is a major challenge. The following waterfront sustainability principle applies in Southold: Protect environmental sensitive coastal areas, maximize public access to the waterfront to achieve economic benefits from water-dependent and water-enhanced activities, particularly well planned seasonal and commercial activities in appropriate locations. 17. Recreation (where applicable) Abundant open spaces, miles of coastline and first rate park facilities combine to afford a unique recreation experience in the Town of Southold. Such recreation amenities are sought out by residents and visitors alike. The following recreation sustainability principles assure that the Town's recreational resources will be properly and prudently managed. · The Town shall provide adequate recreational facilities and programs for all residents. · Recreational facilities and programs shall be continually evaluated to assure that they meet the needs of residents. · Recreational facilities shall include active as well as passive facilities. · All Town recreational facilities shall be well managed and maintained. Tovm o£$ont~old_r-Iamlet Stndy · Recreational facilities must properties. To ~,~- Wide not adversely affect adjacent uses and Pa~e - 15 IV. HALO ZONE: Hamlet Centers generally are relatively compact areas. Parcel sizes are small, often non- conforming. Host of the land area in the Hamlet Centers is developed and built-up. Consequently, limited new development opportunities remain in these areas. In accordance with established Town policy, new residential growth and development should be directed away from the Town's agricultural and open space areas and toward the Hamlets. While this represents a logically conceived policy, implementing it is foiled by the inescapable fact that the Town's Hamlet Centers are nearly fully built-out and afford very little opportunity to accommodate new residential growth. The issue of addressing residential development has become particularly critical given the recent findings of the "Build-Out Analysis" conducted for the Southold Comprehensive Tmplementation Strategy (2004). This analysis concluded that as many as 6,763 new residential units and 2,541,569 square feet of commercial gross floor area can be built throughout the Town under existing zoning rules, regulations and requirements. The problem of accommodating new growth while simultaneously preserving the unique character of the community is the primary challenge facing the Town of Southold today. One part of the solution to this problem can be found in the creation of a mechanism that will allow for increased residential density immediately adjacent to the Hamlet Centers, while simultaneously maintaining the integrity of the Hamlet Centers, the outlying agricultural and open space areas and the historical character of the community. The proposal calls for the creation of a new floating overlay incentive zone entitled the Hamlet Locus or HALO zone. The name of the district was selected to convey a specific development concept, consistent with the Town's vision. Tn geometry, a locus is defined as a line or plane in which every point satisfies a given condition. Tn our zoning application, a given parcel of land would be eligible for inclusion within the HALO zone, only if it satisfies certain conditions. Tf the Town determines that the conditions are met, then the HALO zoning designation would be affixed to the property, the Zoning Hap amended accordingly, and the new HALO zoning criteria would apply. The authority for the HALO zoning technique is drawn from the incentive zoning provision of New York State Town Law Section 261. This approach is beneficial for three reasons: It preserves the integrity of the Hamlet Centers and avoids eroding their edges while creating a new boundary between the surrounding agricultural and open space areas. · Tt allows suitable parcels of land immediately surrounding the hamlet centers to be developed to support new growth. It allows for the use of incentives to encourage certain particular types of development in the hamlets, where these uses have been found to be appropriate, such as detached single-family homes, attached single-family homes, townhouses, garden apartments, multi-family dwellings and accessory apartments. V. INDIVIDUAL HAMLET STUDIES Following this information are eight separate Harn/et...qtud/es for each of the following hamlets within Southold Town, in order from west to east: Cutchogue New Pe¢oni¢ ~reenpo~ West E~ st M~ rio n Orient These reports are divided into the following sections: Section I gives a brief overview of the subject hamlet. Section II describes the subject hamlet's vision for itself. Section III describes the subject hamlet's Strengths and Weaknesses, as perceived by its own residents. This subsection is useful because it identifies those aspects of the hamlet that its residents want to see enhanced and supported, as well as those aspects of the hamlet that its residents want redressed or improved. Subsection TV describes specific projects, approaches or methods that residents feel will implement their vision for their hamlet. These ideas should be used as a guide for proposed actions, to determine whether the actions will work to help the hamlet achieve its goals for itself. Finally, Subsection V contains a detailed inventory and description of the resources and elements that make up the subject hamlet. Tt also provides useful information about zoning issues. Towa ot'~oulfiold I-fia~t Study I4~mlet o£ I. CUTCHOGUE HAMLET CENTER OVERVIEW: Cutchogue's Ham/et Centeris the commercial and public use core of the community, and is an area of Southold steeped in history. Cutchogue, originally known as Corchaug, or "principal place" by the Indians-was settled by the English, beginning in 1667. This was Southold's first colony. The western end of the Hamlet Center encompasses the Village Green along Case's Lane and Rte. 25, which supports the oldest English-style houses in New York State built in 164-9, the Wickham Farmhouse (ca. 1740), the Old Schoolhouse Museum and the Cutchogue Library, part of which was built in 1862 as a Congregational church. Cutchogue's Hamlet Center is one of the Town's three largest commercial areas (along with Mattituck and Southold), yet the areas retains a distinct small scale, intimate character. The Hamlet Center covers 38.2 acres and includes 4-1 separate tax parcels (Figure C-1). Pa~e C-1 Towa ot'~oulfiold I-fia~t Study I4~mlet o£ II. CUTCHOGUE HAMLET VISION: Looking toward the future, Cutchogue's hamlet vision includes several fundamental components: · Cutchogue's commercial activity must be characteristic of, and take place within a small scale context that is in keeping with the Hamlet's traditional setting. Cutchogue's roots reach deep into the hamlet's agricultural heritage. Tn order to preserve Cutchogue's uniqueness, efforts to strengthen and reinforce the rural agricultural character of the Hamlet must be made. · Preserve the small scale nature of the Hamlet Center as the focus of community life. Larger scale commercial development is clearly inconsistent with the Hamlet Center's character. Large scale in this context not only refers to the square footage of a given facility, but also to the intensity of use, the volume of traffic generated, the nature of the intended market (i.e. targeting a larger market, and not simply the hamlet itself), the extent of site improvements, like off-street parking lots or sewage disposal systems, etc. Embrace a diversity of housing types, within the overall context of the existing character of the Hamlet including townhouses and condiminiums. Mansions and large scale homes are not appropriate. Opportunities for new residential development exist in Cutchogue. A new HALO zone is recommended to facilitate this goal. The parameters of this new zoning, should be designed to accommodate a variety of housing types, at a density of 1/4 acre (1 dwelling/lO,O00 square feet of lot area). · Cutchogue's historic character is also a vital aspect of the area's "sense of place" and should be reinforced. Figure C-2 presents the effective boundary of the new HALO zone. Figure C-3 displays lands within the HALO boundary where development cannot take place due to the presence of environmental constraints, or as a result of previous land protection efforts. P~ge C- 2 Towa ot'~oulfiold ~t Study I4~mlet o£ IV. SPECIFIC HAMLET IMPROVEMENT PRO3ECT RECOMENDATIONS: Throughout the course of the Hamlet Study, the Stakeholders were asked to compile lists of specific improvements or projects they may wish to see implemented. One of the final exercises involved refining these lists to reflect the consensus of the Stakeholders. The following recommendations are organized according to the Ham/et Susta/nabi/ity Pr/nc/p/es described in Section TTT of the Town-wide analysis. 1. Human Scale: Cutchogue's Hamlet Center covers a fairly large spatial area (~38 acres). Commercial sprawl must be prohibited and an emphasis must be placed on fostering a human scale that encourages pedestrian activity and discourages unnecessary vehicle trips. A second commercial area, located outside of the Cutchogue Hamlet Center should be recognized - the area around the King Kullen Shopping Center and the Peconic Bay Winery. This area is clearly not physically or perceptually part of the Hamlet Center, yet it will likely remain a commercial node. As such, a program of enhancing and improving the area should be initiated. Tt is imperative that this area not be allowed to detract from the Hamlet Center itself. Tmmediate safety issues need to be addressed in front of the King Kullen Shopping Center - the entrance off of Route 25 is poorly lit and there is no turning lane east bound. Coordination with the NYSDOT is necessary to assure that potential traffic engineering solutions take into consideration aesthetic issues and preserve the character of the area. 2. Gateways: The development of traditional gateways into the Cutchogue Hamlet Center was found to be unnecessary at this time, due to an organic entrance that already exists as one approaches the Village Green (from the west). Tn the future however, a more defined gateway may become necessary. 3. Streetscape: Every effort must be made to find an alternative to constructing the sump in the middle of Cutchogue Hamlet. The new sump, if constructed, must be adequately screened and landscaped. One of the most visually disruptive elements of the existing streetscape are the presence of overhead utility lines. Existing overhead utility lines in the Hamlet Center should be placed underground. All new development must install all new utilities underground. This is particularly important, and should take place during the upcoming DOT project, connecting the Village Green drainage system to the new sump. Pa~e C- 6 Towa ot'~oulfiold ~t Study I4~mlet o£ The historic and aesthetic character of Cutchogue must not be jeopardized because of DOT's upcoming work. For example, the Iow lying wall in front of both the Library and the Catholic Church should not be compromised. The trees lining the inner aspect of the sidewalks must be maintained. One of the attractive aspects of the Hamlet Center's streetscape are its lovely street trees. Preserving these trees however, requires an on-going commitment. A street tree planting program is recommended that incorporates regular pruning and maintenance as well as the replacement of damaged or dead trees. Restore plantings that were removed by the Post Office. 4. Vehicular Circulation: Route 25 is the primary east/west thoroughfare serving the North Fork, as well as the Cutchogue Hamlet Center's pedestrian oriented main street. Traffic calming measures are necessary to slow traffic through the Hamlet Center. The full range of options should be considered including speed bumps, raised and textured crosswalks, chokers and curb extensions, pedestrian refuges, roundabouts, chicanes, cautionary signage and pavement striping, which are all examples of possible traffic calming measures. median on the Main Road is a specific traffic calming recommendation. Widening roadways, particularly Route 25, to accommodate ever increasing volumes of traffic, should not be allowed in Cutchogue. Signage is recommended reading "Slow Entering Cutchogue Hamlet Center". This signage should be posted in highly visible locations, including on bollards in the center road median. Traffic concerns exist around the King Kullen commercial node. A comprehensive site analysis that addresses access, driveway locations, circulation and the potential for creating a rear bypass connecting to Cox Lane should be conducted. Evaluate all sight distance impediments at driveways and intersections and correct as required. Tmpediments include utility poles, signs, un-kempt landscaping and street trees, fences, etc. Often, these structures are privately owned and constructed illegally within the right-of-way. 5. ParkinG: ,/ An adequate number of off-street parking spaces are available in the Hamlet Center. Existing public parking areas must be continually maintained, and re-surfaced as required. Page C- 7 Tov/a ot'~oulfiold ~t Study I4~mlet o£ 6. Pedestrian Circulation: Route 25 physically and perceptually splits the Hamlet Center in two. Overcoming this separation by creating safe and efficient pedestrian connections is a primary issue. Crosswalks should be creatively designed. Tntersection sidewalks extensions (lessening the street width), pavement variations in texture, materials and color, raised pavement, signage, crosswalk bollards are all examples of potential solutions. Existing sidewalks that are cracked, uneven, uplifted due to tree roots, and generally in poor condition must be repaired and if necessary replaced. IVlaintaining safe and usable sidewalks is a major factor in fostering a walkable hamlet. Sidewalk maintenance responsibilities should be clearly established, and individual property owners should be periodically apprised of their maintenance obligations. Sidewalks should be extended on both sides of Route 25 for the entire length of the Hamlet Center, and should extend to Crown Land Lane in the west. New residential development in the HALO zone should reflect a "walkable community" that enhances and supports neighboring businesses in the Hamlet Center. Tn addition to a complete well maintained sidewalk system, it is recommended that consideration be given to the creation of new walking paths and alleys. These pedestrian connections would creatively interconnect nodes of activity by formally recognizing and improving traditional "short cuts." Tmprovements might include clearing and cleaning, lighting, providing legal means of access, removing physical impediments such as gates, preparing surfaces, etc. As a method to reduce dependence on individual automobiles, and to encourage fitness among residents, a bicycle friendly infrastructure should be created. The Cutchogue Hamlet Center is quite fiat, and bicycling is not encumbered by challenging terrain. As a result, many people currently utilize bicycles for transit and for pleasure. IVlore would likely turn to their bikes if a more accessible infrastructure were put in place, including bike paths and lanes, efficient crosswalks, safe and convenient bike racks and storage areas etc. 7. Public Transportation: It is recommended that an alternate location be found for the bus stop. The new locations should provide a safe and convenient location for the bus to pull out of the flow of traffic. Tf it is located on the IVlain Road, pull-offs should be provided. Assist in publicizing the availably and benefits of utilizing public transportation resources and facilities. P~ge C- 8 Tov/a ot'~oulfiold ~t Study I4~mlet o£ 8. Building Design: The development of building design standards is recommended for the Hamlet Center. These standards would provide framework of building renovation and re- design options. strongly empowered Architectural Review Board should support the preservation of Cutchogue's unique building character. 9. Infrastructure: Overhead utility lines detract from the aesthetic appearance of the Hamlet and impede views of the streetscape and individual buildings. These utility lines should be placed underground. The Hamlet Center and HALO zone should be fully served by public water facilities. 10. Enterprise: The Hamlet Center should support appropriately scaled businesses and uses aimed at year-round and seasonal residents, with an emphasis on cultural and recreational activities. Art galleries are viewed as a desirable uses in the Hamlet Center. Permitted uses in the HB zoning district should accommodate businesses that support the east end's life style, not up-Tsland trends and marketing approaches. The provision of decent, well paying jobs for the hamlet's young people is a serious issue. Without this employment base, young people will continue to leave the Town for better opportunities elsewhere. This imbalance is one of the factors feeding the current speculative and second home real estate market. The Hamlet Center should support modest and limited business activity. Large scale commercial activity would be inconsistent and inappropriate. Zoning controls should be implemented, including the use provisions discussed above, but also bulk, area, height, setback and density provisions. 13. Housing: The creation of a new HALO zone is recommended that provides for a variety of housing types, and increased density to the equivalent of 1/4 acre zoning. When adding density in the HALO zone, it is critical that the Hamlet's rural balance is maintained by extinguishing the potential for those additional units in the agricultural and open space areas, perhaps through the implementation of a TDR program. P~ge C- 9 Towa ot'~oulfiold ~t Study I4~mlet o£ Mixed housing opportunities should be provided for young people as well as retirees. For example two-story townhouses supporting both affordable (workforce) housing units and market rate units. Affordable housing should be shared among the Hamlets throughout the Town. Facilitate affordable housing through legal, code-conforming accessory apartments. An accessory apartment amnesty program, for apartments brought up to code, is recommended. Those participating in the program would benefit from a streamlined legalization process. Those not participating in the program would be subject to increased enforcement activities, penalties and fines. Acquire, develop or redevelop individual lots throughout the Hamlet, and the Town, to facilitate the creation of affordable housing opportunities through the Community Land Trust of Southold. One substantial potential new housing site has been identified within the Hamlet Center. The site is a 47 acre parcel located on Schoolhouse Lane. The potential to provide some workforce housing exists on this parcel. 14. Open Space Preservation: The major purpose of the Hamlet and HALO definition is to promote the preservation of open space by concentrating commercial and residential growth within the Hamlet/HALO boundaries. Preservation of open spaces is a priority as it is this open space that defines the character of the Cutchogue Hamlet. Accelerate the Purchase of Development Rights Program and Open Space Preservation Program in the area outside of the Hamlet Center and HALO zone. 15. The Working Landscape: Preserve and support the Hamlet's agricultural industry. Achieving this goal requires not only preserving agricultural land, but also requires the provision of the full range or ancillary and support facilities necessary to maintain this industry, including providing a trained work force that is able to reside within the Town. 16. Historic Resources: Continue to preserve and protect the Hamlet's historic resources. Several large historic trees warrant special designation and protection. P~xe C- IO Tow o[~out~olcl I-Im~t Stu~ Hamlet o[ Culcfiogue 17. Recreation: v' Create an active playground with play apparatus at the school property on the west side of Depot Lane. Payee C-// Towa ot'~oulfiold ~t Study I4~mlet o£ V. CUTCHOGUE HAMLET CENTER: The Cutchogue Hamlet Center is today a diverse business district that exhibits several basic characteristics: Character- the Cutchogue Hamlet Center exhibits certain fundamental characteristics that contribute to its unique "sense of place." These elements of "character", be they public places, civic uses, patterns of land use, architecture or the hamlet's orientation and configuration, tend to lend justification to the delineation of the hamlet. Appearance -The streetscape, architecture and historic character of Cutchogue are unifying elements that contribute to the designation of the Hamlet Center. This appearance is often directly related to the underlying zoning controls and associated land use regulations. ConYenience -The Hamlet Center is, by definition, a relatively compact and unified area. Convenient pedestrian circulation patterns, ample and proximate parking and well placed civic facilities (e.g. post offices, places of worship, park areas, etc.) contribute to creating a level of convenience common to all hamlet centers. These basic elements form the conceptual basis for delineating the Hamlet Center. Additional evaluation of the following specific factors was also conducted to further refine the Hamlet Center delineation: · Zoning · Pattern of land use · Vacancies · Parking · Utilities · Civic/historic features · Traffic conditions. These factors, combined with the five basic physical forms described earlier in Section TT of the Town-wide analysis (Paths, Edges, Districts, Nodes and landmarks - Figure C-4) produced the final Hamlet Center boundary. The Cutchogue Hamlet Center extends approximately some 2,000 linear feet along the Main Road (NYS Route 25). The area is intersected by Cases Lane and New Suffolk Road on the south side of Route 25, and by Grif-fing Street, North Street, Depot Lane and Schoolhouse Lane on the north side of Route 25. Tn total the Hamlet Center encompasses approximately 38 acres. The western edge of the Hamlet Center extends beyond the HB zone to include the civic uses of the Cutchogue Library, the Old House and the Village Green along Cases Lane, as well as the Sacred Heart Church on the north side of Route 25. The uses reinforce the historical legacy of the Hamlet Center, and serve to demonstrate that the hamlet's link to the past is both perceptually alive and physically enduring. The Hamlet Center includes a mix of retail, office, restaurant, service and civic uses. P~xe C-12 Towa ot'~oulfiold ~t Study I4~mlet o£ A. Summary of Hamlet Center Characteristics: The following summary of the Hamlet Center's characteristics was compiled from the Town's Geographic Tnformation System database, supplemented by field reconnaissance conducted through the 2004/2005. 1. Land Area: Total Hamlet Center Land Area: The Cutchogue Hamlet Center comprises all or portions of 41 tax parcels encompassing 1,664-,863 square feet or 38.2 acres (Map C-5). These figures are exclusive of roadway rights-of-way. Individual Parcel Ownershio Characteristics: The 41 parcels that comprise the Cutchogue Hamlet Center are distributed relatively evenly throughout the area, along Route 25, New Suffolk Road and Schoolhouse Lane. The average size of the parcels is 4-0,606 square feet or .9 of an acre. This average lot size is exaggerated due to the inclusion of several vary large parcels along Griffing Street There are 35 separate owners in the Hamlet Center. While there is no predominant owner controlling large portions of land in the Hamlet Center, the Roman Catholic Church of the Sacred Heart and Alfred and Marie Terp each own 3 separate parcels, making them each the largest owner of individual lots. The largest land owner in terms of area within the Hamlet Center is Anjo Ltd, which owns 7.1 acres on the west side of Griffing Street. This amounts to 18.6% of the Hamlet Center. Vacant Land: There are three parcels of vacant land in the Hamlet Center, all located adjacent to one another on Griffing Street and Schoolhouse Lane. These three parcels total 12 acres or 31.4-% of the Hamlet Center. Public & Quasi-Public Land: 5 public and 3 quasi-public parcels of land are located in the Hamlet Center. The 5 public owned parcels cover 5.56 acres or 14.5% of the Hamlet Center. The 3 quasi- public parcels cover 2.27 acres or 5.9% of the Hamlet Center. Tn total, the lands devoted to public and quasi-public uses cover 7.83 acres or 20.5% of the Hamlet Center. P~xe C- I.~ Towa ot'~oulfiold ~t Study I4~mlet o£ Owner I Tax Map Designation I Address !~!~!~!~!~!~!~!~!~!~!~!~!~!~!~!~!~!~!~!~!~!~!~!~!~!~!~!~!~!~!~!~!~!~!~!~!~!~!~!~!~!~!~!~!~!~!~!~!~!~!~!~!~!~!~!~!~!~!~!~!~!~!~!~!~!~!~!~!~!~!~!~!~!~!~!~!~!~!~!~!~!~!~!~!~!~!~!~!~!~!~!~!~!~!~!~!~!~!~!~!~!~!~!~!~!~!~!~!~!~!~!~!~!~!~!~!~!~!~ Cutchogue Fire District 102.-6-5 260 New Suffolk Road Cutchogue Fire District 102.-6-11.1 355 New Suffolk Road Cutchogue/New Suffolk Park 109.-5-6.1 27320 Main Road District Old House Society Inc. 109.-6-2.1 355 Cases Lane Cutchogue Library 109.-6-2.2 255 Cases Lane Roma Catholic Church of the 102.-1-18.1 27835 Main Road Sacred Heart Roma Catholic Church of the 102.-6-2.2 27700 Main Road Sacred Heart Roma Catholic Church of the 102.-6-2.3 27700 Main Road Sacred Heart All of the public and quasi-public lands are located in the western half of the Hamlet Center, along New Suffolk Road, Cases Lane and at the corner of Griffing Street and the Main Road. e. Land Area per Zoninq District: Three zoning districts are located within the Cutchogue Hamlet Center: · R-40 - Residential Low Density District · HB- Hamlet Business District · RO- Residential Office District By far the most prevalent zoning district in the Hamlet Center is the HB zone, which covers 32.4 acres or 85% of the Hamlet Center. The R-40 zone governs the next largest portion of the Hamlet Center, 4.1 acres or 11%, followed by the RO zone which covers 1.75 acres or 4%. HB 32.37 acres R-40 4.1 acres RO 1.75 acres I 35.2 acres Page C- 14 Towa ot'~oulfiold I-fia~t Study I4~mlet o£ Cu'~l~og~e Appendix, as are the individual property survey forms used to evaluate each building. In general, the vast majority (71%) of Cutchogue's building stock is in "Good" condition. According to the 2000 Census, this building stock is aging. Approximately 25% of these buildings were built prior to 1939, while nearly half of the buildings are over 40 years old. Given the age of the structures in the Hamlet Center, the large number of buildings in "Good" or "Excellent" condition is a clear reflection of the efforts expended by the landowners in the Hamlet Center to properly maintain their properties. Condition # of Buildings Percentage Excellent 4 9% Good 32 71% Fair 4 9% Poor 2 Very Poor 2 4% Restored 1 2% I 4s I zoo% Chart C-3 Building Condition [] Excellent BGood [] Fair [] Poor BVery Poor [] Restored b. Buildinq Structural & Exterior Materials Most of Cutchogue's buildings are shingled wood frame structures. This form of construction reflects the use of the traditional building materials that were on-hand throughout the historical development of the Hamlet Center. The continued use of these traditional building materials reflects the communities adherence to its traditional patterns of development. Masonry construction accounts for only about 1/4 of all structures, while the use of steel in building systems is almost non-existent. P~ge C- 17 Tow• ot'~oulfiold ~t Study I-l~mlet o£ Material # of Buildings Percentage Clapboard 11 24% Brick 9 20% Stucco 0 -- Alum/Vinyl Siding 2 4% Stone 0 -- Shingle 19 42% Masonry 4 9% Other 0 -- I 4s I lOOO/o Chart C-fi4 Exterior Building Materials [] Clapboard [] Brick [] Stucco [] Siding [] Stone [] Shingle •Masonry Structural System # of Buildings Percentage Wood Frame 32 71% Masonry Load Bearing 12 27% Steel i 2% I 45 100% Chart C-5 Building Structural System []Wood Frame [] Masonry [] Steel Page C- 18 Tov/a ot'~oulfiold ~t Study I4~mlet o£ Cul~l~ogee c. Buildinq Heiqhts: Most of the buildings in the Hamlet Center are two-story structures (51%). A significant percentage are one story (42%). Number of Stories # of Buildings Percentage 1 19 42% 2 23 51% 3 3 7% I 45 100% 4. Assessed Valuation & Tax Revenue: Local governments levy their property taxes on the basis of "assessed values'; which are a fraction of full or market value. Assessed values are then multiplied by the effective tax rates to obtain the amount of actual taxes owed to each taxing jurisdiction. Assessed value is also a useful indicator of the market value of a parcel or area. Assessed Value: The 41 properties in the Cutchogue Hamlet Center have a combined assessed value of $410,136 (utilizing 2004 rates). The largest assessed value on a property is $83,300 for the Sacred Heart Church property at 27835 IVlain Road. The lowest assessed value is $1,100 on a .85 acres parcel owned by IVlarie Terp at 28,205 IVlain Road, which is currently be developed as a parking lot. b. Tax Rates: The following tax rates apply to property in the Cutchogue Hamlet Center: · Suffolk County Tax 24.461 · Town Tax 177.224 · School Tax 593.553 · Library 48.336 · Fire District 54.343 · Solid Waste 8.115 · Wastewater 1.417 · Park District 7.715 Total 922.669 Utilizing the tax rates set forth above, the total tax revenue generated from the Hamlet Center is $378,420 annually. 5. Business Establishments: During the field assessment of each building in the Hamlet Center, all businesses or building tenants that were identifiable by signage or other evident designation, were recorded. Tn total 39 such enterprises were identified. As illustrated by the following list, the types of Tov/a ot'~oulfiold ~t Study I4~mlet o£ businesses in the Hamlet Center are very well distributed among various business enterprises. No one particular business dominates the Hamlet center. As would be expected in a healthy hamlet, the most prevalent businesses in the Hamlet Center are retail (21%), followed by medical offices (13%), retail services and also retail food markets (both 10%). Religious uses are also a significant presence in the Hamlet Center (10%). Retail · Pets Express · North Fork Stitches · Diamond Girl Woman's Fashions · Thistle Bees Antiques and Gifts · Cutchogue Country Store · Creative Collections Gift Shop · EIImers Homemade Amish Furniture · Cutchogue Hardware Private Club · Synchronicity Health & Racquet Club Retail ~e rv ice · Franks Barber Shop · Vacuums Plus · Chugins Beauty Parlor · North Fork Bank ~ledical Office · Dr. 3. Lizewski, General Dentistry · Dr. C. Gatewood, Adult Neurology · R. Prietro, Dentist · North Fork Physical Therapy · Office Government · Cutchogue Post Office · Cutchogue Fire Department · Cutchogue Free Library Ga lIe ~ · Old Town Arts & Crafts Guild · Penny Art Gallery & Studio Office · R. Lark & IV1. Folts Law Office · The Granite Financial · Geralyn Lang Realty Towa o£~oulfiold I-Iazdet Study I4~mlet o£ Culcfiog~e Automotive · Metro-Peconic Automotive Restaurant · Cutchogue Diner · Scoops · Fishermen's Rest Food Market Retail · Country Delicatessen of Cutchogue · 7-11 · Cutchogue Village Market · Wickhams Fruit Farm Religious Uses · Our Land of Mercy Regional School · Sacred Heart Roman Catholic Church · Sacred Heart Rectory · Sacred Heart Convent 6. Existino Zonino: As noted above, portions of 3 separate zoning districts are located within the Hamlet Center (Figure C-7): · R-40 - Residential Low Density District · HB- Hamlet Business District · RO- Residential Office District Each of these districts serve different purposes and include differing use and dimensional, area and bulk regulations. a. R-40- Residential Low Density District The R-40 districts is one of the most prevalent zoning districts in the Town of Southold. This zone governs the second largest amount of land in the Hamlet Center (4.1 acres or 11% of the land area), and includes 4 parcels. The purpose of the R-40 district, as set forth in §100-30A.1. of the Zoning Ordinance is: To provide areas for residential development where existing neighborhood characteristics, water supply and environmental conditions permit full development densities or approximately one dwelling unit per acre and where open space and agricultural preservation are not predominate objectives. The following uses are permitted in the R-40 district: Page C- 21 Towa ot'~oulfiold ~t Study I4~mlet o£ Permitted Uses: · One-family detached dwellings · Agricultural operations · Building, structures and uses operated by the Town of Southold, school districts, park districts and fire districts · Wineries Special Permit Uses: · Two-family dwellings · Places of worship · Private elementary, high schools, colleges or other educational institutions · Nursery schools · Philanthropic, eleemosynary or religious institutions, health care, continuing care and life care facilities · Public utility uses · Beach clubs, tennis clubs, country clubs, gold clubs, public gold courses and annual membership clubs · Cemeteries · Stables and riding academies · One accessory apartment · Bed and breakfast · Historical society · Libraries, museums or art galleries Accessory Uses: · Customary accessory structure · Home occupation · Boat docking facilities · Garden house, tool house, swimming pool, tennis court · Private garage · Off-street parking spaces · Storage of a boat or trailer · Horses or domestic animals · Yard sales or similar types of sales · Winery accessory gift shop · Child care storage building, playhouse, wading pool, The following bulk and area regulations apply in the R-40 district: Minimum Lot Area 40,000 sqft Lot Width ! 50' Lot Depth !75' Front Yard 50' Side Yard !5' Side Yard (Both) 35' Page C- 22 Towa ot'~oulfiold ~t Study I4~mlet o£ Rear Yard 50' Livable Floor Area per Dwellin~l Maximum Lot Coverage 850 sqft 2O% Building Height 2 1/2 stories/35' b. HB - Hamlet Business District The HB district accounts for a majority of the land area of the Hamlet Center. 32.37 acres or 85% of the Hamlet Center is zoned HB. 35 of the parcels in the area (85%) are zoned HB. This district permits the widest variety of uses and allows for the greatest density of development of the zoning districts in the Hamlet Center. The purpose of the HB district, as set forth in §100-90 of the Zoning Ordinance is: "To provide for business development in the ham/et central business areas, including retail, ofF/ce and service uses, public and semi-public uses, as we//as hotel and motel and multi-family residential development that ~411 support and enhance the retail development and provide a focus for the hamlet." The following uses are permitted in the HB district: Permitted Uses: · One-family detached dwellings · Building, structures and uses operated by the Town of Southold, school districts, park districts and fire districts · Two-Family Dwelling · Boardinghouse and tourist home · Business, professional and governmental offices · Banks and financial institutions · Retail stores · Restaurants · Bakeshops · Personal service stores · Art, antique and auction galleries · Artists' and craftsman's workshops · Auditoriums or meeting halls · Repair shops · Custom workshops · Bus or train stations · Theaters or cinemas · Libraries or museums · Laundromats · Bed & Breakfasts Special Permit Uses: · Private elementary, high schools, colleges or other educational institutions · Nursery schools · Philanthropic, eleemosynary or religious institutions, health care, continuing care and life care facilities · Public utility uses P~e C- 23 Towa ot'~oulfiold ~t Study I4~mlet o£ · One accessory apartment · Multiple dwellings &townhouses · Motel &hotel · Apartments above retail stores & offices · Boarding or tourist homes · Fraternal or social institutional offices or meeting halls · Drinking establishments · Public garages · Funeral homes · Flea markets · Takeout & formula food restaurants Accessory Uses: · Customary accessory structure · Home occupation · Boat docking facilities · Garden house, tool house, storage swimming pool, tennis court · Private garage · Off-street parking spaces · Storage of a boat or trailer building, playhouse, wading pool, The following bulk and area regulations apply in the HB district: Minimum Lot Area 20,000 sqft Lot Width 60' Lot Depth 100' Front Yard 15' Side Yard 10' Side Yard (Both) 25' Rear Yard 25' Landscape Area 25% Maximum Lot Coverage 40% Building Height 2 stories/35' c. RO - Residential Office District: The RO district accounts for approximately 1.75 acres or 5% of the Hamlet Center. This is smallest district in the Hamlet Center. Only 2 parcels (5%) are zoned RO. The purpose of the RO district, as set forth in §100-70 of the Zoning Ordinance is: "To provide a transition area between business areas and/ow density residentia/ deve/opment a/ong major roads which wi//provide opportunity for/imited non- residenbb/ uses in essentia//y residentia/ areas. " The following uses are permitted in the RO district: Page C- 24 Towa ot'~oulfiold ~t Study I4~mlet o£ Permitted Uses: · One-family detached dwellings · Building, structures and uses operated by the Town of Southold, school districts, park districts and fire districts · Fraternal organizations · Bed & breakfasts Special Permit Uses: · Two-family dwellings · Places of worship · Private elementary, high schools, colleges or other educational institutions · Nursery schools · Philanthropic, eleemosynary or religious institutions, health care, continuing care and life care facilities · Public utility uses · Beach clubs, tennis clubs, country clubs, gold clubs, public gold courses and annual membership clubs · Professional offices and business offices · Funeral homes · Libraries, museums or art galleries · Apartments above retail &offices Accessory Uses: · Customary accessory structure · Home occupation · Boat docking facilities · Garden house, tool house, storage building, playhouse, wading swimming pool, tennis court · Private garage · Off-street parking spaces · Storage of a boat or trailer · Accessory structures necessary to provide sewer, water, heat & utilities. pool, The following bulk and area regulations apply in the RO district: Minimum Lot Area 40,000 sqft Lot Width ! 50' Lot Depth 175' Front Yard 50' Side Yard 15' Side Yard (Both) 35' Rear Yard 50' Livable Floor Area 850 sqft Maximum Lot Coverage 25% Building Height 2 1/2 stories/35' Payee C- 25 Towa ot'~oulfiold ~t Study I4~mlet o£ Cul~fiog~e 7. Parkino: Off-Street Parkinq: There are no Town owned public parking lots in the Cutchogue Hamlet Center. However, several privately owned parcels provide public off-street parking. The first parcel is a 1/2 acre portion of the Fire Department property fronting on New Suffolk Road. This area, which supports about 20 spaces, offers unrestricted public parking. The Town also leases the parking lot behind the Cutchogue Presbyterian Church. While this parcel is located outside of the Hamlet Center boundary, it supports uses in the Hamlet Center. A new large parking lot is currently under construction on property owned by Marie Terp at 28205 Main Road. This lot is being improved by the Town in exchange for its use for public parking. This lot may accommodate somewhere in the vicinity of 150 parking spaces. The largest off-street parking lots, other than the Terp parcel, are the Sacred Heart Church & Our Lady of Mercy School site (64 spaces), the Fire Department property mentioned above (~50 spaces) and the lot behind the Fisherman's Rest Restaurant (50 spaces). Exclusive of the Terp parcel, approximately 418 off-street parking spaces are available in the Hamlet Center. Tf the Terp parcel is included, this number rises to approximately 568 spaces. On-Street Parkinq: On-street parking in the Hamlet Center is permitted along the Main Road, and is restricted by posted I hour parking limitations. On-street parking also takes place along Depot Lane, North Street and Griffing Street. No posted restrictions exist on these roadways. Griffing Street was recently improved with 45 degree parking spaces behind a mountable curb separating the parking spaces from the traveled way. 8. Transportation: a. Fxistinq Roadway Characteristics: The roadway network in the Hamlet Center is comprised of six different roadways: IVYS Route 25 (Alain Road) - The Main Road is classified as a major arterial roadway and lies within the jurisdiction of the New York State Department of Transportation. The roadway is comprised of two 12' wide traffic lanes, with paved shoulders of variable width ranging from 3' to 10' wide. The pavement is in good condition throughout its length. A 4' wide painted island is present in the center of the roadway between Griffing Street and New Suffolk Road. Painted cross walks are present at the New Suffolk Road and Cases Lane intersections. New Suffolk Road-This roadway is classified as a minor arterial roadway and connects the Hamlets of Cutchogue and New Suffolk. Tt supports two traffic lanes approximately 22' in width. The width of the roadway in this area is deceptive because it gives way directly to driveway aprons or parking areas on adjacent properties that are at the same grade and paved with the same P~xe C- 26 Towa ot'~oulfiold ~t Study I4~r. let o£ material. It is therefore difficult to distinguish where the roadway ends and the parking lots begin. The pavement condition in this area is good, and the roadway falls under the jurisdiction of the Town. ¢~ses L~ne - This Town roadway serves as a collector street and connects the local streets of the Fairway Farms subdivision to the IVlain Road and the Hamlet Center. The roadway is 22' wide, but appears wider near the library where 14- parking spaces directly access the roadway. The roadway supports two traffic lanes and the surface is in good condition. DepotLa#e- Depot Lane is one of the primary north/south collector streets in this portion of the Town. The roadway is approximately 24-' wide and supports two traffic lanes. The pavement is generally in good condition. Depot Lane is a Town Road. IVorth Street-This roadway is classified as a local street. It is under the jurisdiction of the Town, and supports two traffic lanes on pavement of approximately 22' in width Griffin§Street-This roadway is a local street supporting two traffic lanes. The pavement width varies. A raised median separates the two traffic lanes near its intersection with the IVlain Road. The northbound lane is approximately 12' in width and the southbound lane is approximately 13' wide. The roadway has recently been repaved, and as noted above, a mountable curb has been installed to separate the traveled way from a parking area. Schoolhouse Lane - This roadway is classified as a local street. It is under the jurisdiction of the Town, and supports two traffic lanes on pavement of approximately 22' in width b. Traffic Control Devices The Route 25/New Suffolk Road intersection is regulated by a traffic light, one of the two full phase traffic lights in the town. The only other traffic control devices in the Hamlet Center at stop signs posted on Cases Lane, Griffing Street, North Street and Depot Lane. The Posted speed limit in the Hamlet Center is 30 mph. 9. Existina Utilities Water SUDDIV: The Cutchogue Hamlet Center relies exclusively on ground water for its potable water supply. This water is supplied either via private wells or through water mains owned by the Suffolk County Water Authority. Tn the Cutchogue Hamlet Center, a SCWA water main runs along New Suffolk Road, and along the Route 25 from New Suffolk road to the. Roughly 1/2 of the Hamlet Center has direct access to this water main. The remaining properties must rely on private wells. P.~e C- 27 Tov/a ot'~oulfiold ~t Study I4~mlet o£ Sanitary Sewaqe: Public sewers are not available in the Cutchogue Hamlet Center. All sanitary sewage disposal takes place through the use of individual on-site septic systems. Electricity: The Hamlet Center is supplied with electricity from the Long Tsland Power Authority. Power lines are suspended along utility poles located within the rights-of way. There are no underground power lines in the Cutchogue Hamlet Center. Natural Gas: A natural gas line, owned by LTPA, is located along Route 25. IVlost properties are not connected to the line, and a current moratorium on new connections is presently in place by LTPA. Solid Waste: Southold's transfer station on Route 48 primarily handles residential municipal solid waste. Most of the commercial solid waste, including most of the Hamlet Center's solid waste is collected by private carters and disposed of at disposal facilities outside of Southold. 10. Historic Resources The Cutchogue Hamlet Center supports a number of historic buildings, including one of the oldest buildings in New York State (the circa 1649 Old House). The following sites are locally designated historic landmarks located in the Hamlet Center: · Honeymoon Cottage- Village Green · Wickham Farmhouse- Village Green · Cutchogue Diner · The Old House 11. Hamlet Data Table Table C-12 presents specific data for each parcel within the Hamlet Center. This data was compiled from the Town of Southold GTS. P~ge C- 28 E E E ~ ~ ~ E ~ E E ~ ~ 8 .~ ~ o o o o o o ~o o~ o~ ~oS~~° ~ o~s- - ~ z ~ ~ o ~ ~ ~ Tov~ o£$ou~old l-l~tet Stndy I-l~tet o£East Marion I. EAST MARION HAMLET CENTER OVERVIEW: East Marion, originally known as Oysterpond Upper Neck, later named Rocky Point was founded in 164-6. The present name of the hamlet honors General Francis Marion, the "Swamp Fox" of the American Revolution. East Marion is well known as the headquarters of an active lifesaving station which over the years, rescued numerous mariners whose ships were wrecked on the treacherous rocks of the Sound. The hamlet's maritime heritage is evident in the local nickname of "shad-eyes", which is a reference to local fisherman. East Marion houses the only memorial post office in the United States. Tt has been operating since 194-9 as a working memorial to veterans of World War TT, Korean War and Vietnam. East Marion's Hamlet Center is one of the smallest in the Town covering 6.7 acres, and including 5 separate parcels (Figure EM-i). Tov~ o£$ou~old l-l~tet Stndy I-l~tet o£East Marion II. EAST MARION HAMLET VISION: Looking toward the future, East Marion's hamlet vision includes several fundamental components: · Strengthen and reinforce rural agricultural character of the land around the Hamlet Center. · Preserve the small scale nature of the Hamlet Center as the focus of community life. Prevent larger scale commercial development. The Hamlet Center's commercial extent is extremely limited, and should remain so. Larger scale commercial development is clearly inconsistent with the Hamlet Center's character. Large scale in this context not only refers to the square footage of a given facility, but also to the intensity of use, the volume of traffic generated, the nature of the intended market (i.e. targeting a larger market, and not simply the hamlet itself), the extent of site improvements, like off-street parking lots or sewage disposal systems, etc. · While not part of the Hamlet Center, the satelite limited commercial area at the corner of Rocky Point Road should remain intact. Opportunities for new residential development exist in East Marion. A new HALO zone should be designed to accommodate a variety of housing types, at a density of 1/2 acre. (1 dwelling/20,000 square feet of lot area). Embrace a diversity of housing types, such as townhouses, attached single family dwellings, multi-family dwellings, etc., within the overall context of the existing character of the Hamlet. · The creation of affordable "workforce" housing is a priority. · Accessory apartments are viewed as a viable method to accommodate additional growth. Figure ELY1-2 presents the effective boundary of the new HALO zone. Figure ELY1-3 displays lands within the HALO boundary where development cannot take place due to the presence of environmental constraints, or as a result of previous land protection efforts. Tov~ o£$outhold l-l~tet Study I-l~tet o£F~st Msrlon IV. SPECIFIC HAMLET IMPROVEMENT PROJECT RECOMENDATIONS: Throughout the course of the Hamlet Study, the Stakeholders were asked to compile lists of specific improvements or projects they may wish to see implemented. One of the final exercises involved refining these lists to reflect the consensus of the Stakeholders. The following recommendations are organized according to the Ham/et Sustainabi/ity Principles described in Section III of the Town-wide analysis. :t. Gateways: The development of an well designed gateway is recommended. The gateway should include signage welcoming visitors to the historic hamlet of East Marion, and should identify features such as farming, fishing and hunting. A visible and well designed gateway can serve the dual purpose of providing a degree of traffic calming. The gateway might reinforce the speed limit, indicate enforcement measures or include a radar speed clock with the design itself. 2. Building Design: Establish a pre-submission requirement for all HALO projects where input can be solicited from stakeholders regarding project design, aesthetics, etc. prior to the formal review of the project by the Planning Board. This new step in the process will allow for local input to be incorporated into the project at the earliest stage, thereby expediting the formal review and minimizing neighborhood conflicts. A new "village green" Hamlet Center focal point is recommended. This village green can utilize the land behind the Post Office and Fire House as well as the neighboring Kortsolakis property. Reorienting the existing buildings to focus on the green, along with the addition of new buildings (perhaps a small market) along with reconfigured parking, and a new design focal point (a monument, clock, fountain, gazebo, landscaping etc), will reorient the Hamlet Center away from Route 25, which is dangerous and generally unpleasant due to traffic volumes, toward a new traditionally configured village core. This recommendation represents a very unique opportunity to create, almost from scratch, a new Hamlet Center. Nowhere else in Town does such an opportunity exist. Diversity in building design adds a degree of excitement and uniqueness to the Hamlet Center, and it is encouraged. This diversity however, must not jeopardize the areas historic character or resources. 3. Streetscape: One of the attractive aspects of the Hamlet Center's streetscape are its lovely street trees. Preserving these trees however, requires an on-going commitment. A street tree planting program is recommended that incorporates regular pruning and maintenance as well as the replacement of damaged or dead trees. Tov~ o£$outhold l-l~tet Study I-l~tet o£F~st Msrlon 4. Vehicular Circulation: Orient ferry traffic is excessive and problematic. Methods to mitigate this problem should be aggressively pursued through all available avenues, and continually reassessed, reevaluated and adjusted accordingly. Aggressive traffic calming measures are necessary. The full range of options such as speed bumps, raised and textured crosswalks, chokers and curb extensions, pedestrian refuges, roundabouts, chicanes, cautionary signage, pavement striping, rumble strips, and break-away bollards in center of road, etc., should be considered for use. Any and all traffic calming measures employed must be "farmer friendly." A traffic light should not be placed in East Marion. If traffic volumes meet warrants for the installation of a light, it should be installed closer to the ferry. It is recommended that the posted speed limit through the Hamlet Center be reduced, and violations should be aggressively enforced. One method to minimize the continuous flow of ferry traffic is to work with ferry to stagger departing vehicles. Staggering groups of vehicles by no more than 1 minute, will provide sufficient separation to allow relatively normal vehicle movements along Route 25 to take place. Create an new access and vehicle circulation loop through the interior of the Hamlet Center, behind the Post Office and Fire House, and combining with the adjacent Kortsolakis property. This new loop would support the new "village green" Hamlet Center focal point. The primary purpose of the loop would be to get traffic destined for the Hamlet Center off Route 25, and into a safe and efficient traffic pattern that is seamlessly integrated with the newly created hamlet Center village green. Evaluate all sight distance impediments at driveways and intersections and correct as required. Tmpediments include utility poles, signs, un-kempt landscaping and street trees, fences, etc. Often, these structures are privately owned and constructed illegally within the right-of-way. 5. Pedestrian Circulation: Evaluate the feasibility of creating new crosswalks across Route 25 at Bay Avenue to the Hamlet Center and at the church to East Marion Park. A very effective method to allow for access to and enjoyment of East Marion's open space resources is to develop a trails system. Such a system, incorporating existing as well as new trails, could connect features such as the school house park, Dam Pond, etc. In addition to the development of a walking/hiking trail system, consideration should simultaneously be given to the development of a bikeway trail. Tov~ o£$outhold l-l~tet Study I-l~tet o£F~st Msrlon Crosswalks should be creatively designed. Intersection sidewalks extensions (lessening the street width), pavement variations in texture, materials and color, raised pavement, signage, crosswalk bollards are all examples of potential solutions. 6. Parking: Eliminate on-street parking on the south side of Route 25, adjacent to the Hamlet Center. Develop an appropriately scaled municipal parking lot in a newly designed "village green" type Hamlet Center focal point. Parking for accessory apartments must be properly regulated. Large parking lots in front yards should be prohibited. 7. Public Transportation: An attractively designed bus shelter with benches, etc. for the S92 bus is recommended. The location of the bus shelter should conveniently integrate the shelter with the Hamlet Center Assist in publicizing the availability and benefits of utilizing public transportation resources and facilities. 8. Infrastructure: Overhead utility lines detract from the aesthetic appearance of the Hamlet, particularly along the causeway. These utility lines should be placed underground. The stakeholders have expressed an interest in utilizing alternative energy resources. In that regard, consideration should be given to the creation of a utility district that would provide for the generation of electricity for local use through windmills or tidal flow, in conjunction with LIPA. 9. Maintenance: Additional trash receptacles are required, particularly at beach street ends. Increase the frequency of trash collections. Noise, from uses such as the Blue Dolphin hotel is a problem. East Marion is a quiet pastoral hamlet. Create and enforce a strong noise ordinance. Tov~ o£$outhold l-l~tet Study I-l~tet o£F~st Msrlon 10. Enterprise: Agriculture is the primary enterprise around the East Marion Hamlet Center. As such, all activities and actions in the hamlet should be designed to support and enhance this industry. ,/ The businesses of hunting, fishing and water sports are also important to the Hamlet. ,/ Encourage small businesses that support traditional businesses, such as farm stands, etc. Encourage the re-use of the vacant building as a coffee shop/general store in conjunction with the development of a new "Village Green" along with additional parking. Consideration should be given to the development of a new community gathering place, such as Poquatuck Hall in Orient, for community use. Such a facility could serve the elderly, the community's youth, day care, and provide a venue for community events, music, drama, etc. Additionally, the facility could be used as the design anchor for the creation of the "village Green." The provision of decent, well-paying jobs for the hamlet's young people is a serious issue. Without this employment base, young people will continue to leave the Town for better opportunities elsewhere. This imbalance is one of the factors feeding the current speculative and second home real estate market. ,/ The Hamlet Center should support modest and limited business activity. Large scale commercial activity would be inconsistent and inappropriate. 13. Housing: A new HALO zone is recommended that permits a variety of dwelling types, and accessory apartments. The HALO zone shall permit an increase ~n density above that which is permitted under the existing zoning up to 1 dwelling unit per 20,000 square feet of lot area. When adding density in the HALO zone, it is critical that the Hamlets rural balance is maintained by extinguishing the potential for those additional units in the agricultural and open space areas, perhaps through the implementation of a TDR program. The provision of affordable housing is a priority. ,/ Affordable housing should be shared among the Hamlets throughout the Town. ,/ Facilitate affordable housing through accessory apartments. Tov~ o£$ou~old l-l~mtet Stndy I-l~tet o£E~t M~rlon Accessory apartments must be associated with principal dwellings that are owner occupied. On lots of I acre or more accessory apartments may be located in a detached structure (a garage, barn etc.). On lots less than 1 acre, accessory apartments must be located within the principal structure. Accessory apartments should be reserved for individuals who work in Southold. A large parcel located adjacent to the Hamlet Center, which includes approximately 2 acres in the Hamlet Center itself, includes approximately 18 acres in the adjacent HALO zone. This parcel is ideally suited to the development of a workforce housing project. If the parcel identified above is developed to support workforce housing, planning should take into consideration access through the SCWA property to Rocky Point Road, Highpoint Road or Stars Road, thereby avoiding access onto Route 25. 14. Open Space Preservation: The major purpose of the Hamlet and HALO definitions are to promote the preservation of open space by concentrating commercial and residential growth within the Hamlet/HALO boundaries. Preservation of open spaces is a priority as it is this open space that defines the character of the East Marion Hamlet. Accelerate the Purchase of Development Rights Program and Open Space Preservation Program in the area outside of the Hamlet Center and HALO zone. Consider acquisition of SCWA property. 15. The Working Landscape: Preserve and support the Hamlet's traditional industries, including the maritime industry, agriculture, and tourism. Achieving this goals requires not only preserving agricultural lands or fishing piers for example, but also requires the provision of the full range or ancillary and support facilities necessary to maintain these industries, including providing a trained work force that is able to reside within the Town. East Marion's farmers would like to honor their heritage and educate the public with a farm museum. Provide a forum for "artists in the fields." Assist farmers in obtaining the use of all possible agricultural lands. Tow~ o£$ou~old l-l~mtet Stndy I-l~tet o£East Marion ~ Investigate re-using R-40 land on Rocky Point Road that was formerly used for agriculture, for farming once again, which will also serve as a buffer between adjacent residences. ,/ Develop a long rem plan for maintaining the deer population, including the possibility of installing deer fencing (investigate subsidies), or "earn a buck program" (5 does for I buck). Housing development has pushed the burden of dealing with the deer population onto farmers. :~6, Historic Resources: / Continue to preserve and protect the Hamlet's historic resources. :~7. Parks & Recreation: Explore expansion of Dam Pond Preserve, leaving a buffer on the Sound - through Kaley's Court to Tennis Court and Park. No commercial building should be permitted in East Marion Park. Consider developing a pavilion, rest rooms, water fountain in the park. Add trash receptacles to the park. ,/ Improve access ramps at road ends. ,/ Add benches and trash receptacles at road ends. ,/ Facilitate wintertime use of Marion Lake for skating etc. Provide porta-potty. ,/ Consider use of park for a seasonal youth camp. ,/ Maintain and enhance paths and trails. P~ge EM- 10 Tov~ o£$outhold l-l~mtet Study I-l~tet o£F~st Msrlon ¥. EAST MARION HAMLET CENTER-INYENTORY AND DESCRIPTION: The East Marion Hamlet Center is a very limited business district/civic center that exhibits several basic characteristics: Character- the East Marion Hamlet Center exhibits certain fundamental characteristics that contribute to its unique "sense of place." These elements of "character'; be they public places, civic uses, patterns of land use, architecture or the hamlet's orientation and configuration, tend to lend justification to the delineation of the Hamlet Center. Appearance -The streetscape, architecture and historic character of East Marion are unifying elements that contribute to the designation of the Hamlet Center. This appearance is often directly related to the underlying zoning controls and associated land use regulations. Convenience -The Hamlet Center is, by definition, a relatively compact and unified area. Convenient pedestrian circulation patterns, ample and proximate parking and well placed civic facilities such as the post office, contribute to creating a level of convenience common to all hamlet centers. These basic elements form the conceptual basis for delineating the Hamlet Center. Additional evaluation of the following specific factors was also conducted to further refine the Hamlet Center delineation: · Zoning · Pattern of land use · Vacancies · Parking · Utilities · Civic/historic features · Traffic conditions. These factors, combined with the five basic physical forms described earlier in Section II of the Town-wide analysis (Paths, Edges, Districts, Nodes and Landmarks - Figure EM-4) produced the final Hamlet Center boundary. The East Marion Hamlet Center is currently oriented toward Route 25. The Hamlet Center boundary has been created to include the frontage of a large adjacent parcel of land. Including this property within the Hamlet Center offers the opportunity to re-orient the Hamlet Center around a newly created "village green" thereby avoiding Route 25 and its associated traffic and safety issues. The Hamlet Center reflects the existing HB zoning district boundary, and a portion of a lot zoned R-40. In total the Hamlet Center encompasses approximately 6.67 acres. Tov~ o£$outhold l-l~tet Study I-l~tet o£F~st Msrlon A. Summary of Hamlet Center Characteristics: The following summary of the Hamlet Center's characteristics was compiled from the Town's Geographic Tnformation System database, supplemented by field reconnaissance conducted through the 2004/2005. 1. Land Area: Total Hamlet Center Land Area: The East Marion Hamlet Center is comprised of 5 tax parcels encompassing 290,545 square feet or 6.67 acres (IVlap ELY1-5). These figures are exclusive of roadway rights- of-way. Individual Parcel Ownershio Characteristics: The 5 parcels that comprise the East IVlarion Hamlet Center have an average size 58,109 square feet or 1.3 acres. One parcel represents the 2 acre frontage of a larger 19.5 acre parcel. There are 5 separate owners in the Hamlet Center, each owning a single parcel. The largest land owner in terms of area within the Hamlet Center is the East Marion Fire District, which owns 3.74 acres. This amounts to approximately 56% of the Hamlet Center. c. Vacant Land: There is no vacant land in the East Marion Hamlet Center. Public & Quasi-Public Land: 2 parcels of publicly owned land are located in the Hamlet Center. These parcels covers 3.81 acres or 57% of the Hamlet Center. Public land dominates the Hamlet Center. Land Area per Zoninq District: Two zoning districts are present in the Hamlet Center; the HB - Hamlet Business zone and the R-40 Single Family Residence zone. The HB zone covers 4.5 acres or 68% of the Hamlet Center. The R-40 zone covers 2.1 acres or 32% of the Hamlet Center 2. Land Use: a. Land Use Distribution: The Existing Land Use IVlap (Figure ELY1-6) reveals that there are 9 buildings on 5 parcels of land in the East Marion Hamlet Center supporting one or more land uses. 3 distinct land use categories were recorded in East Marion's Hamlet Center, as follows: Ham/et Commercial- Those commercial uses typically found within Southold's hamlets, including retail, service, office, restaurants, galleries, automotive uses, warehouses, etc. Tov~ o£$ou~old l-l~-~tet Stndy Z-~.let o£E~t M~rlon 4. Assessed Valuation & Tax Revenue: Local governments levy their property taxes on the basis of "assessed values'; which are a fraction of full or market value. Assessed values are then multiplied by the effective tax rates to obtain the amount of actual taxes owed to each taxing jurisdiction. Assessed value is also a useful indicator of the market value of a parcel or area. Assessed Value: The 5 properties in the East Marion Hamlet Center have a combined assessed value of $65,000 (the full value of the parcel split by the Hamlet Center boundary is included). The largest assessed value on a property is $36,100 for the East Marion Fire Department property at 9245 Main Road. The lowest assessed value is $2,700 on a .06 acre parcel owned by the East Marion War Memorial Association at 9165 Main Road, which is the post office. e. Tax Rates: The following tax rates apply to property in the East Marion Hamlet Center: · Suffolk County Tax · Town Tax · School Tax · Library · Fire District · Solid Waste · Wastewater · Park District 24.461 177.224 273.072 23.516 64.069 15.620 1.417 1.739 581,118 Utilizing the tax rates set forth above, the total tax revenue generated from the Hamlet Center is $37,773 annually. 4. Business Establishments: During the field assessment of each building in the Hamlet Center, all businesses or building tenants that were identifiable by signage or other evident designation, were recorded. Only one business was identified in the Hamlet Center. Retail Service · Quintessentials Bed & Breakfast & Spa ~over~me~t · East Marion Post Office · East Marion Volunteer Fire Department 5. Existino Zonino: East Marion's Hamlet Center is located within the HB and R-40 zoning districts (Figure EM- 7). Tov~ o£$ou~old l-l~tet Stndy I-l~tet o£F~at M~rlon The specific use, dimensional, area and bulk regulations of each the district are presented below. a, HB - Hamlet Business District The HB district covers 4.5 acres or 68% of the land area within the Hamlet Center. This district permits a wide variety of uses and allows for significant development density. The purpose of the HB district, as set forth in §100-90 of the Zoning Ordinance ~s: "To provide for business development in the ham/et central business areas, including retail, ofF/ce and service uses, public and semi-public uses, as we// as hotel and mote/and mu/ti-family residential development that wi//support and enhance the retail development and provide a focus for the ham/et." The following uses are permitted in the HB district: Permitted Uses: · One-family detached dwellings · Building, structures and uses operated by the Town of Southold, school districts, park districts and fire districts · Two-Family Dwelling · Boardinghouse and tourist home · Business, professional and governmental offices · Banks and financial institutions · Retail stores · Restaurants · Bakeshops · Personal service stores · Art, antique and auction galleries · Artists' and craftsman's workshops · Auditoriums or meeting halls · Repair shops · Custom workshops · Bus or train stations · Theaters or cinemas · Libraries or museums · Laundromats · Bed & Breakfasts Special Permit Uses: · Private elementary, high schools, colleges or other educational institutions · Nursery schools · Philanthropic, eleemosynary or religious institutions, health care, continuing care and life care facilities · Public utility uses · One accessory apartment · Multiple dwellings &townhouses P~e EM- I? Tov~ o£$outhold l-l~tet Study I-l~tet o£F~st Msrlon · Motel &hotel · Apartments above retail stores & offices · Boarding or tourist homes · Fraternal or social institutional offices or meeting halls · Drinking establishments · Public garages · Funeral homes · Flea markets · Takeout & formula food restaurants Accessory Uses: · Customary accessory structure · Home occupation · Boat docking facilities · Garden house, tool house, swimming pool, tennis court · Private garage · Off-street parking spaces · Storage of a boat or trailer storage building, playhouse, wading pool, The following bulk and area regulations apply in the HB district: Minimum Lot Area 20,000 sqft Lot Width 60' Lot Depth 100' Front Yard 15' Side Yard 10' Side Yard (Both) 25' Rear Yard 25' Landscape Area 25% Maximum Lot Covera~le 40% Building Height 2 stories/35' b. R-40 - Residential Low Density District The R-40 districts is one of the most prevalent zoning districts in the Town of Southold. This zone covers 2.1 acres or 32% of the East Marion Hamlet Center. The purpose of the R-40 district, as set forth in §100-30A.1. of the Zoning Ordinance is: To provide areas for residential development where existing neighborhood characteristics, water supply and environmental conditions permit fu// development densities or approximately one dwelling unit per acre and where open space and agricultural preservation are not predominate objectives. The following uses are permitted in the R-40 district: Tov~ o£$outhold l-l~tet Study I-l~tet o£F~st Msrlon Permitted Uses: · One-family detached dwellings · Agricultural operations · Building, structures and uses operated by the Town of Southold, school districts, park districts and fire districts · Wineries Special Permit Uses: · Two-family dwellings · Places of worship · Private elementary, high schools, colleges or other educational institutions · Nursery schools · Philanthropic, eleemosynary or religious institutions, health care, continuing care and life care facilities · Public utility uses · Beach clubs, tennis clubs, country clubs, gold clubs, public gold courses and annual membership clubs · Cemeteries · Stables and riding academies · One accessory apartment · Bed and breakfast · Historical society · Libraries, museums or art galleries Accessory Uses: · Customary accessory structure · Home occupation · Boat docking facilities · Garden house, tool house, swimming pool, tennis court · Private garage · Off-street parking spaces · Storage of a boat or trailer · Horses or domestic animals · Yard sales or similar types of sales · Winery accessory gift shop · Child care storage building, playhouse, wading pool, The following bulk and area regulations apply in the R-40 district: Minimum Lot Area i 40,000 sqft Lot Width 150' Lot Depth 175' Front Yard 50' Side Yard 15' Side Yard (Both) 35' Rear Yard 50' Town o£$outhold H~let Study Livable Floor Area per Dwelling Maximum Lot Covera~le Building Height 850 sqff 2O% 2 1/2 stories/35' o£~t Marion 6. Parkinq: Off-Street Parkinq: There are no public parking lots in the East Marion Hamlet Center. However, several privately owned parcels provide private off-street parking. A large parking lot, supporting perhaps 75 parking spaces, is located behind the Fire Department. Additionally, the Bed and Breakfast contains approximately 10 parking spaces, and the post office has 3 off-street parking spaces. On-Street Parkino: On-street parking in the Hamlet Center is permitted on the south side of Route 25, in front of the Post Office. Beyond this area, no parking and no standing restrictions are posted. 7. Transportation: a, Fxistinq Roadway Characteristics: The roadway network in the Hamlet Center is comprised of a single roadway: NY$ Route 25 (Main Road) - The Hain Road is classified as a major arterial roadway and lies within the jurisdiction of the New York State Department of Transportation. The roadway is comprised of two 12' wide traffic lanes, with paved shoulders of variable width ranging from 3' to 10' wide. The pavement is in good condition throughout its length. b. Traffic Control Devices There are no traffic control devices in the East Harion Hamlet Center. 8. Existinq Utilities a. Water SuPPlY: The East Marion Hamlet Center relies exclusively on ground water for its potable water supply. This water is supplied via private wells. The Suffolk County Water Authority does not serve the Hamlet Center. b. Sanitary Sewaqe: Public sewers are not available in the East Marion Hamlet Center. All sanitary sewage disposal takes place through the use of individual on-site septic systems. Tov~ o£$outhold l-l~tet Study I-h~tet o£F~st Msrlon Electricity: The Hamlet Center is supplied with electricity from the Long Island Power Authority. Power lines are suspended along utility poles located within the Route 25 right-of way. There are no underground power lines in the East Marion Hamlet Center. Natural Gas: A natural gas line, owned by LIPA, is located along Route 25. Most properties are not connected to the line, and a current moratorium on new connections is presently in place by LIPA. Solid Waste: Southold's transfer station on Route 48 primarily handles residential municipal solid waste. Most of the commercial solid waste, including most of the Hamlet Center's solid waste is collected by private carters and disposed of at disposal facilities outside of Southold. 9. Historic Resources The East Marion Hamlet Center does not support any historic resources. 10. Hamlet Data Table Table EM-9 presents specific data for each parcel within the Hamlet Center. This data was compiled from the Town of Southold GIS. Toga o£$ont~old I-l~tet Stndy I-l~&t o£ Green_port West I. GREENPORT WEST HAMLET OVERVIEW The Hamlet of Greenport West surrounds the Incorporated Village of Greenport. The Hamlet is quite unusual in this regard. One of the first decisions reached by the Stakeholders is that The Village of Greenport is the primary commercial area on the east end of the North Fork, and serves as the "Hamlet Center"for the Hamlet as a whole. With the exception of the business and marinas on its western edge (Goldsmith's/Port of Egypt/Albertsons), the businesses, marinas and restaurants to the north and east of the village limits, "Greenport West" is essentially comprised of a series of residential neighborhoods. Another notable feature of Greenport West is the large amount of preserved lands and wetlands that are located in the area. These features serve to establish a distinctive character for the Hamlet. Plge G- I Toga o£$ont~old I-l~tet Study I-l~&t o£ C.r~enport West II. GREENPORT WEST HAMLET VISION: Looking toward the future, Greenport West's hamlet vision includes several fundamental components: The Hamlet of Greenport West is comprised of a series of distinctive residential neighborhoods. While individually unique, collectively these neighborhoods establish the overall character of Greenport West. Tt is imperative that the individual integrity of the Hamlet's residential neighborhoods are preserved. Embrace a diversity of housing types, such as townhouses, attached single family dwellings, multi-family dwellings, etc., within the overall context of the existing character of the Hamlet. The creation of affordable "workforce' housing opportunities is a priority. A new HALO zone is recommended to facilitate this goal. The parameters of this new zoning, should be designed to accommodate a variety of housing types, at densities of up to 1/4 acre. (1 dwelling/10,000 square feet of lot area). · If appropriate infrastructure is available, includinq sewers, densities of up to 1/8 acre within clustered subdivisions are acceptable. · Accessory apartments are also viewed as an opportunity to meet housing needs. In the Goldsmith's/Port of Egypt/Albertsons area where a number of traditional businesses operate, large scale commercial development would be clearly inconsistent, and should be prohibited. However, appropriately scaled, well designed traditional business enterprises are encouraged. · Greenport West has a unique "sense of place" that should be preserved, protected and reinforced. Figure G-1 presents the effective boundary of the new HALO zone. Figure G-2 displays lands within the HALO boundary where development cannot take place due to the presence of environmental constraints, or as a result of previous land protection efforts. P~,ge G- 2 To~ o£$ontt~old I-l~tet Study I-l~let o£ C. reenport West III. HAMLET-WIDE SPECIFIC IMPROVEMENT PROJECT RECOMENDATIONS: Throughout the course of the Hamlet Study, the Stakeholders were asked to compile lists of specific improvements or projects they may wish to see implemented. One of the final exercises involved refining these lists to reflect the consensus of the Stakeholders. The following recommendations are organized according to the Ham/et Sustainabi/ity Principles described in Section III of the Town-wide analysis. Gateways: A gateway is recommended on Route 25 east of the Village. Such a gateway could include signage, landscaping and other Greenport icons, such as a sailing ship to welcome visitors to Greenport. Signage should appear from the west (Southold hamlet) and from the east (East Marion hamlet). To the west, the Goldsmith's/Port of Egypt/Albertsons marina complex serves as a natural gateway. No additional demarcation is required. 2, Streetscape: The recommendation of the Town of Southold Scenic Corridor Plan should be implemented. Sidewalks (on one side of the street) are encouraged to promote walking. Off-street parking should be setback from the road to allow for a substantial landscaped buffer. Parking should be placed behind front yard setback line next to buildings. Adequate parking should be provided in newly created residential and commercial areas. Improvement of the physical appearance along the Route 25 corridor is strongly endorsed. This may be achieved simply by the enforcement of existing building codes and standards. On Sundays, the dormant Sunrise Buses parked along Route 25 should be relocated to an alternative storage site off the corridor, perhaps Town property like the Highway Dept. These buses create a safety hazard that should be removed. Explore technical solutions to avoid the use of curbs for drainage. Part of Greenport West's charm are its scenic vistas. These vistas should be preserved and protected. In instances where activities encroach into the vistas, mitigations measures that involve new planting shall utilize native plants and trees. To promote the natural landscape, use natural/preserved buffers (75' - 1007 along the Hamlet's main roads (if they do not already exist). These buffers would be mandatory zoning setbacks, and would prevent any structures from be erected, or P~e G- $ To~ o£$onti~old I-l~tet Study I-l~&t o£ C.r~enport West existing trees and/or vegetation from being removed. The exception would be to allow for a single curb cut and a driveway to traverse through the buffer zone. Non- compliance would result in a violation of the zoning code. One of the attractive aspects of the Hamlet Center's streetscape are its street trees. Preserving these trees however, requires an on-going commitment. A street tree planting program is recommended that incorporates regular pruning and maintenance as well as the replacement of damaged or dead trees on a regular basis. 3. Building Design: The Hamlet supports a diversity of housing types and styles, and this is viewed as a strength. Restricting housing design "types" is unnecessary. Reliance on a strongly empowered Architectural Review Board will assure that new construction blends into the neighborhood fabric of the Hamlet. Landscape planning is a integral element of good overall building design, and is an important concern. Natural/native plantings should be used for all new projects. Provide ad-hoc stakeholder participation to provide local input to various Town Boards during the review of large-scale projects on a continuing basis. 4. Vehicular Circulation: Ferry traffic along the North Road is problematic. Work with the Ferry to explore methods to break-up the continuous string of traffic that follows every ferry arrival. Explore traffic calming measures along the North Road (in conjunction with other affected Hamlets). The full range of traffic calming options should be considered including raised and textured crosswalks, chokers and curb extensions, pedestrian refuges, roundabouts, chicanes, cautionary signage, raised medians and pavement striping. Coordinating thee improvements with the hamlets of Orient and East Marion will allow for a more effective traffic calming program. Roads in new developments should be integrated into the existing roadway network. Individual isolated cul-de-sacs should be avoided. Better enforcement of traffic laws, particularly speeding, is recommended. Evaluate all sight distance impediments at driveways and intersections and correct as necessary. Impediments include utility poles, signs, un-kempt landscaping and street trees, fences, etc. Often, these structures are privately owned and constructed illegally within the right-of-way. 5. Pedestrian Circulation: Sidewalks on one side of the road should be considered for some denser areas that connect into the Village (e.g. 7th, 8th, and 9th Streets). Psge G- 6 To~n o£$ont~old I-l~tet Stndy I-l~et o£ Green_port West Existing sidewalks that are cracked, uneven, uplifted due to tree roots, and generally in poor condition must be repaired and if necessary replaced. IVlaintaining safe and usable sidewalks is a major factor in fostering a walkable hamlet. Sidewalk maintenance responsibilities should be clearly established, and individual property owners should be periodically apprised of their maintenance obligations as well as the liabilities for not maintaining sidewalks. Pedestrian safety in the vicinity of the 7-11 is an issue. Explore the installation of a well-designed signalized crosswalk and better walkways from Moore's Lane and the ball fields. Traffic calming options should be considered for eastbound traffic. Develop a Iow impact trail system throughout town-owned and protected properties. As a method to reduce dependence on individual automobiles, and to encourage fitness among residents, a bicycle friendly infrastructure should be created (provision of bike racks and bile lanes). When created, crosswalks should be designed that are appropriate and effective. Intersection sidewalks extensions (lessening the street width), pavement variations in texture, materials and color, raised pavement, signage, crosswalk bollards are all examples of potential solutions. 6. Public Transportation: The S-92 bus service should be provided on Sundays. It is strongly recommended that public bus service be provided along the North Road, Route 48. Well-designed, conveniently located bus shelters are required. It is recommended that a competition be held locally to design new bus shelters. Designs should be based on rural and local hamlet themes to enhance existing areas. Extended train service should be explored as a logical method to expand public transit opportunities along with bus routes from Riverhead to Orient Ferry. Improve coordination of Sunrise and S-92 bus schedules and Shelter Island and Cross Sound ferries with the LIRR timetable. The opportunity to create reliable linkages between various transit modes will dramatically enhance the public's reliance on public transportation, and help reduce dependency on automobiles. Install bike racks at transportation hubs and encourage bus companies to install equipment that can accommodate bicycles. Assist in publicizing the availability and benefits of utilizing public transportation resources and facilities. Pa~e G- 7 To~ o£$ontt~old I-l~tet Study I-l~&t o£ C.r~enport West 7. Infrastructure: Overhead utility lines detract from the aesthetic appearance of the Hamlet and impede views of the streetscape and individual buildings. These utility lines should be placed underground. Excessive light pollution has been identified as a serious concern in Greenport West. Limit the installation of streetlights on the way into Greenport. Where absolutely necessary for public safety reasons, utilize period decorative lighting and poles to enhance the streetscape. Businesses should also minimize light pollution when businesses close at day's end. All recharge basins developed for drainage improvement projects should have a natural appearance, similar to the new facility between CR 48 at Soundview Avenue/Clark Road. Drainage and stormwater runoff should be handled by each site and not permitted to flow off the specific site onto public "right of ways'; or towards protected/wetlands type properties. Drainage and stormwater runoff engineering shall be emphasized in site development and design and shall conform to NYSDEC Phase II requirements. Possibly consider natural and permeable surfaces for stormwater. 8. Maintenance: Greenport West's scenic vistas are one of the hamlets most important attributes. These vistas must be maintained. Litter must be removed, trees pruned, fences mended, etc. Maintenance of road end beaches (i.e. 67 Steps, Rocky Point Beach, etc.) is a priority. The Town must preserve public access to these areas. This includes repairs, maintenance, upgrades. "Use regulations" should be kept consistent between all town-owned beached/parks, etc. 9. Enterprise: A vital component in Greenport West's economy is tourism. Promote the development of existing resort/seasonal sites, which will in turn promote tourism. The local economy is quite seasonal. A strong emphasis must be placed on promoting year round businesses and attractions. 10. Housing: A new HALO zone is recommended that permits a variety of dwelling types as of right, including detached single-family homes, attached single-family homes, townhouses, garden apartments, multi-family dwellings and accessory apartments. Page G- 8 To~ o£$ont~old I-l~tet Study I-l~&t o£ C.r~enport West The HALO zone shall permit an increase in density above that which is permitted under the existing zoning up to 1/4 acre (1 dwelling unit per 10,000 square feet of lot area.) To promote affordable housing, densities of up to 1/8 acre within the HALO zone are acceptable when infrastructure is available. The burden of providing affordable housing should be shared among the Hamlets throughout the Town. Facilitate affordable housing through legal, code-conforming accessory apartments. An accessory apartment amnesty program, for apartments brought up to code, is recommended. Those participating in the program would benefit from a streamlined legalization process. Those not participating in the program would be subject to increased enforcement activities, penalties and fines. One specific site has been identified for workforce housing in the Greenport West HALO zone as of this point in time. The property is located on the southeast corner of Route 48 and IVlain Street and is 4.7 acres in size (other areas can/should be discussed). In addition, two other sites were identified as possible sites in the future: housing development at the campground (former KOA) site, should it occur, should consider including a public swimming pool amenity. Increased density would be warranted for the property south of the railroad tracks towards the bay (currently Silver Sands Motel). 14. Open Space Preservation: The major purpose of the Hamlet and HALO definition is to promote the preservation of open space by concentrating commercial and residential growth within the Hamlet Center/HALO boundaries. Preservation of open spaces is a priority as it is this open space that defines the character of the Greenport West Hamlet. Accelerate the Purchase of Development Rights Program and Open Space Preservation Program in the area outside of the Hamlet Center and HALO zone. The hamlet's sensitive wetland resources must be protected and preserved. 15. The Working Landscape: Preserve and support the Hamlet's traditional industries, including the maritime industry, agriculture, and tourism. Achieving these goals requires not only preserving agricultural lands or fishing piers for example, but also requires the provision of the full range or ancillary and support facilities necessary to maintain these industries, including providing a trained work force that is able to reside within the Town. P~ G-9 Toma o£$ont~old I-l~mtet Study I-l~m~et o£ C. reenport We~t 16. Historic Resources: ,/ Protect buildings on the SPLIA list and seek State and Federal Register listing where appropriate. To~ o£$onti~old I-l~tet Study I-l~let o£ Greanport West IV. SPECIFIC HAMLET IMPROVEMENTS FOR THE GOLDSMITH'S/PORT OF EGYPT/ALBERTSONS AREA: The Goldsmith's/Port of Egypt/Albertsons area is recognized as a unique waterfront commercial enclave, the only waterfront stretch on Route 25. While this area does not warrant designation as a Hamlet Center, its unique circumstances require special attention: The following recommendations apply to this area: Assure that uses within this area are water-dependent or water-enhanced uses and are consistent with the provisions of the LWRP. Coordinate with permitted uses in Zoning Ordinance to eliminate inconsistencies. Mixed use projects may be suitable in this area, specifically projects that provide a water dependent use on the ground floor with apartments above. These types of mixed use projects will enhance the overall viability of new ventures and will create an Air1 and plY1 vitality for the area. Mixed use projects however, are only viewed as viable on the north side of Route 25. Mixed use projects on the south side, or directly on the waterfront, are too intensive. New buildings constructed in this area should be oriented so that the long aspect of the building runs perpendicular to the water, and the short fa(jade runs parallel. These proportions will assure that maximum views of the water are preserved, and should be incorporated into the Zoning Ordinance. Prohibit multiple story buildings from the south (Bay) side of Route 25. Only 1-story buildings (no greater that 16' in height) should be permitted to protect water vistas. Maintain existing viewsheds past buildings to the waterfront. If new buildings are proposed, emphasis should be placed on expanding the waterfront viewsheds, but in no instance should they be constricted beyond the existing condition. This concept should be "codified" in the Zoning Ordinance. A strongly empowered Architectural Review Board should diligently work toward improving the aesthetic appearance of the area, without unfairly burdening existing business (Stakeholders should have a presence on this board). Natural areas, such as wetlands and beaches, establish the character and appeal of the area and must be preserved. Public access to the Goldsmith's/Port of Egypt/Albertsons waterfront should be expanded and enhanced. A walkway and trail system should be developed and integrated into new development and rehabilitation of existing facilities (both waterfront and other areas (such as the campground site at IVloore's Woods). New development must finance a proportional share of public access and walkways. Psge G-// Tow o£$onti~old I-l~mtet Study I-l~mlet o£ C, reanport West ,/ Develop a public boat ramp in the area, aloncj with associated facilities, such as car and trailer parkincj. To~ o£$onti~old I-l~tet Study I-l~let o£ Greanport West V. SPECIFIC HAMLET IMPROVEMENTS FOR THE AREAS NORTH AND EAST OF THE GREENPORT VILLAGE LIMITS: The Stakeholders felt it necessary to include specific recommendations for the areas north and east of the Greenport Village limits. The following recommendations apply to this area: Limit destruction of existing wetlands in the cemetery area due to the encroachment and expansion of the cemetery. ,/ Limit the expansion of the two marinas, so as not to further encroach into the associated creeks/navigable waterways. ,/ Any development within the marina areas must include provisions for storm water/waste water run off treatment/containment and sewerage treatment facilities. I-Iamlet Study I-l~let o£~a~d~cl~ I. MA'ITITUCK HAMLET CENTER OVERVIEW: Mattituck is one of Southold's primary commercial hubs, and its second largest hamlet. The Mattituck Hamlet Center covers 56 acres and includes almost 100 parcels of land. As the western gateway into the Town, Mattituck plays an important role is establishing the overall character of Southold Town (Figure M-i). Originally settled in the middle of the 17th century by English colonists, Native Americans, the first residents of the area, sold land, including what is now Mattituck, to Theophilus Eaton, governor of New Haven in Connecticut. The meadowlands at Mattituck - believed to mean "the great creek" in the Native American language - was held in common by the residents of Southold from its founding in 1640 and was used to grow salt hay. The woodlands were also held in common until 1661 when that land was divided among individual proprietors. A year later, settlement began. Mattituck remained virtually unchanged until 1844, when the Long Island Rail Road laid tracks through the hamlet to Greenport. The placement of the railroad station resulted in a shift in development toward the western part of the community. The availability of quick and reliable transportation also resulted in farmers changing what they planted to focus more on vegetables that now could be sold to residents as far away as New York and Brooklyn. Oysters from Mattituck Creek were renowned for their quality and flavor through the turn of the century and were in great demand at New York City restaurants. Mattituck remains today one of the Town's most important and diverse areas of economic activity. Small shops along Love Lane and the larger businesses on Route 25 combine to serve the western portion of the Town. To~ ot'~oulfiolcl I~et Study I~let o£~d~cl~ II. MA'I-FITUCK HAMLET VISION: Looking toward the future, Mattituck's hamlet vision includes several fundamental components: · The compact "small town" nature of the Hamlet Center provides the identity and character of Mattituck. · The Hamlet Center's rome as a primary hub of commerce within the Town needs to be preserved and reinforced. There are two distinct commercial districts in Mattituck that need to be recognized, one surrounds Love Lane, defined as the Hamlet Center, and one to the west along Route 25, defined as the "Route 25 Commercial Corridor." · Assure that the Hamlet Center's commercial activity takes place within a context that is in keeping with the Hamlet's traditional setting. · Limit major commercial expansion outside the Route 25 Commercial Corridor and improve the areas physical appearance and aesthetics. · Embrace a diversity of housing types, within the overall context of the existing character of the Hamlet. · The creation of affordable, entry-level housing is a priority. Opportunities for new residential development exist in IVlattituck. A new HALO zone is recommended to facilitate this goal. The parameters of this new zoning should be designed to accommodate a variety of housing types, at greater densities than presently permitted. Figure M-2 presents the effective boundary of the new HALO zone. Figure M-3 displays lands within the HALO boundary where development cannot take place due to the presence of environmental constraints, or as a result of previous land protection efforts. To~ ot'~oulfiolcl I~et Study I~let o£~d~cl~ IV. SPECIFIC HAMLET IMPROVEMENT PRO3ECT RECOMENDATIONS: Throughout the course of the Hamlet Study, the Stakeholders were asked to compile lists of specific improvements or projects they may wish to see implemented. One of the final exercises involved refining these lists to reflect the consensus of the Stakeholders. The following recommendations are organized according to the Ham/et Susta/nabi/ity Pr/nc/p/es described in Section TTT of the Town-wide analysis. 1. Human Scale: IVlattituck's Hamlet Center covers a large spatial area (~56 acres). Commercial sprawl must be prohibited and an emphasis must be placed on fostering a human scale that encourages pedestrian activity and discourages unnecessary vehicle trips. A second commercial area, located outside of the IVlattituck Hamlet Center - referred to the "Route 25 Business Corridor" should be recognized. This area extends from the railroad overpass to Factory Avenue. This area stretches a long distance along Route 25 and consists of automobile oriented strip commercial development. Goals should be set to promote an appropriate human scale in this area. Tt should be possible to do so with individual parcels or clusters of sites over a long term. Future business growth and development should be restricted and concentrated within the Hamlet Center and secondarily, within the Route 25 Business Corridor. 2. Gateways: Due to the fact that the Mattituck Hamlet Center is so large, and its western boundary is diluted by the Route 25 Commercial Corridor, the development of a gateway is recommended. Gateways on the eastern side of the Hamlet Center on Route 25, as well as on Route 48 should also be considered. Gateways should incorporate signage (with quality graphics like the "Wine Country" signs), landscaping and other features. The Chamber of Commerce should be involved in developing gateways. 3. Streetscape: The development of streetscape design standards is strongly recommended. These standards would specify sidewalk and curb details, street tree varieties, light fixture details, street furniture options, etc. Theses standards would assure that overall streetscape theme is compatible and consistent with the character of the district. Two different sets of design standards are necessary; one for the Hamlet Center, the other for the Route 25 Commercial Corridor. The standards for the Hamlet Center should build upon and reinforce the appealing character of the area. On the other hand, the standards for the Route 25 Commercial Corridor should be designed to improve the visual clutter that currently degrades the appearance and character of the To~ ot'~oulfiolcl I~et Study I~let o£~d~cl~ corridor, while simultaneously elevating the quality of future development and improvement. The Route 25 Commercial Corridor, with certain exceptions, possesses many of the bad features of western Long Tsland sprawl. IVlany "Tuckers" are sensitive to the appearance of this district, as it forms the first (and misleading) impression of the hamlet. Access to each business is available by car only, and taken as a whole, building architecture is generally a modern hodge-podge, with some notable recent exceptions. The zoning setback requirements, landscaping requirements and other specific provisions of the zoning ordinance pertaining the lands within the Route 25 Commercial Corridor should be carefully reviewed. The objective is to improve the physical appearance of this area, and avoid the appearance of a sprawling strip commercial corridor. Areas that require special attention are the location, layout and configuration of off-street parking areas, and the regulations governing signage. Off- street parking areas should be screened and buffered, and preferably located behind commercial buildings so that a more attractive streetscape corridor can be created. Tnterior landscaped islands to break up large expanses of pavement should also be emphasized. Well designed parking areas, that perhaps shared ingress and egress points and circulation patterns, will also allow for fewer curb cuts on Route 25, thereby improving traffic conditions. Zoning provisions can be crafted to achieve these objectives. Similarly, carefully created zoning controls governing signage, including the permitted number and location of signs, size, materials, illumination, etc., will significantly improve the aesthetic character of the streetscape. Consideration should be given to a realistic amortization program that will result in the permanent removal of non-conformities. One of the most visually disruptive elements of the existing streetscape are the presence of overhead utility lines. Existing overhead utility lines in the Hamlet Center should be placed underground. All new development must install all new utilities underground. 4. Waterfront: Reattach the Mattituck Hamlet Center to the Mattituck Creek waterfront. Mattituck's commercial area played a traditional role in supporting the Town's maritime and recreational boating industries. The Mattituck Creek waterfront relied on downtown Mattituck for maritime related goods and services. In recent years, that interdependence has diminished. Recreating this relationship will revitalize an economic niche that is currently underutilized, in a mutually beneficial fashion. Provide a pedestrian connection across Route 4-8 to Love Lane. This connection will re- establish Mattituck as a destination for transient boaters. It is recognized that the very real limitations imposed by Route 4-8 will be difficult to overcome. However, the importance of this goal warrants creativity and innovation. Solutions such as a pedestrian overpass or tunnel, roadway reconfigurations, such as narrowing or the installation of a rotary, etc., are all worthy of serious consideration To~ ot'~oulfiolcl I~et Study I~let o£~d~cl~ Increase public access to the waterfront for local and visiting boaters. Secure parking areas for cars and boat trailers, the provision of seasonal and transient boat slips, the provision of support facilities, will all serve to help achieve this goal. Programs and incentives to attract transient boaters are encouraged. Transient boaters will enhance the spirit of the Hamlet Center, bringing visitors, vacationing shoppers and revenue, without adding automobile traffic and parking problems. Enforce consistency with and recommendations of the LWRP. The predominance of water-dependent and water-compatible uses on the north side of Route 48 should be assured. Allowing the waterfront to be dominated by uses that are non-water dependent is unacceptable. Provide easily accessible and identifiable boat pump-out facilities. Preserve waterfront habitats, including wetlands. Fostering water enhanced and water compatible uses require striking a fine balance with natural environments that requires constant vigilance. The long-term vitality of waterfront habitats must be the paramount goal. Enhance treatment of storm water runoff and water quality. Untreated storm water runoff represents one of the greatest problems facing IVlattituck Creek today. Yard fertilizers, road salts, animal waste, faulty septic systems, petroleum runoff from roads and parking lots, and a host of others non-point source discharges, are all washed into the Creek via storm water runoff. These compounds have degraded the Creek's water quality to such an extent that inland water quality treatment is now necessary. Development activity of any kind in the Hamlet must comply with current storm water treatment and water quality requirements. 5. Vehicular Circulation: Evaluate all sight distance impediments at driveways and intersections and correct as required. Impediments include utility poles, signs, un-kempt landscaping and street trees, fences, etc. Often, these structures are privately owned and constructed illegally within the right-of-way. Better enforcement of traffic laws, particularly speeding, is recommended. Not only do Routes 25 and 4-8 physically segment the Hamlet Center, but the speed of traffic flow is an intimidating constraint that limits pedestrian circulation. Traffic calming measures are necessary to slow traffic through the Hamlet Center so pedestrians can safely reach all portions of the district. Proper cautionary signage, pavement striping, raised or textured crosswalks are examples of possible traffic calming measures. Psge M- ? To~ ot'~oulfiolcl I~et Study I~let o£~d~cl~ 6. Parking: Better enforcement of parking violations is recommended. Illegal long-term storage of vehicles in municipal parking lots needs to be prevented. 7. Pedestrian Circulation: Route 25 at "the curve" separates pedestrians on Love Lane from the businesses on the south side of the road. IVlany are not even aware of the businesses that exist there. As a result, a large element of IVlattituck's available business-zoned area is cut off from pedestrian traffic only a few yards away. Route 25 and Route 48 physically and perceptually split apart the Hamlet Center. Overcoming this separation by creating safe and efficient pedestrian connections is a primary goal. The importance of this issue warrants creativity and innovation. Solutions such as a pedestrian overpass over Route 4-8 or tunnel below it, additional traffic lights, roadway reconfigurations that narrow (or eliminate) lanes, extended curbs that reduce the walking distance across the roadway and walkways that are raised and apparent to motorists or the installation of a rotary or roadway chicane that requires motorists to slow down and maneuver carefully are all example of solutions that are worthy of serious consideration, subject to economic, engineering and operational considerations. (Narrowing Route 48 at the Wickham Ave light, rather than at Cox Neck Road would also improve the safety of the Cox Neck Road intersection and provide additional space for the Strawberry Fields grounds.) Crosswalks should be creatively designed. Intersection sidewalk extensions (lessening the street width), pavement variations in texture, materials and color, raised pavement, signage, crosswalk bollards are all examples of potential solutions. Existing sidewalks that are cracked, uneven, uplit~ed due to tree roots, and generally in poor condition must be repaired and if necessary replaced. IVlaintaining safe and usable sidewalks is a major factor in fostering a walkable hamlet. Sidewalk maintenance responsibilities should be clearly established, and individual property owners should be periodically apprised of their maintenance obligations. 8. Public Transportation: Improve coordination of Sunrise and S-92 bus schedules with LIRR timetable. The opportunity to create reliable linkages between various transit modes will dramatically enhance the public's reliance on public transportation, and help reduce dependency on automobiles. Develop several logically situated and well-designed bus shelters. The Chamber of Commerce should be involved in the bus shelter project. Psge M- 8 To~ ot'~oulfiolcl I~et Study I~let o£~d~cl~ 9. Building Design: In addition to the streetscape design standards previously recommended, specific building design standards are warranted for the Route 25 Commercial Corridor and Love Lane. Standards should address elements such as fa(;ade materials, building colors, cornice details, roof varieties, fenestration, window types, location and sizes, storefront character, awnings, lighting fixtures, HVAC equipment, telecommunications equipment, security devices, building entrances, etc. The imposition of rigorous standards and the enforcement of their implementation is an essential early element in the re-design and revitalization of this visually cluttered corridor. The hamlet center should support well-designed buildings that harmoniously relate to each other, the district and the character of the area. 10. Infrastructure: A 10% increase in population will result in the requirement for 175 to 350 acres of new land development under present Health Department and zoning requirements: 4,200 x .10 / 2.4 = 175 dwelling units. The ability to properly house this population increase in areas where adequate infrastructure exists, or can be created, is the primary challenge facing the Town of Southold as a whole, and the hamlet of IVlattituck specifically. Concentrating the new development identified in and near the Hamlet Center, will allow for an efficient, economical and properly planning infrastructure network to be created. The most pressing infrastructure issue facing the Hamlet is the lack of public sewers. The only way to assure that increased development density can be accommodated in the HALO zone while simultaneously prohibiting it in the agricultural and open space areas of Mattituck is to develop a public sewage system, or to explore other technologies that reduce or eliminate dependence on individual subsurface septic disposal systems. Earlier explorations into the economic feasibility of creating systems of this type proved economically infeasible, however, it is incumbent on the Town to once again investigate the cost/benefit of this approach given the Town's current long- term goals. For example, the current costs associated with land preservation would be significantly reduced if new development were provided the very real, tangible incentive to develop in a new HALO zone where a public sewer system would offer additional density opportunities (an therefore a higher economic yield on investment). Thus, the cost/benefit analysis of a public sewer system must take into account all of the relevant and associated factors, not only the hard costs associated with the construction of a sewage treatment plant, or a length of pipe. Overhead utility lines detract from the aesthetic appearance of the Hamlet and impede views of the streetscape and individual buildings. These utility lines should be placed underground. Public water lines should be extended throughout the Hamlet Center and HALO zone. To~ ot'~oulfiolcl I~et Study I~let o£~d~cl~ 11. Maintenance: The on-going recycling programs are viewed as a significant benefit, and should be continued. 12. Enterprise: Mattituck supports two separate business districts - the Hamlet Center surrounding Love Lane, and the Route 25 Commercial Corridor, which is the strip of businesses between Factory Avenue and the railroad overpass. Since these two business zones share little in business use, scale access (car vs. foot traffic), appearance or architecture, they require different zoning regulations in order to achieve coherent development goals. Zoning provisions should be explored that prohibit franchise businesses not owned or operated by local entrepreneurs. The strength of IVlattituck's Hamlet Center are its local entrepreneurs. These individuals have a commitment not only to the success of their individual business enterprise, but to the collective success of the Hamlet Center, and the North Fork as a whole. Should the face of IVlattituck's merchants change from local neighbors, to interchangeable, non-descript chain store managers, the heart and soul of the Hamlet Center will suffer. This policy is not intended to be discriminatory, but rather to reflect a desired character of the local, small-scale nature of the existing Hamlet Center. Permitted uses should accommodate businesses that support the east end's life style, not up-island trends and marketing approaches. The use categories of the zoning ordinance must be revised and refined to take into account the threat of strip malls and "big box" or superstore development that have the potential to degrade IVlattituck. Love Lane is a very unique business district. Tt lies off the beaten path (Route 25), and is not an essential connector roadway, other nearby roads also serve to connect Route 25 and 4-8. As such, the concept of closing the road to vehicular traffic has been considered over the years. There has not been consensus on this concept. Tt is currently recommended that closing Love Lane temporarily on Saturday mornings to host a farmers market be considered. This suggestion will serve to test the viability of a permanent closure. A farmers market will not directly compete with existing merchants, and will attract shoppers that might not otherwise be drawn to the heart of the Hamlet Center. Tf the concept of closing Love Lane permanently appears viable, then a very unique pedestrian mall could be designed and created allowing for additional retail space in kiosks along the mall, as well as new public spaces for special events and performances, displays and other civic activities. The Hamlet Center should support modest and limited business activity. Large-scale commercial activity would be inconsistent and inappropriate. Zoning controls, including the use provisions discussed above, but also bulk, area, height, setback and density provisions. To~ ot'~oulfiolcl I~et Study I~let o£~d~cl~ The revitalization of the Hamlet Center should reflect a public/private partnership. Town government should provide leadership and vision, standards and regulations and should invest in public improvements. Local property owner and entrepreneurs should provide the capital to rehabilitate private buildings as well as the energy and enthusiasm to make the district a success. 13. Housing: A new HALO zone is recommended that permits a variety of dwelling types, including detached single family home, attached single family homes, townhouses, garden apartments, multi-family dwellings and accessory apartments. The HALO zone shall permit an increase in density above that which is permitted under the existing zoning up to 1 dwelling unit per 20,000 square feet of lot area. Densities of 1 dwelling unit per 10,000 square feet of lot area can, in certain areas, be acceptable, however concerns over sewage disposal remain as an obstacle to achieving this density. The quality and attractiveness of new dwellings is more important than density. Greater density is entirely acceptable with quality design construction. When adding density in the HALO zone, it is critical that the Hamlets rural balance is maintained by extinguishing the potential for those additional units in the agricultural and open space areas, perhaps through the implementation of a TDR exchange program. The provision of affordable workforce housing is a priority. Affordable workforce housing should be shared among the Hamlets throughout the Town. Facilitate affordable housing through legal, code-conforming accessory apartments. An accessory apartment amnesty program, for apartments brought up to code, is recommended. Those participating in the program would benefit from a streamlined legalization process. Those not participating in the program would be subject to increased enforcement activities, penalties and fines. A site has been identified for affordable housing in the IVlattituck HALO zone on Factory Avenue. 14. Open Space Preservation: The major purpose of the Hamlet and HALO definition is to promote the preservation of open space by concentrating commercial and residential growth within the Hamlet/HALO boundaries. To~ ot'~oulfiolcl I~et Study I~let o£~d~cl~ Preservation of open spaces is a priority as it is this open space that defines the character of the Mattituck Hamlet. Accelerate the Purchase of Development Rights Program and Open Space Preservation Program in the area outside of the Hamlet Center and HALO zone. All the Hamlet Center and HALO to be receiving zones for TDRs on a 1:1 basis. 15. The Working Landscape: Preserve and support the Hamlet's traditional industries, including the maritime industry, agriculture, and tourism. Achieving this goals requires not only preserving agricultural lands or fishing piers for example, but also requires the provision of the full range or ancillary and support facilities necessary to maintain these industries, including providing a trained work force that is able to reside within the Town. 16. Historic Resources: Continue to preserve and protect the Hamlet's historic resources. 17. Recreation: A "village green" type park is desirable in the Hamlet Center. Two potential sites warrant further evaluation. The first is a 1.75 acre wooded vacant parcel located on the corner of Route 25 and New Suffolk Avenue. The second is the wooded parcel across Wickham Avenue from the Firehouse. This park would provide a recreational focal point for the Hamlet Center. Enhance the Route 48 boat ramp facility to be more attractive to transient boaters. Enhance the Wolf Pit Pond Park with new benches and other amenities. Preserve significant trees in and around parks. To~ ot'~oulfiolcl I~m~et Study I~let o£~d~cl~ V. MA'ITITUCK HAMLET CENTER: INVENTORY AND DESCRIPTION: The Mattituck Hamlet Center is today a diverse business district that exhibits several basic characteristics: Character- the Mattituck Hamlet Center exhibits certain fundamental characteristics that contribute to its unique "sense of place." These elements of "character'; be they public places, civic uses, patterns of land use, architecture or the hamlet's orientation and configuration, tend to lend justification to the delineation of the hamlet. Appearance -The streetscape, architecture and historic character of Mattituck are unifying elements that contribute to the designation of the Hamlet Center. This appearance is often directly related to the underlying zoning controls and associated land use regulations. Convenience -The Hamlet Center is, by definition, a relatively compact and unified area. Convenient pedestrian circulation patterns, ample and proximate parking and well placed civic facilities (e.g. post offices, places of worship, park areas, etc.) contribute to creating a level of convenience common to all hamlet centers. These basic elements form the conceptual basis for delineating the Hamlet Center. Additional evaluation of the following specific factors was also conducted to further refine the Hamlet Center delineation: · Zoning · Pattern of land use · Vacancies · Parking · Utilities · Civic/historic features · Traffic conditions. These factors, combined with the five basic physical forms described earlier in Section TT of the Town-wide analysis (Paths, Edges, Districts, Nodes and Landmarks - Figure M-4) produced the final Hamlet Center Boundary. The Mattituck Hamlet Center is an irregularly shaped district centered around Love Lane. The northern edge of the Hamlet Center runs across Route 4-8 to the Mattituck Creek waterfront. The district's eastern edge runs along Wickham Avenue and down to the Library on Route 25. The southern boundary corresponds to the rear of the lots fronting on the Main Road. The western edge runs irregularly from the Handy Pantry property on Route 25, past the Town's Human Resource and north across Route 4-8. The Hamlet Center does not include the strip commercial development that extends another mile and a half to the west that includes numerous automobile service facilities, boat sales and service businesses, a new CVS, restaurants, including the Town's only McDonald's, and the North Fork Bank Operations Center. Unlike Southold's other major Hamlet Center's (Cutchogue and Southold), the core of Mattituck's Hamlet Center does not lie along Route 25, but rather is located off the Main Road, Pag'e M- l$ To~ ot'~oulfiolcl I~et Study I~let o£~d~cl~ along Love Lane, in a more pedestrian friendly location. This has allowed the area to develop a scale and character that reflects a traditional downtown setting. To~ ot'~oulfiolcl I~et Study I~let o£~d~cl~ A. Summary of Hamlet Center Characteristics: The following summary of the Hamlet Center's characteristics was compiled from the Town's Geographic Tnformation System database, supplemented by field reconnaissance conducted through 2004/2005. 1. Land Area: Total Hamlet Center Land Area: The Mattituck Hamlet Center comprises all or portions of 98 tax parcels encompassing 2,4-36,746 square feet or 55.94- acres (Map IV1-5). These figures are exclusive of roadway rights-of-way. Individual Parcel Ownershio Characteristics: The Hamlet Center's 98 parcels are generally evenly distributed throughout the district, with most of the smaller parcels clustered along Love Lane and the Route 25 intersection. The average size of the parcels in the Hamlet Center is 24,829 square feet or .57 of an acre. There are 83 separate property owners in the Hamlet Center. The land owner controlling the most separate parcels is the North Fork Bank and Trust Company, which owns 4 parcels totaling 0.94 acres. No single land owner controls 3 parcels, while 8 owners control 2 parcels of land within the Hamlet Center. The largest land owner in terms of land area of a single lot is Andrew Fohrkolb who owns a 2.54 acres parcel on CR 4-8. The IVlattituck Presbyterian Church, which owns a 2.5 acre parcel is the next largest land owner, followed by IVlattituck Commons, which owns a 2.38 acre parcel of land used for agricultural proposes on New Suffolk Avenue. The Handy Pantry property is the 4th largest in terms of land area at 2.02 acres. Vacant Land: Four parcels of vacant land are located within the Hamlet Center totaling 3.5 acres or 6.2% of the Hamlet Center's land area. The most notable of these parcels is a large 1.75 acre piece fronting on Route 25 just southwest of the Love Land intersection. This wooded and undeveloped parcel offers a significant development opportunity. Public & Quasi-Public Land: 8 public and 3 quasi-public parcels of land are located in the Hamlet Center. The 8 publicly owned parcels include the Town's Human Resource Center, the IVlattituck Library, the IVlattituck Fire Department, two waterfront parcels, two public parking lots and a building leased to the Grace Community Bible Church. These public uses cover 8.21 acres or 14.7% of Hamlet Center. The quasi-public parcels include the Episcopal Church of the Redeemer and two parcels owned by the IVlattituck Presbyterian Church, one of which is used by the North Fork Community Theater. These quasi-public parcels cover 2.9 acres or 5.2% of the Hamlet Center. Tn total, the lands devoted to public and quasi-public uses cover 13.4- acres or 24-% of the Hamlet Center. Page M- l$ To~ ot'~oulfiolcl I~et Study I~let o£~d~cl~ Owner Tax Map Address Size Desi§nation (acres) Mattituck-Laurel Libra~ 114.-11-2 1390 Main Road 1.5 Town of Southold 141.-4-24 750 Pacific Street 1.25 Town of Southold 141.-4-31.5 13285 Sound Avenue 0.83 Town of Southold 114.-7-15 4125 CR 48 1.39 Ma~ituck Park District 140.-3-5 630 Pike Street 0.75 Ma~ituck Park District 140.-1-19.1 1215 Love Lane 1.12 Ma~ituck Park District 114.-11-13 12900 Main Road 0.07 Ma~ituck Fire District 140.-3-6 100 Pike Street 1.34 Ma~ituck Presbyterian 141.-4-32.1 12605 Main Road 2.5 Church Ma~ituck Presbyterian 141.-4-26 12700 Sound Avenue 0.15 Church Church of the Redeemer 141.-4-27 13225 Sound Avenue 0.24 The public and quasi-public lands are distributed throughout the Hamlet Center. e. Land Area per Zoninq District: Six zoning districts are located within the Southold Hamlet Center: · HB- Hamlet Business District · LB- Limited Business District · B- General Business District · RO- Residential Office District · LI- Light Industrial District · R-40 - Residential Low Density District By far the most prevalent zoning district in the Hamlet Center is the HB zone, which covers 34.8 acres or 62.2% of the Hamlet Center. The LI zone governs the next largest portion of the Hamlet Center; 6.41 acres or 11.4%, followed by the RO and R-40 zones which each cover 5.7 acres or 10.2%, followed by the LB zone which covers 2.5 acres or 4.5% of the Hamlet Center, followed finally by the B zone which covers 0.7 acres or 1.2% of the Hamlet Center. HB 34.8 acres 62% LI 6.41 acres 11% RO 5.7 acres 10.2% R-40 5.76 acres 10.2% Page M-15 Towa ot'~outfiolcl ~t Study I-I~let o£M~d~cl~ Number of Stories # of Buildings Percentage 1 48 56% 2 42 46% 3 2 2% I 92 100°/o 4. Assessed Valuation & Tax Revenue: Local governments levy their property taxes on the basis of "assessed values'; which are a fraction of full or market value. Assessed values are then multiplied by the effective tax rates to obtain the amount of actual taxes owed to each taxing jurisdiction. Assessed value is also a useful indicator of the market value of a parcel or area. a. Assessed Value: The 98 properties in the Mattituck Hamlet Center have a combined assessed value of $773,862. The largest assessed value on a property is $53,300 for Mattituck Fire Department property at 1000 Pike Street. The lowest assessed value is $200 on a vacant 0.25 acre parcel owned by Diane Cotugno at 12655 Sound Avenue. The average assessed value in the Hamlet Center is $8,775. b. Tax Rates: The following tax rates apply to property in the Mattituck Hamlet Center: · Suffolk County Tax 24.461 · Town Tax 177.224 · School Tax 593.553 · Library 37.671 · Fire District 46.004 · Solid Waste 15.620 · Wastewater 1.417 · Park District 16.708 Total 912.658 Utilizing the tax rates set forth above, the total tax revenue generated from the Hamlet Center is $706,271 annually. 5. Business Establishments: During the field assessment of each building in the Hamlet Center, all businesses or building tenants that were identifiable by signage or other evident designation, were recorded. Tn total 62 such enterprises were identified. As illustrated by the following list, the types of businesses in the Hamlet Center are very well distributed among various business enterprises. No one particular business type dominates the Hamlet Center. Pag'e M- 21 To~ ot'~oulfiolcl ~t Study I-I~let o£~d~cl~ The most prevalent businesses in the Hamlet Center are offices (26%), followed by retail (23%), retail services (18%), retail food markets (10%), public/government (8%), restaurants (6%), religious (5%), Automotive (2%) and medical offices (3%). Retail · Mattituck Florist &Garden Shop · Liberty Data Systems · Barkers Pharmacy · Love Lane Sweet Shop &Gifts · Ferme De La Mer · Bauers Love Lane Shop · Love Lane Gallery · Guytons Antiques · Orlowski Hardware · Liquor · 3amesport Bait &Tackle · Elmers Sheds & Gazebos · Northeastern Equipment Rental &Sales · Antique Shop Retail ~e ~v ice · Hardy Plumbing & Heating · Mattituck Mlain Road Laundry · North Fork Bank · Mlodern Nails · Barber · Pike Street Pilates · Country Sun Tanning · DeFriest-Grattan Funeral Home · Taylor Rental · Dance Center of Mattituck · Michelle's Beauty Salon Office · Community Rentals & Sales Real Estate · Roy H. Reeve Agency, Tnsurance · North Fork Environmental Council · Mattituck Professional Center · Andrew Stype Realty · Tnland Homes Custom Builders · Daniel Ross, Attorney · Chris Rehm, Excavation & Drainage · Zebra Enterprises General Contracting · Mlichael Mlontgomery, Attorney at Law · Architectnologies · Karyn Bell, Attorney at Law · Law Office of William Goggins · Pitsiokos & Pitsiokos Attorny at Law Page M- 22 Tow o£~oulfiolcl ~t Study · Davidow, Davidow, Siegel & Stein · Wickham, Wickham & Bressler Medical Office · Peconic Bay Primary Mledical Care · Antoinette P. Notaro, MID Retail Food Mariner · LLL Delicatessen · Handy Pantry · Village Cheese Shop · Village Mlarket · Connies Bake Shop Restauran~ · Red Door Restaurant & Bar · Angelos Pizza · The Broken Down Valise · Rudy's Gourmet Tce Cream Automotive · L&L Automotive Government/PuMic/¢ivic · Mattituck Fire Department · Mattituck Public Library · Mattituck Post Office · Southold Human Resource Center · North Fork Community Theater · Waterfront Park Religious Use · Mattituck Presbyterian Church · Grace Community Bible Church · Episcopal Church of the Redeemer 6. Existinq Zoninq: As noted above, portions of 6 separate zoning districts are located within the Hamlet Center (Figure M-7): · HB- Hamlet Business District · LT- Light Tndustrial District · LB- Limited Business District · B- General Business District · RO- Residential Office District · R-40 - Residential Low Density District To~ ot'~oulfiolcl ~t Study I-I~let o£~d~cl~ Each of these districts serve different purposes and include differing use and dimensional, area and bulk regulations. a. HB - Hamlet Business District The HB district accounts for a majority of the land area of the Hamlet Center. 34.8 acres or 62% of the Hamlet Center is zoned HB. The purpose of the HB district, as set forth in §100-90 of the Zoning Ordinance is: "To provide for bus/ness development in the ham/et central bus/ness areas, including retail, office and service uses, public and semi-public uses, as we//as hotel and motel and multi-family residential development that ~411 support and enhance the retail development and provide a focus for the hamlet." The following uses are permitted in the HB district: Permitted Uses: · One-family detached dwellings · Building, structures and uses operated by the Town of Southold, school districts, park districts and fire districts · Two-Family Dwelling · Boardinghouse and tourist home · Business, professional and governmental offices · Banks and financial institutions · Retail stores · Restaurants · Bakeshops · Personal service stores · Art, antique and auction galleries · Artists' and craftsman's workshops · Auditoriums or meeting halls · Repair shops · Custom workshops · Bus or train stations · Theaters or cinemas · Libraries or museums · Laundromats · Bed & Breakfasts Special Permit Uses: · Private elementary, high schools, colleges or other educational institutions · Nursery schools · Philanthropic, eleemosynary or religious institutions, health care, continuing care and life care facilities · Public utility uses · One accessory apartment · Multiple dwellings &townhouses · Motel &hotel P, we M- 24 To~ ot'~oulfiolcl ~t Study I-I~let o£~d~cl~ · Apartments above retail stores & offices · Boarding or tourist homes · Fraternal or social institutional offices or meeting halls · Drinking establishments · Public garages · Funeral homes · Flea markets · Takeout & formula food restaurants Accessory Uses: · Customary accessory structure · Home occupation · Boat docking facilities · Garden house, tool house, swimming pool, tennis court · Private garage · Off-street parking spaces · Storage of a boat or trailer storage building, playhouse, wading pool, The following bulk and area regulations apply in the HB district: Minimum Lot Area 20,000 sqft Lot Width 60' Lot Depth 100' Front Yard 15' Side Yard 10' Side Yard (Both) 25' Rear Yard 25' Landscape Area 25% Maximum Lot Covera~le 40% Building Height 2 stories/35' b, L!- Liqht !ndustrial District The LT district accounts for second largest amount of the land area in the Hamlet Center. 6.4- acres or 11% of the Hamlet Center is zoned LT. The purpose of the LI district, as set forth in §100-140 of the Zoning Ordinance is: "To provide an opportunity for business and industria/ uses on sma//er /ots than wou/d be appropriate for the L_TO Light Industria/ Park/P/anned Office Park District" The following uses are permitted in the LT district: Permitted Uses: · Building, structures and uses operated by the Town of Southold, school districts, park districts and fire districts To~ ot'~oulfiolcl I~m~et Study I~let o£~d~cl~ · Business, professional and governmental offices · Auto repair shops · Repair Shops · Custom workshops · Agricultural operations · Wineries · Wholesale businesses &warehouses · Building, electrical and plumbing contractors yards · Cold storage plants · Telephone exchanges · Machine &equipment workshop · Light industrial uses · Publishing & printing plants · Boat building, servicing & storage Special Permit Uses: · Public utility uses · Research, design & development laboratories · Laundry or dry cleaning plants · Light industrial uses · Conference facilities Accessory Uses: · Customary accessory structure · Tn-service training schools · Private garages · Central hearing & power plants · Maintenance &utility shops · Off-street parking &loading The following bulk and area regulations apply in the LT district: Minimum Lot Area 40,000 sqft Lot Width 100' Lot Depth 150' Front Yard 100' Side Yard 20' Side Yard (Both) 40' Rear Yard 70' Landscape Area 25% Maximum Lot Coverage 30% Building Height 2 stories/35' c. LB- Limited Business District: The LB district covers 2.5 acres or 4.5% of the Hamlet Center. The purpose of the LB district, as set forth in §100-80 of the Zoning Ordinance is: Pa~e M- 26 To~ ot'~oulfiolcl I~m~et Study I~let o£~d~cl~ "Fo provide an opportunity to accommodate limited business activity alon9 highway corridors, but in areas outside the hamlet central business areas, that is consistent with the rural and historic character of surrounding areas and uses. Emphasis will be placed on review of design features so that existing and future uses will not detract from surrounding uses. The additional uses must generate Iow amounts of traffic and be designed to protect the residential and rural character of the area." The following uses are permitted in the LB district: Permitted Uses: · One-family detached dwellings · Agricultural operations · Building, structures and uses operated by the Town of Southold, school districts, park districts and fire districts · Wineries · Retail Business Complimentary to the Rural & Historic Character · Bed & Breakfast Special Permit Uses: · Two-family dwellings · Places of worship · Private elementary, high schools, colleges or other educational institutions · Nursery schools · Philanthropic, eleemosynary or religious institutions, health care, continuing care and life care facilities · Public utility uses · Beach clubs, tennis clubs, country clubs, gold clubs, public gold courses and annual membership clubs · Cemeteries · Stables and riding academies · One accessory apartment · Bed and breakfast · Historical society · Libraries, museums or art galleries Accessory Uses: · Customary accessory structure · Home occupation · Boat docking facilities · Garden house, tool house, swimming pool, tennis court · Private garage · Off-street parking spaces · Storage of a boat or trailer · Horses or domestic animals · Yard sales or similar types of sales storage building, playhouse, wading pool, P,~e Mr- 2~ Toga o£~outhold Hamlet Stud~ · Winery accessory gift shop · Child care The following bulk and area regulations apply in the LB district: Minimum Lot Area 80,000 sqft Lot Width 175' Lot Depth 250' Front Yard variable Side Yard 20' Side Yard (Both) 45' Rear Yard 75' Landscaped Area 35% Maximum Lot Covera[le 20% Building Height 2 1/2 stories/35' I-f~r~let d. B - General Business District: The B district accounts for the smallest amount of the land area in the Hamlet Center. 0.7 acres or 1.2% of the Hamlet Center is zoned B. The purpose of the B district, as set forth in §100-100 of the Zoning Ordinance is: "To provide for fetal/and wholesale commercial development and//m/ted of£/ce and industria/ deve/opment outs/de of the ham/et centra/ bus/ness areas, generally along major h/ghways. It/s des/gned to accommodate uses that benefit from large numbers of motor/sts, that need fa~fly large parcels of land and that may/nvolve character/stics such as heavy truck/ng and no/se # The following uses are permitted in the B district: Permitted Uses: · One-family detached dwellings · Building, structures and uses operated by the Town of Southold, school districts, park districts and fire districts · Two-Family Dwelling · Boardinghouse and tourist home · Business, professional and governmental offices · Banks and financial institutions · Retail stores · Restaurants · Bakeshops · Personal service stores · Art, antique and auction galleries · Artists' and craftsman's workshops · Auditoriums or meeting halls · Repair shops · Custom workshops Pag'e M- 28 To~ ot'~oulfiolcl I~et Study I~let o£~d~cl~ · Bus or train stations · Theaters or cinemas · Libraries or museums · Laundromats · Bed & Breakfasts · Agricultural operations · Wineries · Wholesale businesses &warehouses · Contractors yards · Cold storage plants · Wholesale or retail sale of garden materials · Wholesale or retail beverage distribution · Funeral homes · Train or bus stations · Telephone exchanges Special Permit Uses: · Private elementary, high schools, colleges or other educational institutions · Nursery schools · Philanthropic, eleemosynary or religious institutions, health care, continuing care and life care facilities · Public utility uses · One accessory apartment · IVlultiple dwellings &townhouses · Motel &hotel · Apartments above retail stores & offices · Boarding or tourist homes · Fraternal or social institutional offices or meeting halls · Drinking establishments · Public garages · Funeral homes · Flea markets · Takeout & formula food restaurants · Tourist camps · R&D Laboratories · Commercial recreation facilities · Laundry or dry cleaners · Automobile laundries · Gasoline Service stations, motor vehicle sales · Private transportation services · Flea markets Accessory Uses: · Customary accessory structure · Home occupation · Boat docking facilities · Garden house, tool house, swimming pool, tennis court storage building, playhouse, wading pool, To~ ot'~oulfiolcl I~et Study I~let o£~d~cl~ · Private garage · Off-street parking spaces · Storage of a boat or trailer The following bulk and area regulations apply in the B district: Minimum Lot Area 30,000 sqft Lot Width 150' Lot Depth 150' Front Yard 100' Side Yard 25' Side Yard (Both) 50' Rear Yard 35' Landscape Area 35% Maximum Lot Coverage 30% Building Height 2 stories/35' e. RO - Residential Office District: The RO district accounts for 5.7 acres or 10.2% of the Hamlet Center. The purpose of the RO district, as set forth in §100-70 of the Zoning Ordinance is: "To provide a transition area between bus/ness areas and Iow density res/dent/a/ deve/opment a/ong major roads which wi//provide opportunity for//m/ted non- residentia/ uses in essentia//y res/dent/a/areas. ' The following uses are permitted in the RO district: Permitted Uses: · One-family detached dwellings · Building, structures and uses operated by the Town of Southold, school districts, park districts and fire districts · Fraternal organizations · Bed & breakfasts Special Permit Uses: · Two-family dwellings · Places of worship · Private elementary, high schools, colleges or other educational institutions · Nursery schools · Philanthropic, eleemosynary or religious institutions, health care, continuing care and life care facilities · Public utility uses · Beach clubs, tennis clubs, country clubs, gold clubs, public gold courses and annual membership clubs · Professional offices and business offices · Funeral homes pag.e M-..~O To~ ot'~oulfiolcl I~et Study I~let o£~d~cl~ · Libraries, museums or art galleries · Apartments above retail &offices Accessory Uses: · Customary accessory structure · Home occupation · Boat docking facilities · Garden house, tool house, storage building, playhouse, wading swimming pool, tennis court · Private garage · Off-street parking spaces · Storage of a boat or trailer · Accessory structures necessary to provide sewer, water, heat & utilities. The following bulk and area regulations apply in the RO district: Minimum Lot Area 40,000 sqft Lot Width 150' Lot Depth 175' Front Yard 50' Side Yard 15' Side Yard (Both) 35' Rear Yard 50' Livable Floor Area 850 sqft Maximum Lot Coverage 25% Building Height 2 1/2 stories/35' pool, R-40 - Residential Low Density District The R-40 districts governs 5.7 acres or 10.2% of the Hamlet Center. The purpose of the R-40 district, as set forth in §100-30A.1. of the Zoning Ordinance is: To provide areas for residential development where existin9 neighborhood characteristics, water supply and environmental conditions permit full development densities or approximately one dwe#in9 unit per acre and where open space and agricultural preservation are not predominate objectives. The following uses are permitted in the R-40 district: Permitted Uses: · One-family detached dwellings · Agricultural operations · Building, structures and uses operated by the Town of Southold, school districts, park districts and fire districts · Wineries Special Permit Uses: To~ ot'~oulfiolcl I~et Study I~let o£~d~cl~ · Two-family dwellings · Places of worship · Private elementary, high schools, colleges or other educational institutions · Nursery schools · Philanthropic, eleemosynary or religious institutions, health care, continuing care and life care facilities · Public utility uses · Beach clubs, tennis clubs, country clubs, gold clubs, public gold courses and annual membership clubs · Cemeteries · Stables and riding academies · One accessory apartment · Bed and breakfast · Historical society · Libraries, museums or art galleries Accessory Uses: · Customary accessory structure · Home occupation · Boat docking facilities · Garden house, tool house, swimming pool, tennis court · Private garage · Off-street parking spaces · Storage of a boat or trailer · Horses or domestic animals · Yard sales or similar types of sales · Winery accessory gift shop · Child care storage building, playhouse, wading pool, The following bulk and area regulations apply in the R-40 district: Minimum Lot Area 40,000 sqft Lot Width 150' Lot Depth 175' Front Yard 50' Side Yard 15' Side Yard (Both) 35' Rear Yard 50' Livable Floor Area per Dwelling 850 sqff Maximum Lot Coverage 20% Building Height 2 1/2 stories/35' Parkino: a. Off-Street Parkinq: The Town of Southold owns one public parking lot in the Hamlet Center. This lot is located off Sound Avenue, behind the shops on Love Lane. This lot provides 60 off- Pag'e M- $2 To~ ot'~oulfiolcl I~et Study I~let o£~d~cl~ street parking spaces. The Town leases two additional parcels for the purpose of providing public parking. The first is leased from the Mattituck Park District, and is located off Pike Street, behind the Hardware Store. This lot provides 58 off-street parking spaces. The second leased lot is owned by the North Fork Bank, and is located on Love Lane, adjacent to the Railroad station parking lot. This lot provides 12 off-street parking spaces. A privately owned parcel, located at 1300 Main Road, just east of Love Lane, on the South side of Route 25, is used informally as a public parking lot. This lot, owned by Peter Jacques, is unimproved and accommodates approximately 12 parking spaces. While practically functioning as a public parking lot, this parcel cannot be included in the overall inventory of off-street parking spaces. Tn total, 130 public off-street parking spaces are available in the Hamlet Center. On-Street Parkinq: On-street parking is available in various locations throughout the Hamlet Center. The most significant and heavily used on-street parking spaces are located on both sides of Love Lane. These spaces are posted with a 2 hour maximum parking restriction. 8. Transoortation: a, Existinq Roadway Characteristics: The roadway network in the Hamlet Center is comprised of 8 different roadways: IVYS Route 25 (Rain Road) - The Main Road is classified as a major arterial roadway and lies within the jurisdiction of the New York State Department of Transportation. The roadway is comprised of two 12' wide traffic lanes, with paved shoulders of variable width ranging from 6' to 12' wide. The condition of the pavement is in generally good condition. Painted pavement striping provides for turning lanes at Love Lane. Curbs and sidewalks are present along this roadway's run through the Hamlet Center. The posted speed limit is 35 mph. I hour parking restrictions are posted along most of the roadway. New Suffolk,4venue- This Town roadway is classified as a minor arterial roadway, connecting the Mattituck Hamlet Center with the New Suffolk Hamlet Center. The roadway is approximately 24-' wide and supports two traffic lanes. The portion of the roadway in the Hamlet Center has been recently repaved, and is in excellent condition. Curbs are present along the roadway edge. No parking restrictions are posted along the right-of-way. Love Lane - Love Lane is the primary north-south collector street in the Hamlet Center, and more importantly, serves are the Hamlet Center's "Main Street." This is an important characteristic primarily because it is located off Route 25, and thereby avoids the associated traffic and pedestrian conflicts inherent with that situation in other Hamlet Centers such as Cutchogue and Southold. The traveled way is narrow, only approximately 11' in width. On- Page M- M To~ ot'~oulfiolcl I~et Study I~let o£~d~cl~ street parking (restricted to 2 hours) on both sides of Love Lane reinforces the sense of the narrow feel of the roadway. Love Lane is bounded by concrete curbs, and brick sidewalks. Large Sycamore trees line the roadway, creating a lovely streetscape and a distinct sense of place. The pavement is generally in good condition, and the roadway falls within the jurisdiction of the Town. $oundAvenue- This Town roadway serves as a collector street between Route 48 and Route 25. The roadway is approximately 30' wide and supports two traffic lanes west of Westphalia Avenue. Between Westphalia Avenue and Route 25 the roadway supports one-way traffic (westbound). The pavement is generally in good condition, and a sidewalk is present along the north side of the roadway. No parking restrictions are posted along the right- of-way. Wicl~hatnAvenue- This roadway serves as a local collector street between Route 25, Route 48 and Mill Lane. Approximately 8 local streets intersect this roadway. This Town roadway supports two traffic lanes within pavement approximately 24' in width. Shoulders are not present, but curbs do line the roadway. The pavement is generally in good condition. Pil~e ~treet- Pike Street is a local Town roadway, that supports a diverse mix of land uses, as well as important Hamlet Center facilities, such as the Fire Department. The roadway supports two-way traffic on pavement approximately 22' in width that is in good condition. Parallel parking is available along the south side of the roadway, and is restricted to 2 hours. Westphalia Avenue- This roadway is a local street supporting pavement of approximately 22' in width. The pavement is generally in good condition. This roadway falls under the jurisdiction of the Town. Pacific Street- This local roadway supports two-way traffic separated by a painted double yellow line. The pavement is approximately 22' in width, is in good condition. This roadway falls under the jurisdiction of the Town. b. Traffic Control Devices A blinking red light is located at the Route 25/Love Lane intersection. Additionally, stop signs are posted at all of the intersecting cross streets. The Posted speed limit on Route 25 is 35 mph. 9. Existinq Utilities a. Water Supply: The IVlattituck Hamlet Center relies exclusively on ground water for its potable water supply. This water is supplied either via private wells or through water mains owned by the Suffolk County Water Authority. Page M- $¢ To~ ot'~oulfiolcl I~et Study I~let o£~d~cl~ In the Mattituck Hamlet Center, SCWA water mains run along Route 25, New Suffolk Avenue, Sound Avenue, Love Lane and Pike Street. This distribution network affords public water to virtually all of the properties in the Hamlet Center. Sanitary Sewaqe: Public sewers are not available in the Southold Hamlet Center. All sanitary sewage disposal takes place through the use of individual on-site septic systems. Electricity: The Hamlet Center is supplied with electricity from the Long Island Power Authority. Power lines are suspended along utility poles located within the rights-of way. There are no underground power lines in the Mattituck Hamlet Center. Natural Gas: A natural gas line, owned by LIPA, is located along Route 25. Most properties are not connected to the line, and a current moratorium on new connections is presently in place by LIPA. Solid Waste: Southold's transfer station on Route 48 primarily handles residential municipal solid waste. Most of the commercial solid waste, including most of the Hamlet Center's solid waste is collected by private carters and disposed of at disposal facilities outside of Southold. 10. Historic Resources The Gildersleeve Octagonal House, a site listed on the State and Federal Registers of Historic Places is located in the proximity of the Hamlet Center boundary. Additionally, the Wells-Lyons House, located on the Main Road and the Reeve-Wickham House, located on New Suffolk Avenue, are also located near the hamlet Center. 11. Hamlet Data Table Table M-15 presents specific data for each parcel within the Hamlet Center. This data was compiled from the Town of Southold GIS. Pag'e M- $$ o_ Or) o~ o~ ~ ~~5~=~ ~ ~o°~°~mm~m m=~ ~m~ l~-:~ ~ o~m'-x:~o~m~ ~ ~ o o ~ 8 ~ E o Towa o£$oulfiold ~et $~dy I-~let of New I. NEW SUFFOLK HAMLET OVERVZEW: New Suffolk has Southold's only waterfront Hamlet Center. Located on the western shore of Cutchogue Harbor, and extending into Peconic Bay's North Race, facing Robins Island, New Suffolk is isolated from mainland Southold by a band of wetlands extending north and east from West Creek, and west from Marsh Point, and by a series of active agricultural lands. Characterized by its "grid" roadway layout, New Suffolk is today a mature, generally "built-out" hamlet of small residential lots, generally 1/4 acre in area, supported by a modest Hamlet Center (Figure NS-l). The Hamlet Center has a unique and historic association with Peconic Bay. One of the first landowners in the area in the 17th century was Ensign John Booth. The area was originally known as Booth's Neck. The date in the chimney of the oldest house in New Suffolk reads 1760, which highlights the area's historic heritage. By the 18th century the area was called Robin's Island Neck and was a busy port. As far back as 1820, New Suffolk was the terminus for boats making regular runs to New York City. Rails for the Long Island Railroad, which was extended to Greenport in 184-4, were landed at Main Street dock and were carted to the right-of-way by farmers who received a free passage to New York for their labor. In 1899, the Holland Torpedo Boat Co. opened a plant for testing submarines. The basin and Peconic Bay were used as testing grounds. The first submarine accepted by the U.S. Navy, the USS Holland V~, was launched here, making New Suffolk the first submarine base in this country. Oyster and scallop industries flourished on Peconic Bay in New Suffolk's heyday. Late spring brought in the weakfish season and with it, the hordes of sports fishermen who filled the white painted boarding houses that lined New Suffolk's streets. Pa~e NS- 1 Towa o£$oulfiold ~et $~dy I-~let of New II. NEW SUFFOLK HAMLET VISION: Looking toward the future, New Suffolk's hamlet vision includes several fundamental components: · Preserve the character and integrity of the"grid." · New large-scale, high density residential development is inappropriate in the Hamlet. Limited opportunities for infill development may exist in New Suffolk. To that end, the HALO zone should be designed to reflect the existing character of the Hamlet and to accommodate second dwelling units. New Suffolk seeks to reestablish its historic maritime heritage by revitalizing the underutilized waterfront with water-dependent and water-related uses but on a small scale appropriate to the present character of the hamlet, which is predominantly residential. · New Suffolk's historic character is also a vital aspect of the area's "sense of place" and should be reinforced. Figure NS-2 presents the effective boundary of the new HALO zone. Figure NS-3 displays lands within the HALO boundary where development cannot take place due to the presence of environmental constraints, or as a result of previous land protection efforts. Pase NS - 2 Town o£$oulfiold I-Ia~det $~dy I-~let of New $~r~o~l~ IV. SPECIFIC HAMLET IMPROVEMENT PROJECT RECOMENDATIONS: Throughout the course of the Hamlet Study, the Stakeholders were asked to compile lists of specific improvements or projects they may wish to see implemented. One of the final exercises involved refining these lists to reflect the consensus of the Stakeholders. The following recommendations are organized according to the Ham/et Susta/nab///ty Pr/nc/p/es described in Section TTT. Human Scale: ,/ The development of a community meeting house within the Hamlet Center is recommended to preserve the human scale of the hamlet, thereby avoiding the need to utilize the school, which is located a distance outside the Hamlet Center. Waterfront: Y Enforce consistency with and recommendations of the LWRP. New Suffolk stakeholders believe that it offers support in preserving the character of the Hamlet. The most important underutilized parcel in the Hamlet Center is a 3.25 acre waterfront parcel owned by the Love Lane Acquisition Corp. This parcel, once owned by the Holland Torpedo Company, which built the first submarines in the United States and used the site to launch and test them, has in recent years been the subject of various redevelopment proposals. Tt is recommended that this parcel should support a mix of public and private use. Public waterfront access must be preserved while accommodating small marine-related water- dependent uses, such as a small docking facility for transient boats and a small marine motor repair shop, along with small-scale commercial use, such as small shops, or offices, a general store, the post office, perhaps a small museum focusing on local issues, a marine ecology demonstration project, a wind-surfing teaching station, the local yacht club and/or sailing association and other possibilities. Preserve waterfront access and promote water-dependent uses. New Suffolk's legacy as a working multi-use waterfront must be preserved. IVlaintain public access to the waterfront and maintain the marine viewscape at the end of IVlain Street. Designate mooring fields in Cutchogue Harbor. These moorings will allow the Hamlet to better serve local boaters. IVlooring fields must be designed to comply with all applicable NYSDEC regulations, and must not interfere with navigable waters. Support facilities, such as dinghy storage areas, associated parking and water taxi services must be incorporated into this scheme. Provide for transient moorings in the Hamlet Center. These moorings, which can be regulated by the Town for a reasonable fee, will afford the Town o£$oulfiold I-Ia~det $~dy I-~let of New $~r~o~l~ opportunity for boaters to visit the Hamlet Center as a destination, thereby supporting the economy and vitality of the area. Provide easily accessible and identifiable boat pump-out facilities. Preserve waterfront habitats, including wetlands. Fostering water enhanced and water compatible uses requires striking a fine balance with natural environments that requires constant vigilance. The long term vitality of waterfront habitats must be the paramount goal. Enhance treatment of stormwater runoff and water quality. Untreated stormwater runoff represents one of the greatest problems facing Peconic Bay today. Yard fertilizers, road salts, animal waste, faulty septic systems, petroleum runoff from roads and parking lots, and a host of others non-point source discharges, are all washed into the Bay via stormwater runoff. These compounds have degraded the Bay's water quality to such an extent that inland water quality treatment is now necessary. Development activity of any kind in the Hamlet must comply with current stormwater treatment and water quality requirements. Add more benches at Town Park. IVlake public restrooms at the Town Beach available beyond the customary beach season (end of .lune to Labor Day). Keep trash barrels at the Beach year round, and empty them on a regular basis. Tn addition to maintaining and enhancing public access to the waterfront physically, an unimpeded visual connection to the waterfront is an essential aspect of the Hamlet Center. Recognizing that marinas and boat yards are a present and historic land use along the waterfront, it is imperative that these facilities prohibit rack boat storage, or large boat storage buildings. Such facilities are generally large, tall and visually obtrusive. They invariably degrade the waterfront viewscape and the aesthetic appearance of the waterfront as a whole. The grade and configuration of the boat ramp off .lackson Street requires improvement. The ramp is too steep to allow for safe and efficient operation. 3. Streetscape: One of the most visually disruptive elements of the existing streetscape are the presence of overhead utility lines. Existing overhead utility lines in the Hamlet Center should be placed underground. All new development must install all new utilities underground. Town o£$oulfiold I-Ia~det $~dy I-~let of New $~r~o~l~ An on-going street tree planting program is recommended in the Hamlet Center. This program is intended to increase the density of street trees in the area, and should also include a maintenance component where damaged or dead trees are routinely replaced. As a waterfront community, New Suffolk absorbs the unabated brunt of many storms. As a result, street tree maintenance is particularly important. Preserve New Suffolk's linear grid street pattern and the unique and dramatic viewsheds it affords along streets and to the water. In order to ensure that the viewsheds remain unobstructed, construction of large structures on the waterfront should be prohibited. First Street is in many ways New Suffolk's "front street." The streetscape should be enhanced with decorative streetlights, street furniture and a distinctive sidewalk (brick pavers etc.). High intensity lighting and neon lighting should be avoided in the Hamlet Center. All lighting should be shielded and directed downward. 4. Vehicular Circulation: Install a stop sign at the east end of Main Street at First Street. Install a stop sign on Orchard Street at First Street. Prohibit on-street parking along the east side of First Street between King and Orchard Streets. All streets that end at the water should maintain accessibility to the waterfront for use by the residents of New Suffolk. Designate a truck route into the Hamlet Center (Main Street/First Street) and impose a weight limit for roadways not designated as a truck route. Modest traffic calming measures are recommended throughout the Hamlet. Signage, pavement striping, raised or textured crosswalks are examples of possible traffic calming measures. Evaluate all sight distance impediments at driveways and intersections and correct as required. 5. ParkinG: Given the scale of the New Suffolk Hamlet Center, it has been determined that additional public parking lots are not necessary. Town o£$oulfiold I-Ia~det $~dy I-~let of New $~r~o~l~ On occasions, boaters using the public boat ramp park their vehicle and boat trailer on the street anywhere nearby rather than pay the fee. This should be prohibited. Provide on-street parking, either 90 degree or angled, on the east side of First Street across from Legends. Tnformal and inefficient parking occurs in this area presently. Better organizing and regulating this parking will increase the number of vehicles that can be parked, and will eliminate the haphazard appearance of the area. Enforcement of parking regulations needs to be enhanced. · Pedestrian Circulation: Existing sidewalks that are cracked, uneven, uplifted due to tree roots, and generally in poor condition should be repaired and if necessary replaced. IVlaintaining safe and usable sidewalks is a major factor in fostering a walkable hamlet. Sidewalk maintenance responsibilities should be clearly established, and individual property owners should be periodically apprised of their maintenance obligations. Sidewalks and walkways should be limited to major roadways such as New Suffolk Avenue, New Suffolk Road, and Grathwohl Road. New sidewalks are not necessary on the smaller roadways. Striping intersection crosswalks in the Hamlet Center and at the school is recommended. This might be done in conjunction with curb narrowing as a traffic calming measure. · Public Transportation: A permanent bus stop is not necessary in the Hamlet Center. Encouraging and facilitating bus traffic on the Hamlet Center's narrow roads would create congestion and traffic safety concerns. "Dial-a-Ride" or other appropriately scaled transportation services would serve to meet the transportation needs of local residents. · Building Design: The existing eclectic mix of architectural styles adds to the charm of the Hamlet. Recommend establishment of a strongly empowered Architectural Review Boa rd. Town o£$oulfiold I-Ia~det $~dy I-~let of New $~r~o~l~ · Infrastructure: Flooding is a major problem in the Hamlet Center. It is recognized that as a waterfront hamlet, periodic severe flooding will occur, however, it is imperative that routine flooding be controlled. Opportunities to control and detain stormwater upstream should be investigated while simultaneously improving the ability of stormwater in the lower reaches of the watershed to discharge quickly into the Bay. Puddling on roadways is also a nuisance and should be eliminated through drainage improvements. Overhead utility lines detract from the aesthetic appearance of the Hamlet and impede views of the water. These utility lines should be placed underground. · Maintenance: Unattended commercial refuse, particularly restaurant refuse and cooking oil is problematic, breeds pests and should be better controlled. Excessive dust and sand on roadways needs to be cleaned regularly. Excessive noise from businesses should be controlled so as not to impact the surrounding residential neighborhood. · Enterprise: The Hamlet Center should support modest and limited business activity. Large scale commercial activity would be inconsistent and inappropriate. The revitalization of the Hamlet Center should reflect a public/private partnership. This public/private partnership is best exemplified in the idea of acquiring the 3.25 acre waterfront parcel presently owned by the Love Lane Acquisition Corp., by a public-private partnership for limited commercial development, such as a small "general store'; post office and other small scale businesses. These commercial uses could be supported and enhanced by a small, possibly outdoor museum operated by the Cutchogue-New Suffolk Historic Council. Such a museum could contain historical artifacts and memorabilia of New Suffolk's seafaring history, including the submarine development by the Holland Torpedo Company. Perhaps a builder and restorer of wooden boats could locate on the site adding a compatible commercial component. One benefit of the public/private nature of this concept is in fundraising. With public ownership of the site, a broad range of options exists for obtaining Town o£$oulfiold I-Ia~det $~dy I-~let of New $~r~o~l~ financial support from other public and private bodies, including brownfields clean-up grants. "Hotels" should be excluded from the list of permitted uses in the HB zoning district. · Housing: Change zoning code to allow enhanced density in HALO zone, specifically second dwelling units. Allow second unit as apartment in principal dwelling, or separate building. Define eligible parcels as those above 1/4 or 1/2 acre, served by public water (County Health Department regulations allow only 1 unit per 1/2 acre). Over 100 such parcels are evenly dispersed throughout New Suffolk. Limit size of second dwelling, in range of 850-1250 square feet. Support affordable program with property tax policy; as long as program guidelines are followed, exempt or reduce properb/tax on second unit. Second dwellings on residential parcels could also help preserve open space. Allow owner of qualified parcel to purchase a development right from Town Development Rights holding agency: entitles him/her to construct habitable "guest house". Tax guest houses, and apply proceeds to affordable housing or open space preservation programs. An accessory apartment amnesty program, for apartments brought up to code, is recommended. Those participating in the program would benefit from a streamlined legalization process. Open Space Preservation: No large tracts of open space remain in the Hamlet of New Suffolk. The highest preservation priority is given to the ballfield (the hamlet's "village green," owned by the New Suffolk School District) and Town beach and park. As the only notable public open space resources in the Hamlet, the long term preservation of these facilities must be assured. Improvements to existing public access areas to the waterfront is a goal. PateNS-lO Town o£$oulfiold I-Ia~det $~dy I-~let of New $~r~o~l~ · The Working Landscape: Appropriately scaled traditional maritime industries are encouraged within the Hamlet Center. Large scale facilities however, would not be consistent with the character of the Hamlet. Exclude "food processing"from the list of permitted uses in the [vl-II district. · Historic Resources: Designate the entire hamlet as a historic district. Regulate construction within the historic district per approval guidelines, including architectural review for commercial and residential structures. Several large historic trees warrant special designation and protection. A survey of significant trees should be undertaken, including an assessment of their health, vitality and vigor. Specific trees to be preserved should be so noted, and the owner of the tree notified of applicable stewardship obligations. The historic barn on the 3.5 acre waterfront parcel owned by the Love Lane Acquisition Corp. should be preserved, and possibly reused for use as a maritime museum. The barn and the now vacant restaurant are on the SPLTA list. There are 48 New Suffolk structures, past and present, on the SPLTA list. Three properties including the present School House, are in the National Historic Register. Town o£$oulfiold I-Ia~det $~dy I-~mlet of New $~r~o~l~ V. NEW SUFFOLK HAMLET CENTER- INVENTORY AND DESCRIPTION: Within the Hamlet of New Suffolk, a Ham/et Centerhas been formally delineated. This Hamlet Center reflects the commercial and civic core of the Hamlet. New Suffolk's Hamlet Center exhibits several basic characteristics: Character- the New Suffolk Hamlet Center exhibits certain fundamental characteristics that contribute to its unique "sense of place." These elements of "character", be they specific uses, patterns of land use, architecture or the hamlet's orientation and configuration, give the hamlet its special identity. Appearance -The streetscape, architecture and historic character of New Suffolk are unifying elements that contribute to the designation of the Hamlet Center. This appearance gives substance to the zoning and is related to associated land use regulations. Conyenience -The Hamlet Center is, by definition, a compact and unified area. Convenient pedestrian circulation patterns, proximate parking and well-placed facilities, (such as the post office) foster a level of convenience common to all hamlet centers. These basic elements form the conceptual basis for delineating the Hamlet Center. Additional evaluation of the following specific factors was also conducted to further refine the Hamlet Center delineation: · Zoning · Pattern of land use · Vacancies · Parking · Utilities · Civic/historic features · Traffic conditions. These factors, combined with the five basic physical forms described earlier in Section II of the Town-wide analysis (Paths, Edges, Districts, Nodes and Landmarks - Figure NS-4) produced the final Hamlet Center boundary. The New Suffolk Hamlet Center boundary reflects its physical connection to the waterfront, a feature that is further accentuated by the original roadway grid pattern laid out in the mid 1800's. The Hamlet Center is roughly rectangular in shape and extends some 2,000 linear feet from north to south. The Hamlet Center is bounded by Cutchogue Harbor to the east, Second Street to the west, King Street to the north, and Peconic Bay to the south. In total the Hamlet Center encompasses approximately 2.4 acres. The Hamlet Center boundary encompasses the existing HB zoning district as well as the marinas and other water related uses located within the M-II zoning district. The Hamlet Center includes residential, restaurant, marine and civic uses. Town o£$oulfiold I-Ia~det $~dy I-~let of New $~r~o~l~ A. Summary of Hamlet Center Characteristics: The following summary of the Hamlet Center's characteristics was compiled from the Town's Geographic Tnformation System data base, supplemented by field reconnaissance conducted throughout the summer of 2004. 1. Land Area: a. Total Hamlet Center Land Area: The New Suffolk Hamlet Center comprises 21 tax parcels encompassing 390,733 square feet or 8.97 acres (IVlap NS-5). These figures are exclusive of roadway rights- of-way. b. Individual Parcel Ownershio Characteristics: The 21 parcels that comprise the New Suffolk Hamlet Center are distributed within a two block area. 5 parcels are located on the .lackson/IVlain Street block, while 7 parcels are located on the IVlain Street/King Street block, and 9 parcels are located along the waterfront. The average size of the parcels in the Hamlet Center is 18,606 square feet or .43 of an acre. This figure is significantly affected by the presence of two large waterfront parcels that skew the average parcel size upward. 19 separate property owners control the 21 parcels in the Hamlet Center. The Robbins Tsland Holding Corp. owns 2 parcels on the waterfront, and Harkoff owns two parcels, one on First Street and one on Second Street. The largest land owner in terms of area within the Hamlet Center is the Love Lane Acquisition Corporation which owns a 3.25 acre parcel at the foot of IVlain Street. This single parcel accounts for 36% of the Hamlet Center. c. Vacant Land: There is no vacant land in the New Suffolk Hamlet Center. d. Public & Quasi-Public Land: There is one publicly owned parcel of land in the New Suffolk Hamlet Center. This parcel is 1.25 acres in size and supports a beach, parking lot and a small park at the south edge of the Hamlet Center. e. Land Area oer Zonino District: 3 zoning districts are located within the New Suffolk Hamlet Center: · R-40 - Residential Low Density District · HB- Hamlet Business District · IVl-TT- IVlarine TT District The largest zoning district in the Hamlet Center is the IVl-TT zone whose area is 5.37 acres and represents 60% of the Center's property. The HB zone covers the next largest segment of the Hamlet Center, 2.35 acres or 26%. The R-40 zone covers 1.25 acres or 14-% of the Hamlet Center. Town o£$oulfiold I-Ia~det $~dy I-~let of New $~r~o~l~ 4. Assessed Valuation & Tax Revenue: Local governments levy their property taxes on the basis of "assessed values", which are a fraction of full or market value. Assessed values are then multiplied by the effective tax rates to obtain the amount of actual taxes owed to each taxing jurisdiction. Assessed value is also a useful indicator of the market value of a parcel or area. a. Assessed Value: The 21 properties in the New Suffolk Hamlet Center have a combined assessed value of $113,500. The largest assessed value on a property is $23,600 for the Love Lane Acquisition Corp. property on First Street. The lowest assessed value is currently $500 for the 0.14 acre Loria property at 1010 First Street. b. Tax Rates: The following tax rates apply to property in the New Suffolk Hamlet Center: · Suffolk County Tax 24.461 · Town Tax 177.224 · School Tax 246.660 · Library 48.355 · Fire District 54-.343 · Solid Waste 15.620 · Wastewater 1.417 · Park District 7.715 Total 575.795 Utilizing the tax rates set forth above, the total tax revenue generated from the Hamlet Center is $65,353 annually. 5. Business Establishments: During the field assessment of each building in the Hamlet Center, all businesses or building tenants that were identifiable by signage or other evident designation, were recorded. Tn spite of New Suffolk's historical heritage as a bustling port, today, only 5 businesses were identified, one of which is the Post Office. Retail · Summer Girl · New Suffolk Post Office Marine Commercial · Capt. Marty's Marina/Fishing Station · Matt-A-Mar by the Bay Restaurant · Legends Town o£$oulfiold I-Ia~det $~dy I-~let of New $~r~o~l~ 6. Existina Zonina: As noted above, building and land use activities in New Suffolk's Hamlet Center are governed and regulated by three zoning districts (Figure NS-7): · HB- Hamlet Business District · IVl-TI- Marine TI District · R-40 Residential Low Density District Each of these districts serve different purposes and include differing use and dimensional, area and bulk regulations. a. HB - Hamlet Business District The HB district accounts for 12.35 acres or 26% of the land area of the Hamlet Center. This district permits a wide variety of uses and allows for significant development density. The purpose of the HB district, as set forth in §100-90 of the Zoning Ordinance is: "To provide for bus/ness development in the ham/et central bus/ness areas, including retail, office and service uses, public and semi-public uses, as well as hotel and motel and multi-family residential development that ~411 support and enhance the retail development and provide a focus for the hamlet." The following uses are permitted in the HB district: Permitted Uses: · One-family detached dwellings · Building, structures and uses operated by the Town of Southold, school districts, park districts and fire districts · Two-Family Dwelling · Boardinghouse and tourist home · Business, professional and governmental offices · Banks and financial institutions · Retail stores · Restaurants · Bakeshops · Personal service stores · Art, antique and auction galleries · Artists' and craftsman's workshops · Auditoriums or meeting halls · Repair shops · Custom workshops · Bus or train stations · Theaters or cinemas · Libraries or museums · Laundromats · Bed & Breakfasts Pa~e NS- I9 Town o£$oulfiold I-Ia~det $~dy I-~let of New $~r~o~l~ Special Permit Uses: · Private elementary, high schools, colleges or other educational institutions · Nursery schools · Philanthropic, eleemosynary or religious institutions, health care, continuing care and life care facilities · Public utility uses · One accessory apartment · Multiple dwellings &townhouses · Motel &hotel · Apartments above retail stores & offices · Boarding or tourist homes · Fraternal or social institutional offices or meeting halls · Drinking establishments · Public garages · Funeral homes · Flea markets · Takeout & formula food restaurants Accessory Uses: · Customary accessory structure · Home occupation · Boat docking facilities · Garden house, tool house, swimming pool, tennis court · Private garage · Off-street parking spaces · Storage of a boat or trailer storage building, playhouse, wading pool, The following bulk and area regulations apply in the HB district: Minimum Lot Area 20,000 sq ft Lot Width 60' Lot Depth 100' Front Yard 15' Side Yard 10' Side Yard (Both) 25' Rear Yard 25' Landscape Area 25% Maximum Lot Coverage 40% Building Height 2 stories/35' b. M-II - Marine II District The M-TI district accounts for the largest portion of the Hamlet Center, 5.37 acres or 60% of the land area. This district permits a wide variety of water-dependent and water related uses. The purpose of the M-TI district, as set forth in §100-120 of the Zoning Ordinance is: Pa~e NS - ~0 Town o£$oulfiold I-Ia~det $~dy I-~let of New $~r~o~l~ "To provide a waterfront location for a wide range of water-dependent and water-related uses, which are those uses which require or benefit from direct access to or location in mar/ne or tidal waters and which, in general, are located on major waterways, open bay fronts or the Long Island Sound The following uses are permitted in the M-II district: Permitted Uses: · One-family detached dwellings · Marinas · Boat docks, slips, piers or wharves · Beach clubs, yacht clubs or boat clubs · Boatyards for building, storing, repairing, renting, selling or servicing boats. · Mariculture or aquaculture operations. · Boat and marine engine repair and sales. · Buildings, structures and uses owned or operated by the Town of Southold, school districts, park districts and fire districts. · Retail sale or rental of fishing, diving or bathing supplies and equipment if accessory to a marina, boatyard, ships loft or chandlery. Special Permit Uses: · Restaurants · Ferry terminals · Transient hotels or motels · Fish processing plants · Fish markets · Museums with a nautical theme or art galleries. Accessory Uses: · Customary accessory structure · Home occupation · Boat docking facilities · Garden house, tool house, storage building, playhouse, wading swimming pool, tennis court · Private garage · Off-street parking spaces · Storage of a boat or trailer · Horses or domestic animals · Yard sales or similar types of sales · Winery accessory gift shop · Child care The following bulk and area regulations apply in the M-TT district: pool, Pa~e N$ - 2I Town o£$oulfiold I-Ia~det $~dy I-~let of New $~r~o~k Minimum Lot Area 80,000 sq ft Lot Width 150' Lot Depth 150' Front Yard 35' Side Yard 25' Side Yard (Both) 50' Rear Yard 25' Landscape Area 20% Maximum Lot Coverage 30% Building Height 2 stories/35' C. R-40 - Residential Low Density District The R-40 districts is one of the most prevalent zoning districts in the Town of Southold. This zone governs the smallest amount of land in the Hamlet Center, 1.25 acres or 14%. The purpose of the R-40 district, as set forth in §100-30A.1. of the Zoning Ordinance is: To provide areas for res/dent/a/ development where existin9 neighborhood characteristics, water supply and environmental conditions permit full development densities or approximately one dwelling7 unit per acre and where open space and a~3ricultural preservation are not predominate objectives. The following uses are permitted in the R-40 district: Permitted Uses: · One-family detached dwellings · Agricultural operations · Building, structures and uses operated by the Town of Southold, school districts, park districts and fire districts · Wineries Special Permit Uses: · Two-family dwellings · Places of worship · Private elementary, high schools, colleges or other educational institutions · Nursery schools · Philanthropic, eleemosynary or religious institutions, health care, continuing care and life care facilities · Public utility uses · Beach clubs, tennis clubs, country clubs, gold clubs, public gold courses and annual membership clubs · Cemeteries · Stables and riding academies · One accessory apartment · Bed and breakfast · Historical society P~xe N~ - 22 Town o£$oulfiold I-Ia~det $~dy I-~let of New $~r~o~k · Libraries, museums or art galleries Accessory Uses: · Customary accessory structure · Home occupation · Boat docking facilities · Garden house, tool house, swimming pool, tennis court · Private garage · Off-street parking spaces · Storage of a boat or trailer · Horses or domestic animals · Yard sales or similar types of sales · Winery accessory gift shop · Child care storage building, playhouse, wading pool, The following bulk and area regulations apply in the R-40 district: Minimum Lot Area 40,000 sq ft Lot Width ! 50' Lot Depth !75' Front Yard 50' Side Yard 15' Side Yard (Both) 35' Rear Yard 50' Livable Floor Area per Dwelling 850 sq ft Maximum Lot Coverage 20% Building Height 2 1/2 stories/35' 7. Parkino: a, Off-Street Parkinq: One public parking lot is located in the New Suffolk Hamlet Center. This parking lot, located at the southern terminus of First Street adjacent to Peconic Bay, provides parking for approximately 30 vehicles. Tnformal off-street parking takes place along the frontages of the marina properties on the east side of First Street. Somewhere around 40 parking spaces are available in these areas. b. On-Street Parkinq: On-street parking is permitted along all of the roadways in the Hamlet Center. The approximately 12 spaces on the west side of First Street, in front of Legends, are heavily used. On-street parking is also prevalent in front of the Post Office. The end of the Main Street and Jackson Street rights-of-way are also used for on-street parking. P~xe N~ - 23 Town o£$oulfiold I-Ia~det $~dy I-~let of New $~r~o~k 8. Transoortation: a. Existinq Roadway Characteristics: The roadway network in the Hamlet Center is comprised of five different roadways: Main Street (New Suffolk Avenue) - This roadway is classified as a minor arterial roadway and connects the Hamlets of New Suffolk and IVlattituck. Tn the Hamlet Center, the roadway is approximately 30' wide within a 50' right-of-way. No curbs or shoulders are available. The pavement condition in this area is good, and the roadway falls under the jurisdiction of the Town. First Street- The eastern most roadway in the Hamlet Center, this roadway is classified as a local street. Tt is under the jurisdiction of the Town, and supports two traffic lanes on pavement of approximately 30' in width, although, in most areas the roadway directly gives way to paved areas on adjacent properties to the east, particularly the marinas, so the roadway appears (and actually functions) as a much wider roadway. The roadway is in generally good condition, although some portions require repair. There is a serious problem of flooding in front of the Post Office after even moderate rain. Second Street-This Town roadway parallels First Street, and is classified as a local street. The road supports two traffic lanes on pavement of approximately 30' in width. No curbs or shoulders are available and the pavement condition in this area is good. .lack$on Street- .lackson Street is the southernmost road in the Hamlet Center. The roadway is classified as a local street and falls under the jurisdiction of the Town. The road supports two traffic lanes on pavement of approximately 30' in width. There are no curbs or shoulders. IVlost of the pavement is in good condition but extensive flooding takes place at the intersection of .lackson Street and First Street. King Street- King Street is the northernmost road in the Hamlet Center. The roadway is classified as a local street and falls under the jurisdiction of the Town. The road supports two traffic lanes on pavement of approximately 30' in width. No curbs or shoulders are available and the pavement is in good condition. b. Traffic Control Devices Stop signs are the only traffic control devices presently in the New Suffolk Hamlet Center. P.~e N$ - 2 4 Town o£$oulfiold I-Ia~det $~dy I-~let of New $~r~o~l~ 9. Existina Utilities a. Water Supply: The New Suffolk Hamlet Center relies exclusively on ground water for its potable water supply. This water is supplied either via private wells or through water mains owned by the Suffolk County Water Authority. SCWA water mains run into the Hamlet Center along New Suffolk Avenue from IVlattituck, and water lines are available throughout the entire Hamlet Center. The water main loops back along New Suffolk Road toward Cutchogue. b. Sanitary Sewaoe: Public sewers are not available in the New Suffolk Hamlet Center. All sanitary sewage disposal takes place through the use of individual on-site septic systems. c. Electricity: The Hamlet Center is supplied with electricity from the Long Tsland Power Authority. Power lines are suspended along utility poles located within the rights-of way. There are no underground power lines in the New Suffolk Hamlet Center. d. Natural Gas: Natural gas is available in the New Suffolk Hamlet Center. e, Solid Waste: Southold's transfer station on Route 48 primarily handles residential municipal solid waste. Most of the commercial solid waste, including most of the Hamlet Center's solid waste is collected by private carters and disposed of at disposal facilities outside of Southold. 10. Historic Resources No designated historic landmarks exist within the New Suffolk Hamlet Center. Three structures, located nearby the Hamlet Center, are designated as historic buildings in national and state registers. They are: · Old Harbor House- Harbor Lane · IVlethodist IVlission & New Suffolk School - King Street · New Suffolk Schoolhouse- New Suffolk Road There are 48 New Suffolk structures, past and present, on the S.P.L.T.A. List (Society for the Preservation of Long Tsland Antiquities). :~:L Hamlet Data Table Table NS-11 presents specific data for each parcel within the Hamlet Center. This data was compiled from the Town of Southold GTS. P~xe N~ - 25 Toga o£$ou~old I-Ironer Study I~mlet o£ O~ieot I. ORIENT HAMLET CENTER OVERVIEW: Orient's Ham/et Center was home to some of Southold's first settlers, making it an area of Southold steeped in history. The first inhabitants of Orient, members of the Algonkian nation named the area Poquatuck. With the arrival of English settlers in 164-0, the area was renamed Oysterponds, (the Lower Neck), and only became known as Orient in 1836. The original deed to the area of Orient was lost, but records such as a confirmatory deed of 1665, and Governor Andros' Patent of 1676, are in Southold Town's official records. The fertile land and harbors of Orient made it a desirable area for settlers and by the 1660's, shops and homes began appearing across the landscape. Tn contrast to the residents of East IVlarion, who were nicknamed "shad eyes" for their interests in fishing, early residents of Orient were called "turnip-pullers,"a reflection of their prowess as farmers. Orient remains a very unique place. The area is historically distinctive and offers a very tangible example of a landscape that is in jeopardy throughout the Town. The Orient Hamlet Center includes all or portions of 9 parcels covering 1.8 acres of land. P~e O-1 Toga o£$ou~old I-Ironer Study I~mlet o£ Odeot II. ORIENT HAMLET VISION: Looking toward the future, Orient's hamlet vision includes several fundamental components: The existing scale and character of the Hamlet in general as well as the Hamlet Center specifically, reflects several centuries of development, and this unique character should remain intact. · The small scale nature of the Hamlet Center must be preserved as the focus of community life. The Hamlet's historic character is vital to its "sense of place" and must be preserved, protected and reinforced. To this end, the Orient Historic Corridor has been established (Figure 0-2). Large scale commercial development would be incompatible and completely inconsistent in the Orient Hamlet Center. Large scale in this context not only refers to the square footage of a given facility, but also to the intensity of use, the volume of traffic generated, the nature of the intended market (i.e. targeting a larger market, and not simply the hamlet itself), the extent of site improvements, like off-street parking lots or sewage disposal systems, etc. · The waterfront remains a perceptually and functionally important element of the Hamlet. · New infill housing must be consistent with the existing historic character of the Hamlet. Opportunities for new residential development exist in Orient. A new HALO zone is recommended that would accommodate detached single family residences, at a density of 1/2 acre. (1 dwelling/20,000 square feet of lot area). · The creation of affordable "workforce" housing is important to the community. · Owner-occupied accessory apartments within existing homes are viewed as a viable method to accommodate additional growth. · Preserve the "gateway" lands from the Causeway leading into Orient along the Main Road. Figure 0-3 presents the effective boundary of the new HALO zone. Figure 0-4- displays lands within the HALO boundary where development cannot take place due to the presence of environmental constraints, or as the result of previous land protection efforts. P~e 0 - 2 To~ o£$ou~old It~mlet Study I~mlet o£ O~ieot IV. SPECIFIC HAMLET IMPROVEMENT PROJECT RECOMENDATIONS: Throughout the course of the Hamlet Study, the Stakeholders were asked to compile lists of specific improvements or projects they may wish to see implemented. One of the final exercises involved refining these lists to reflect the consensus of the Stakeholders. The following recommendations are organized according to the Ham/et Susta/nab///ty Pr/nc/p/es described in Section TTT of the Town-wide analysis. 1. Human Scale: Orient's Hamlet Center covers a limited spatial area (~2 acres). Commercial sprawl must be prohibited and an emphasis must be placed on fostering a human scale that encourages pedestrian activity and discourages unnecessary vehicle trips. 2. Streetscape: Narrow roadways represent appropriate proportions and provide a sense of focus for the hamlet. One of the most visually disruptive elements of the existing streetscape are the presence of overhead utility lines. Existing overhead utility lines in the Hamlet Center should be placed underground. All new development must install all new utilities underground. One of the attractive aspects of the Hamlet Center's streetscape are its lovely street trees. Preserving these trees however, requires an on-going commitment. A street tree planting program is recommended that incorporates regular pruning and maintenance as well as the replacement of damaged or dead trees. 3. Building Design: Support building design that is consistent with the historic character of the Hamlet, however, do not mandate style or design. Any restriction placed on building design should be measurable and objective. Decisions by committees or those using subjective parameters are unacceptable. IVleasures such as limiting building square footages, percent of lot coverage, merging of lots, limiting structures on merged lots are all examples of measurable restrictions that can assist in maintaining the unique ambiance of the Hamlet. The Town should explore techniques to limit the development of very large homes on small lots (McMansions). This trend has the potential to seriously disrupt the Hamlet's character. 4. Vehicular Circulation: Traffic calming measures are recommended in front of the school on Route 25. Ps~e 0 - 4 To~ o£$ou~old It~mlet Study I~mlet o£ O~ieot Traffic calming should first focus on limited non-aggressive measures such as pavement markings and signage. Tf these measures prove ineffective, more aggressive measures should be employed such as speed bumps, raised and textured crosswalks, chokers and curb extensions, roundabouts and chicanes. Rumble strips should be avoided as they create excessive noise. The narrowness of Village Lane adequately controls traffic through the Hamlet Center. Consider modifying Town highway standards to allow for narrower roadway widths in new development. This will reduce excessive impervious surfaces and preserve the character of the hamlet. Reductions should only be considered if roadway safety and public safety issues are adequately addressed. The installation of a traffic light near the Ferry driveway should be explored. This light could meter out traffic over periodic intervals, thereby limiting the continuous string of traffic that follows every Ferry arrival. Evaluate all sight distance impediments at driveways and intersections and correct as required. Tmpediments include utility poles, signs, un-kempt landscaping and street trees, fences, etc. Often, these structures are privately owned and constructed illegally within the right-of-way. 5. Pedestrian Circulation: Existing sidewalks that are cracked, uneven, uplifted due to tree roots, and generally in poor condition must be repaired and if necessary replaced. IVlaintaining safe and usable sidewalks is a major factor in fostering a walkable hamlet. Sidewalk maintenance responsibilities should be clearly established, and individual property owners should be periodically apprised of their maintenance obligations. The speed of traffic on Route 25 (particularly ferry traffic) and the geometry of the roadway results in concern for the safety of pedestrians, particularly in the evenings. Physical protection measures should be considered in this area such as the provision of vegetated buffers, Iow stone walls, guard rails, etc. Explore possibility of creating pedestrian trails through fields in undeveloped areas similar to farm roads. Explore development of a "Bay to Sound" trail. As a method to reduce dependence on individual automobiles, and to encourage fitness among residents, a bicycle-friendly infrastructure should be created. Pa~e O- $ To~ o£$ou~old It~mlet Study I~mlet o£ O~ieot 6. Parking: Parking at the Orient Ferry is a problem. The development of a satellite parking lot, with a shuttle to the ferry, is recommended for the current ferry service schedule. 7. Public Transportation: Facilitating public transportation in the Hamlet Center is not feasible due to roadway constraints, however, enhancing public transportation opportunities along Route 25 is recommended. Periodically evaluate public transportation opportunities to determine if they can be integrated into the Hamlet Center. 8. Infrastructure: Overhead utility lines detract from the aesthetic appearance of the Hamlet and impede views of the streetscape and individual buildings. These utility lines should be placed underground. 9. Maintenance: Properly maintaining the Hamlet Center is a quality of life issue that requires the commitment and cooperation of the Town, local land owners, merchants and residents. Specifically, the timely removal of snow on the walking paths to the school. 10. Enterprise: The schedule of permitted uses in the HB should be refined to reflect Orient's unique character and life style. For example, the "repair shop" use might permit a large auto repair shop or a farm machinery repair business. These uses would be inconsistent with the Hamlet Center. Uses that create excessive noise, odor or clutter should be prohibited from Orient's modest business district. IVlany Special Permit uses that might be permissible in the Hamlet Center are problematic, and their applicability in Orient should be reviewed. Tnappropriate uses should be eliminated. The Post Office currently resides in rented space in a privately owned building. The Post Office is vital to the Hamlet Center's vitality and must remain on Village Lane. The Hamlet Center should support modest and limited business activity. Large scale commercial activity would be inconsistent and inappropriate. Zoning controls, including bulk, area, height, setback and density provisions should be carefully tailored to Orient's specific characteristics. Pa~e O - 6 To~ o£$ou~old It~mlet Study I~mlet o£ O~ieot 13. Housing: 14. Open A new HALO zone is proposed that would permit single family dwellings and accessory apartments. The HALO zone should permit an increase in density above that which is permitted under the existing zoning up to 1 dwelling unit per 20,000 square feet of lot area. When adding density in the HALO zone, it is critical that the Hamlets rural balance be maintained by extinguishing the potential for those additional units in the agricultural and open space areas, perhaps through the implementation of a TDR program. The provision of affordable housing is encouraged. Affordable housing should be shared among the Hamlets throughout the Town. Facilitate affordable housing through owner-occupied accessory apartments on existing developed property. These are appropriate especially along the public transportation routes. Two sites have been identified as suitable HALO development parcels within the HALO zone. Space Preservation: The major purpose of the Hamlet and HALO definition is to promote the preservation of open space by concentrating commercial and residential growth within the Hamlet/HALO boundaries. Preservation of open spaces is a priority as it is this open space that defines the character of the Southold Hamlet. Accelerate the Purchase of Development Rights Program and Open Space Preservation Program in the area outside of the Hamlet Center and HALO zone. Strongly recommend preserving the "gateway" property along the causeway and leading into Orient bordering the wetlands, especially east of Latham's farm stand. Recommend preserving the Orchard Street property from cemetery up to Holyoke Avenue. 15. The Working Landscape: Preserve and support the Hamlet's traditional industries, including the maritime industry, agriculture, and tourism. Achieving this goals requires not only preserving agricultural lands or fishing piers for example, but also requires the provision of the Pa~e O- ? To~ o£$ou~old It~mlet Study I~mlet o£ O~ieot full range or ancillary and support facilities necessary to maintain these industries, including providing a trained work force that is able to reside within the Town. Historic Resources: Protect the Orient Historical Society (OHS) properties including Poquatuck Park. OHS makes a significant contribution to the understanding of the historic heritage that defines the Hamlet of Orient. The delineated "Orient Historic Corridor" is not intended as a historic district. Rather it reflects the recognition of a functioning neighborhood's unique existing character. This designation could be used to solicit support for the area, but should not be used as an arbitrary restrictive mechanism. Continue to preserve and protect the Hamlet's historic resources. Page O - 8 To~ o£$ou~old I-Im~et Study Z-~mlet o£ Odeat V. ORIENT HAMLET CENTER- INVENTORY AND DESCRIPTION: The Orient Hamlet Center is limited neighborhood business district that exhibits several basic characteristics: ¢/mrad'er- the Orient Hamlet Center exhibits certain fundamental characteristics that contribute to its unique "sense of place." These elements of "character'; be they public places, civic uses, patterns of land use, architecture or the hamlet's orientation and configuration, tend to lend justification to the delineation of the Hamlet Center. Appeara#¢e -The streetscape, architecture and historic character of Orient are unifying elements that contribute to the designation of the Hamlet Center. This appearance is often directly related to the underlying zoning controls and associated land use regulations. Convenience -The Hamlet Center is, by definition, a relatively compact and unified area. Convenient pedestrian circulation patterns, proximate parking and well placed civic facilities contribute to creating a level of convenience common to all hamlet centers. These basic elements form the conceptual basis for delineating the Hamlet Center. Additional evaluation of the following specific factors was also conducted to further refine the Hamlet Center delineation: · Zoning · Pattern of land use · Vacancies · Parking · Utilities · Civic/historic features · Traffic conditions. These factors, combined with the five basic physical forms described earlier in Section TT of the Town-wide analysis (Paths, Edges, Districts, Nodes and Landmarks - Figure O-5). The Orient Hamlet Center is very compact, extending some 500' along Village Lane. The Hamlet Center also extends approximately 250' to the west, along Skippers Lane. Tn total the Hamlet Center encompasses approximately 1.83 acres. The Hamlet Center reflects the HB zoning district boundaries, and includes a limited mix of commercial, public, civic and residential uses. Psge 0- 9 To~ o£$ou~old It~mlet Study I~mlet o£ O~ieot A. Summary of Hamlet Center Characteristics: The following summary of the Hamlet Center's characteristics was compiled from the Town's Geographic Tnformation System database, supplemented by field reconnaissance conducted through the 2004/2005. 1. Land Area: Total Hamlet Center Land Area: The Orient Hamlet Center comprises all or portions of 9 tax parcels encompassing 79,714.8 square feet or 1.83 acres (IVlap O-6). These figures are exclusive of roadway rights-of-way. Individual Parcel Ownershio Characteristics: The 9 parcels that comprise the Orient Hamlet Center are distributed relatively evenly throughout the area. The average size of the parcels is 8,857 square feet or .20 of an acre. There are 9 separate owners in the Hamlet Center. While there is no predominant owner controlling large portions of land in the Hamlet Center, the largest land owner in terms of area is Kent IVlcCarthy who owns .40 acres. This amounts to about 21.9% of the Hamlet Center. The smallest area of land is owned by Barbara Ann Cervone who owns .08 acres, about 4.37% of the total Hamlet Center area. c. Vacant Land: There is no vacant land in the Orient Hamlet Center. Public & Quasi-Public Land: There is no public owned land and only 1 quasi-public parcel of land located in the Hamlet Center. The 1 quasi-public parcel, Poquatuck Hall, covers .12 acres or 6.56% of the Hamlet Center. This community hall is located in the southern portion of the Hamlet Center on Village Lane. Land Area oer Zonino District: The Hamlet Business (HB) zone is the only zoning district within the Orient Hamlet Center accounting for all 1.83 acres or 100% of the area within the Hamlet Center. 2. Land Use: a. Land Use Distribution: The Existing Land Use Map (Figure 0-7) reveals that there are 9 buildings on 9 parcels of land in the Orient Hamlet Center supporting one or more land uses. 5 distinct land use categories were recorded in Orient's Hamlet Center, as follows: Hamlet Commercial- Those commercial uses typically found within Southold's hamlets, including retail, service, office, restaurants, galleries, automotive uses, warehouses, etc. To~ o£$ou~old I-Ironer Study I-~mlet o£ O~ieot c. Buildinq Heiqhts: Host of the buildings in the Hamlet Center are two-story structures (78%). Number of Stories # of Buildings Percentage i 2 22% 2 7 78% 3 0 -- { 9 100% 4. Assessed Valuation & Tax Revenue: Local governments levy their property taxes on the basis of "assessed values'; which are a fraction of full or market value. Assessed values are then multiplied by the effective tax rates to obtain the amount of actual taxes owed to each taxing jurisdiction. Assessed value is also a useful indicator of the market value of a parcel or area. Assessed Value: The 9 properties in the Orient Hamlet Center have a combined assessed value of $37,900. The largest assessed value on a property is $84,000 for the Poquatuck Hall property, owned by the Orient Community, at 1160 Village Lane. The lowest assessed value is $1,800 on a .17 acre parcel owned by Susan Thomas at 800 Village Lane. b. Tax Rates: The following tax rates apply to property in the Orient Hamlet Center: · Suffolk County Tax 24.461 · Town Tax 177.224 · School Tax 273.072 · Library 23.516 · Fire District 55.344 · Solid Waste 15.620 · Wastewater 1.417 · Mosquito 10.407 · Park District 1.739 Total 582.800 Utilizing the tax rates set forth above, the total tax revenue generated from the Hamlet Center is $21,855 annually. 5. Business Establishments: During the field assessment of each building in the Hamlet Center, all businesses or building tenants that were identifiable by signage or other evident designation, were recorded. Tn total 4 such enterprises were identified. Pa~e O-14 To~ o£$ou~old It~mlet Study I~mlet o£ O~ieot Retail · Orient Country Store Community Hall · Poquatuck Hall Government · Orient Post Office Restaurant · Orient Tce Cream Parlor 6. Exist/no Zonino: Orient's Hamlet Center is entirely located within the HB zoning district (Figure 0-8). The specific use, dimensional, area and bulk regulations of the district are presented below. a. HB - Hamlet Business District The HB district accounts for 100% of the land area within the Hamlet Center. This district permits a wide variety of uses and allows for significant development density. The purpose of the HB district, as set forth in §100-90 of the Zoning Ordinance is: "To provide for bus/ness development in the ham/et central bus/ness areas, including retail, ofF/ce and service uses, public and semi-public uses, as we//as hotel and motel and multi-family residential development that ~411 support and enhance the retail development and prov/de a focus for the hamlet." The following uses are permitted in the HB district: Permitted Uses: · One-family detached dwellings · Building, structures and uses operated by the Town of Southold, school districts, park districts and fire districts · Two-Family Dwelling · Boardinghouse and tourist home · Business, professional and governmental offices · Banks and financial institutions · Retail stores · Restaurants · Bakeshops · Personal service stores · Art, antique and auction galleries · Artists' and craftsman's workshops · Auditoriums or meeting halls · Repair shops Pa~e 0-/$ To~ o£$ou~old It~mlet Study I~mlet o£ O~ieot · Custom workshops · Bus or train stations · Theaters or cinemas · Libraries or museums · Laundromats · Bed & Breakfasts Special Permit Uses: · Private elementary, high schools, colleges or other educational institutions · Nursery schools · Philanthropic, eleemosynary or religious institutions, health care, continuing care and life care facilities · Public utility uses · One accessory apartment · Multiple dwellings &townhouses · Motel &hotel · Apartments above retail stores & offices · Boarding or tourist homes · Fraternal or social institutional offices or meeting halls · Drinking establishments · Public garages · Funeral homes · Flea markets · Takeout & formula food restaurants Accessory Uses: · Customary accessory structure · Home occupation · Boat docking facilities · Garden house, tool house, swimming pool, tennis court · Private garage · Off-street parking spaces · Storage of a boat or trailer storage building, playhouse, wading pool, The following bulk and area regulations apply in the HB district: Minimum Lot Area 20,000 sqft Lot Width 60' Lot Depth 100' Front Yard 15' Side Yard 10' Side Yard (Both) 25' Rear Yard 25' Landscape Area 25% Maximum Lot Coverage 40% Building Height 2 stories/35' To~ o£$ou~old It~mlet Study I~mlet o£ Odeot 7. Parkino: a. Off-Street Parkinq: There are no public or private parking lots within the Orient Hamlet Center. b. On-Street Parkinq: On-street parking in the Hamlet Center is permitted along the west side of Village Lane. On-street parking is prohibited on the east side of Village Lane. On-street parking is permitted on both sides of Skippers Lane. 8. Transoortation: a. Existinq Roadway Characteristics: The roadway network in the Hamlet Center is comprised of two roadways: Village lane - Village Lane is a Town road, classified as a local connector street. This roadway connects the Main Road (NYS Route 25) to the north, to the Hamlet Center. This roadway is intersected by a number of local streets, including Skippers lane in the Hamlet Center. Village Lane travels south past the Hamlet Center, to where it turns into King Street. Village Lane supports two-way traffic within a narrow 17' - 18' paved roadway. The pavement condition is generally good. Skippers Lane - This roadway is classified as a local street. It is under the jurisdiction of the Town, and supports two traffic lanes on pavement of approximately 22' in width. No parking restrictions are posted, and the pavement is in good condition. b. Traffic Control Devices No traffic control devices are located within the Orient Hamlet Center. 9. Existinq Utilities Water SUDDIV: The Orient Hamlet Center relies exclusively on ground water for its potable water supply. This water is supplied via private wells. The Suffolk County Water Authority does not serve the Hamlet Center. Sanitary Sewaqe: Public sewers are not available in the Orient Hamlet Center. All sanitary sewage disposal takes place through the use of individual on-site septic systems. Electricity: The Hamlet Center is supplied with electricity from the Long Tsland Power Authority. Power lines are suspended along utility poles located within the rights-of way. There are no underground power lines in the Orient Hamlet Center. P~ge 0 - 17 To~ o£$ou~old It~mlet Study I~mlet o£ Odeot d. Natural Gas: A natural gas owned by LIPA, is located along Route 25. Most properties are not connected to the line, and a current moratorium on new connections is presently in place by LTPA. e, Solid Waste: Southold's transfer station on Route 48 primarily handles residential municipal solid waste. Most of the commercial solid waste, including most of the Hamlet Center's solid waste is collected by private carters and disposed of at disposal facilities outside of Southold. 10. Historic Resources Orient supports a rich historic heritage. Two sites within Orient are located on the Federal and State Register of Historic Places and Landmarks. They are the Orient Historic District and the Terry-lVlumford House. Additionally, a number of locally designated landmarks are located within Orient. Those in the vicinity of the Hamlet Center include: · Shaw House-Village Lane · Village House- Village Lane · Gideon Young's House- Village Lane Hamlet Date Table Table 0-8 presents specific data for each parcel within the Hamlet center. This data was compiled from the Town of Southold GTS. Toma o£$onti~old I-l~let Study I-l~let of Peco~ic I. PECONIC HAMLET CENTER OVERVIEW: The Peconic Ham/et Center is centrally located in Southold's agricultural heartland. Settled by descendants of Southold's founders, this little farming hamlet was first known as West Southold Plantation. Later it was became known as Hermitage because of an elderly recluse who lived on Peconic Lane. Adjacent to the Peconic Post Office of today is what used to be known as the Jefferson store. It was built in 1855 by Captain Horace Prince owner of a lumber yard in Peconic. When President Grover Cleveland was President he appointed Jesse Lewis Case Postmaster of Peconic. In the same building was a hat shop run by Frank D. Smith who was known as the "Man Milliner of Peconic". The second floor of the store was a hall where plays and dances were held and it served as a kind of community center for the hamlet. North on Mill Lane was the Old Mill, built in 1841, and wrecked by a terrible November storm in 1898. To the south, on the Peconic Bay side, the land between Broadwaters and Hutchinson's creeks is known as Tndian Neck. There are many beautiful restored 18th and 19th century houses in Peconic, all private homes. Today the Hamlet Center is notable as the location of many of the Town's active recreational resources. The Peconic Hamlet center covers approximately 4-5 acres and includes 24- separate tax parcels (Figure P-l). Toma o£$outi~old I-l~let Study I-l~let of Pecodc II. PECONIC HAMLET VISION: Looking toward the future, Peconic's hamlet vision includes several fundamental components: · Strengthen and reinforce the rural agricultural character of the outlying Hamlet areas. The Peconic hamlet is central to the Town's agricultural heartland. · Preserve the small scale nature of the Hamlet Center as the focus of community life. Recognize and support the most prevalent use in the Hamlet Center; Southold's public recreational facilities. Nearly 60% of the Hamlet Center is devoted to recreational uses. IVlost of these facilities serve the Town as a whole, and not only the resdients of Peconic. Prevent larger scale commercial development. The Hamlet Center's commercial activity must take place within a small scale context that is in keeping with the Hamlet's traditional and historic setting. · Embrace a diversity of housing types, within the overall context of the existing character of the Hamlet. · The creation of affordable "workforce' housing is a priority. Opportunities for new residential development exist in Peconic. The new HALO zone should be designed to accommodate a variety of housing types, at a density of 1/2 acre. (1 dwelling/20,000 square feet of lot area). Figure P-2 presents the effective boundary of the new HALO zone. Figure P-3 displays lands within the HALO boundary where development cannot take place due to the presence of environmental constraints, or as a result of previous land protection efforts. Page P- 2 Toma o£$outi~old I-l~let Study I-l~let of Peconlc IV. SPECIFIC HAMLET IMPROVEMENT PRO3ECT RECOMENDATIONS: Throughout the course of the Hamlet Study, the Stakeholders were asked to compile lists of specific improvements or projects they may wish to see implemented. One of the final exercises involved refining these lists to reflect the consensus of the Stakeholders. The following recommendations are organized according to the Ham/et Susta/nab///b/Pr/nc/p/es described in Section TTT of the Town-wide analysis. 1. Gateways: The Peconic Hamlet Center lies off the beaten path, between Routes 25 and 48. This is a mixed blessing. IVlany of the negative aspects that are present in many of the Town's other hamlet centers have by-passed Peconic due to its location. By the same token, the Hamlet Center has not grown, nor is it a particularly active or economically successful. Therefore, some Hamlet Center identification would be appropriate. Rather than a traditional gateway adjacent to the Hamlet Center on Peconic Lane, signage on the IVlain Road (Route 25) and the North Road (Route 48) indicating "Peconic Hamlet Center" with appropriate arrows and directional identification is recommended. This type of satellite gateway will alert those seeking out the area. Tn an effort to provide a certain degree of drive-by "windshield" recognition for businesses in the Hamlet Center, the satellite gateway signage recommended above can identify individual Hamlet Center businesses. 2. Streetscape: One of the most visually disruptive elements of the existing streetscape are the presence of overhead utility lines. Existing overhead utility lines in the Hamlet Center should be placed underground. All new development must install all new utilities underground. One of the attractive aspects of the Hamlet Center's streetscape are its lovely street trees. Preserving these trees however, requires an on-going commitment. A street tree planting program is recommended that incorporates regular pruning and maintenance as well as the replacement of damaged or dead trees. 3. Building Design: Develop very general building design guidelines, adequate in detail to provide approving Boards with a clear understanding of Peconic's character, without unnecessarily burdening the process. For example, "contemporary architecture is inconsistent with the Ham/et and shou/d be avoided' or "f/at roofed dwe//ings are inconsistent with the Ham/et and shou/d be avoided'. Pa~e P- $ Toma o£$outi~old I-l~let Study I-l~let of Peconlc 4. Vehicular Circulation: Vehicular traffic through the Hamlet Center, along Peconic Lane, is not a pressing problem. However, modest traffic calming measures, such as added signage or pavement striping, is recommended. Elaborate measures, such as reconfiguring roadway alignments, narrowing pavement, etc. are unnecessary. Evaluate all sight distance impediments at driveways and intersections and correct as required. Impediments include utility poles, signs, un-kempt landscaping and street trees, fences, etc. Often, these structures are privately owned and constructed illegally within the right-of-way. 5. Pedestrian Circulation: A sidewalk, running the entire length of the Hamlet Center is recommended, on both sides of Peconic Lane from the Post Office to Tasker Park. This sidewalk will encourage safe and efficient pedestrian movement, which is particularly important in Peconic due to the presence of the parks. The creation of several well designed crosswalks is recommended. These new cross walks should integrate logically with the Hamlet Center's various recreational facilities. New crosswalks can employ pavement painting and striping, alternative pavement materials or raised pavement as well as appropriate signage and identification. Any crosswalk improvements however, must be "farmer friendly'; allowing unobstructed tractor and equipment passage. Existing sidewalks that are cracked, uneven, uplifted due to tree roots, and generally in poor condition must be repaired and if necessary replaced. IVlaintaining safe and usable sidewalks is a major factor in fostering a walkable hamlet. Sidewalk maintenance responsibilities should be clearly established, and individual property owners should be periodically apprised of their maintenance obligations. Designate a "Bike Route" along Peconic Lane. 6. Parking: The parking lot serving at the Hockey Rink at Cochran Park should be improved and paved, to prevent flooding and allow for more efficient use of the area. Landscaped screening and buffering between the parking lot noted above and the property to the north is recommended. This screening should be sufficient to create a visual barrier between the residence and the parking lot. The parking lot at the Post Office should be resurfaced and re-striped to provide an orderly and well-configured parking lot layout. P~Ae P- 6 Toma o£$outi~old I-l~let Study I-l~let of Peconlc Landscaping and buffering is recommended in the Port Office parking lot. While it is recognized that this area is relatively small and very little area exists to add new landscaping, creative solutions such as the use of planter boxes, should be explored. 7. Public Transportation: The Peconic Hamlet Center currently relies on a bus stop that is located on Route 25. Not having a bus stop in the Hamlet Center is not viewed as a deficiency. Bus traffic in Peconic's small Hamlet Center would be disruptive, and the walk to Route 25 is not inconvenient. However, it is recommended to relocate the Sunrise bus stop that is currently located in front of the car dealership, to Town-owned property, west of Peconic Lane. Tt is recommended that an attractively designed bus shelter with benches and other amenities be designed for the new location on the west side of Peconic Lane. The new bus shelter should be adequately designed to allow for the Sunrise Bus and S-92 service to be coordinated at this location. 8. Infrastructure: Overhead utility lines detract from the aesthetic appearance of the Hamlet and impede views of the streetscape and individual buildings. These utility lines should be placed underground. 9. Maintenance: Litter is a quality of life issue that directly relates to the overall character of the Hamlet Center. The heavy use of the parks, often by transient users that do not have a particular stake in the character of the Hamlet Center, represents a concern. Tt is recommended that additional trash receptacles be placed at both park entrances, within their parking lots as well as in front of the Post Office. These trash receptacles should be attractive, and they must be emptied on a routine and regular basis. 10. Enterprise: The character, nature and geographic extent of the Peconic Hamlet Center is much different from the larger hamlets of Southold, IVlattituck and Cutchogue. The range of permitted uses in the HB zone should be refined to support the distinct character of the Peconic Hamlet Center. Tt is recommended that thematic signage be created for each business in the Hamlet Center (e.g. a loaf of bread in front of the bakery, etc.). Given the extent of municipal recreational facilities in the Hamlet Center, Peconic recognizes public recreation as the Hamlet's main "product." Businesses, enterprises P~ge P- ? Toma o£$outi~old I-l~let Study I-l~let of Peconlc and initiatives that build upon this "product" are encouraged (i.e. provide for the needs of the users of these recreational facilities). Businesses should specialize in products that service this market (e.g. Gatorade, tennis balls, hockey skate repair, band-aids etc.). 13. Housing: A new HALO zone is recommended that permits a variety of dwelling types as of right, including detached single family home, attached single family homes, townhouses, garden apartments, multi-family dwellings and accessory apartments. The HALO zone should permit an increase in density above that which is permitted under the existing zoning up to 1 dwelling unit per 20,000 square feet of lot area. When adding density in the HALO zone, it is critical that the Hamlet's rural balance is maintained by extinguishing the potential for those additional units in the agricultural and open space areas, perhaps through the implementation of a TDR program. The provision of affordable workforce housing is a priority. Affordable housing should be shared among the Hamlets throughout the Town. Facilitate affordable housing through legal, code-conforming accessory apartments. An accessory apartment amnesty program, for apartments brought up to code, is recommended. Those participating in the program would benefit from a streamlined legalization process. Those not participating in the program would be subject to increased enforcement activities, penalties and fines. Two sites have been identified for possible workforce housing in the HALO zone. 14. Open Space Preservation: The major purpose of the Hamlet and HALO definition is to promote the preservation of open space by concentrating commercial and residential growth within the Hamlet/HALO boundaries. Preservation of open spaces is a priority as it is this open space that defines the character of the Peconic Hamlet. Accelerate the Purchase of Development Rights Program and Open Space Preservation Program in the area outside of the Hamlet Center and HALO zone. 1.5. The Working Landscape: Preserve and support the Hamlet's traditional industries, including the maritime industry, agriculture, and tourism. Achieving this goals requires not only preserving agricultural lands or fishing piers for example, but also requires the provision of the Pa~e P - 8 Town o£$onti~old I-l~tet Study I-l~tet of Peco~ic full range or ancillary and support facilities necessary to maintain these industries, including providing a trained work force that is able to reside within the Town. 16. Historic Resources: Continue to preserve and protect the Hamlet's historic resources. Buildings that have been placed on the SPLTA list, should be reviewed, and where found to be appropriate, formally nominated for inclusion on the state and federal registers of historic places, thereby providing permanent protection for the buildings. The WW T IVlemorial near the school should be recognized as a historic landmark. 17. Parks & Recreation: Lighting at the parks must be turned off at a reasonable hour (9:00 PM). Currently, there is no particular policy regarding the use of the lights. Occasionally, the lights are left on all night long. Perhaps a timer device can be employed to automatically assure that the lights are turned off by 9:00 plY1. The Recreation Center is an eyesore and in need of major repair (exterior and interior). However, before any commitment is made to the facility, a "needs assessment" should be conducted. The facility was intended primarily for the Town's youth, yet is used primarily by the elderly. The Human Resource Center in IVlattituck presumably serves the Town's senior population. P~ge P- 9 Toma o£$outi~old I-l~let Study I-l~let of Peconlc V. PECONIC HAMLET CENTER - INVENTORY AND DESCRIPTION: The Peconic Hamlet Center is an important neighborhood business district that exhibits several basic characteristics: Ct~aracter- the Peconic Hamlet Center exhibits certain fundamental characteristics that contribute to its unique "sense of place." These elements of "character'; be they public places, civic uses, patterns of land use, architecture or the hamlet's orientation and configuration, tend to lend justification to the delineation of the hamlet. Appearance -The streetscape, architecture and historic character of Peconic are unifying elements that contribute to the designation of the Hamlet Center. This appearance is often directly related to the underlying zoning controls and associated land use regulations. Convenience -The Hamlet Center is, by definition, a relatively compact and unified area. Convenient pedestrian circulation patterns, ample and proximate parking and well placed civic facilities (e.g. post offices, park areas, etc.) contribute to creating a level of convenience common to all hamlet centers. These basic elements form the conceptual basis for delineating the Hamlet Center. Additional evaluation of the following specific factors was also conducted to further refine the Hamlet Center delineation: · Zoning · Pattern of land use · Vacancies · Parking · Utilities · Civic/historic features · Traffic conditions. These factors, combined with the five basic forms described earlier in Section TT of the Town- wide analysis (Paths, Edges, Districts, Nodes and Landmarks - Figure P-4) produced the final Hamlet Center boundary. The Peconic Hamlet Center extends a distance of approximately 2,000 feet along Peconic Lane. The Long Tsland Railroad right-of-way cross the northern edge of the Hamlet Center. The only other roadway in the Center is Carroll Avenue which intersects Peconic Lane in the center of the district. Tn total the Hamlet Center encompasses approximately 4-5.2 acres. The Hamlet Center provides basic hamlet uses, such as the local post office and school, but by far the most dominate characteristic of the Hamlet Center are the public parks and recreation facilities. Almost 68% of the land area in the Hamlet Center is devoted to public recreational uses. Pa~e P- lO Toma o£$onti~old I-l~.tet Study I-l~mtet of Peco~ic A. Summary of Hamlet Center Characteristics: The following summary of the Hamlet Center's characteristics was compiled from the Town's Geographic Tnformation System database, supplemented by field reconnaissance conducted through the 2004/2005. 1. Land Area: Total Hamlet Center Land Area: The Peconic Hamlet Center comprises all or portions of 24 tax parcels encompassing 1,968,041 square feet or 4-5.2 acres (Map P-5). These figures are exclusive of roadway rights-of-way. Individual Parcel Ownershio Characteristics: Most of the 24 parcels that comprise the Peconic Hamlet Center are clustered in the northern and southern end of the district. The Cochran and Tasker Parks dominate the central part of the district. The average size of the parcels is 82,002 square feet or 1.8 acres. There are 22 separate owners in the Hamlet Center. The Town of Southold is the largest land owner in the Hamlet Center both in terms of acreage (26.5 acres) as well as number of individual parcels (3). Town-owned land accounts for 59% of the Hamlet Center. c, Vacant Land: There is no vacant land in the Peconic Hamlet Center. Public & Ouasi-Public Land: As noted above, most of the land in the Hamlet Center is devoted to public use. 4 publicly owned parcels of land are located in the Hamlet Center. The Town of Southold owns 3, while the Southold School District #5 owns one parcel. Tn total, the 4- publicly owned parcels cover 30.8 acres or 68.1% of the Hamlet Center. There are no quasi-public parcels located in the Hamlet Center. Owner [ Tax Map Designation [ Address Robert W. Tasker Memorial 74.-3-24.1 2580 Peconic Lane Park Jean Cochran Park 74.-5-6 2405 Peconic Lane Southold Town Recreation 75.-1-15.2 970 Peconic Lane Center Peconic School 75.-1-15 1170 Peconic Lane All of the public lands are located in the central and southern portion of the Hamlet Center. Paxe P-11 Tow o£$outfiold I-~mlet Study H~mlet of Peco~ic · Light Industrial- Light manufacturing, warehousing, storage, including outdoor storage of equipment or materials · Institutional-Schools, hospitals etc. · Par/~- Public or private active recreation parks or recreation facilities. Single Family Residential- Dwelling units, whether located within a detached building or located with a building containing other uses, supporting a "Family." Multi-Family Residence- 3 or more dwelling units, whether located within a detached building or located with a building containing other uses, supporting a "Family." · Vacant- Buildings that are vacant, not occupied by a land use. The Hamlet Center's 24 parcels support 31 individual land uses. The most prevalent land use is single family residence, (14- or 4-5%), Followed by hamlet commercial (4- uses or 13%), and multi-family residence (4- uses or 13%), followed by Parks (3 parcels or 12%) and vacant (3 uses or 12%), followed by agricultural use (3 or 12%), light industrial uses (2 or 8%), followed finally by institutional (1 use or 4-%). Single Family Residential 14 45% Hamlet Commercial 4 13% Multi-Family Residential 4 13% Park 3 10% Vacant 3 10% Agricultural 3 10% Li~lht Industrial 2 6% Institutional i 3% I I ooo/o Toma o£$outi~old I-l~let Study I-l~let of Peconlc · Suffolk County Tax 24.461 · Town Tax 177.224 · School Tax 30.177 · Library 17.347 · Fire District 54.343 · Solid Waste 15.620 · Wastewater 1.417 Total 820.589 Utilizing the tax rates set forth above, the total tax revenue generated from the Hamlet Center is $122,268 annually. 5. Business Establishments: During the field assessment of each building in the Hamlet Center, all businesses or building tenants that were identifiable by signage or other evident designation, were recorded. In total 3 private enterprises and 5 public uses were identified. Other than the obvious predominance of public uses in the Hamlet Center, no particular pattern of business use exists. · Homeport B&B Restaurant/Food Market · Peconic Bakery · The Tasting Room Government/Public Use · Peconic Post Office · Robert W Tasker Memorial Park · Jean Cochran Park · Southold Town Recreation Center · Peconic School 6. Existinq Zoninq: As noted above, portions of 3 separate zoning districts are located within the Hamlet Center (Figure P-7): · HB- Hamlet Business District · LI- Light Industrial District · R-80 - Residential Low Density District Each of these districts serve different purposes and include differing use and dimensional, area and bulk regulations. Page P- 17 Toma o£$onti~old I-l~tet Study I-l~tet of Peco~ic a. HB - Hamlet Business District The HB district accounts for smallest amount of land area in the Hamlet Center. 3.0 acres or 6.6% of the Hamlet Center is zoned HB. 7 of the parcels in the area (37%) are zoned HB. This district permits the widest variety of uses and allows for the greatest density of development of the zoning districts in the Hamlet Center. The purpose of the HB district, as set forth in §100-90 of the Zoning Ordinance is: "To provide for bus/ness development in the ham/et central bus/ness areas, including retail, office and service uses, public and semi-public uses, as well as hotel and motel and multi-family residential development that ~411 support and enhance the retail development and provide a focus for the hamlet." The following uses are permitted in the HB district: Permitted Uses: · One-family detached dwellings · Building, structures and uses operated by the Town of Southold, school districts, park districts and fire districts · Two-Family Dwelling · Boardinghouse and tourist home · Business, professional and governmental offices · Banks and financial institutions · Retail stores · Restaurants · Bakeshops · Personal service stores · Art, antique and auction galleries · Artists' and craftsman's workshops · Auditoriums or meeting halls · Repair shops · Custom workshops · Bus or train stations · Theaters or cinemas · Libraries or museums · Laundromats · Bed & Breakfasts Special Permit Uses: · Private elementary, high schools, colleges or other educational institutions · Nursery schools · Philanthropic, eleemosynary or religious institutions, health care, continuing care and life care facilities · Public utility uses · One accessory apartment · Multiple dwellings &townhouses · Motel &hotel · Apartments above retail stores & offices Toma o£$outi~old I-l~let Study I-l~let of Peconlc Boarding or tourist homes Fraternal or social institutional offices or meeting halls Drinking establishments Public garages Funeral homes Flea markets Takeout & formula food restaurants storage building, playhouse, wading pool, Accessory Uses: · Customary accessory structure · Home occupation · Boat docking facilities · Garden house, tool house, swimming pool, tennis court · Private garage · Off-street parking spaces · Storage of a boat or trailer The following bulk and area regulations apply in the HB district: Minimum Lot Area 20,000 sq ft Lot Width 60' Lot Depth 100' Front Yard 15' Side Yard 10' Side Yard (Both) 25' Rear Yard 25' Landscape Area 25% Maximum Lot Coverage 40% Building Height 2 stories/35' b. LI'- Liqht Industrial District The LT district accounts for second largest amount of the land area in the Hamlet Center. 3.1 acres or 6.8% of the Hamlet Center is zoned LT. 2 parcels (10.5%) are zoned LT. The purpose of the LT district, as set forth in §100-140 of the Zoning Ordinance is: "To provide an opportunity for bus/ness and industrial uses on sma#er lots than would be appropriate for the LIO Light Industrial Park/Planned Office Park District" The following uses are permitted in the LT district: Permitted Uses: · Building, structures and uses operated by the Town of Southold, school districts, park districts and fire districts · Business, professional and governmental offices Toma o£$outi~old I-l~let Study I-l~let of Peconlc · Auto repair shops · Repair Shops · Custom workshops · Agricultural operations · Wineries · Wholesale businesses &warehouses · Building, electrical and plumbing contractors yards · Cold storage plants · Telephone exchanges · Machine &equipment workshop · Light industrial uses · Publishing & printing plants · Boat building, servicing & storage Special Permit Uses: · Public utility uses · Research, design & development laboratories · Laundry or dry cleaning plants · Light industrial uses · Conference facilities Accessory Uses: · Customary accessory structure · Tn-service training schools · Private garages · Central hearing & power plants · Maintenance & utility shops · Off-street parking & loading The following bulk and area regulations apply in the LT district: Minimum Lot Area 40,000 sq ft Lot Width 100' Lot Depth 150' Front Yard 100' Side Yard 20' Side Yard (Both) 40' Rear Yard 70' Landscape Area 25% Maximum Lot Coverage 30% Building Height 2 stories/35' C. R-80- Residential Low Density District The R-80 district govern, by far, the largest amount of land area in the Hamlet Center. 38.9 acres or 86% of the land in the Hamlet Center is zoned R-80.9 parcels are zoned R-80. The purpose of the R-80 district, as set forth in §100-30 of the Zoning Ordinance is: Page P- 20 Toma o£$outi~old I-l~let Study I-l~let of Peconlc "To reasonab/y contro/, and to the extent poss/b/e, prevent the unnecessary loss of those current/y open/ands within the Town containing/arge and contiguous areas of prime agricu/tura/ soi/s which are the basis for a significant portion of the Town's economy and those areas with sensitive environmenta/ features, inc/uding aquifer recharge areas and b/uffs. In addition these areas provide the open rura/ environment so high/y va/ued by year-round residents and those persons who support the Town of Southo/d's recreation, resort and second home economy.. # The following uses are permitted in the R-80 district: Permitted Uses: · One-family detached dwellings · Agricultural operations · Building, structures and uses operated by the Town of Southold, school districts, park districts and fire districts · Wineries Special Permit Uses: · Two-family dwellings · Places of worship · Private elementary, high schools, colleges or other educational institutions · Nursery schools · Philanthropic, eleemosynary or religious institutions, health care, continuing care and life care facilities · Public utility uses · Beach clubs, tennis clubs, country clubs, gold clubs, public gold courses and annual membership clubs · Children's recreation camps · Farm labor camps · Veterinarians Offices · Cemeteries · Stables and riding academies · One accessory apartment · Bed and breakfast · Historical society Accessory Uses: · Customary accessory structure · Home occupation · Boat docking facilities · Garden house, tool house, swimming pool, tennis court · Private garage · Off-street parking spaces · Storage of a boat or trailer · Horses or domestic animals storage building, playhouse, wading pool, Page P- 21 Toma o£$onti~old I-l~tet Study I-l~tet of Peco~ic · Yard sales or similar types of sales · Winery accessory gift shop · Child care The following bulk and area regulations apply in the R-80 district: Minimum Lot Area 80,000 sq ft Lot Width 175' Lot Depth 250' Front Yard 60' Side Yard 20' Side Yard (Both) 45' Rear Yard 75' Livable Floor Area per Dwelling 850 sq ft Maximum Lot Coverage 20% Building Height 2 1/2 stories/35' 7. Parkinq: Off-Street Parkinq: Public parking is available in the Peconic Hamlet Center within the several public parks. Otherwise, there is no formally designated public parking area. On-Street Parkinq: There are no posted restrictions concerning on-street parking along Peconic Lane. The most notable area of on-street-parking is in front of the Post Office. A four space on-street parking area has been created on the east side of Peconic Lane in this area. Carroll Avenue, located along the southern boundary of Tasker Park, is posted with no parking signs. Parking along the eastern edge (the rear) of Tasker Parking takes place within the right-of-way of Carroll Avenue. The spaces back-out directly into the roadway. Because this is not a heavily traveled roadway, this parking arrangement appears to work satisfactorily. 8. Transportation: a. Existinq Roadway Characteristics: The roadway network in the Hamlet Center is comprised of two roadways: Peconic Lane - This roadway is classified as a minor arterial roadway and directly connects Route 25 with Route 48. Past Route 48, the road connects to Goldsmith's Tnlet County Park. Peconic Lane supports two traffic lanes approximately 26' in width divided by a painted double yellow line. The pavement condition in this area is good, and the roadway falls under the jurisdiction of the Town. P~Xe P - 22 Toma o£$onti~old I-l~tet Study I-l~tet of Peco~ic CarrollAvem/e -This roadway is classified as a local street. It is under the jurisdiction of the Town, and supports two traffic lanes on pavement of approximately 22' in width b. Traffic Control Devices There are no traffic control devices in the Peconic Hamlet Center. 9. Existinq Utilities Water SuPPlY: The Peconic Hamlet Center relies exclusively on ground water for its potable water supply. This water is supplied either via private wells or through water mains owned by the Suffolk County Water Authority. In the Peconic Hamlet Center, a SCWA water main runs along Peconic Lane. The Hamlet Center has direct access to this water main. Sanitary Sewaqe: Public sewers are not available in the Peconic Hamlet Center. All sanitary sewage disposal takes place through the use of individual on-site septic systems. Electricity: The Hamlet Center is supplied with electricity from the Long Island Power Authority. Power lines are suspended along utility poles located within the rights-of way. There are no underground power lines in the Peconic Hamlet Center. Natural Gas: A natural gas line, owned by LIPA, is located along Route 25. Most properties are not connected to the line, and a current moratorium on new connections is presently in place by LIPA. Solid Waste: Southold's landfill on Route 48 primarily handles residential municipal solid waste. Most of the commercial solid waste, including most of the Hamlet Center's solid waste is collected by private carters and disposed of at disposal facilities outside of Southold. 10. Historic Resources There are no sites in Peconic listed on the State or Federal Registers of Historic Places. Two locally designated historic landmarks are located in Peconic, but are not located within the Hamlet Center boundary. They are: · Isaac Overton House (Middle Island Road) · The Old Castle, Main Road 11. Hamlet Data Table Table P- 12 presents specific data for each parcel within the Hamlet Center. This data was compiled from the Town of Southold GIS. P, we P - 25 Toga oir$out~old I-l~.tet Study I-l~tet oir$ou~old I. SOUTHOLD HAMLET CENTER OVERVIEW: The Hamlet of Southold is the oldest developed portion of the Town and supports the seat of Town Government. Southold's Hamlet Center is the largest in the Town covering 92.5 acres and includes 122 parcels of land. The original 164-0 settlement ran from Town Creek up Young's Avenue and then west along Rte. 25 to Willow Hill. The Hamlet's rich history is evident in numerous ways. Southold's Historic District marks the western edge of the Hamlet Center, and the Southold Free Library and Southold Historical Society Museum Park are notable features in its center. Southold's First Presbyterian church is the oldest English church society in the State of New York. The Southold Hamlet Center is the largest and most commercially active business district on the North Fork between Riverhead and Greenport. Tn addition to hosting the Town's primary governmental functions, the district also supports numerous businesses, both large and small, religious institutions, civic uses, transportation facilities as well as a substantial residential population. The hamlet of Southold is geographically and perceptually, the heart of the community (Figure S4). P~ge $- I Toga oir$out~old I-l~.tet Study I-l~tet oir$ou~old II. SOUTHOLD HAMLET VISION: Looking toward the future, Southold's hamlet vision includes several fundamental components: The Southold Hamlet Center is an active, vibrant and thriving central business district, and serves as the Town's primary hub of commerce, governmental, civic and institutional activity. While clearly the Town's primary commercial hub, the scale and character of Hamlet Center's commercial activity must take place within a small scale context that is in keeping with the Hamlet's traditional and historic setting. · Southold's historic character is also a vital aspect of the areas "sense of place" and should be preserved, protected and reinforced. Larger scale commercial development is clearly inconsistent with the Hamlet Center's character. Large scale in this context not only refers to the square footage of a given facility, but also to the intensity of use, the volume of traffic generated, the nature of the intended market (i.e. targeting a larger market, and not simply the hamlet itself), the extent of site improvements, like off-street parking lots or sewage disposal systems, etc. The Hamlet Center should embrace a diversity of housing types, such as townhouses, attached single family dwellings, multi-family dwellings, etc., within the overall context of the existing character of the Hamlet. · The creation of affordable "workforce" housing is a priority. Opportunities for new residential development exist in Southold. The new HALO zone should be designed to accommodate a variety of housing types, at a density of between 1/4 acre to 1/8 acre in certain limited locations - subject to addressing septic considerations (1 dwelling/10,000 square feet of lot area - 1/5,000 square feet). Figure S-2 presents the effective boundary of the new HALO zone. Figure S-3 displays lands within the HALO boundary where development cannot take place due to the presence of environmental constraints, or as a result of pervious land protection efforts. Toga olr$out~old I-l~.tet Study I-l~tet olr$ou~old IV. SPECIFIC HAMLET IMPROVEMENT PROJECT RECOMENDATIONS: Throughout the course of the Hamlet Study, the Stakeholders were asked to compile lists of specific improvements or projects they may wish to see implemented. One of the final exercises involved refining these lists to reflect the consensus of the Stakeholders. The following recommendations are organized according to the Ham~et: Susta/nab///ty Pr/nc/p/es described in Section III in the Town-wide analysis. 1. Gateways: The development of traditional gateways into the Southold Hamlet Center was found to be unnecessary due to its relatively well defined edges. However, the creation of two Town-wide Gateways, on the IVlain Road in Laurel (the Western Gateway) and in Orient (the Eastern Gateway) is recommended. These gateways could include signage and graphics identifying all of the Town's hamlets in geographical order, which could then be coordinated with individual hamlet signage and graphics. 2. Human Scale: Southold's Hamlet Center covers a large spatial area, approximately 92 acres. Commercial sprawl must be prohibited and an emphasis must be placed on fostering a human scale that encourages pedestrian activity and discourages unnecessary vehicle trips. Even though the Hamlet Center stretches out a significant distance along Route 25, it retains a comfortable human scale due to the abundance and diversity of small shops along the IVlain Road. This eclectic mix of businesses must be encouraged and preserved. Southold has the potential to support much more civic and social interaction as an active element of the Hamlet Center's success. Events, concerts, displays and performances are encouraged at the gazebo, Southold Free Library, the High School and the churches. These venues are currently underutilized in that capacity and with some coordination, can be made to be integral components of the Hamlet Center. The library is actively engaged in developing a strategic plan that could foster community activities in the future. 3. Streetscape: One of the most visually disruptive elements of the existing streetscape are the presence of overhead utility lines. Existing overhead utility lines in the Hamlet Center should be placed underground. All new development must install all new utilities underground. One of the attractive aspects of the Hamlet Center's streetscape are its lovely street trees. Preserving these trees however, requires an on-going commitment. A street P~$-$ To~ o£$onti~old I-l~tet Study I-l~tet o£$ou~old tree planting program is recommended that incorporates regular pruning and maintenance as well as the replacement of damaged or dead trees. The street lamps in the Hamlet Center should be improved. A new fixture, more characteristic of the area, should be selected. The Southold Hamlet Center's streetscape is recognized as attractive and generally well maintained. Routine improvements and regular maintenance should be accomplished incrementally over time. Extensive new public streetscape improvements are not viewed as necessary at this time. However, incentives are recommended to encourage individual property owners and merchants to upgrade facades, signage, etc. 4. Building Design: Diversity in building design adds a degree of excitement and uniqueness to the Hamlet Center, and it is encouraged. This diversity however, must not jeopardize the areas historic character or resources. It was found to be unnecessary to specifically regulate and dictate building styles and design characteristics. Reliance on the Architectural Review Board combined with civic input would suffice to assure appropriate building design in the Hamlet Center. The Town should work with franchised chain stores to ensure that the design is compatible with Southold's historic character, similar to the way the McDonald's in IVlattituck was done. 5. Vehicular Circulation: Route 25 is the primary east/west thoroughfare serving the North Fork, as well as the Southold Hamlet Center's pedestrian oriented main street. Traffic calming measures are necessary to slow traffic through the Hamlet Center. The full range of options should be considered including speed bumps, raised and textured crosswalks, chokers and curb extensions, pedestrian refuges, roundabouts, cautionary signage and pavement striping, are all examples of possible traffic calming measures. Truck traffic along Route 25 through the Hamlet Center is a problem. An obvious solution exists to divert truck traffic up to Route 48, which would allow that traffic to by-pass the business district. Improved travel speeds and much less traffic volumes on Route 48 should provide adequate incentives for motorists to divert their traffic pattern. Signage on the LIE and at periodic intervals on Route 25 can serve to alert and inform truck drivers and motorists of the Route 48 alternative. P~ $-6 Toga oir$out~old I-l~.tet Study I-l~tet oir$ou~old Improve the geometry and configuration of the Young's Avenue/Route 48 intersection. Evaluate all sight distance impediments at driveways and intersections and correct as required. Impediments include utility poles, signs, un-kempt landscaping and street trees, fences, etc. Often, these structures are privately owned and constructed illegally within the right-of-way. Explore lowering the posted speed limit through the Hamlet Center. The Town's current roadway standards require large rights-of-way and wide paved streets. These streets, while safe and well engineered, result in unnecessary extra impervious surfaces, and create a character that is inconsistent with historic Southold. It is recommended that, consistent with public safety and traffic engineering provisions, the Town's roadway standards be reviewed with an eye toward reducing excessively wide roads. The hierarchy of roadways needs to be better delineated from Routes 48 and 25 down through local residential streets. This should be accomplished through better differentiated roadway standards. 6. Pedestrian Circulation: Provide sidewalks throughout the Hamlet Center. Existing sidewalks that are cracked, uneven, uplifted due to tree roots, and generally in poor condition must be repaired and if necessary replaced. Maintaining safe and usable sidewalks is a major factor in fostering a walkable hamlet. Sidewalk maintenance responsibilities should be clearly established, and individual property owners should be periodically apprised of their maintenance obligations. As a method to reduce dependence on individual automobiles, and to encourage fitness among residents, a bicycle friendly infrastructure should be created. The Southold Hamlet Center is quite flat, and bicycling is not encumbered by challenging terrain. As a result, many people currently utilize bicycles for transit and for pleasure. IVlore would likely turn to their bike if a more accessible infrastructure were put in place, including bike paths and lanes, efficient crosswalks, safe and convenient bike racks and storage areas etc. In addition to a complete well maintained sidewalk system, it is recommended that consideration be given to the creation of new walking paths and alleys. These pedestrian connections would creatively interconnect nodes of activity by formally recognizing and improving traditional "short cuts." Improvements might include clearing and cleaning, lighting, providing legal means of access, removing physical impediments such as gates, preparing surfaces, etc. Crosswalks should be creatively designed. Intersection sidewalks extensions (lessening the street width), pavement variations in texture, materials and color, raised pavement, signage, crosswalk bollards are all examples of potential solutions. To~n oir$out~old I-l~.tet Study I-l~tet oir$ou~old Develop another crosswalk across Route 25 at Beckwith Street. 7. Parking: Existing municipal parking resources are currently inadequate to meet the needs of the Hamlet Center. At present, only 136 public off-street parking spaces are available. We cannot continue to rely on private facilities to fill the gap (i.e. parking in Feather Hill for the Library, etc). Opportunities to create new municipal parking lots both owned and leased should be explored. New signage should be developed indicating the location of municipal parking areas. Existing public parking areas need to be better maintained, and re-surfaced as required. 8. Public Transportation: The Hamlet of Southold is the seat of Town government. It is recommended that a full service transit hub be created in the Hamlet Center, which serves as the heart of the Town of Southold, and is located in the geographic center of the North Fork. Such a facility might be created adjacent to the railroad station in the parking lot behind the bank building. A new transit hub would provide a well appointed multi- service bus shelter (accommodating the S-92 and private bus services), bus pull-off and loading area, parking, informational kiosk, telephones, ATIVl machine, etc. Improve coordination of bus, train and ferry services. The opportunity to create reliable linkages between various transit modes will dramatically enhance the public's reliance on public transportation, and help reduce dependency on automobiles. Provide frequent and affordable shuttle runs between the Hamlet Center and Riverhead shopping facilities. Explore van/car service for elderly, such as a "dial-a-ride" service. Assist in publicizing the availability and benefits of utilizing public transportation resources and facilities. 9. Infrastructure: Overhead utility lines detract from the aesthetic appearance of the Hamlet and impede views of the streetscape and individual buildings. These utility lines should be placed underground. Explore the erection of a wireless communications tower in an appropriate location, perhaps on Town-owned property and encourage co-locations. This proactive approach to public utility siting will allow the Town to avoid numerous, poorly sited PageS-8 Toga oir$outt~old I-l~.tet Study I-l~tet oir$ou~old antennas that would ultimately detract from the aesthetic appearance of the Hamlet Center. The Hamlet Center and HALO zone should be fully served by public water facilities. The most pressing infrastructure issue facing the Hamlet is the lack of public sewers. The only way to assure that increased development density can be accommodated in the HALO zone while simultaneously prohibiting it in the agricultural and open space areas of Southold, is to develop a public sewage system, or to explore other technologies that reduce or eliminate dependence on individual subsurface septic disposal systems, like chromaglass systems. 10. Maintenance: Initiate and enforce fines for littering. This is a quality of life issue that relates to the overall character of the Hamlet Center. Provide attractive trash receptacles and recycling containers throughout the Hamlet Center. 11. Enterprise: Zoning provisions should be explored that encourage franchise businesses by local entrepreneurs. A strength of Southold's Hamlet Center are its local entrepreneurs. Permitted uses should accommodate businesses that support the unique interests of residents living on the East End, not up-Island trends and marketing approaches. The use categories of the zoning ordinance must be revised and refined to take into account the universe of potential uses that are bearing down on Southold. The provision of decent, well-paying jobs for the hamlet's young people is a serious issue. Without this employment base, young people will continue to leave the Town for better opportunities elsewhere. This imbalance is one of the factors feeding the current speculative and second home real estate market. Shops in the Hamlet Center are encouraged to remain open late one night per week to maintain vibrancy and activity in the area. Promote the development of facilities for quiet evening socializing (e.g. cafe). The Hamlet Center should support modest and limited business activity. Large scale commercial activity would be inconsistent and inappropriate. Zoning controls, including the use provisions discussed above, but also bulk, area, height, setback and density provisions. Pag~ $- 9 Toga olr$out~old I-l~.tet Study I-l~tet olr$ou~old 13. Housing: A new HALO zone is recommended that permits a variety of dwelling types including detached single family home, attached single family homes, townhouses, garden apartments, multi-family dwellings and accessory apartments. Southold's rather large HALO zone is located primarily north of the Hamlet Center. The northern boundary runs behind the lots fronting on the south side of Route 48. The southern boundary runs behind the lots fronting on the south side of Route 25. The eastern boundary is located on the west side of Laurel Avenue; and the western boundary runs along the east side of Tucker's Lane. The HALO zone should permit an increase in density above that which is permitted under the existing zoning up to 1 dwelling unit per 10,000 square feet of lot area. Densities of I dwelling unit per 5,000 square feet of lot area can, in certain limited areas, be acceptable, however concerns over sewage disposal remain as an obstacle to achieving this density. When adding density in the HALO zone, it is critical that the Hamlets rural balance is maintained by extinguishing the potential for those additional units in the agricultural and open space areas. The provision of some affordable workforce housing is a priority. Tn addition, the Town and hamlet must support the provision of housing for seniors. Affordable housing should be shared among the Hamlets throughout the Town. IVlore affordable housing should be created by encouraging owner-occupied accessory apartments throughout the Town through changing the code that currently allows accessory apartments to be created in dwellings built prior to 1984, to include dwellings built at least 5 years before the date of application. Accessory apartments need not be attached to the owner's principle structure but might also be created in an existing detached building or structure on the same property. 14. Open Space Preservation: The major purpose of the Hamlet and HALO definition is to promote the preservation of open space by concentrating commercial and residential growth within the Hamlet/HALO boundaries. Preservation of open spaces is a priority as it is this open space that defines the character of the Town of Southold. The Town should accelerate the Purchase of Development Rights Program and Open Space Preservation Program in the area outside of the Hamlet Center and HALO zone. Toma olr$out~old I-l~.let Study 1S. The Working] Landscape~ ,/ Preserve and support the Hamlet's traditional industries, including the maritime industry, agriculture, and tourism. :t6, Historic Resources: v' Continue to preserve and protect the Hamlet's historically significant landmarks and buildings. H~let ot'$ou~old Toga olr$out~old I-l~.tet Study I-l~tet olr$ou~old V. SOUTHOLD HAMLET CENTER: INVENTORY AND DESCRIPTION The Southold Hamlet Center is today a diverse business district that exhibits several basic characteristics: Character- the Southold Hamlet Center exhibits certain fundamental characteristics that contribute to its unique "sense of place." These elements of "character", be they public places, civic uses, patterns of land use, architecture or the hamlet's orientation and configuration, tend to lend justification to the delineation of the hamlet. Appearance -The streetscape, architecture and historic character of Southold are unifying elements that contribute to the designation of the Hamlet Center. This appearance is often directly related to the underlying zoning controls and associated land use regulations. Convenience -The Hamlet Center is, by definition, a relatively compact and unified area. Convenient pedestrian circulation patterns, ample and proximate parking and well placed civic facilities (e.g. libraries, post offices, places of worship, park areas, etc.) contribute to creating a level of convenience common to all hamlet centers. These basic elements form the conceptual basis for delineating the Hamlet Center. Additional evaluation of the following specific factors was also conducted to further refine the Hamlet Center delineation: · Zoning · Pattern of land use · Vacancies · Parking · Utilities · Civic/historic features · Traffic conditions. These factors, combined with the five basic physical forms described earlier in Section II of the Town-wide analysis (Paths, Edges, Districts, Nodes and Landmarks - Figure S-4) produced the final hamlet Center boundary. The Southold Hamlet Center reflects a very linear configuration and extends for nearly a mile along the Main Road (NYS Route 25). The Hamlet Center runs from Horton Lane in the west, to where the commercial area gives way to open space and agricultural uses east of Town Harbor Lane. The area extends from the rear of the lots fronting on Route 25 in the south to the Long Island Railroad right-of-way in the north. The Hamlet Center generally reflects the HB zoning district boundaries, and includes the Towns largest business district. Town Hall and the Town offices recently relocated to the North Fork Bank building are situated in the Hamlet Center, as is the Southold Historical Society and other civic, institutional and religious uses. The area includes a diverse mix of retail, office, restaurant, service, civic uses and residential uses. In total the Hamlet Center encompasses approximately 92.5 acres. Toga olr$out~old I-l~.tet Study I-l~tet olr$ou~old A. Summary of Hamlet Center Characteristics: The following summary of the Hamlet Center's characteristics was compiled from the Town's Geographic Tnformation System database, supplemented by field reconnaissance conducted through the 2004/2005. 1. Land Area: Total Hamlet Center Land Area: The Southold Hamlet Center comprises all or portions of 122 tax parcels encompassing 4,029,300 square feet or 92.5 acres (Map S-5). These figures are exclusive of roadway rights-of-way. Individual Parcel Ownershio Characteristics: The majority of the 122 parcels that comprise the Southold Hamlet Center are generally clustered around the cross streets that intersect the district, such as Hortons Lane, Youngs Avenue and Boisseau Avenue. In between these cross streets, as well as toward the eastern end of the district, there are fewer, larger lots. The average size of the parcels in the Hamlet Center is 33,027 square feet or .76 of an acre. There are 109 separate property owners in the Hamlet Center. The land owner controlling the most separate parcels is the Town of Southold, which owns 5 parcels totaling 1.63 acres. The largest land owner in terms or land area is Grace Lewis who owns a 6.0 acre parcel located in the northeastern corner of the Hamlet Center. Colonial Village, which owns 5.7 acres is the next largest land owner, followed by Peconic Design, which owns a 5.0 acre parcel of mostly undeveloped land on the eastern edge of the district. The Feather Hill Shopping Center is the 4th largest in terms of land area at 3.15 acres. Vacant Land: Five parcels of vacant land are located within the Hamlet Center totaling 5.54 acres or 6% of the Hamlet Center's land area. Two of the vacant parcels are large and offer significant opportunity for new development. The first, owned by Laoudis, is located in the southwest corner of the Hamlet Center and is 2.25 acres in size. This parcel is split zoned between the HB and R-40 zoning districts. The second parcel is owned by Cedar Field Realty, and is 2 acres in size and is located one parcel east of Boisseau Avenue, running between Route 25 and the Railroad. Public & Quasi-Public Land: 10 public and 1 quasi-public parcels of land are located in the Hamlet Center. The 10 publicly owned parcels, which include the Town Hall, a park, public parking lots, the Southold Free Library, a museum and museum complex, Fire Department and post office, cover 10.6 acres or 11.4% of the Hamlet Center. The quasi-public parcel is the United Methodist Church, which covers 1.2 acres or 1.3% of the Hamlet Center. In total, the lands devoted to public and quasi-public uses cover 11.8 acres or 12.7% of the Hamlet Center. Tow o£$ontt~old I-l~mtet Study I-l~tet o£$ou~old 4. Assessed Valuation & Tax Revenue: Local governments levy their property taxes on the basis of "assessed values'; which are a fraction of full or market value. Assessed values are then multiplied by the effective tax rates to obtain the amount of actual taxes owed to each taxing jurisdiction. Assessed value is also a useful indicator of the market value of a parcel or area. a. Assessed Value: The 122 properties in the Southold Hamlet Center have a combined assessed value of $1,230,821. The largest assessed value on a property is $137,200 for Southold Fire Department property at 55135 Main Road. The lowest assessed value is $300 on a 0.1 acre parcel owned by Garrett Strang at 1180 Traveler Street. The average assessed value in the Hamlet Center is $10,088. b. Tax Rates: The following tax rates apply to property in the Southold Hamlet Center: · Suffolk County Tax 24.461 · Town Tax 177.224 · School Tax 530.177 · Library 17.347 · Fire District 38.005 · Solid Waste 15.620 · Wastewater 1.417 · Park District 16.488 Total 820.739 Utilizing the tax rates set forth above, the total tax revenue generated from the Hamlet Center is $1,010,183 annually. 5. Business Establishments: During the field assessment of each building in the Hamlet Center, all businesses or building tenants that were identifiable by signage or other evident designation, were recorded. Tn total 109 such enterprises were identified. As illustrated by the following list, the types of businesses in the Hamlet Center are very well distributed among various business enterprises. No one particular business type dominates the Hamlet Center. As would be expected in a healthy hamlet, the most prevalent businesses in the Hamlet Center are retail (27%), followed by offices (26%), retail services (19%), medical offices (10%), restaurants (5%), public/government (5%), food markets (4%), automotive (2%) and religious use (1%). £etail · The Wood Shop · Compliments of the Chef · Ye Old Party Shoppe · Prime Furniture Store Toga olr$out~old I-l~.tet Study I-l~tet olr$ou~old · Rothman's Department Store · Rothman'sAppliances &TV's · Lamps by Vincent · Village Liquors · Roberts Jewelers · Carol Kids Corner · Bath & Linens of Southold · Southold Pharmacy · Southold Paint Company · Home Passion · Deliq Architectural & Decorative Hardware · Old Country Charm · T.J. Jewelry · Tntegrity Appraiser, Restorations &Antiques · Thrift Shop · Founders Point Gallery · Fireplace & Patio Shoppe · Thompson's Emporium · Southold Floor Covering · Ivy League Flowers · Country Works Card & Gift Shop · Pastimes Antiques · Natural Choice Retail Service · Tnk Spot Printing & Copy Center · Bank of America · Pilates · Jade Peri Spa · Heathers Place Beauty Salon · UPS · Yosnitsune Martial Arts · Traveler Watchman · North Fork Bank · North Fork Fun &Fitness · Asiau Yoga · Curves · Fitness Advantage · Academy Printing · Peconic Bay Shopper · Village Hair Studio · Country Clipper Pet Grooming · Southold Cleaners · Health Services at Home · La Panache Hair Design · Fredrick Warren Haircutters · Bridgehampton National Bank Toga o£$out~old I-l~.tet Study I-l~tet o£$out~old Office · East End Insurance Services · Bruer & Lark Attorney at Law · Rudolph H. Bruer, Attorney at Law · Moore &Cabot, Inc. · Michael Rothman, CPA · Agawam Albertson Fine Homes & Estates · Sheldon & Helinski, CPA · North Fork Real Estate Agency · Paul Caminiti, Attorney at Law · Edward Boyd, Attorney at Law · Helen Rosenblum, Attorney at Law · Spitaliere Construction · F. Ryan Dayn, CPA · Allstate · Joseph .1. Cella, Counselor at Law · Suffolk County National Bank · Blue Diamond USA · Prudential Realty · Suffolk County District Attorney · Allan M. Schneider Associates Realty · .loan Tyree Realty · Cabral Insurance Brokerage · Garrett Strang, Architects · Peconic Surveyors · Beninati Associates · Banducci Katz & Ferraris, CPA · Corcoran Group · Lewis & Nickles Medical Office · Dr. Dubovic, DDS · Anthony Benarrdo,MD · Richard Farrell, CSW · Enzo Clinical Labs · Nancy Pearson, MD · Peter.1. Kilfoil, Podiatrist · Rick Hall, Chiropractor · Hitch Brody, Podiatrist · Southold Opticians · Southold Chiropractic Office · Saundra Perry, Physical Therapy Retail Food ~larket · IGA Southold Supermarket · Wayside Market · Giannis Specialty Foods & Deli · Polywoda Beverage Toga olr$out~old I-l~.tet Study I-l~tet olr$ou~old Restaurants · Country Corner Caf~ Luncheonette · Main Street Grill · Pagano's Restaurant & Pizzeria · .loananthony's Restaurant · Grateful Deli · Coeur Des Vignes Automotive · NASCAR Gas Station · Mullen Motors Government/Public · Southold Fire Department · Southold Historical Society · Southold Public Library · Southold Public Library Cottage · Southold Town Hall · Southold Post Office Religious Use · Southold United Methodist Church 6. Exist/no Zonino: As noted above, portions of 4 separate zoning districts are located within the Hamlet Center (Figure S-7): · HB- Hamlet Business District · B- General Business District · R-40 - Residential Low Density District · R-80- Residential Low Density District Each of these districts serve different purposes and include differing use and dimensional, area and bulk regulations. a. HB - Hamlet Business District The HB district accounts for a majority of the land area of the Hamlet Center. 77.5 acres or 84% of the Hamlet Center is zoned HB. 112 of the parcels in the area (92%) are zoned HB. The purpose of the HB district, as set forth in §100-90 of the Zoning Ordinance is: "To provide for bus/ness development in the ham/et central bus/ness areas, including retail, office and service uses, public and semi-public uses, as we//as P~e $ - 22 Toga olr$out~old I-l~.tet Study I-l~tet olr$ou~old hotel and mote/and mu/ti-family res/dent/a/development that mil support and enhance the retail development and provide a focus for the ham/et." The following uses are permitted in the HB district: Permitted Uses: · One-family detached dwellings · Building, structures and uses operated by the Town of Southold, school districts, park districts and fire districts · Two-Family Dwelling · Boardinghouse and tourist home · Business, professional and governmental offices · Banks and financial institutions · Retail stores · Restaurants · Bakeshops · Personal service stores · Art, antique and auction galleries · Artists'and craftsman's workshops · Auditoriums or meeting halls · Repair shops · Custom workshops · Bus or train stations · Theaters or cinemas · Libraries or museums · Laundromats · Bed & Breakfasts Special Permit Uses: · Private elementary, high schools, colleges or other educational institutions · Nursery schools · Philanthropic, eleemosynary or religious institutions, health care, continuing care and life care facilities · Public utility uses · One accessory apartment · Multiple dwellings &townhouses · Motel &hotel · Apartments above retail stores & offices · Boarding or tourist homes · Fraternal or social institutional offices or meeting halls · Drinking establishments · Public garages · Funeral homes · Flea markets · Takeout & formula food restaurants Accessory Uses: · Customary accessory structure P~ $ - 2~ Toga olr$out~old I-l~.tet Study I-l~tet olr$ou~old · Home occupation · Boat docking facilities · Garden house, tool house, storage building, playhouse, wading swimming pool, tennis court · Private garage · Off-street parking spaces · Storage of a boat or trailer The following bulk and area regulations apply in the HB district: Minimum Lot Area 20,000 sq ft Lot Width 60' Lot Depth 100' Front Yard 15' Side Yard 10' Side Yard (Both) 25' Rear Yard 25' Landscape Area 25% Maximum Lot Coverage 40% Building Height 2 stories/35' pool, b. B - General Business District The B district accounts for the smallest amount of the land area in the Hamlet Center. 1.08 acres or 1.2% of the Hamlet Center is zoned B. The purpose of the B district, as set forth in §100-100 of the Zoning Ordinance is: "To provide for retail and wholesale commercial development and//m/ted of£1ce and industria/ deve/opment outs/de of the ham/et contra/ bus/ness areas, generally along major highways. It is designed to accommodate uses that benefit from large numbers of motorists, that need fairly large parcels of land and that may involve characteristics such as heavy trucking and noise' The following uses are permitted in the B district: Permitted Uses: · One-family detached dwellings · Building, structures and uses operated by the Town of Southold, school districts, park districts and fire districts · Two-Family Dwelling · Boardinghouse and tourist home · Business, professional and governmental offices · Banks and financial institutions · Retail stores · Restaurants · Bakeshops · Personal service stores P.~.ge ,~ - 24 Toga oir$out~old I-l~.tet Study I-l~tet oir$ou~old · Art, antique and auction galleries · Artists' and craftsman's workshops · Auditoriums or meeting halls · Repair shops · Custom workshops · Bus or train stations · Theaters or cinemas · Libraries or museums · Laundromats · Bed & Breakfasts · Agricultural operations · Wineries · Wholesale businesses &warehouses · Contractors yards · Cold storage plants · Wholesale or retail sale of garden materials · Wholesale or retail beverage distribution · Funeral homes · Train or bus stations · Telephone exchanges Special Permit Uses: · Private elementary, high schools, colleges or other educational institutions · Nursery schools · Philanthropic, eleemosynary or religious institutions, health care, continuing care and life care facilities · Public utility uses · One accessory apartment · IVlultiple dwellings &townhouses · Motel &hotel · Apartments above retail stores & offices · Boarding or tourist homes · Fraternal or social institutional offices or meeting halls · Drinking establishments · Public garages · Funeral homes · Flea markets · Takeout & formula food restaurants · Tourist camps · R&D Laboratories · Commercial recreation facilities · Laundry or dry cleaners · Automobile laundries · Gasoline Service stations, motor vehicle sales · Private transportation services · Flea markets Page $ - 25 Toga olr$out~old I-l~.tet Study I-l~tet olr$ou~old Accessory Uses: · Customary accessory structure · Home occupation · Boat docking facilities · Garden house, tool house, swimming pool, tennis court · Private garage · Off-street parking spaces · Storage of a boat or trailer storage building, playhouse, wading pool, The following bulk and area regulations apply in the B district: Minimum Lot Area 30,000 sqft Lot Width 150' Lot Depth 150' Front Yard 100' Side Yard 25' Side Yard (Both) 50' Rear Yard 35' Landscape Area 35% Maximum Lot Coverage 30% Building Height 2 stories/35' C. R-40- Residential Low Density District The R-40 districts is one of the most prevalent zoning districts in the Town of Southold. This zone governs the second largest amount of land in the Hamlet Center (4.1 acres or 17% of the land area), and includes 4 parcels. The purpose of the R-40 district, as set forth in §100-30A.1. of the Zoning Ordinance is: To provide areas for residential development where existin9 neighborhood characteristics, water supply and environmental conditions permit full development densities or approximately one dwe#in9 unit per acre and where open space and agricultural preservation are not predominate objectives. The following uses are permitted in the R-40 district: Permitted Uses: · One-family detached dwellings · Agricultural operations · Building, structures and uses operated by the Town of Southold, school districts, park districts and fire districts · Wineries Special Permit Uses: · Two-family dwellings Pa~e S - 26 Toga olr$out~old I-l~.tet Study I-l~tet olr$ou~old · Places of worship · Private elementary, high schools, colleges or other educational institutions · Nursery schools · Philanthropic, eleemosynary or religious institutions, health care, continuing care and life care facilities · Public utility uses · Beach clubs, tennis clubs, country clubs, gold clubs, public gold courses and annual membership clubs · Cemeteries · Stables and riding academies · One accessory apartment · Bed and breakfast · Historical society · Libraries, museums or art galleries Accessory Uses: · Customary accessory structure · Home occupation · Boat docking facilities · Garden house, tool house, swimming pool, tennis court · Private garage · Off-street parking spaces · Storage of a boat or trailer · Horses or domestic animals · Yard sales or similar types of sales · Winery accessory gift shop · Child care storage building, playhouse, wading pool, The following bulk and area regulations apply in the R-40 district: Minimum Lot Area 40,000 sqft Lot Width 150' Lot Depth 175' Front Yard 50' Side Yard 15' Side Yard (Both) 35' Rear Yard 50' Livable Floor Area per Dwellin[I 850 sqit Maximum Lot Covera[le 20% Building Height 2 1/2 stories/35' d. R-80 - Residential Low Density District The R-80 district controls 11.75 acres or 13% of the land in the Hamlet Center. The purpose of the R-80 district, as set forth in §100-30 of the Zoning Ordinance is: P~ $ - 27 Toga oir$out~old I-l~.tet Study I-l~tet oir$ou~old "To reasonab/y contro/, and to the extent poss/b/e, prevent the unnecessary loss of those current/y open/ands within the Town containing/arge and contiguous areas of prime agricu/tura/ soi/s which are the basis for a significant portion of the Town's economy and those areas with sensitive environmenta/ features, inc/uding aquifer recharge areas and b/uffs. In addition these areas provide the open rura/ environment so high/y va/ued by year-round residents and those persons who support the Town of Southo/d's recreation, resort and second home economy.. # The following uses are permitted in the R-80 district: Permitted Uses: · One-family detached dwellings · Agricultural operations · Building, structures and uses operated by the Town of Southold, school districts, park districts and fire districts · Wineries Special Permit Uses: · Two-family dwellings · Places of worship · Private elementary, high schools, colleges or other educational institutions · Nursery schools · Philanthropic, eleemosynary or religious institutions, health care, continuing care and life care facilities · Public utility uses · Beach clubs, tennis clubs, country clubs, gold clubs, public gold courses and annual membership clubs · Children's recreation camps · Farm labor camps · Veterinarians Offices · Cemeteries · Stables and riding academies · One accessory apartment · Bed and breakfast · Historical society Accessory Uses: · Customary accessory structure · Home occupation · Boat docking facilities · Garden house, tool house, storage swimming pool, tennis court · Private garage · Off-street parking spaces · Storage of a boat or trailer · Horses or domestic animals · Yard sales or similar types of sales building, playhouse, wading pool, P~Re $ - 28 Toma olr$out~old I-l~.let Study · Winery accessory gift shop · Child care The following bulk and area regulations apply in the R-80 district: Minimum Lot Area 80,000 sq. ft. Lot Width 175' Lot Depth 250' Front Yard 60' Side Yard 20' Side Yard (Both) 45' Rear Yard 75' Livable Floor Area per Dwelling 850 sqft Maximum Lot Covera~le 20% Building Height 2 1/2 stories/35' H~let ot'$ou~old Parkin.: Off-Street Parkinq: The Town of Southold owns two adjacent parcels that are used for public parking located in the southwest corner of the Hamlet Center. Together these two parcels provide for 29 off-street parking spaces. In addition to these publicly owned parcels, the Town leases several privately owned parcels for the purpose of providing public parking. The largest of these is a 0.5 acre parcel owned by the Cutchco Corp., located behind the North Fork Bank on the corner of Traveler Street and Young's Avenue. This lot provides 54 off-street parking spaces. The next largest private lot leased for public parking is a 0.5 acre parcel owned by Giosasi, located behind the Main Street Grill. This lot is not formally improved, however, it offers the opportunity for parking approximately 45 vehicles. A small parcel, adjacent to the Town Hall parking lot offers parking for approximately 8 vehicles. Finally, the Town has a lease agreement with the LTRR to utilize the parking area adjacent to the Southold Train Station. This area accommodates railroad parking, as well as general public parking. Exclusive of the LTRR parcel, 136 public off-street parking spaces are available in the Hamlet Center. Even if the LTRR property and perhaps the parking lot behind Town Hall were included into this inventory, it is apparent that the Hamlet Center is deficient in off-street public parking opportunities. While often restricted, a number of the larger private off-street parking lots in area serve to accommodate some of the areas existing parking demand. On-Street Parkinq: Given the lack of centrally located off-street parking areas in the Hamlet Center, on- street parking in the prevalent method of meeting the parking demand in the area. On-street parking is permitted throughout the Hamlet Center. This parking is generally unrestricted on the intersecting side streets, such as Young's Avenue, Boisseau Avenue, etc. Roughly half of the Hain Road in the Hamlet Center is posted with a 2 hour maximum parking restriction. The on-street parking spaces along the Toga olr$out~old I-l~.tet Study I-l~tet olr$ou~old Main Road, as well as certain roadways, such as Traveler Street in front of the Post Office, are heavily utilized. 8. Transportation: a. Existinq Roadway Characteristics: The roadway network in the Hamlet Center is comprised of 13 different roadways: IVYS Route 25 (~lain Road) - The Main Road is classified as a major arterial roadway and lies within the jurisdiction of the New York State Department of Transportation. The roadway is comprised of two 12' wide traffic lanes, with paved shoulders of variable width ranging from 3' to 10' wide. The condition of the pavement varies considerably. To the east, significant areas of deteriorating, cracked and patched pavement are present. Toward the central portion of the Hamlet Center, the pavement is in good condition. The posted speed limit along most of the Hain Road in the Hamlet Center is 30 mph, increasing to 40mph to the east. Plotton'~ lane - This Town roadway is classified as a collector street, which runs from the Hain Road north to Soundview Avenue. The roadway is approximately 30' wide and supports two traffic lanes. The pavement is generally in good condition, and no parking restrictions are posted along the right-of-way. Youn§'~ Lane- Young's Lane is the major, centrally located, north-south collector street in the Hamlet Center. The roadway is approximately 30' wide and supports two traffic lanes divided by a painted double yellow line. The pavement is generally in good condition. On-street parking is prohibited on both sides of the street nearest to the Route 25 intersection. Beyond this area, there are no posted parking restrictions along the right-of-way. This roadway falls within the jurisdiction of the Town. Boi$$eau Avenue- This Town roadway serves as a collector street between Route 48 and Route 25. The roadway is approximately 30' wide and supports two traffic lanes. The pavement is generally in good condition, and no parking restrictions are posted along the right-of-way. A 35 mph speed limit is posted along Boisseau Avenue. Becltwith Avenue - This roadway is a one-way local Town street. The pavement is approximately 24' in width, is in good condition and curbs are present on both sides of the roadway. Traveler Street- Traveler Street is a two-way local roadway. The pavement is approximately 30' in width and is in good condition. On-street parking is available along the roadway, with no posted restrictions. Traveler Street is heavily utilized and supports primary Hamlet Center uses, such as the Southold Post Office, and is often used to by-pass the more congested Hain Road. Toga oir$out~old I-l~.tet Study I-l~tet oir$ou~old Town Harbor Lane - Town Harbor Lane is a two-way local roadway. The pavement is approximately 30' in width and is generally in good condition. No parking restrictions are posted along the right-of-way and the speed limit is posted as 30 mph. Locust Avenue- This roadway is a local street supporting pavement of approximately 24' in width. The pavement is generally in good condition. The portion of the roadway adjacent to Route 25 is posted with "No Stopping" restrictions. Cottage Place- This roadway is a two-way local Town street. The pavement is approximately 24' in width, is in good to fair condition. On-street parking is available on both sides of the street. Hobart Avenue- This roadway is a one-way local Town street. The pavement is approximately 24' in width, is in good condition and some privately constructed curbs and walls are present on both sides of the roadway. The eastern portion of the roadway adjacent to Route 25 is restricted to 15 minute parking. Maple Avenue - This roadway is a narrow 18' wide, two-way private roadway. The pavement is in good condition, and no parking restrictions are posted. Mechanic Street- This roadway is a one-way local Town street. The pavement is approximately 18' in width, and is in good condition. Curbs are present on both sides of the street, and parking is prohibited on the west side of the street. Wells Avenue- This roadway is a two-way local Town street. The pavement is approximately 24' in width and is in good condition. Curbs are present on the west side of the street, and no posted parking restrictions are present. b. Traffic Control Devices The Route 25/Young's Avenue intersection is regulated by a standard three phase traffic light. Additionally, stop signs are posted at all of the intersecting cross streets. Tn the central portion of the Hamlet Center, "Pedestrian Crossing" signs are posted. The Posted speed limit in this area is 30 mph. The posted speed limit increases to 40 mph toward the eastern end of the Hamlet Center. 9. Existinq Utilities a. Water SuPPlY: The Southold Hamlet Center relies exclusively on ground water for its potable water supply. This water is supplied either via private wells or through water mains owned by the Suffolk County Water Authority. Toga oir$out~old I-l~.tet Study I-l~tet oir$ou~old In the Southold Hamlet Center, SCWA water mains run along Route 25, as well as along the primary cross streets of Horton's Lane, Young's Avenue and Boisseau Avenue. As such, public water is available to virtually all of the properties in the Hamlet Center. Sanitary Sewaqe: Public sewers are not available in the Southold Hamlet Center. All sanitary sewage disposal takes place through the use of individual on-site septic systems. Electricity: The Hamlet Center is supplied with electricity from the Long Island Power Authority. Power lines are suspended along utility poles located within the rights-of way. There are no underground power lines in the Southold Hamlet Center. Natural Gas: A natural gas line, owned by LIPA, is located along Route 25. IVlost properties are not connected to the line, and a current moratorium on new connections is presently in place by LIPA. Solid Waste: Southold's landfill on Route 48 primarily handles residential municipal solid waste. IVlost of the commercial solid waste, including most of the Hamlet Center's solid waste is collected by private carters and disposed of at disposal facilities outside of Southold. ZO. Historic Resources None of the Town's historic landmarks that are listed on the State and Federal Registers of Historic Places are located within the Hamlet Center boundary. The Southold Historic District lies just to the west of the Hamlet Center boundary. A number of locally designated historic resources are located within the Hamlet Center, including all of the buildings at the Southold Historical Museum Complex. 11. Hamlet Data Table Table S-13 presents specific data for each parcel within the Hamlet Center. This data was compiled from the Town of Southold GIS. 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