HomeMy WebLinkAboutLight Industrial Office Zoning Survey 12/2003Survey of Light Industrial Office Zoning Within Southold Town
Prepared by
Valerie Scopaz, AICP
Town Planner
December 2003
1
Survey of Liaht Industrial Zonin.n,
Pumose of Survey
The purpose of this survey is to identify property within the Town that is zoned
Light Industrial Office (LIO) and to review the uses and requirements of the
district. The survey is intended to provide information that would assist the
Town Board in its effort to respond to assertions from the business community
that there is an insufficient supply of LI zoned property to meet the demand.
~aterials
A map showing all LI and LIO zoned properties within the Town was prepared.
Smaller maps were created to show which properties were "in use" and which
were vacant as of March 1, 2002, which reflects the latest assessment records
available in GIS format. (Parcels that were farmed were considered to be "in
use"). Where applicable, the wetlands layer was shown.
Findings
~al Office_
There are 16 parcels of land encompassing 190.8 acres in this zoning category.
Of these properties, 13 parcels encompassing 141.6 acres appear on the map as
being in use. This represents 81% of the parcels and 74% of the land area.
However, since twenty eight acres of this land have been removed from farm use
and are the site of a proposed industrial park, the statistics above could be
amended to 12 parcels encompassing 113.3 acres. This represents 75% of the
parcels and 59% of the acreage. Not all of these properties are totally
developed, meaning that some additional capacity could be built or
accommodated.
There is a considerable amount of raw land still available for use within this
zoning district. The largest parcel, 48.5 acres, is located in West Greenport and
it is the target of a land preservation effort by the Town due to the existence of
extensive wetlands adjacent to Pipes Cove and their scenic attributes. (The
presence of fresh and tidal wetlands, Iow elevations, clay and perched
groundwater throughout this parcel could pose obstacles to the development of
this property in light industrial uses.) There is one other vacant LIO parcel in the
West Greenport area. Since it is only 1.3 acres in area, rezoning this parcel
would not compensate for the loss of 6.44 acres of LI zoned land (due to the
rezoning of the Church Lane properties).
The LIO district located within Cutchogue, just west of the capped landfill,
recycling and transfer station, contains the bulk of the extant LIO zoned
properties. One 17 acre parcel was recently purchased by the town in order to
complete the landfill capping project. This land is being used primarily for the
composting operation, but it also functions as a part of the capped landfill.
A second, adjacent parcel of 28 acres is proposed to be subdivided into an
industrial park. The remainder of the land, about 57 acres, remains in farming
with some farm-related structures and/or residences.
All the parcels zoned LIO in Cutchogue have good road access or the potential
for interior service roads with good access to CR 48 via Depot Lane and Oregon
Road. While none of the LIO parcels have access to public water at this time,
applications can be made on a lot-by-lot basis for permits for private wells from
the Suffolk County Department of Health Services. The land is flat and suitable
for development in light industrial uses.
Li,qht Industry
After the Church Lane rezoning, there remained 85 parcels encompassing 244.7
acres of land in this zoning category. Of this property, 62 parcels encompassing
199.7 acres appear on the map as being in use. An additional two parcels
encompassing two acres are known to have received site plan approvals, thus
the total of parcels in use is assumed to be at least 64 (201.7 acres) This
represents 75% of the parcels and 82% of the acreage. There appears to be
limited potential for these developed parcels to accommodate more growth.
The purpose of the LIO district is "to provide opportunity for the location of
business and professional offices, research facilities, industrial uses and similar
activities in an open, campus-like setting in areas which are not appropriate for
commercial activity or low-density residential development. In this area, such
uses can be established in an attrective environment and serve both as a means
of preserving the open qualities of an area and providing and area adjacent to
hamlet areas where such uses can be appropriately developed with suitable
protection for ground-and surface waters." (Section 100-130 Zoning Code)
Towards that end, the minimum land area per lot in the LIO district is 120,000
square feet, slightly less than three acres. The park setting is further
emphasized through the required lot dimensions, minimum yard setbacks and
allowable coverege. The permitted uses within this district tend towards non-retail
uses needing larger parcels of land than would typically be found or desired
within hamlet business centers.
The purpose of the LI district is "to provide an opportunity for business and
industrial uses on smaller lots than would be appropriate for the LIO...district."
(Section 100-140 Zoning Code).
Towards that end the minimum land area per lot in the LI district is 40,000 square
feet, less than an acre. The lot dimensions, yard setbacks and allowable
coverege are not as restrictive as that of the LIO district. The Bulk Schedule on
the next page permits comparison of these requirements. A subsequent table
permits direct comparison of uses permitted within each zone.
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Bulk Schedule for Industrial Districts
District
Minimum requirements for
business, office, industrial or
other nonresidential use1
Lot size (square feet)
Lot width {feet)
Lot depth (feet)
Front yard (feet)
Side yard (feet)
Both side yards (feet)
Rear yard (feet)
Landscape area (percent)
Maximum permitted dimensions
Lot coverage (percent)
Building height (feet)
Number of stories~?
/ /
Light LI
Industrial Light
Park/Planned Industrial
Office Park
120,000 40,000
200 100
300 150
variable2 variable2
30 20
60 40
75 70
35 25
2O 3O
35 35
2 2
LIO and LI Use comparison
MO
Agricultural operations ...
Municipal buildings...
Wholesale busineses, warehouses and building material storage excluding storage of coal, coke, fuel oil
Building,electrical and plumbing contractor's businesses
Cold storage plants, baking and other food processing and packaging plants ~..
Office buildings for businesses, governmental and professional uses ...
Telephone exchange
Wineries as regulated by Section 100-101A(11 ).
Not allowed
Not allowed
Not allowed
Not allowed
Toudst camp
Recreation a. minimum parcel size shall be three acres
b. there shall be three acres for each use
Standard regulation golf course
Food catering facility
Machine and equipment workshop
Boat building, boat servicing and boat storage facilities, excluding retail sales of boats and accessories
Light Industrial uses subject to conditions...
Printing and publishing plants '-~
PERMITTED BY SPECIAL EXCEPTION: ~-~
Research, design or development laboratories...
Laundry or dry-cleaning plants subject to conditions...
Conference facilities with conditions...
Public utility structures and uses except that wireless communications must obtain approval pursuant to ~.rt. XVI
Truck or bus terminals
Food Processing or packaging plants not including fish processing plants
Repair of boats and marine items
Basic utility stage II airport, subject to conditions..
Permitted as of right
ACCESSORY USES
Accessory uses on same lot and not involving a separate business
Fully enclosed storage facilities incidental to the principal use
Open storage as set forth in and regulated by Sec. 100-10~1 C(2) of the General Business District
Indoor and outdoor recreation facilities for the exclusive use of executives & employees...
In-Service training schools for employees of the principal use
Vehicles owned by the owner of the prinicpal use...
Central heating and power plants accessory to the principal use and the service of all structures on the premises
Maintenance and utility shops incidental to the principal use.
Off street parking and loading ...
LI
Same
Same
Same
Same
Same
Same
Same
Same
Auto Repair Shop
Repair Shop...
Custom workshop
Machine and equipment workshop
Not allowed
Not allowed
Not allowed
Not allowed
Not allowed
Same also excludes wholesale sales
Same but without conditions
Same
Same
Same
Same with conditions
Same
Same
Same
Same
Not allowed
Light Industrial with conditions
Same
Not allowed
Not allowed
Not allowed
Same
Same
Same
Same
Same
The Comprehensive Plan
Background studies dudng the 1980s indicate that the Town wanted to maximize
its economic development potential by providing appropriate zoning for office-
park types of industrial development. Industrial parks have been established
successfully elsewhere on Long Island, most notably in Smithtown, Islip and
Brookhaven. However, since the LIO zoning has been in effect, 1989, only one
subdivision of property in this zoning into an office park has been proposed. This
subdivision received preliminary approval in 1992 and has not been finalized.
Recommended Alternative
The largest piece of LIO zoned land in the western Greenport area that is vacant
and available for development is also the target of a preservation effort in
cooperation with the property owner. If this property is not preserved, the
presence of wetlands and clay soils will pose challenges to use of this land
depending on the type of use proposed.
The vacant LIO district in Cutchogue offers the most promising source of new LI
zoned land. It would be preferable to rezone LIO land than to down-zone
Agricultural Conservation or Residential land. The Town Board has the
option of rezoning all or a portion of this property. Since much of the land is still
being farmed and the Town's first priority is to replace and enhance the LI stock
that was lost through the Church Lane rezoning, the following option is
recommended.
The southernmost parcel in this area, located at the
northeast corner of CR 48 and Depot Lane, received ~' ~.
preliminary subdivision approval in 1992 under the nan,e
North Fork Industrial Park (NFIP). The owner of this
subdivision opted to construct the road prior to receiving final
approval (instead of posting a performance bond). The road
to service this layout has been substantially built. (Verified in
December 4, 2003 conversation with Jamie Richter, Town
Engineer.) The layout of the NFIP would lend itself to the
creation of nine 40,000 square foot building lots without the
need for significant revisions to either the final subdivision
plat or the existing road. These lots could be located at the
northern-most end of this proposed subdivision. See
attached map for an illustration of how this could be
accomplished. The rezoning of this portion of the proposed
Industrial Park to LI would have a minimal impact on the
Church Lane neighborhood as well as on the vistas of the
CR 48 Scenic Byway corridor. The preliminary plat for NFIP
calls for a 100 foot landscaped buffer along CR 48 and
Depot Lane in order to protect the scenic vistas. This option
would require a rezoning of approximately 9.44 acres of land
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by the Town Board's own motion. Subsequent to that action,
the property owner would have to amend his proposed final
subdivision map as well as obtain approvals for private wells
from the County Department of Health Services. If the
County finds that the water quality on the proposed lots will
not permit private wells the Town would have to amend the
Water Main map in order to allow the Suffolk County Water
Authority to extend public water service to this industrial
park.
7
TE DRIVE
,4N~ . PL,4NTING
~E)DLE ROAD
.'f C.R. ~t8)
Light Industrial Office Zoning in Cutchogue
~ Vacant LI (4 parcels 14.39 acres)
~ Developed LI (13 parcels 69,22 acres)
~ Community Facilities LI (1 parcel 80.19 acres)
~ Vacant LIO (1 parcel .74 acres)
~ Developed LIO (4 parcels 85.16 acres)
~ Community Facilities LIO (1 parcel 17.03 acres)
Notes:
Lh 18 parcels, 143.8 acres
LIO: 6 parcels, 102,93 acres
Acreage totals account for parcels split into multiple zones.
That is, only the acreage within the LI or LIO zones is included
in the total acreages above.
Map & Data has been corrected from DGEIS Build Out analysis,
Some developed parcels may support further development,
Scale: 1 inch equals 600 feet
Map Prepared by
Town of Southold GIS
November 21, 2003
Suffolk County Real Property Tax Service Agency
GIS Basemap COPYRIGHT 2003, County of Suffolk, N.Y.
/
/
Aerial View of Light Industrial Office
Zoning In Cutchogue
Light
Industrial Office Zoning in West Greenport
Vacant LI (12 parcels 28.89 acres)
Developed LI (16 parcels 16.77 acres)
Protected LI (1 parcels 1.73 acres)
Vacant LIO (2 parcels 48.4 acres)
Developed MO (8 parcels 39.47 acres)
Protected LIO (0 parcels 0 acres)
Wetlands
LI: 29 parcels, 47.39 acres (40.000 sq ft minimum)
LIO: 10 parcels, 87.87 acres (120,000 sq ff minimum)
Acreage totals account for parcels split into multiple zones.
That is, only the acreage within the LI or LIO zones is included
in the total acreages above
Map & Data has been corrected from DGEIS Build Out analys~s.
Some developed parcels may support further development.
Scale: 1 inch equals 600 feet
Map Prepared by
Town of Southold GIS
November 21, 2003
Suffolk County Real Propert~ Tax Service Agency
GIS Basemap COPYRIGHT 2003, County of Suffolk, N.Y.