HomeMy WebLinkAboutCR 48 Corridor Land Use Study 4/1999COUNTY ROUTE 48 CORRIDOR
LAND USE STUDY
April 1999
Cramer Consulting Group, lac.
TOWN OF SOUTHOLD
COUNTY ROUTE 48 COgRIOOR
LAND USE STUDY
Prepared for:
The Town Board of the
Town of Southold
53095 Main Road
Southold, New York i 1971
Jean W. Co~:hran
William D.Moore
Supervisor
Deputy Supervisor
Lousia P. Evans
Alice $ Hussie
William D.Moore
Brian C. Murphy
John M. Romanelli
Councilwoman
Councilwoman
Councilman
Councilman
Councilman
Elizabeth A. Neville Town Clerk
Prepared by:
Cramer Consulting Group, Inc.
P.O. Box 5535
Miller Place, New York 11764
Principal Authors:
Thomas W. Cramer, ASLA
Kenneth Weiner
APRIL 1999
TOWN OF SOUTHOLD COUNTY
ROUTE 48 CORRIDOR
LAND USE STUDY
Table of Contents
II.
III.
IV.
Introduction
Purpose of County Route 48 Moratorium and Land Use Study
General Description of Study Area
Methodology
Previous Land Use Plans and Town Actions
Major Themes of Previous Land Use Plans
Previous Town Actions
Existing Conditions
Existing Zoning
Existing Land Use
Nonconforming lots
Soils and Habitats
Economy
Historic Areas
Traffic
Outstanding Needs
Recommendations and Opportunities
Preservation of Farmland and Agriculture
Preservation of Scenic Open and Recreational Space
Preservation of the Rural, Cultural, Commercial and Historical
Character of the Hamlets and Surrounding Areas
Preservation of the Natural Environment
Miscellaneous
Page 1
Page 1
Page 2
Page 5
Page 7
Page 7
Page 18
Page21
Page21
Page27
Page35
Page35
Page 37
Page38
Page 39
Page 44
Page 46
Page 46
Page 47
Page 49
Page 50
Page 52
Bibliography
Appendices
1.
2.
3.
Summaries of Past Land Use Plans and Studies
Traffic Accident Data
Visual Resource Best Management Practices
I. INTRODUCTION
On August 4, 1998, the Town Board of the Town of Southold enacted a local law entitled
"A Local Law in Relation to a Temporary Moratorium on the Issuance of Approvals and/or
Permits for Business Zoned Property Along the County Route 48 Corridor in the Town of
Southold". In accordance with Southold Town Code and the Suffolk County Charter, this local
law was referred to the Town of Southold Planning Board and Suffolk County Planning
Commission for recommendations and reports. The moratorium became effective on September
8, 1998 upon filing with the Secretary of State of the State of New York. During the nine month
moratorium period which terminates on June 9, 1999, no agency, board, board officer or
employee of the Town of Southold is authorized to issue any permits or approvals in any
commercial or quasi-commercial zoned districts within the County Route 48 corridor. The
moratorium on development within the corridor was enacted in order to permit the Town ample
time to study and begin to implement strategies consistent with prior land use plans and studies.
Detailed information regarding the purpose of the moratorium and this land use study, as well as
a description of the study area, are provided below.
PURPOSE OF COUNTY ROUTE 48 MORATORIUM AND LAND USE STUDY
The Town Board enacted the moratorium to permit "...an examination of the
existing zoning along Route 48from Mattituck to Greenport... to insure that economic
activity takes place in desirable locations thereby maximizing the existing character of
the Town's hamlet centers ". Furthermore, the Town Board stated that the moratorium
"...is intended to preserve the status quo of the Route 48 corridor to
provide the Town board an opportunity to review the zoning of properties
along the Route 48 corridor, the likely impacts to the community based
upon the existing zoning of properties along Route 48, and to make
amendments as to the level and nature of business uses that are
appropriate along Route 48, such that these uses complement existing
hamlet economic centers and that business uses appropriate outside
hamlet centers are provided ample location in which to be situated."
The purpose of the County Route 48 Corridor Land Use Study is to
provide recommendations to the Town Board regarding appropriate land use and
zoning within the corridor. These recommendations are the fmal step in a four-
step planning and study process that is intended to provide a methodical and
comprehensive look at land use and zoning in the corridor. The first step in this
study is to identify the characteristics of the corridor and surrounding areas that
the Town and its citizens believe are important and valuable. These
characteristics are often categorized as goals in land use plans and studies. The
characteristics that the Town believes are important may also be garnered from
the intent of Town actions, particularly previous land use decisions, re-zonings
and code changes. Subsequent to the identification of desirable characteristics, an
analysis of existing conditions along the corridor is conducted. These existing
conditions include existing zoning, land use, non-conforming lots, soils and
habitats, economy, historical areas and traffic conditions that may or may not be
consistent with the desirable characteristics outlined in step one. The third step in
the process outlines the outstanding needs of the corridor based on a comparison
of the desirable characteristics of the Town to the existing conditions of the
corridor. In other words, the outstanding needs are an enumeration of the work
that still needs to be done to make the desired characteristics of the Town a
reality. The final step in the process provides recommendations relative to
satisfying the outstanding needs. Once this study is completed the Town would, at
its discretion, implement all or part of the recommendations found within this
document.
GENERAL DESCRIPTION OF STUDY AREA
The Town of Southold is located on the North Fork of Long Island, west of the
Town of Riverhead and north of the Town of Shelter Island. The Town extends
approximately 21 miles from the Riverhead Town line east to Orient Point and occupies
approximately 54 square miles. The western portion of the Town has an average width of
approximately 3 miles and the portion of the Town east of Hashamomuck Pond never
gets wider than 1.25 miles. Five islands that are also located within the jurisdiction of the
Town of Southold, namely Robins Island, Plum Island, Great Gull Island, Little Gull
Island and Fishers Island. Due to the long, narrow configuration of the land and the fact
that County Route 48 is one of only two east-west arterials in the Town, land use and
zoning decisions along the County Route 48 corridor will be readily apparent to most
residents of the Town.
The study corridor is situated entirely within the Town of Southold and includes
portions of Sound Avenue, County Route 48 and State Route 25. The corridor begins on
Sound Avenue at the western Southold Town line and continues along Sound Avenue for
approximately 1.5 miles to its junction with County Route 48 in Mattituck hamlet. From
this point, the study corridor follows County Route 48 for approximately 13.4 miles until
its junction with State Route 25 in the hamlet of Greenport. The study corridor then
terminates approximately 0.4 mile later at the intersection of Manhasset Avenue and
County Route 48/State Route 25. All parcels located within 1,000 feet of the above
portions of these roadways are included in the study, with the exception of those parcels
that are within the jurisdiction of the Village of C-reenport. The total length of the study
area from the western Town line to Manhasset Avenue is approximately 15.3 miles. A
map of the County Route 48 Land Use Study Area is included on the next page.
Traffic moving west to east in the Town is generally concentrated on Sound
Avenue, County Route 48 and State Route 25. The two-lane State Route 25 extends from
the Riverhead Town line to Orient. Also known as M~in Road, State Route 25 travels
through several of the Town's haml0t centers in the southern and central portions of the
Moratorium Study Area Map
· ~ Area outlined in RED indicates area described by moratorium
Moratorium area is an approximation for purposes of the study and should NOT be used
for the issuance of building permits.
Parcels colored ~ are in the study area.
~A parcel is considered in the study area if any part of it is in the moratorium area.
Map Generated By Town Of Southold GIS
February 17, 1999
Town. Over its length Rom the Riverhead Town line to its terminus in the hamlet of
Mattituck, Sound Avenue is a two-lane roadway. County Route 48, also known as
Middle Road, is a four-lane divided highway from Cox Neck Lane in Mattituck to
Kenney Road in Southold. East of Kenney Road, County Route 48 is a two-lane highway
until its terminus in the hamlet of Greenport.
Whereas State Route 25 travels alternately through the open quality of agricultural
land use and the residential and commercial quality of the Town's hamlet centers, County
Route 48 in conjunction with Sound Avenue primarily possesses an agricultural character
with occasional interruptions by isolated commercial land uses and residential
developments. Development along the County Route 48 corridor does not lend itself to
the commercial center or sense of place character of development within the hamlet
centers, but rather, commercial development along the study corridor is more sporadic
and without focus. This development tends detract fi'om the primarily agricultural and
rural character of the corridor.
II. METHODOLOGY
In order to promote sound planning within the Town of Southold County Route
48 corridor, a deliberate methodology was developed and followed. This methodology
promotes land use recommendations consistent with the past and present actions of the
Town and its citizens. The land use recommendations provided in this document provide
feasible guidelines for viable land use decisions along the Route 48 corridor and take into
consideration the present and desired character of the Town.
Land use decisions should not be made without fa'st studying prior actions of the
Town. It is important to put future land use decisions into perspective by first analyzing
the wants and desires of the Town as laid out in earlier land use decisions and land use
plans. The Town of Southold has undertaken and adopted numerous studies and land use
plans as well as re-zoned numerous parcels. The Town and its citizens have outlined in
these plans and studies the character of the Town in which they would like to live.
Appendix 1, found at the end of this document, summarizes numerous land use plans and
studies that are applicable to the study corridor. Section III of this document outlines the
common themes that mn throughout each of the past land use plans and studies.
Furthermore, Section III also includes a summary of past re-zonings and changes to the
Code of the Town of Southold. It is by studying these past actions and documentation
that the goals and objectives of the Town and its citizens relative to the County Route 48
corridor can be gleaned.
Subsequent to studying the past plans and actions of the Town for historical
perspective and identification of goals, an analysis of existing conditions along the
County Route 48 corridor was conducted. The existing conditions analysis, included in
Section IV of this document, includes existing land use, zoning, nonconforming lots, soils
and habitats, economy, historical areas and traffic conditions. The inventory of existing
land use was primarily based on field visits and aerial photography interpretation. The
Suffolk County Depmiment of Planning as part of the County's Peconic Estuary Program
developed Geographic Information System (GIS) maps depicting existing zoning and
land uses that were used in this study. Discussions and graphic depictions of each are
provided in Section IV.
The outstanding needs for the County Route 48 corridor, Section V, were
developed by comparing and contrasting the existing conditions in the corridor to the
intent of past land use plans, studies, re-zonings and code revisions. The outstanding
needs are general in nature and apply to the entire corridor.
Recommendations as to how the outstanding needs can be met are included in the
Recommendations and Opportunities Section of this document (Section VI). It is
recognized that the outstanding needs of the Town may be met by a variety of techniques
and mechanisms, not all of whioh are specifically outlined in the Recommendations and
Opportunities Section. It is the intention of this portion of the document to outline
feasible methods of meeting the needs and goals of the Town, and it is suggested that the
Town be flexible in applying some of the recommendations to actual land use decisions.
Recommendations include bolstering site plan review criteria, minor changes to the Code,
re-zoning of parcels to lower impact uses, and continued enforcement of current Code
requirements. There exists in the Town of Southold areas where development is
inconsistent with the goals of past land use plans. It is in these areas, particularly the
portions of the County Route 48 corridor located in the hamlets of Mattituck, Peconic,
Southold and Greenport, that major opportunities for sound land use planning exist.
These opportunities are identified and recommendations given.
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III. PREVIOUS LAND USE PLANS & TOWN ACTIONS
This document is a land use study for the County Route 48 corridor. It is not the intent of
this study to develop new goals and strategies for the Town of Southold to follow, but rather to
synopsize what the Town has already determined to be its goals and desires. This determination
of goals is clearly stated in numerous planning studies and can be inferred from the intent of
parcel re-zonings and code modifications. The following provides a review of the major themes
of land use plans and studies, as well as an overview of past re-zonings and changes to the Code
of the Town of Southold.
MAJOR THEMES OF PREVIOUS LAND USE PLANS
A complete review and assessment of existing documents having to do with
planning in the Town of Southold was completed. The documents range from minutes of
meetings to regional plans related to natural resources, economy, agriculture, and the like.
Four common visionary themes relevant to land use along County Route 48 were
identified. These themes are:
1. The preservation of farmland and agriculture,
2. The praservation of open and recreation space,
3. The preservation of the rural, cultural, commercial and historical character
of the hamlets and surrounding areas, and
4. The preservation of the natural environment.
All four themes, derived from a shared vision of residents and officials, are geared
towards providing the Town with a strong economic base and high quality of life. A
major vein identifiable throughout all Town plans and documents, which contributes to
the quality of life of the residents of the Town of Southold, is the wish to maintain and
preserve the magnificent vistas of open land and rural counu'yside. As such, all four
themes listed above have been recognized as extremely relevant to securing the Town's
crucial resources for present and future purposes.
Complete summaries of individual plans as they relate to the County Route 48
corridor are provided in Appendix 1. All of the land use plans and studies reviewed
herein are incorporated into this document by reference.
PRESERVATION OF FARMLAND AND AGmCULTIJRE
Farmland is a valuable and dynamic industry in the Town of Southold.
The open farmlands are not only highly cherished for their economic value but for
the scenic vistas they provide (Southold Town Stewardship Task Force Final
Report and Recommendations, p. 3). The open space and scenery created by
farmland additionally contributes to the quality of life of the residents, while
promoting tourism and recreation (another of the Town's major economic bases).
7
The Long Island Comprehensive Spacial Groundwater Protection Area
Plan recommends that the Town of Southold should zone farmland at one
dwelling unit per five acre minimum lot sizes as well as developing a non-
contiguous clustering to sites outside the SGPA at the current two acre density. It
is further recommended that new residential development "be limited to infilling
in existing developed areas" to further help reduce pressures on farmland and
offset the impact of very low density zoning (p. 3-121). The Master Plan Update
Summary also recommends lower densities in the agricultural areas of the Town
(p.6). However, within areas that are designated for Agricultural Conservation a
recommendation to provide some opportunity for rural residential development is
meant to protect farmland. In such an area the basic residential density is one
dwelling per two acres (p.7).
Recommendation #6 of the US/UK Counayside Stewardship Exchange
Team Report also advises the Town of Southold to develop a non-contiguous
cluster program. However, it recommends doing this in combination with a
Purchase of Development Rights Program. Recommendation #7 is also pertinent
in that the report advises the Town to "consider expanding the current tax
abatement program for farmland into a working farm tax abatement program
wouM eliminate property taxes on farmland and farm buildings in return for a
right of first purchase on the property if it were to go out off arming use" (p. 12 -
13).
A warning sounded in the Long Island Sound Coastal Management
Program cautions that eastern Suffolk County has the greatest potential for change
due to growth and development pressure. The zoning regulations allow for a wide
variety of residential development which could lead to the disappearance of
farmland - thus facilitating the spread of suburban residential growth (p. 40).
These sentiments are matched within the Master Plan Update through goals to
"maintain and protect $outhold's agricultural heritage and pastoral and open
qualities" (p. 4).
A number of Town documents recommend keeping higher density zoning
within hamlets so as to preserve agricultural land. By preserving farmland, the
Town of Southold is preserving open space and the Town's rural character. More
to this effect will follow in the ensuing sections.
Additional recommendations regarding farmland preservation are as
follows:
· The formation of an Agricultural Conservation zone was done to protect
· farmland. According to the Master Plan Update/Summary, lower
residential density and other techniques such as mandatory clustering of
large sites are necessary ways to uphold the preservation policy. (p. 7)
The Southold Town Stewardship Task Force, Final Report and
Recommendations acknowledge the concept of ''farming as a way of life
andus an economic base". In support of farmers who are under great
pressure to sell land for development, residents supported alternative
planning techniques. (p. 105)
A goal to "preserve Southold'sprimefarmland and encourage the
continuation and diversification of agriculture as an important element in
the life and economy of the Town" was stated in the Master Plan
Update/Summary, Town ofSouthold. (p. 34)
According to Southold Town Stewardship Task Force, Final Report and
Recommendations, all undeveloped parcels in the SGPA presently zoned
for commercial or industrial uses should be rezoned to A/C. (p. 49)
Suffolk County Planning Department, Agricultural and Farmland
Protection Plan/The Economy of Agriculture states that farmland
contributes to Long Island's value as a destination for tourism and
provides tax-paying open space. Economically, the farm industry
generates 8,000 jobs and represents 5% of Long Island's GNP. (p. XI, 5)
Suffolk County Planning Department, Agricultural and Farmland
Protection Plan/The Economy of Agriculture furnished the following
quote: "Upzoning to larger lot sizes over the years has actually been
damaging to farm preservation because it is based on a suburban sprawl
model of single family detached homes and requires more land, more
roads, more uniform development" (p.XI and p.50). Also noted is that
"changes in zoning can negatively impact farming by reducing the value
of farmland used as collateral for loans. "(p. 50)
Suffolk County Planning Depashnent, Agricultural and Farmland
Protection Plan/The Economy of Agriculture examines many problems
that develop as a result of subdivision. The document states, "subdivision
regulations can act as a detriment to farming by allowing residences to be
built right up to the edge of farmland without buffers. This causes a land
use conflict because people may now complain about noise, dust and
spraying of the adjacent farm. To mitigate this, deed notifications could
be used and buffers couM be created." A more radical zoning approach is
stated which recommends the designation of an agricultural zoning
category that would only allow agricultural uses. (p. 31, 50)
The Draft Generic Environmental Impact Statement and Long Island
Coastal Management Program contains proposed policies and their legal
foundations in chapter 6. Policy 4 on page 337 states that existing
agricultural lands in the eastern Suffolk County portion of the Long Island
Sound coastal area should be protected. Article 42, sections 912.1 and
912.8 of the Agfieultmal Districts Law are cited as well as other legal
9
documents. Policy 1 on page 335 discusses issues dealing with
development of Long Island Sound coastal areas.
THE PRESERVATION OF OPEN AND RECREATIONAL SPACE
The Town of Southold relies heavily upon its scenic beauty and open
landscapes for recreation, clean air and water, as well as for its attraction to
tourists and recreation-seekers. The Town has attracted many second
homeowners because of its "natural resources, abundance of open space, farms.
" te
picturesque villages, and the ever-present waterfront (The Master Plan Upda ,
p. 12, section IV). Due to this open space, the Town has a tremendous
development potential. Bleak pictures have been painted in a few documents,
warning of strip-type development, suburban sprawl, and not enough water, for
example. The preservation of open and recreation space is not only aesthetic, but
also a necessity for the present and future needs of the Town.
The need for open recreational space has been made known by residents of
each hamlet. According to comments made by residents (found in the Final
Report and Recommendations) facilities for ball fields, hiking trails, a golf course,
and other outdoor activities are needed (p. 106). A goal proposed by The Master
Plan Update Summary states that providing "an open space and recreation
system adequate in size and location to accommodate a range of facilities to serve
the total (seasonal and year round) population" should be established (p. 4).
Additional recommendations are as follows:
· Permanent undeveloped open space contributes to the open quality of the
Town, provides areas for passive activity, and protects sensitive and
important environmental features (section IV, p. 13 of Memorandum dated
3/23/83).
· The Master Plan Update/Background Studies states that acquisition of
parklands and significant open space is vital as present public parkland is
limited and additional population growth will overcrowd and over-use
facilities (section IV, p. 1 of Recreational Planning Options Made by Ward
Associates).
· The Master Plan Update/Summary, Town of Southold recommends to
"maintain and protect Southold's agricultural heritage and pastoral and
open qualities" (p. 4).
· The US/UK Countryside Stewardship Exchange Team Report states that
the residents of Southold maintain similar views as to the vision for their
Town. The vision (i.e. holding great value for "social diversity, the
landscape, the quality of life, and the pattern of hamlets with open space
around them ") is a vision that many Town documents, outside agencies,
and other plans also agree with. However, upon viewing the zoning map,
10
a grave discrepancy was found between the residents' views and the actual
zoning law. The report states that as the zoning laws stand, they actually
promote open land development and suburban sprawl (see Transcript of
the Oral Report).
The Long Island Comprehensive Special Ground Water Protection Area
Plan published by the Long Island Regional Planning Board states that
Suffolk County should utilize funds from its quarter-cent sales tax
program to acquire wooded watershed lands within the Southold SGPA.
"Public acquisition of the remaining woodland parcels could add to the
open space while insuring the availability of suitable well sites at such
time as they may be needed". (p. 3-121)
The Final Report and Recommendations recommends to "provide for
mandatory use of an open space subdivision procedure (cluster
subdivision)for certain parcels, in which the minimum open space
requirements set forth in this chapter are satisfied". The Report goes on
to describe the specifics (p.20-26).
According to the Final Report and Recommendations, designation of
scenic corridors is a method for preserving scenic, or historic areas (p.27).
The Master Plan Update/Summary, Town of Southold includes in the open
space category "lands containing sensitive environmental features such as
dunes, bluffs, beaches, and wetlands that shouM be kept open and
preserved even as part of larger developments" (p.14). Cemeteries are
also included in this category. The Plan goes on to point out that open
space does not necessarily have to be public, but still needs to be
protected.
The Master Plan Update points out that as larger parcels of land become
small developed parcels, access to water becomes more difficult. This is
becoming a problem, as the water is a main attraction to the summer
populations (p.16, section IV).
PRESERVATION OF THE RURAL, CULTURAL~ COMMERCIAL AND HISTORICAL
CHARACTER OF THE HAMLETS AND SURROUNDING AREAS
The Town of Southold is renowned for its rural, cultural and historical
character. This unique quality is recognized in all documents reviewed, from
statewide documents to specific comments mede by residents. With this in mind,
caution and foresight is recommended to plan well so as to preserve the Town's
special qualities.
The Final Report and Recommendations includes a statement drawn from
residents' input which established that the two most prevalent and key issues are:
11
keeping growth in the existing hamlet centers and preserving and enhancing the
surrounding rural areas (p. 102). A similar idea is also recommended in The Long
Island Coastal Management Program (recommendation I on page 63). The
objective is to establish areas for concentrated development so as to minimize
development sprawl and protect more natural areas; needless to say, development
for such areas would have to be carefully prepared.
As part of the overall plan for the Town of Southold, the Master Plan
Update Summary states: "provide a community of residential hamlets that are
comprised ora variety of housing opportunities, commercial, service, and cultural
activities, set in an open or rural atmosphere and supported by a diversified
economic base (including agriculture, marine commercial and seasonal
recreation activities)" (p. 3). The main emphasis is placed upon preserving and
improving the hamlets as cultural, commercial and residential centers of the
Town. The Master Plan Update also proposes the goal to preserve the historic,
cultural, architectural, and archaeological resources of the Town (p.4).
The Final Report and Recommendations states that the visual character of
the Town - its rural look and scenic vistas - is most important. The residents are
concerned about the depletion of such by rapid development. Enhancement of
existing built areas (shopping centers for example) and the endorsement of
architectural review are ways in which the residents would like to see the Town
upkeep its rural character (p.106-107). This idea is seconded by the report titled
Retail Commercial Development which is written with all of Suffolk County in
mind. The report recommends that CBDs (Central Business Districts) should
focus on their strengths, such as interesting architecture, local heritage, and close
proximity to nearby residences (p.40).
Residential development is recommended to be located within and around
the existing hamlets. According to the Master Plan Update this will "preserve
and enhance the historic and cultural centers of the community, support existing
commercial centers, provide locations for moderately priced housing and to
encourage efficient and effective provision of community facilities and services
including recreation, water and sewer systems, where appropriate, and public
safety (fire and police)". In areas outside of the hamlets, the Master Plan Update
recormmends lower densities, especially in "agricultural areas, in coastal areas
adjacent to inland waterway and wetlands and where domestic water supply is
uncertain or limited" (p. 6).
In protection of the visual and aesthetic appeal of the Town of Southold,
the Master Plan Update recommends that retail commercial uses and commercial
services should only be in hamlet centers. It warns against expansion of "strip"
type retail commercial uses along CR 48 because they "can weaken existing
commercial centers which have the capacity for expansion, result in increased
traffic congestion and conflict, and undermine the visual" resources of the Town
(p.l 1). There is mention of certain future commercial uses which would not be
12
appropriate in hamlet centers such as auto oriented business, wholesale and
distribution business, contractor yards and other heavy commercial activity. In
general, emphasis is placed upon concentrating commercial activity, and avoiding
spot zoning or strip development (p. 11-12).
Additional recommendations are as follows:
Based on the Southold Town Stewardship Task Force, Final Report and
Recommendations, recommendation for the adoption of five acre zoning
for residential development in the SGPAs, with a yield of one
development unit per two acres of SGPA land should be instituted within
the five acre zoning. Mandatory clustering should be maintained in
conjunction with the five acre zoning as well. (p. 49)
The Draft Generic Environmental Impact Statement and Long Island
Coastal Management Program recommend the designation of scenic areas
of statewide significance within the Long Island Sound coastal region due
to their scenic quality and the important role they play within the
development of the community's character and sense of place.
(recommendation 12, p. 70)
Local governments are encouraged to make full use of land use controls.
This includes improved performance standards and design guidelines in
their master plans via zoning, site plans, subdivision regulations and
architectural review. This is according to the NYS Division of Coastal
Resources and Waterfi'ont Revitalization, Draft Generic Environmental
Impact Statement and Long Island Coastal Management Program.
(recommendation 6, p. 67)
The US/UK Countryside Stewardship Exchange Team Report recognizes
methods to promote the economy using the Town's assets, such as the
elimination of all present zoning designations that allow strip commercial
development (excluding roadside agricultural markets and home
occupations). Another area in need of regulation is the design for proposed
changes to existing buildings and new construction. (recommendation 9,
p.14)
The Southold Town Stewardship Task Force, Final Report and
Recommendations, provides recommendations regarding subdivision
procedures relative to clustering and advises adoption of a Planned Unit
Development ordinance in hamlets. (p. 65-66)
Long Island Master Plan/Commercial Development Analysis states that
struggling retail centers or business districts should be considered for
redevelopment or rezoning for more appropriate uses. (pages 5-7)
According to the Long Island Master Plen/Commercial Development
Analysis, Southold is third on the list of all the Long Island municipalities
13
for the most retail square footage per person. This may be a direct result
of the large influx in the summer population. (p. 2-43)
· The US/UK Count~side Stewardship Exchange Team Report shows the
highest shopping center vacancy rate for Southold in comparison to other
Suffolk Townships in 1996. Southold was noted as showing evidence of
overbuilding of shopping centers. The vacancy rate in 1988 was 0%,
which jumped to 43% in 1996. (tables 13 and 14, p. 24 and 26)
· The Suffolk County Planning Commission notes that CBDs having high
vacancy rates are encouraged to have non-retail uses such as small offices.
This is according to the Retail Commercial Development publication. (p.
40)
· The Retail Commercial Development publication by The Suffolk County
Planning Commission recommends that individual towns should consider
rezoning for other uses where many commercial sites zoned for retail
construction remain vacant on Long Island. Upzoning to residential use is
desirable and will help to prevent scattered and unneeded retail and
commercial development from occurring. (p. 40)
· The Retail Commercial Development publication by The Suffolk County
Planning Commission recommends: where high vacancies exist, partial
demolition may be considered and be replaced by high density housing (as
traffic generated from residences is lower than that generated by retail
stores). (p. 42)
· The Southold Town Stewardship Task Force, Final Report and
Recommendations, writes that strip shopping centers are undesirable
forms of commercial property to the Town. The Report points out that
present zoning regulations actually promote this type of design due to the
allowable narrow, buildahle areas. To promote creation of more
innovative site plans (as opposed to "strips'), the Task Force recommends
changing the present allowable criteria to something less narrow with
greater flexibility of rear yard setback requirements. (p. 63)
· The Southold Town Stewardship Task Force, Final Report and
Recommendations, recommended that business zones (LB, B, HB, KI,
LIO) along Route 48 be changed to A-C zoning. As an alternative, the
zones could be reduced to only including the lots that are currently in
business use. The following locations in particular are noted as requiring
zoning cotrectious: in Mattituck, the LB zone at the intersection of Sound
Avenue and Route 48 and the LI zone between Sound Avenue and Route
48; in Peconic, the business zones on Route 48 at Peconic Lane; in
Southold, the change of the seven LB and B zones; and in Cutchogue, the
reduction of the LFLIO zone. Additionally, residents in each hamlet
suggested moving certain business zones offRoute 48 and into hamlet
centers. (p. 65)
14
· The Retail Commercial Development publication by The Suffolk County
Planning Commission recommends that large warehouse stores should be
located in industrial areas so that if the stores close they can be easily
converted for industrial use. These types of stores may harm existing
small businesses. As a result, local municipalities should examine their
zoning codes to ensure they are capable of regulating these types of retail
uses. (p. 41)
· Tourism is vital for a healthy economy, however, residents are fearful of
the "potential excesses ". They wish tourism to naturally arise by
improving their own quality of life, thereby attracting tourists to patronize
their businesses and "experience" the Town. The residents are careful to
stay away from becoming a tourist-service-oriented "theme" town. This is
according to The Southold Town Stewardship Task Force, Final Report
and Recommendations.
· According to the Draf~ Generic Environmental Impact Statement and
Long Island Coastal Management Program, the fostering of effective
regional growth management as a result of the Maritime Center in
Mattituck would increase economic, natural, and maritime values for the
area. (DGEIS p. 10)
Mattituck is the only hamlet center in close proximity to CR 48. The
Master Plan Update calls for high-density development within hamlet
centers, and in regards to Mattituck, within one-half mile from the hamlet
business district. Office/Residential is a category designed for
transitional areas between hamlets and less intensive uses that are not
appropriate for commercial or exclusively residential use. (p. 9)
· "Approximately 21 acres of vacant, underutilized land, zonedMarine-lI
(M-II), is available for new commercial development or redevelopment on
the northwest side of the Mattituck inlet. "This according to the Draft
Generic Environmental hnpaet Statement and Long Island Coastal
Management Program, written by NYS Department of State. (p. 439)
· In The Southold Town Stewardship Task Force, Final Report and
Recommendations, it is stated that there is an inconsistency between the
Town's zoning map and the wishes of the residents. At present the zoning
map allows and encourages the development of open spaces between the
hamlets. It is the general consensus that open vistas of farmland and
woods from the byways be maintained. (p. 64-65)
· The Southold Town Stewardship Task Force, Final Report and
Recommendations acknowledges the importance for the designation of
Scenic Corridors and recommends they be used as a method for the
preservation of historic and/or scenic landscapes. In fact, citizens of the
Town suggested designating Route 48 as Scenic Highway and it is
15
recommended that steps be taken by the Town to insure that the rural,
pedestrian friendly, and txaditional style of the area be preserved. (p. 28,
85)
· Master Plan Update/Summary, Town of Southold states that the only
hamlet in close proximity to Route 48 is the Mattituck hamlet. As part of
the Land Use Proposals it is proposed that within ½ mile of the Mattituck
hamlet center, the base zoning should be one acre. The higher densities
should be based upon the following three criteria: location relative to the
hamlet business area, availability of utilities, and provision of moderate
cost housing. (p. 8)
· According to Master Plan Update/Summary, Town of Southold, in order
to preserve and strengthen the hamlets as cultural, residential and
commercial centers of activity in the Town, retail commercial uses and
commemial services are recommended only in hamlet centers. (p.4, 11)
According to Southold Town Stewardship Task Force, Final Report and
Recommendations, a review and change of zoning is recommended for
areas on undeveloped hamlet density zones bordering Route 48 and its
Main Road continuation through Greenport. (p. 65)
PRESERVATION OF NATURAL ENVIRONMENT
Accommodating "growth and change within the Town without destroying
its traditional economic base, the natural environment on which that base rests,
and the unique character and way of life that defines the Town" is of utmost
importance (The Ground Watershed Protection and Water supply Management
Strategy, p. 2). Preservation of the Town's natural enviroment will have far
reaching effects. The quality of surface and groundwater is critical. To this effect
the Master Plan Update/Summary states the goal to "achieve a land use pattern
that is sensitive to the limited indigenous water supply and will not degrade the
subsurface water quality" (p. 3). In general, the Master Plan Update/Summary,
Town of Southold, recommends preservation of the Town's natural environment,
fi:om wetlands to woodlands (p.4).
Additional recommendations are as follows:
The Master Plan Update/Summary, Town of Southold, stresses the
importance to "maximize the Town's natural assets, including its coastal
location and agricultural base and achieve a compatibility between the
natural environment and development". (p. 3)
Master Plan Update/Summary, Town of Southold, recognizes the need to
"promote a development pattern that is responsive to sensitive areas
exhibiting prime agricultural soils, poor drainage, high water table, high
16
erosion hazard, flood hazard, sensitive coastal features, great scenic
quality and woodlands ". (p. 4)
Master Plan Update/Background Studies, Town of Southold, states that
groundwater quality is of great concern as organic contamination from
pesticides and herbicides as well as other agricultural chemicals is
widespread (section VI, p.7). It is stated in the North Fork Water Supply
Plan that the shallow groundwater aquifers, impacted by such chemicals
are threatened by over-pumpage and saltwater intrusion. (section VI, p.2)
The Long Islmad Comprehensive Special Ground Water Protection Area
Plan published by the Long Island Regional Planning Board states: SGPA
boundaries in the Town of Southold represent approximately 75 - 80% of
the Route 48 corridor (as seen by map on p. 1-6) and encompasses more
than 2900 acres surrounding Route 48 and vicinity. (p. 1-6)
· The Long Island Comprehensive Special Ground Water Protection Area
Plan published by the Long Island Regional Planning Board provides a
hydrogeologic zone map and explanation showing that the Town of
Southold is in Zone IV and is charact~ by shallow flow systems
discharging to streams and marine waters. The plan states, "agricultural
chemicals have contaminated groundwater throughout much of the
horizontal and vertical extent of the aquifer below the study area ". (p. 1-1
- 1-4). (It should be noted that this causes a conflict between the goal of
preserving viable agriculture while maintaining or improving
groundwater.)
· The Long Island Comprehensive Special Ground Water Protection Area
Plan published by the Long Island Regional Planning Board recommends
that the population must not be allowed to exceed the ean-ying capacity of
the aquifers. Hence, the Board of LIRPB made it known to the
municipalities that they should create their zoning with water limits in
· One of the goals outlined by the Ground Watershed Protection and Water
Supply Management Strategy is to develop land management and zoning
regulations to protect groundwater-shed areas from inappropriate land
uses. (p. 1)
The US/UK Countryside Stewardship Exchange Team Report
recommends that while investigating zoning, there exist a need for
protection of surface and ground water, and identifying and eliminating
non-point sources of pollution. (p.13)
According to the Draf~ Generic Environmental Impact Statement and
Long Island Coastal Management Program: "Roadway drainage pipe
discharges to the creek have been identified by the town as a source of
non-point pollution " (p.440). As seen on map 20.0, urban/agricultural
17
non-point source pollution is present at the end of Love Lane, which is
connected to Route 48 (however, Ronte 48 is not drawn in on map 20.0).
The Southold Town Stewardship Task Fome, Final Report and
Recommendations, stresses the importance of preserving the fi-agile
environment, land and water resources. In addition, the concentration of
growth is recommended to be away from groundwater-sensitive lands.
These were dominating themes for all the hamlets input. (p. 103)
The Master Plan Update/Summary, Town of Southold, recommends to
"maintain and improve existing utility systems and determine where it is
appropriate to expand water supply, sanitary sewer, storm drainage and
solid waste disposal systems in order to support the desired level of
development and to maintain and protect a healthful living environment, a
viable economic base and the natural environment" (p. 4).
The Master Plan Update/Summary, Town of Southold, recommends to
"ensure that there is an adequate quantity of high quality ground water to
serve SouthoM's present and projected year-round and seasonal
populations" as well as recommending to "maintain and improve surface
water quality" (p.4).
PREVIOUS TOWN ACTIONS
In the fall of 1982, the Southold Town Board and the Southold Town Planning
Board undertook a comprehensive review of the town's zoning and land use regulations
as part of master plan study. The fwm of Raymond, Parish, Pine & Weiner (RPPW) was
retained to provide expert review, consultation and advice to assist the Town in updating
its comprehensive development plan. The policy considerations and the community
vision for its fumm are part of the master plan update study which identifies the
community character, the predominate land uses and the land use proposals deemed
appropriate to meet the community plan.
RPPW recommended the creation of several new zoning districts designed to
implement specific policies of the Master Plan. Ultimately, many of the
recommendations were enacted by the Town Board in 1989. The RPPW study
recommended the creation of the Agricultural-Conservation District, and this
recommendation was adopted setting in place two-acre zoning in both the AC and R-80
zoning districts. In 1983, the Town Board enacted a two-acre minimum lot size for all
residential lots within the Town. The 1989 zoning actions refined this town-wide action
by recognizing smaller lots in existing communities and the R-40 zoning district with one
acre minimum lots was established. New residential districts with increased lot sizes were
also recommended and enacted by the Board. R-120, R-200 and R-400 residential zoning
districts were created increasing minimum lot areas to 3 acres, 5 acres and 10 acres
respectively.
18
Residential uses were encouraged in the existing hamlet areas allowing smaller lot
sizes in those areas within the Town served with public utilities. These recommendations
were adopted as part of the Town's desire to focus development in and around the hamlet
centers.
RPPW recommended the creation of two "resort" residential districts (Resort
Residential A and Resort Residential B respectively were recommended by the RPPW).
The Town ultimately enacted a single Resort Residential zoning district to permit a
combination of residential and tourist, as well as marine related uses (i.e. marina and
hotels) on those sites with public utilities.
A new district was also recommended and created, permitting professional and
limited business offices in transition areas between the hamlet centers, outlying business
areas and low density residential areas. The Board adopted this proposal in the form of
the Residential Office District (RO). In keeping with the policy of focusing business uses
in the hamlet areas, a new zoning district, Limited Business (LB) was recommended and
adopted to permit very limited business activity in limited areas outside of the hamlets.
This district was recommended to accommodate areas which had already been zoned for
business, but which were not suited to expansion or intensive development. Tiffs district
was created with a list of uses deemed compatible with those stated objectives.
Business uses not suitable for location within hamlet centers (i.e. auto-oriented
uses, intensive commercial land uses, and uses not dependent on pedestrian traffic) were
recommended for the general business district. This zone was envisioned for the major
road through the Town (Route 25) near the hamlets and near the Village of Greenport.
The general business district allows a myriad of uses, combinations of which would
constitute strip shopping, which is not encouraged within the Town. This combination
also allows creation of shopping centers with shared access and better design criteria.
The RPPW recommendations did not attempt to distinguish shopping centers as
separately defined zoning uses in the code and it was not until 1994 that the Town Code
was amended to include as a separate use a "shopping center". The construction of three
"strip" shopping areas within the Town, located along Route 48 in the study area, has
refocused community attention on the Route 48 study area. These centers are located in
Mattituck and Southold within the LB and B zoning districts respectively.
With respect to marine related uses, RPPW recommended the formation of two
marine use zoning districts - Marine Recreation and Marine Business - with the Marine
Recreation district to accommodate recreation oriented marine uses including motels
where they would be part of a water-related development. The Marine Business zone
would be for more intensive marine businesses such as boatyards, commercial fishing
stations and restaurants. These two districts and the more intensive use of the Marine
Business zone as distinguished from the Marine Recreational zone are reflected in the
Marine I and Marine II zoning districts enacted by the Town.
19
Industrial zoning was examined by RPPW and it was recommended that the
existing industrial zoning be broken down into two zoning districts, namely a Light
Industrial Office Park (LIO) district and a Light Industrial (LI) district. The primary
distinction between the two proposed districts was the intensity of use with the LI district
requiring larger parcels of land and intended for industrial uses away bom hamlet areas.
These two districts were enacted as part of the town's comprehensive zoning actions in
1989. Since then, the uses in these districts have been reviewed by the Town Board as
recently as 1997. It was then that recreational uses were introduced into these zoning
districts as these are some of the larger properties within the Town and a variety of
recreational uses, not suited for hamlet areas, were identified as suited for the industrially
zoned properties. The RPPW study had recommended elimination of certain marine
related uses from the industrial zoning district to avoid the possibility of unwanted
industrial uses along the water. However, the Town Board, recognizing that all marine
businesses need not be located on the water, did permit boat building and service
businesses in the industrial zoning districts, provided no retail sales of boats take place in
such zoning district.
A series of recommendations by RPPW also included a shift in responsibility
from the zoning board to the planning board for special exception uses authorized by the
zoning code. This recommendation was not adopted and the zoning board presently
retains approval for special exception uses. RPPW also recommended that bed and
breakfast establishments be placed in the Limited Business zoning district. The Town
elected to permit such uses in residential zoning districts by special exception approval
with certain conditions associated with such uses.
At the time of the RPPW analysis and recommendations several topics had not
been resolved. At the time of the 1985 memorandum, farm stands and limitations on the
use were akeady in place. In 1997 the Town Board enacted a farm stand ordinance
addressing the varied nature of these operations and their importance as part of the
agricultural community in the Town. Another topic of concern was accessory
apmhuents. Subsequently the Town enacted limited accessory apartment regulations
authorizing such a use in existing, older dwellings subject to certain conditions. The
creation of afforrlahle housIng, while recognized as an issue at the time of the study,
became the subject of a separate town ordinance with density bonuses permitted when
landowners committed their property to the Affordable Housing district pricing
guidelines.
2O
IV. EXISTING CONDITIONS
The Existing Conditions section will consider and discuss the current zoning along the
corridor and the existing land use that has developed. These two categories are the major
influences on how the corridor is perceived. Non-conforming lots, meaning uses that currently
exist that do not meet the allowable use under the zoning classification for that lot, are also
discussed in this section.
EXISTING ZONING
The following discussion of existing zoning is based on the Town of Southold's
current zoning maps and GIS maps, as well as the Suffolk County GIS maps developed
by the Suffolk County Department of Planning for the Peconic Estuary Program. It
should be further noted that the County GIS information was reviewed by the Town of
Southold and suggestions were made to the County of Suffolk for necessary revisions.
The table below presents the general characteristics of each of the existing zoning
categories found in the County Route 48 corridor. This table does not provide a complete
detailed description of each zoning category, but instead is intended to provide the reader
with a general sense of the permitted uses and restrictions associated with each district.
In many cases there are numerous uses allowed by special exceptions from either the
Planning Board or the Zoning Board of Appeals. Uses allowed with site plan approvals
are shown in the table. The Town Code of the Town of Southold must be consulted for a
complete listing of permitted uses, special exception uses and restrictions. A map of the
existing zoning in the Town is provided immediately following the table.
ZONING CATEGORY ~ PERM[lIED USES (not including Special Exception nsex)* ] MIN. LOT SIZE
Agricultural- One-family detachod dwellings, agricultural operations & a~xessoty uses, field and r.m de,, 2 acre
Conservation (A-C) crops, vineyard and orchard farming, nu~erles & ~asonal sale of products grown on the
(includ~ Low-Deesity nemises. The keeping, breeding, raising and training of horses, domestic animals and fowl
Rceidimtial R-80, R- 120, (except ducks) ~m ints of 10 ac~s or mom. Barns, storage buildings, g~mhouaes &mlated
sm~a~rce. Buildings, suucanes and uses owned or operated by the Town of ~nahold,
R-200 and R-400) school distric~ pa~ disuicts and rite disuiets. Wineries which meet the certain snandards.
~,,~l,4~,~ial 40 01-40) Same as AgficulmmI-Omsorvafio~ Dia~,rlc~ except that wineries a~ excluded. 1 acre
Hamlet Density One-family detached dwelling, Two-family dwelling. Continuing care facility and life care See code
Rnsldentlal (HD) community.
Affordable Housing One- family detached dwellings. Two- family dwellings. Multiple dwellings. See code
District (AHD)
Resort Residential Same as Agficultural-Conse~vatinn District, except that wineries are excluded. Bed-and- See code
(RR) breakfast uses.
Residential Office One-family detached dwellings. Buildings, structures and uses owned or operated by the See code
(RO) Tovm of Southokl. ~chool districts, pank disu/cts and fi~e districts. Buildings, strucnures
md uses ovnmt or operated by fralemal organizations. Bed-and-b~,eak fast uses.
General Business (B) Same as Agficultuml-C.~on District, except that wineries are exc!,__,d._'~_l__. Any 30,000 s.f.
pennitmt uae ~ fo~h in Hamlet Business District. Whole, in businesses, warehouses and
bmldins mate~al storage and sale. Building, elecmcel and pluminng contracto
Ires' _~_ ~'~ or yanh. Cold etora~ ~lan~ baking and oflm' food processing and packaging
plants. Wholesale or retsll sdie and aceessoty s~omge and display of 8ardm mamials,
supplies and plants, including nunep/opemtinns. Wholesain/~ail beverage dis~ibufion.
Funeral hom~. Train or bus stations. Telephone ex~. Wieedce which meet
'.ontinued:
21
Continued:
ZONING CATEGORY ~ PERMI'I-I I~D USES (not Including Speeinl Exeoplton en~)tt I MIN. LOT SIZE
Hamlet Business Retail busines~s, limited to the following: Antique, art end craR shops and galleries; 20,000 s.f.
(HB) Custom workshops and machine shops; or retail sale and accessory storaga and display of
garden materials and plants, nursery, l. lbraries or museums. Professional and business
and shops, including barbershops, beauty parlors, pmfesalonal studios and Iravel agencies.
Repair shops for household, business or p~sonal appliances, including cabinet shops,
cai'pouter shops, el~lrical shops, plumbing shops, fumito~ repair shops and bicycle and
motorcycle shops, landscaping and other servior businesses. Wholesale and warehousing.
Retail us~s supplemental to thc s~icc business establishment. Wineries which meet
stendards. B~d.-and-bmakfast uses.
Limited Business Same as AgriculturaI-Consewation District, except that wineries are excluded. Retail 80,000 s.f.
(LB) businesses, limited to tho following: Antique, art and croft shops and gall~ies. Custom
workshops and machine shops. Wholesale or retail sale and acc~sso~, storage and display
of garden mate~inls and plants, including nurse~, operations. Libraries or museums.
Pmfessinnal and business offices. Funeral homes. Restaurants, except drive-in restaunmts.
Pe~onal service stores and shops, including barbershops, beauty parlors, professional
studios and travel agencies. R~pair shops for household, business or personal appliances,
including cabinet shops, ca.,~enter shops, eleeUieal shops, plumbing shops, fumitore repair
shops end bicycle end motorcycle shops, lan~scoping and other sca'ice businesses.
Wholesale end warehousing, R~tall us~s supplcm~l to the ser~i~ business
establishment. Wineries which meet smnderds. Bed..and-b~:akfast uses.
Light Industrial (LI) Thc agfinditumi o~o~s end accessory us~, including in'igation, the raising of finld and 40,000 s.f.
gardo~ crops, vineyard and orchard fainting, thc muint~nan~ of nu~s~ies end thc s~.sonal
sale of products gsown on the pt~mises, tho lu~ing, b~ding, ralsin~ and training of
horses, don~stic animals and fowl, horns, storage hoildinga, ~ and othor rclatod
structures. Buildings, stmc~ut~s and uses owned or opecated by tho Town of Southold,
s~hool districts, park districts and fire distil. Wholesale businesses, warehouses and
building mat~rial storage and sale, but excluding slorag~ of ~al, ~oke, fual oil orj~k.
Building, cl~cal and plumbing coutra~s hosin~ss~ or yards. Cold storage: plants,
baking and other food processing and packaging plains. Office buildings for businesses,
governmental and pm fessional uses, including administrative training, data processing,
3ublication, financial and sales offices. Telephone e~xchanges. Wineries. Auto rep~r shop.
Repair shop (not including auto and marine). Custom workshop. Machin~ and equipment
workshop. Light indus~al uses. Publishing and printing plenls. Boat building, servicing
and stomga, excluding wholesale and retail sales of hoats and accessories.
Light Industrial Park Tho a~i~ultoral operations and accessory uses, including inlgation, tho raising of finld end 120,000 s.f.
/ Planned Office Park garden crops, vineyard and orchard fanning, die maintenance of nurseries and the seasonal
(LIO) sale of products grown on the pr~mises, die ke~'ping, b~ling, raising ~ training of
horses, domestic animals and fowl, barns, storaga buildings, g~nhouses and other related
stmctu~s to lho sam~ exteat and subj~t to tho same conditions allowed in tho AC Zone.
Buildinga, sa, uutu~s end us~s owned or nl~esl by Iho Town of ,%uthold, school
mut~inl stora~ and sale, but excindin~ stora~ of ~al, ~o1~ fu~l oil or j~ak. Plumbing
and packaging plants. Officio buildings for bus~-~,~,ses, gov~n'nme~utl and professional us~s.
Telephone exchanges. Winerins. Tou~st ~amp. l~n:~atioenl facilities 3 ~res in size.
Standard ~egulation golf course. Food catering f~ility. Ma~innc and ~luipment workshop.
Boat building, boat sendcing and boat storaga facilities, excluding mail sales of hoars and
accessories. Light industrial uses. Printing and publishing plants.
Marine I & II District One-family douched dwelling, Ma~inus. Boat docks, slips, pie~s or whales. Boutyards tbr 80,000 s.f.
(M I & M II) building, storing, repairing, ~ting, selling or servicing hoats. Boat and marine engine
~'palr and sales and display, yacht brokers and ma~nc insumnc~ brokers. Buildings,
stmc~au~s end us~s owned or operam:l by the Town of $outhold, sc, hool disaicta, park
dis~icts and fir~ districts. Retail sale or r~atal of fishing, diving or bathing supplies and
~idipm~st if a~:easory to a marina or boutyatd or ship's Io1~ or chendlcry MIl in~lmi~ th~
ahov~ plus: Mati~ultorc or aqua~ditoi'~ op~utinns. Beenh dubs, ~ clubs or boat clubs.
*Note: Use list not all-inclusive. Each district may include numerous uses by special exception, See Town Code.
22
Town Of Southold Zoning Map
[] Agricultural Conservation
· Affordable Housing District
· General Business
· Hamlet Business
[] Hamlet Density Residential
· Limited Business
· Light Industrial/Office Park
· Marine I, II
[] Low Density Residential
[] R-40
[] R-e0
~ Residential/Office
~ Resort Residential
Red lines indicate moratorium study area.
Zoning is according to Suffolk County
circa 1993 and has only been partially
updated by the Town.
Map Generated By Town Of Southold GIS
March 15, 1999
For organizational purposes and in order to address localized zoning patterns, the
15.3-mile long study corridor was divided into 6 segments. The name of each segment
identifies the hamlet in which the segment is located. The segments are ordered from
west to east, starting at the Southold Town line in the hamlet of Laurel and ending at
Manhasset Avenue in the hamlet of Greenport. Postal district lines were, for the most
part, used for the boundaries.
Laurel Hamlet
(Starting at the Southold Town line and extending easnvard approximately O. 3 miles to the east
side of Aldrich Lane)
All of the parcels located within this short segment of the County Route
48 comdor study are zoned Agricultural Conservation (AC).
Mattituck Hamlet
(Starting at the east side of Aldrich Lane and extending eastward approximately 3. 7 miles to a
location slightly east of Elijah's Lane)
Agricultural Conservation (AC) and Residential 80 (R-80) zoning districts
occupy the area north of Sound Avenue and County Route 48 from Aldrich Lane
to Shirley Avenue. Additionally, the AC and R-80 zoning districts also occupy
parcels on the south side of Sound Avenue up to its intersection with Cox Neck
Road. The intersection of County Route 48, Cox Neck Road and Sound Avenue
is surrounded on all sides by a pocket of approximately 26 acres zoned Limited
Business (LB). Residential 40 (R-40) zoning is found on the north side of County
Route 48 east of Shirley Road to the west side of Mattituck Creek. R-40 is also
found on the south side of County Route 48 east of its intersection with Cox Neck
Road to Lipco Road. The area farther south of this R-40 district is zoned Light
Industrial Park/Planned Office Park (LIO).
Sharing the southeast shoreline of Mattituek Creek are Marine II (MID
and R-40 districts, however, the R-40 district extends farther east to Mary's Road.
A small pocket of General Business (13) is located along the north side of County
Route 48 between Love Lane and Wickham Avenue. Bordering the south side of
County Route 48 from Love Lane to Mary's Road is Residential Office (RO)
zoning. Occupying the small area south of this RO district, but still north of the
railroad tracks are two zoning districts, Light Industrial (LI) and Hamlet Business
(HB). The area south of the railroad tracks east of Factory Avenue and east of
Mary's Road is primarily zoned R-40 and HB, with a small area zoned LI.
Moving eastward of Mary's Road, zoning districts generally allow for less
intense usage than those in the vicinity of Mattituck Creek. The County Ronte 48
corridor east of IVlary's Road and west of the Cutchogue line (slightly east of
Elijah's Lane) is primarily occupied by A-C zoned pamels, with smaller areas
zoned R-80 and R-40 closer to Mary's Road.
Cutchogue Hamlet
(Starting just east of Elijah's Lane and extending eastward approximately 2.7 miles to a point
slightly east of Bridge Lane)
The County Route 48 corridor in the hamlet of Cutchogue is zoned A-C,
except in the area of Depot Lane. Surrounding the intersection of Depot Lane and
the Long Island Railroad tracks is a small area zoned Limited Business (LB).
Additionally, the north side of County Route 48, extending north to Oregon
Road, between Depot Lane and Cox Lane is zoned LIe and LI.
Peconic Hamlet
(Starting slightly east of Bridge Lane and extending eastward approximately 1.7 miles to the east
side of Carroll Avenue)
A-C zoning continues uninterrupted on the north and south sides of the
corridor up until a point slightly west of Hem'y's Lane. The north side of County
Route 48 immediately west and east of Henry's Lane is zoned R-40. Northwest
of the intersection of County Road 48 and Peconic Lane is zoned R-80. Northeast
of this same intersection and extending eastward to the Southold hamlet line
(Carroll Avenue) the parcels are zoned A-C.
To the south of Middle Road a small commemial pocket of B exists 320'
west of Panls Lane to approximately 100' east of Pauls Lane. Continuing on the
south side of Middle Road, two small flag lots zoned LI are encountered, with the
remaining frontage along County Route 48 in the hamlet of Peconic zoned R-40.
On the southeast comer of the railroad tracks and Peconic Lane a small
pocket of LI exists. A small pocket of liB is found north and south of the railroad
tracks on the west side of Peconic Avenue. Bordering the I-IB zoned parcels to the
south and west are two lots zoned R-40.
Southold Hamlet
(Starting on the east side of Carroll Avenue and extending eastward approximately 4.2 miles to a
point slightly east of Albertson Lane)
The north side of County Route 48 between Carroll Avenue and Clark
Road is primarily zoned A-C. Farther east of Clark Road to the G-reenport hamlet
line, areas north of County Route 48 are zoned Resort Residential (RR). Smaller
areas along the north side of County Route 48 that are not zoned A-C include the
northwest and northeast comers of Kenney Road which are both zoned LB, the
northwest and northeast comera of Herren Lane which are zoned B and LB
25
respectively, the northwest comer of Youngs Avenue which is zoned B, and a
narrow string of lots along the north side of County Route 48 east of Youngs
Avenue.
Parcels located on the south side of County Route 48, between the east
side of Carroll Avenue and the west side of Tucker Lane are predominantly zoned
A-C. Exceptions to this include small parcels zoned R-40, R-80 and LB located
north of the railroad tracks just east of Carroll Avenue. Parcels located at the
southwest and southeast comers of the intersection of County Route 48 and
Ackerly Pond Lane zoned LB and LI; and parcels located at the southwest comer
of the intersection of County Route 48 and Kenney Road zoned LB. Residential
zoning, namely R-40 and R-80, dominates the area east of Tucker Lane and west
of the Greenport hamlet line. However, shallow parcels fronting on County Route
48 roughly between Horton Lane and Boisseau Avenue are commercially zoned B
and LB. Additionally, Affordable Housing District (AHD) is located east of
Boisseau Avenue and south of Yennecott Drive and a small pocket of RR is
located south of the intersection of County Route 48 and Sound View Avenue.
Greenport Hamlet
(Starting slightly east of Albertson Lane and extending eastward approximately
2. 7 miles to the end of the study corridor on the west side of Manhasset Avenue)
The south side of County Route 48 from the Greenport hamlet line east to
Chapel Lane is zoned exclusively R-80. It is important to note that further east of
Chapel Lane and continuing east to Moore Lane, several parcels are located
within the jurisdiction of the Village of Greenport. The Village of Greenport
parcels are not included in the scope of this study. However, the remaining
parcels between these two roadways are in the jurisdiction of the Town of
Southold and are residentially zoned I-ID, R-80, RR and R40. Many of these
parcels gol~tain freshwater wetland vegetatiom Sandwiched between Moore Lane
and Middletown Road are pamels zoned AHD. All of the remaining parcels in
the study corridor east of the AHD district are either zoned R-40 or R-80, with a
small pocket of RO existing at the southeast comer of County Route 48 and State
Route 25.
Continuing east of the western Greenport hamlet line, the north side of
County Route 48 is zoned residential all the way to the west side of Sound Road.
This residential zoning includes R-80 and R40, with a narrow strip zoned RR in
the vicinity of Chepel Lane. Further east of Sound Road, the north side of County
Route 48 becomes more mixed, with LB and I-ID zoning categories existing with
R-80.
26
EXISTING LAND USE
The discussion of existing land use that follows is based on field observations and
is supplemented by the Town of Southold Land Use Map developed by the Suffolk
County Department of Planning (1995). Field observations were conducted in late 1998
and early 1999.
For organizational purposes, the 15.3-mile long study corridor was divided into 6
segments based on the hamlets through which the study corridor traverses. These
segments are similar to those used in the discussion on existing zoning. This format
allows the reader to more easily correlate information regarding the existing zoning and
existing land use of a particular area. The segments are ordered from west to east,
starting at the Southold Town line in the hamlet of Laurel; continuing on through the
hamlets of Mattituck, Cutchogue, Peconic, and Southold; and ending at Manhasset
Avenue in the hamlet of Greenport. Postal districts were used for the boundaries. For a
written description of boundaries please see Existing Zoning section above. A map of the
existing land use conditions is found at the end of this section.
Laurel Hamlet
Beginning on Sound Avenue at the Riverhead Town line and extending to
the Mattituck hamlet line, land use is dominated by agricultural use with some
residential use. Harbes Family farmstand on the north side of Sound Avenue
generates seasonal business related to
the selling of agricultural products
and associated items. Jens Flower
Shop, located on the south side of
Sound Avenue, sells non-agricultural
products in addition to its
agricultural, flower and other plant
stock inventory.
Mattituck Hamlet
For a distance of approximately 0.3 miles east of the Mattituck hamlet
line, parcels are generally under agricultural and vineyard uses, with one
commercial use (Gatz Landscaping). Tract housing associated with the Farmveu
development is located on the south side of Sound Avenue. The visual character
of the area is somewhat interrupted by these residences due to the lack of
adequate vegetative buffering. Continuing east fxom this point for a distamce of
approximately 0.4 miles, land use consists of single-family residences, vineyard
use and open space. Laurel Greenhouses, located on the south side of Sound
Avenue approximately 0.7 miles east of the Mettituek hamlet line, is a good
example of proper buffering and screening of land use. At thi.~ establishment,
27
greenhouses and equipment are
generally screened from view from
perspectives along the roadway. The
portion of the study corridor between
Laurel Greenhouses and Cox Neck
Road generally consists of
undeveloped parcels and residential
use.
The junction of Sound Avenue and
County Route 48 is located in the
vicinity of Cox Neck Road. Most of
the vehicular traffic moving east from
this point utilizes the County Route 48.
This roadway provides 2 lanes of
traffic in each direction, east and west.
Sound Avenue at this juncture dips slightly south and terminates at State Route 25
in the hamlet center of Mattituck. Land use surrounding the intersection of Cox
Neck Road, County Route 48 and Sound Avenue is primarily commercial. A
fencing business and building contractor are located at the southwest corner of
this intersection. The northeast comer of this intersection is occupied by a small
strip commercial center, with parking in front and some landscaping. The visual
character of the corridor at this point changes from generally rural/agricultural to
agricultural/commercial. Due to the zoning of the area, there is the potential for
more commercial
development.
Continued commercial
development of the area
may lead to an
increasingly dangerous
intersection and further
degradation of open
views and vistas.
At a distance of approximately 1.6 miles east of the western Mattituck
hamlet line, one enters an area that consists of the northern fringe of the hamlet
center of Mattituck. This area of the corridor consists ofmediam to high-density
residential development, mixed commercial and industrial land uses. This portion
of the corridor contain.q many non-conforming uses, such as residential uses in
commercial and industrial zoning districts. Commorcial uses are spread
throughout the hamlet c~ater, with a"downtown" of Mattituck's hamlet center
being clustered around Love Lane and State Route 25. Industrial uses are
generally located adjacent to the Long Island Railroad tracks. Although several
parcels are zoned for marine related use (MI1), only one is utilized as such (Matt-
A-Mar marina). Therefore, a potential as well es a need for more marine related
28
uses exists. The visual character of this portion of the corridor is that of a
commercial/residential hamlet center. It, however, has a potential of being
significantly degraded if inappropriate development takes place. Existing zoning
would allow such impacts. In order to enhance and improve upon the area's
character, the Town should take advantage of opportunities to limit further
expansion of industrial/commercial uses and/or improve buffering of more
intensive commercial uses through re-zonings and site plan review. Furthermore,
when single-family residential uses cease to
exist in this area, the Town should
encourage the conversion to less intense
residential/commercial uses through their
land use powers. As an example, this
photograph illustrates an existing historic
residence currently zoned "industrial". The
structure could be easily adapted to a less-
intense commercial use while maintaining
the unique character of the area.
Continuing east
of the Mattituck hamlet
center to the western
Cutchogue hamlet line,
land use is primarily
agricultural in nature
with some medium and
low density residential
uses. This pordon of the
corridor possesses a
visual character that is
rural and open. There
are examples within this
area of how placement
of agricultural
outbuildings may
detract, block or
interrupt the open
agricultural vistas fi'om
perspectives along the
roadway. Regulation of
the size, mass or setback
of these buildings may
help to minimize further
degr~ ~tlon of the
agricultural vistas.
29
Cutchogue Hamlet
The open and agricultural vistas east of the Mattituck hamlet center
continue into the hamlet of Cutchogue. This area includes farmstands, residential
uses around Alvah's Lane and the Hargrove vineyard. Two industrial uses are
located on Depot Lane adjacent to the Long Island Railroad tracks. It should be
noted that one of these parcels is located just outside (south) of the study corridor.
The Town of Southold landfill is located on the north side of County Route 48,
between Depot Lane and Cox Lane. Medium density residential uses are located
adjacent to the landfiil, with open and agricultural parcels on the south side of
County Route 48. The parcels surrounding the intersection of Cox Lane and
County Route 48 are under commercial, industrial and medium density residential
uses. Worthy of mention, Cutchogue Auto Precision, located on the north side of
County Route 48 west of Cox Lane, provides a good example of an adequately
buffered industrial use. The establishment uses natural vegetation adjacent to the
roadway to effectively screen and soften the view of the building. Cutchogue
Industrial Park, located at the northwest comer of County Route 48 and Cox
Lane, possesses architecture suitable for an industrial use in this area.
Continuing east
on County Route 48,
agricultural uses are
found both to the north
and south. Peconic
Greenhouses on the
north side of the
roadway consists of an
agricultural building
close to the road. This building is another example of where proper setbacks and
screening would help to offset the depreciation of the scenic views. Bridge Lane,
located approximately 2.5 miles east of the western Cutehogne hamlet line, is
partially developed with single-family residences both north and south of County
Route 48. Within this area, as is common along most of the corridor, there are
several farmstands. These are an important part of the visual character and social
fabric of the area. Every effort should be made to maintain and promote their
existence. However, a few of these farm stands have evolved into enterprises that
are not desirable. Besides selling agricultural products, some "farm stands" are
now mini-retail/entertainment centers, selling all sorts of manufactured products
and maintaining small zoos. Although such activities are atypical, they do
significantly impact the quality and character of the corridor. Efforts should be
made to discourage the existence and/or growth of such uses.
3o
Peconic Hamlet
The portion of Peconic hamlet in the
study corridor west of Henry's Lane is
primarily under agricultural use or
undeveloped, with scattered residential
uses. Parcels along Henry's Lane are
occupied by medium density residential
development. Commemial and
industrial zoning and uses exist here as
well. The area contains the only gas
station within the corridor adjacent to the west side of Pauls Lane. The east side
of Panls Lane is developed under residential use, with industrial usage (supplier
of rock, stone and brick) farther to the east. The commemial/industrial uses
extend to the raikoad, which forms the southern border.
Just east of this small group of commemial/industrial uses is Peconic
Lane. At this intersection there is a concentration of residences. The "hamlet
center" of Peconic is located just to the south of County Route 48 in an area
around the Long Island Railroad tracks. The center is a collection of historic
homes and small storefi'onts, the latter being mostly vacant. The Peconic post
office is also located here. The area possesses a unique character in the form of
historic architecture and layout. Just out of the study area them is a bed &
breakfast establishment.
The area would lend
itself to the creation of
additional bed &
breakfasts, antique
dealers, office and other
similar, low intensive
uses for which the
existing structures could
be modified. The Town
should seek to use its
land use powers to
create such a historic
alcove, thereby
enhancing the Town's
tourism industry.
31
Southold Hamlet
Upon entering the hamlet of Southold, several small commercial uses and
a Suffolk County Department of Public Works facility are found on the south side
of County Route 48. Two of the commercial establishments are nonconforming
uses, as they are located within an R-80 zoning district. The remainder of the
commercial uses are spot zoned LB. This area contains an example where an
agricultural building was converted to commercial use. Uses surrounding this
area are under agricultural and residential use, therefore, in order to minimize
further deterioration of the character of the area, spread of this pocket of
commercial uses should be limited.
Continuing east along County Route 48 to Ackerly Pond Lane, land use
both to the north and south is agricultural and single-family residential. Between
Ackerly Pond Lane and Kenney Road, land use involves a mix of commercial,
industrial, residential and agricultural. Several nonconforming uses exist in this
area, including industrial, residential and agricultural uses in LB zoning district;
and residential and agricultural uses in LI zoning district. The potential for the
spread of strip commercial uses is significant. The Town may seek to re-zone
parcels to lower impact uses in order to preserve the predominantly agricultural
and residential character of the roadway.
The portion of the corridor between Kenney Road and Horton Lane again
returns to predominantly agricultural and residential uses. The last significant
area of commemial uses is located between Horton Lane and Boissean Avenue.
Most of the commercial uses form a narrow strip fronting on the roadway with
agricultural uses further to the north and south. Current B and LB zoning allows
for potential expansion of strip commercial development. Although additional
commercial uses between Horton Lane and Boisseau Avenue may be acceptable,
definitive east and west boundaries of this commeroial are is desirable. The east
and west end transition
between commercial
and
agricultural/residential
uses may be effectively
accomplished by
utilizing RO zoning and
its associated permitted
uses.
The portion of the study corridor from Boisseau Avenue to the eastern
Southold hamlet line is a mix of residential uses (low, medium and high density),
with several commercial uses. A motel is located at the intersection of County
Route 48 and Sound View Avenue. The land mass in this area is narrow, with
many of the parcels within the corridor fronting on Long Island Sound or
Hashamomuck Pond. The expansive open and agricultural viows associated with
32
most of County Route
48 go through a
transition in this area to
more residential, with
large trees lining the
roadway.
Greenport Hamlet
Parcels to the north of County Route 48 between Albertson Drive and
Moore Lane are primarily developed for residential use. Many of these parcels
front directly on Long Island Sound. Within this same area, two hotels and one
condominium complex take advantage of the views of Long Island Sound. Some
of the parcels within 1,000 feet to the south of County Route 48 are within the
jurisdiction of the Village of Greenport. These parcels are not within the scope of
this study. Of the parcels to the south of County Route 48 between Albertson
Drive and Moore Lane that are not within the Village of Greenport, most are
vacant or in residential use. San Simeon nursing home and Eastern Long Island
Kampgrounds are also located in this
area. It is important to note that many
of the parcels south of County Route 48
and west of Moore Lane are zoned HD
and contain freshwater wetlands
vegetation. Due to the proximity to the
wetlands, these parcels may be more
appropriately zoned to lower density
residential uses.
East of Moore Lane to the end of the study corridor at Manlmsset Avenue,
land use involves a mix of low, medium and high-density residential housing.
Pheasant Run is a multi-family development located at the southeast comer of
County Route 48 and Moore Lane. Four small commercial uses are located
within the corridor, iionting on either Champlain Place or County Route 48.
Vacant parcels zoned LB and RO have the potential to change the existing
character of the area from hamlet residential to a more unplanned mix of
commercial and residential. The LB parcel contains a large mansion that would
be more appropriately zoned R-80.
33
Town of Southold
Land Use Map
[] Unknown
[] Low Density Residential
B Medium Density Residential
· High Density Residential
· Commercial
· Industrial
· Institutional
· Recreation & Open Space
· Agriculture
[] Vacant
~ Transportation
· Utilities
· Waste Handling
~ Surface Waters
Red lines indicate moratorium study area.
Land use is according to Suffolk County
circa 1993 and has only been partially
updated by the Town.
Map Generated By Town Of Southold GIS
February 17, 1999
NoN-CONFORMING LOTS
As previously noted, the Suffolk County Depa,tment of Planning mapped existing
zoning and land use in the Town of Southold as part of the Peconic Estuary Program.
The Department of Planning utilized the Geographical Information System (GIS)
mapping technology to cross-reference the conformance of existing land use of parcels in
the Town to the zoning districts in which those parcels were located. This cross-
referencing identified numerous parcels in which land use was not in conformance with
zoning. It is important to note, however, that in many cases the land use was less
intensive than what the zoning category called for. For example, residential uses were
occasionally found to exist on commemially zoned parcels. Furthermore, there are cases
in which the current use existed prior to the current zoning category and, therefore, are
permissible as pre-existing non-conforming uses. The Town has the ability to address
illegal non-conforming uses through its existing Code and regulations.
SOILS AND HABITATS
The United States Depmhnent of Agriculture, in cooperation with Comell
Agricultural Experiment Station, issued the Soil Survey of Suffolk County, New York in
April of 1975 (Warner et al., 1975). The Soil Survey provides a detailed identification
and classification of soils according to suitability for crops and pasture, woodlands,
wildlife, engineering, and town and county planning.
With respect to field crops, the Soil Survey divided soils types into capability
classes. The classes were arranged according to soil limitations when used for
agriculture, the risk of soil damage when they are used and the response of the soil to
treatment. The capability classes most suitable to growing crops are provided below with
their respective defmitions.
Class I - have few limitations that restrict their use
Class H - have moderate limitations that reduce the choice of plants or that require
moderate conservation practices
Capability Class I soils include soils from the Bridgehampton, Haven and
Montauk series. Class II includes soils from the Bridgehampton, Haven, Montauk, Scio,
Riverhead, Sudbury and Plymouth series. The Town of Southold Master Plan Update
(RPPW, 1985) indicates that Class I and H soils occupy slightly less than 10,000 acres in
the Town. A portion of this acreage is currently developed with non-agricultural uses.
Past land use plans and studies have recommended the conservation of these prime
agricultural soils, with limitations on non-agricultural development. A majority of these
soils are currently included in thc Town's "A-C' zoning district and represent most of the
land within the corridor area.
Habitat communities are defined as a varied assemblage of interacting plant and
animal species that share a common environment (Resehke, 1990). Within any given
35
location the habitats that exist are a result of a great number of influences. These include
but are not limited to the soils, depth to groundwater, past/present activities of man, as
well as others. In the corridor, the predominate habitats are a result of past or present
agricultural activities. The more active agricultural habitats include Croplands (Row and
Field Crops), Pastureland, Orchards, Vineyards, and Herb/Flower Gardens. Between and
adjacent to these habitats are Wooded Edges and Mowed Roadsides and Pathways. When
agricultural activity stops or is inactive for a period of time, other habitats develop, such
as Overgrown Fields and Abandoned Fields, and given greater time, First Growth
Woods.
Interspersed with the habitats associated with past and present agricultural
activities, are various habitats resulting fi-om residential and commercial development
and other natural habitats. Woodlands and Forested Uplands can be divided into
numerous habitats depending on the predominate vegetation species found in them
(example Beech-Maple Mesie Forest, or the Pitch Pine-Oak Forest).
The most diverse and productive habitats found in the area are those that are
generally referred to as Wetlands. These can be divided into two categories: Tidal
Wetlands and Freshwater Wetlands. Both of these wetlands are found within the
corridor. Because of the recognized importance and sensitivity of these habitats, the
federal, state and local governments have all enacted laws that govern activities in and
around them. Tidal habitats would include Open Water, Beaches, Intertidal Flats, Salt
Marsh, and others. The freshwater habitats would include Ponds & Lakes, Wooded
Swamp, Low Wet Woods, Bogs, Emergent Marsh, as well as others. The importance of
wetlands can not be overstressed. Any land use decisions in or near wetlands must
recognize their importance and reduce or avoid potential impacts to the greatest extent
possible. The following figure is provided to illustrate the general location of some of the
fresh water wetlands within the Town of Southold.
Town of Southoid
Areas of Freshwater Wetlands
36
ECONOMY
The Town of Southold supports a diverse, but interconnected economy. The
following discussion regarding the Town of Southold's economy rests on analyses
conducted by the Scenic Byways Steering Committee in 1997 as part of the Scenic
Byways Corridor Management Plan.
The figure below provides a graphical representation of the estimated economic
activity in the Town of Southold during the year of 1997. This graph is based on an
estimated $550 million in economic activity and personal income.
As depicted in the figure, approximately 32% of the economy is related to transfer
payments to Southold residents. This number is associated with the large retirement
population in the Town. Approximately 20% of the economic activity in the Town
comes fi.om Southold's 700-800 privately owned businesses. The next largest category
contributing to the economy (19%) involves income brought into the Town by Southold
residents that work outside of the Township. Agricultural activity associated with
vegetables, vineyards, nurseries, sod, grains, greenhouses and orohards accounts for
approximately 16% of Sunthold's economy. Municipal spending by the Town of
Southold as well as the Village of Oreenport totals to slightly more than 10% of the
overall economy. Lastly, approximately 3% of the economy is related to the commercial
fishing industry.
1997 Estimated Economic Activity
Town of Southold
Work Outside
Town Agriculture
19% 16%
Municipal
10%
Transfer Payments [~usines s
32% Co nan. Fishing 20%
3%
Closer analysis of the above graph reveals that more than half of the Town's
economy is based on transfer payments (32%) and income from Town residents that
work outside of the Town (19%). This fact seems to point to the highly desirable quality
of life in the Town. To bring this one step further, surveys of Town of Southold residents
37
indicate that people choose to live in the Town due to the open visual character
associated with agricultural uses; the sense-of-place, residential, business and historical
character of the hamlet centers; and the proximity to the water. It is these same
characteristics that draw seasonal residents and tourists to the area.
The recommendations for the County Route 48 corridor contained in this
document are intended to preserve the characteristics noted above. As these
characteristics play a significant role in the Town's economy, the County Route 48
corridor study is anticipated to result in long-term economic and quality of life benefits.
HISTORIC AREAS
The Town of Southold is the oldest English speaking colony in the State of New
York. Many historical resources including buildings, sites, lighthouses, monuments and
cemeteries still remain in the Town. The Comprehensive Surveys of Historic Resources
in the Town of Southold and Fishers Island (Society for the Preservation of Long Island
Antiquities, 1988) provides descriptions of these historic resources. The State and
National Registers of Historic Places lists seven individual properties and two historic
districts in the Town of Southold.
In 1983, the Landmark Preservation Law was adopted by Southold Town. The
law found that:
"..there exist in the Town of SouthoM places, sites, structures and
buildings of historic or architectural significance, antiquity, uniqueness of
exterior design or construction, which should be conserved, protected and
preserved to preserve the architectural character of Southold Town, to
contribute to the aesthetic value of the town and to promote the general
good, welfare, health and safety of the town and its residents."
Furthermore, the law also states that preserving the unique character of the Town
"will substantially improve property and commercial values in the town and make its
hamlets even better places in which to live." This sentiment was also stated in the
discussion on the Town's economy above (Section IV. E.). The Landmark Preservation
Commission has designated more than 50 buildings and structures as locally significant
historic landmarks. Applications for a building permit for reconstruction or alteration of
a historic landmark must be referred to the Landmark Preservation Commission for
review. The recommendations oftbe Commission are limited to the exterior architectural
features of the landmarks. It is important to note that the recommendations of the
Commission are only advisory in nature and that the property owner may refuse to accept
The County Route 48 study corridor contains 93 historic landmarks that are on the
national, stat~ or local historic registers. The portion of the corridor between the
Riverhead Town line and the enstem Mattituok hamlet line contains 34 historic
landmarks. These landmarks are primarily residences and businesses. Cutchogue hamlet
38
contains 12 landmarks, mostly residences and churches, within the corridor. Twelve
landmarks are located within the Peconic hamlet corridor area. These landmarks, a mix
of residences and business, are primarily concentrated around the intersection of Peconic
Lane and County Route 48. The 20 landmarks within the Southold hamlet portion of the
corridor are mostly residences. The eastern-most portion of the County Route 48 corridor
is located in the hamlet of Greenport. Eleven of the 16 landmarks in the hamlet are
concentrated around the junction of State Route 25 and County Route 48, and consist
primarily of residences and businesses.
The portion of the County Route 48 corridor between Boisseau Avenue and
Manhasset Avenue contains historic mile markers that were erected in the Eighteenth
Century. During the time that Benjamin Franklin was Postmaster General of the
Colonies, mile markers were erected along the Post Road (now portions of State Route 25
and County Route 48) to indicate distances from the Riverhead Post Office which was
then located in the RiverheM Court House. Four original mile markers (circa 1753) still
exist on the south side of County Route 48.
TRAFFIC
The Town of Southold contains a network of public roads including 195 miles of
Town highways, 14 miles of County highway and 24 miles of State highway (Town of
Southold Draft Local Waterfront Revitalization Program, 1999). Traffic heading east-
west generally utilize the two main arterials, State Route 25 and County Route 48.
Collector roms in the Town generally mn north-south, providing access to both Long
Island Sound and Peconic Bay.
The 15.3 mile corridor that is the subject of this study includes portions of Sound
Avenue, County Route 48 and State Route 25. The corridor begins on Sound Avenue at
the western Southold Town line and continues along Sound Avenue to its junction with
County Route 48 in Mattituck hamlet. From thi.q point, the study corridor follows County
Route 48 until its junction with State Route 25 in the hamlet of G-recnport. The study
corridor then terminates at the intersection of Manhasset Avenue and County Route
48/State Route 25. All parcels located within 1,000 feet of the above portions of these
roadways are included in the study, with the exception of those parcels that are within the
jurisdiction of the Village of Greenport.
The portion of Sound Avenue in the study corridor carries one lane of traffic in
each direction. Sound Avenue generally follows the natural topography of the land and,
therefore, can be described as winding and slightly undulating. County Route 48 is a
four-lane divided highway from its western origin to Kenney Road. Through the
remainder of the corridor, both County Route 48 and its junction with State Route 25
carry one lane of traftic in each direction.
In order to identify the portions of the corridor with higher occurrences of traffic
accidents, the Traffic Division of the Suffolk County Department of Public Works was
39
consulted. The Traffic Division maintains records of traffic accidents at intersections as
well as accidents between intersections. Complete accident data for the study corridor is
available for the years of 1991, 1993, 1995 and 1997 for 38 intersection and 42 links
between intersections. The following pages contain graphical representations of yearly
and total accident data for specific locations. Cartographic representations of the data are
also included to provide the reader with general locations of accident concentrations.
Specific data for each of the intersections and links between intersections for each year
are provided in Appendix 2 at the end of this document.
Close analysis of the accident data reveals that high accident intersections and
links are predominantly located in proximity to pockets of commercial and industrial
activity or concentrated residential areas. An exception to this is the stretch of County
Route 48 between Albertson Lane and Moore Lane in the hamlet of Greenport. A high
number of accidents have occurred within this area, however, the data reveals that many
of these accidents involved vehicles striking deer and were not related to traffic
congestion.
It is anticipated that continued development along County Route 48 and Sound
Avenue would result in an increase of traffic accidents. This is supported in par~ by the
fact that more accidents have occmred in areas pwximal to pockets of commercial and
industrial development and, to some extent, areas of residential development. As noted
earlier, there is typically a strong correlation between the number of curb cuts along a
roadway and the number of accidents occurring along that roadway.
· ' n
1991-1997 Accidents at Intersectio
CR 48
1991-1997 Accidents Between Intersections
CR 48
41
Accidents at CR 48 Intersections by Year
30-
25-
~ 2O
Intersection va Total 1997
[3 Total 1995
II Total 1993
ITotal 1991
42
Accidents Between Intersection on CR 48 by Year
18.-
16-
12-
I0--
8-
6-
4
2-
0-
~ ~ I Total 1993
Links m Total 1991
43
V. OUTSTANDING NEEDS
Effective planning is predicated on the determination of goals. The goals of the
Town of Southold's Route 48 corridor have been stated in past land use plans and studies.
These same goals have been echoed by the Town's citizeray time and again since the
1984 Town Master Plan. This document provides a review of past Town plans and
studies (Section m) as well as an analysis of existing conditions in the Town (Section
IV). The needs and goals enumerated below are the culmination of careful comparison of
the intent of the Town (through land use plans and studies) and the resultant effect
(existing conditions). Therefore, the goals are not new, but rather reflect the past and
present vision of the Town and its citizens regarding what the Town of Southold is and
should become.
It is important to note that not all of the goals given below are directly applicable
to land use within the corridor. It is the case that, due to the configuration of
development in the Town of Southold and the size of the Town itself, land use and zoning
within the Route 48 corridor has a significant effect on areas outside of the corridor. In
particular, future development within the corridor influences the residential, commercial,
eCOnomic and aesthetic character the hamlet centers. Subsequently, to provide for sound
planning and to avoid potentially conflicting development strategies for the hamlet
centers and the Route 48 corridor, the goals given below are intended to be universally
valid anywhere in the Town of Southold.
· Provide for viable land use development at intensities sensitive to
subsurface water quality and quantity.
· Maintain and strengthen hamlet centers as the focus of commercial,
residential, and cultural activity.
· Preserve the open, agricultural and rural character of areas outside of the
hamlet centers.
· Provide for a variety of housing opportunities for citizens of different
incomes and age levels.
· Enhance the opportunities for pedestrian-friendly shopping.
· Continue to support the Town's agricultural economy.
Maximize the Town's natural assets, including its coastal location and
agricultural base, by balancing commercial, residential and recreational
USES.
· Strengthen the Town's marine-recreational and marine-commercial
activities.
· Encourage the preservation of parkland and public access to the
waterfront.
· Support tourism by maintaining and strengthening the Town's assets that
attract tourists, namely hamlet center businesses, historic heritage,
building architecture, a sense of place, rural and open character,
agriculture, and marine activities.
· Preserve prime farmland in the Town and continue to support the
diversification of agriculture.
· Preserve the historic, cultural, architectural and archaeological resources
of the Town.
· Ensure the ef[icient and safe movement of people and goods within the
Town.
· Preserve visual quality of hamlet centers.
· Encourage appropriate land uses both inside and out of hamlet centers.
· Promote balanced economy and tax base.
· Preserve the integrity of the Town's vegetative habitats, including
freshwater wetlands and woodlands.
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VI. RECOMMENDATIONS AND OPPORTUNITIES
This section on recommendations and opportunities is the result of the methodology
outlined in Section II. The first step in this process was to identify the past goals and intentions
of the Town of Southold by studying past land use plans, studies and Town actions (Section IH).
The second step was to analyze the existing conditions in the Town, particularly zoning and land
use (Section IV). By comparing the past goals and intentions of the Town to the existing
conditions, the differences between the two were identified as needs (Section V).
The discussion on recommendations and oppommities that follows provides a means of
meeting these needs to the best extent practicable. It is suggested that the Town be flexible in
applying some of the recommendations to actual land use decisions. A variety of techniques and
mechanisms may be utilized to achieve desired results.
The recommendations and opportunities given below are placed into 5 themes or
categories. The first four themes are the same as those found in Section III as major themes of
previous land use plans (preservation of farmland and agriculture; preservation of open and
recreational space; preservation of the rural, cultural, commercial and historic character of the
hamlets and surrounding areas; and preservation of the natural environment). The last category,
Miscellaneous, is used where a recommendation exceeds the scope of the other four categories.
It is important to realize that the same recommendation may have the effect of improving
two different themes. Therefore, the same recommendation may be found under two or more
themes, each provided with a discussion of how the recommendation will effect that particular
theme. Each recommendation below is written in Boldltalics and is identified by a bullet.
Explanations or further discussions are provided after each recommendation and is written in
regular font.
PRESERVATION OF FARMLAND AND AGRICULTURE
Re-zone parcels to more appropriate uses.
Several opportunities exist to re-zone commercially zoned properties to
the A-C or other zoning category that is more conducive to the agricultural
character of the area. Some lands presently zoned commercial are surrounded
by and/or are being used for agricultural purposes. They may also be part of
larger A-C parcels. Some parcels represent an inappropriate expansion of
commercially zoned lands into agricultural areas.
Promote incentive ~oning as a means to preserve agricultural and other
desirable parcels, and as mitigation for change of use where appropriate.
Applicants seeking to increase density or change of use in an appropriate
zoning district would be required to provide development credits t~om other.
parcels (clustering), particularly agricultural parcels. The parcels from which
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these credits were taken would effectively become sterilized, with the
exception of agricultural usage. This requirement may be used to provide for
changes of use, such as permitting a restaurant at a winery. The incentive
zoning strategy may be applied to applications for uses permitted through
special exception.
PRESERVATION OF SCENIC OPEN AND RECREATIONAL SPACE
Require greater setbacks from the roadway for larger agricultural and
commercial buildings.
A formula may be developed relating building size to setback distance,
with larger buildings be located farther fi.om the roadway. This requirement
will help to preserve the open agricultural views and vistas fi.om County
Route 48 and Sound Avenue.
Orient buildings to limit the interruption of scenic vistas and views.
This recommendation is to be used at the time of site plan review.
Consideration should be given to the orientation, size and height of the
building with respect to its visual impact from perspectives along County
Route 48 and Sound Avenue.
Re-zone parcels to more appropriate uses.
In some eases, the re-zoning of parcels to less intensive uses will help to
limit the interruption of scenic views and vistas fi.om the roadway. Greatest
benefits will be realized where parcels are re-zoned fi.om commercial or
industrial to A-C. Re-zoning to R-80 or R-40 in conjunction with clustering
will also provide significant benefits.
Continue enforcement of the Town Code with respect to the ~ype of products
permitted to be sold at farrn stands.
This recommendation is intended to help maintain the agricultural
character of the corridor by limiting the products sold at farm stands to only
those that are permitted under the Code. Several farm stands in the Town sell
and display other commercial goods at their stands that detract fi.om the
general character of the area. Additionally, these establishments may generate
increased consumer traffic in areas not supported by the necessary traffic
safety appurtenances, such as the appropriate number of parking spaces,
clearly marked ingress and egress, or room for safe vehicular maneuvering. It
is recognized that the Town has revisited the section of the Code dealing with
farm stands several times. Due to the continually changing trends in
agriculture and the sale of agriculturally related products, the Town Code must
be periodioally updated to provide for viable enterprises while maintaining the
desired character of the Town.
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Promote incentive zoning as a means to preserve agricultural and other
desirable parcels, and as mitigation for change of use where appropriate~
Applicants seeking to increase density or change use in an appropriate
zoning dis~ct would be required to provide development credits from other
parcels. These other parcels would become sterilized with respect to future
development. However, these parcels may still be utilized for passive
recreational use such as a park or for agricultural use.
Continue enforcement of the Town Code with respect to the conversion of
agricultural buildings to other commercial uses.
The Town Code contains restrictions on the conversion of agricultural
buildings to other commercial uses. A recent survey of land use, however,
found numerous converted agricultural buildings. It is recommended that the
current provisions of the Code continue to be enforced to preserve the
character of the agricultural and open areas of the Town.
Cluster residential development away from the roadway.
To maintain the open character of most of the corridor, it is
recommended that future residential development be clustered away from the
roadway. Use of the clustering technique allows for retention of naturally
vegetated or agricultural lands. Maintaining a distance between the
development and the roadway decreases the apparent mass of the project and
maintains at least a portion of the open vistas.
Require vegetated buffers between residential development and the roadway.
This recommendation may be utilized in conjunction with the clustering
recommendation above. It is suggested that where possible agricultural uses
be maintained along the roadways for scenic vistas and views and then a
natural and/or landscape buffer be provided to screen the new homes. With
landscaped or natural buffers immediately adjacent to the roadways views
would be eliminated shortly as the vegetation grows in. Agricultural uses
would maintain views and vistas. A landscape buffer is especially important
for screening of distant homes when they are built on farm fields.
Develop and implement the use of visual resource best management
practice&
A suggested list of visual resource best management practices is
provided in Appendix B located at the end of this document. These practices
were developed subsequent to the identification of four guiding principles of
the desirable visual character in the Town of Southold. The best management
practices are intended to be utilized at the time of site plan review or as
oth~wise d~'mad appropriate by the Town. Much of the intent of the
practices is to maintain or ~hanee the open character of the County Route 48
~orridor.
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PRESERVATION OF THE RURAL~ CULTURAL, COMMERCIAL AND HISTORICAL
CHARACTER OF THE HAMLETS AND SURROUNDING AREAS
Re-zone parcels to more appropriate uses.
It is important to realize that expansion and development of commercial
lands within the County Route 48 study corridor will impact the hamlet
centers. The hamlet centers currently act as the commemial centers of the
Town and provide a sense of place. In contrast, areas outside of the hamlet
centers gene~ly portray a more open and agricultural character. The
contrasting characteristics of these areas are highly prized by the residents of
the Town. Southold is one of the only towns on Long Island where hamlet
centers still exist for the most part. The re-zoning of certain parcels within the
corridor to more appropriate uses will have the effect of enhancing the basic
characteristics of the hamlet centers and areas along the corridor. By limiting
more intensive development in the corridor, the hamlet centers will remain the
focus of commercial activity and the open, rural vistas of the corridor will be
maintained.
Continue enforcement of the Town Code with respect to the O~Pe of products
permitted to be sold at farm stands.
Several farm stands in the Town display and sell items not permitted to
be sold at farm stands under the Town Code. In many cases, these goods
would be more appropriately sold at establishments located in hamlet centers.
Continuation of this trend may pull consumers away fi.om the hamlet centers,
thereby diluting the character distinction between the commercial hamlet
centers and the agricultural/open areas outside of the hamlet centers.
Amend the Town Code with respect to the Residence Office (RO) Dis~ict-
The visual and historical character of the hamlet centers are based, in
part, on the existing residential homes. Historically, many of the homes in the
Town were constructed along the major roadways. As development and
population in the Town has increased, many of these older homes are no
longer as desirable for continued residential use due to traffic and surrounding
land uses. Changes of use fi.om purely residential to commercial or other use
may likely include the removal of structures that were once a major pat of the
character of the hamlet. Strengthening of the RO district through amendments
to the Code would help to preserve the architectural character of the hamlets.
Recommended code amendments with respect to the RO district include
requiring the adaptive re-use of existing residences where appropriate;
increase the number of allowable uses peff~itted in the RO district,
particularly those that generate little traffic; increase the number of uses
permitted in the district by special exception; and amend site plan
requirements with respect to buffers, parking and building design.
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~4mend the Town Code with respect to the £imited Business (LB) Distric~
The site plan requirements associated with LB zoned properties should
be amended to provide for better buffering and screening ofuscs. Similar to
the proposed revisions to the RO District, additional uses could be added to
this district. Revisions to site plan requirements would also strengthen the
code. Additionally, the architecture ora proposed structure in this district
should be in conformance with surrounding area and resemble residential
structures as much as possible.
The Town Code shouM be amended with respect to non- conforming usea
In certain hamlet centers, parcels can be found where the existing use
does not conform with the existing zoning. In cases where the use became
non-conforming due to a zone change, provisions can be made to allow for
limited expansion of that use or permit a change of use to a less intensive non-
conforming use. Applicants requesting expansion or change of use could
make site improvements as mitigation for the request. These site
improvements are anticipated to improve the visual character of the area as
well as improve traffic flow and other undesirable effects of the non-
conforming use.
Continue enforcement of the Town Code with respect to the conversion of
agricultural buildings to other commercial uses.
The Town Code contains restrictions on the conversion of agricultural
buildings to other commercial uses. A recent survey of land use, however,
found numerous converted agricultural buildings. Continued conversion of
these buildings for commercial purposes may have the accumulated effect of
drawing consumers away fi'om the hamlet commercial centers and negatively
impacting the flow of traffic on County Route 48 and Sound Avenue.
Develop and implement the use of visual resource best management
practicea
A suggested list of visual resource best management practices is
provided in Appendix B located at the end o£this document. Many of these
best management practices pertain to maintaining and enhancing the visual
character of the hamlet areas.
PRESERVATION OF THE NATURAL ENVIRONMENT
Re-zone parcels to more appropriate uses.
A large portion of the County Route 48 corridor is located over the
primary groundwater recharge area. A reduction in the potential intensity of
land use in this area is anticipated to have a beneficial impact in terms of
water usage and potential groundwater impact. In some cases, it may be
appropriate to approve an application for re-zoning a parcel from a lower
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density residential district to a higher density residential district. This may be
permitted if the applicant retires development credits from more sensitive
parcels. Additionally, the parcel that receives the increased residential density
must be served by public water, must not pose a significant adverse impact to
the surrounding roadway, and must be located in an area with compatible land
use. The additional density permitted through the retirement of development
credits must meet or exceed Suffolk County Department of Henlth Services'
regulations with respect to permitted sanitary flow.
Require vegetated buffers between residential development and the roadway.
In many cases, clearing may be limited to maintain a naturally vegetated
buffer. In areas where this is not feasible, indigenous vegetation should be
utilized.
Promote incentive zoning as a means to preserve agricultural and other
desirable parcels, and as mitigation for change of use where appropriate.
Applicants seeking to change the use in an appropriate zoning district
would be required to provide development credits fi.om other pamels.
Applications for uses permitted by special exception may be required to attain
development credits as a condition of approval. These other parcels would
become sterilized with respect to future development. This program is
anticipated to preserve a variety of vegetative habitat areas. Additionally, this
program may be utilized to sterilize parcels that are located within primary
groundwater recharge areas.
Re-zone appropriate parcels adjacent to Mattituck Creek to MI and/or MI1
zoning category.
Opportunities exist in the vicinity of Mattituck Creek to enhance marine
recreational and marine business usage. Re-zoning of certain parcels would
allow for viable commercial businesses to thrive while taking advantage of the
Town's proximity to the water. With the exception of Matt-A-Mar marina
and the Mattituck Park District land, no marine-related uses exist at the
southern end of the creek.
Preserve the integriO~ of the Town's vegetative habitats, including
freshwater wetlands and woodlanda
The recommenchttion to promote incentive zoning, above, may be used
to continue to preserve freshwater wetlands, woodlands and other ecologically
important habitats. It may be appropriate to re-zone parcels containing or
adjacent to these habitats to allow for lower impact uses.
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MISCELLANEOUS
Modify the Town Code to allow other uses in vineyards under special
permit.
Additional uses including restaurants and bed & breakfasts may be
allowed under special permit as long as yield is provided from other parcels.
These other parcels may be sterilized from development, but may be utilized
for agricultural use.
Modify the Town Code to limit curb cuts to one per site unless unusual
circumstances exisa
An increase in the number of curb cuts typically has a negative impact
on traffic flow. By limiting the number of curb cuts, particularly along
County Route 48 and Sound Avenue, impacts to traffic flow are anticipated to
be limited.
Require links between the parking areas of commercial operations to allow
for vehicle movement between adjacent establishments.
This recommendation can be applied at the time of site plan review for
appropriate sites. The requirement will have the effect of reducing the number
of vehicles entering and exiting County Route 48 and Sound Avenue.
Require that subdivided residential lots access side roads and not directly to
County Route 48, where appropriate.
As noted earlier, an increase in the number of curb cuts generally has a
negative impact on the flow of traffic. This recommendation in effect reduces
the number of curb cuts on County Route 48 and Sound Avenue.
Where appropriate, consider the use of flag lots with common drives for
residential development.
Similar to the recommendation above, the use of common drives
effectively reduces the number of curb cuts on County Route 48 and Sound
Avenue.
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BIBLIOGRAPHY
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1991 US/UK Countryside Stewardship Exchange Team, November 1991. US/UK
Countryside Stewardship Exchange Team Report, Southold, New York.
East End Transportation Council of the East End Supervisors and Mayors Association,
October 1997. Arterial Management of State Highway: Issues of Concern to East End
Townships and Recommended Best Management Practices, Southold, New York.
Ferrandino & Associates Inc., Hutton Associates Inc., Cotilla Associates Inc., August 11,
1998. Draft - Second Revised Scenic Corridor Inventory Analysis, Town of Southold,
New York
Jones, Steve, Director of Planning, September 11, 1998. SoutholdGrowth Management
Strategy/Statas Report, Suffolk County, New York.
Koppelman, Lee E., Project Director, Edith Tanenbaum, Deputy Project Director, Long
Island Regionat Planning Board, December 1982. The Long lsland Segment of the
Nationwide Urban Runoff Program, Hauppange, New York.
Koppelman, L., A. Kurtz, E. Tannenbaum, D. Davies, Long Island Regional Planning
Board, 1992. The Long Island Comprehensive Special Ground Water Protection Area
Plan, Hauppauge, New York.
Long Island Regional Planning Board, July, 1984. Nonpoint Source Management
Handbook, Hauppauge, New York.
Long Island Regional Planning Board, April 1991. Long lsland Master
Plan~Commercial Development Analysis, Hauppauge, New York.
Nassau-Suffolk Regional Planning Board, July, 1978. Long Island Comprehensive Waste
Treatment Management Plan - 208 Study - Volumes I & II, Hauppauge, New York.
New York State Department of State, Division of Coastal Resources and Waterfront
Revitalization, March 1994. Draft Generic Environmental lmpact Statement and
Long Island Coastal Management Program, Albany, New York.
New York State Environmental Conservation Law 6 NYCRR Part 617, 1996. State
Environmental Quality Review, Albany New York.
Planning and Zoning Committee, Review of Zoning Along Northern East- West Highway
Corridor: Riverhead to Orient: Sound Avenue - CR 48 - SR 25, Town of Southold,
New York.
Bibliogr~hy- I
Raymond, Parish, Pine and Weiner, Inc. Planning Consultants, June 20, 1983.
Memorandum Re: Planning Goals, Town of Southold, New York.
Raymond, Parish, Pine and Weiner, Inc. Plarming Consultants, January 28, 1985.
Memorandum Re: Proposed Revised Zoning, Southold, New York.
Raymond, Parish, Pine and Weiner, Inc., Planning Consultants, March 1984. Master
Plan Update/Background Studies, Town of Southold, New York.
Raymond, Parish, Pine and Weiner, Inc., Planning Consultants, April 1985. Master Plan
Update/Summary, Town of Southold, Suffolk County, New York.
Region 10 New York State Department of Transportation, Scope of Services North Fork
Transportation Study, Towns of Riverhead and Southold, Suffolk Count, New York-
PIN 080489, Suffolk County, New York
Reschke, Carol. March 1990. Ecological Communities of New York State. New York
State Natural Heritage Program, Latham, New York.
Scopaz, Valerie, Town Planner, December 1997. 1997:.4 Year in Review/Report to the
Planning Board, Southold, New York.
Scopaz, Valerie, Town Planner and Southold Town Board, 1997. Economic Development
Plan: Town of Southold: 1997 Industrial/Commercial Incentives Plan Element,
Southold, New York.
Scopaz, Valerie, Town Planner, June 1998. 1998: Mid Year Update/Report to the
Planning Board, Southold, New York.
Seopaz, Valerie, Southold Town Hall, August 20, 1998, 10:30 a.m. - 11:45 a.m. Traffic
Calming Project: Intersection of Country Route 48 and State Route 25 in
Greenport/Minutes of Meeting, Southold, New York.
Scopaz, Valerie, Town Planner, September 9, 1998. Preliminary Scope of Services for
the Design Work for the Reconstruction of CR 48, Middle Road from Horton Lane to
Main Street, Southold, New York.
Seopaz, Valerie, Town Planner and Ridler, Steve, Coastal Resource Specialist, Town of
Southold Draft Local Waterfront Revitalization Program/Townwide Inventory and
Analysis, unpublished, Southold, New York, 1998-1999.
Southold Town, 1998, GISDatabase and Mapping, Southoid, New York.
Southold Town Planning Board and Staff, 1996. AnnualReport: 1996, Southold, New
York.
Bibliography-2
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Suffolk County Department of Planning, 1998, Acreage Available for Development/Town
of Southold (excluding Fishers Island), Southold, New York.
Supervisor Cochran and Planning Staff, An Investment for theFuture: A Proposal for
SouthoM Town: 1997-1999, Southold, New York.
Southold Town Stewardship Task Force, June 1994. Final Report and
Recommendations, Southold, New York.
The Southold Town Transportation Committee, October 12, 1994. SouthoM
Transportation Symposium/Synopsis, Southold, New York.
Southold Township 2000, 1998. Ground Watershed Protection and Water Suppl. v
Management Strategy, Southold, New York
Southold Township 2000, December 3, 1998. Ground Watershed Protection and Water
Supply Management Strategy, Town of Southold, New York.
Suffolk County Planning Commission, Februa~ 5, 1997. Retail Commercial
Development, Suffolk County, New York.
Suffolk County Planning Depashnent, October 20, 1998. Town of Southold: Existing
Land Use Acreage, Suffolk County, New York.
Suffolk County Department of Health Services, 1997. Peconic Estuary Existing Land
Use Inventory, Riverhead, New York.
Suffolk County Planning Department, June 1996. Agricultural and Farmland Protection
Plan~The Economy of Agriculture, Hauppauge, New York.
Verbarg, Run, December22, 1998. Draft Nonconforming Uses Map - Town of Southold,
Suffolk County Planning Department, Hauppauge, New York.
Warner, et al., 1975. Soil Survey of Suffolk County, New York, United States Department
of Agriculture and Cornell Agricultural Experiment Station, New York.
Bibliography-3
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APPENDIX 1
SUMMARIES OF PAST TOWN OF SOUTHOLD
LAND USE PLANS AND STUDIES
Appendix 1-1
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SUMMARIES OF PAST TOWN OF SOUTHOLD
LAND US PLANS AND STUDIES
The following is a review of past land use plans and studies related to the Town of Southold. Section
III of this document (Previous Land Use Plans, Re-zonings and Code Changes) categorizes the
recommendations of the following plans into four major themes:
1. The preservation of farmland and agriculture,
2. The preservation of open and recreation space,
3. The preservation of the rural, cultural, commereial and historical character of the hamlets
and surrounding areas, and
4. The preservation of the natural environment.
This appendix is intended to supplement Section III and provide the reader with more detailed
information regarding the content of each of the plans and studies.
MASTER PLAN UPDATE/BACKGROUND STUDIES, Town of Southold, New York
Author: Raymond, Parish, Pine and Weiner, Inc. Planning Consultants
Tarrytown, New York
March 1984
Brief summary (purpose and content):
This is an update of Southold's Comprehensive Development Plan that focuses primarily on
background studies. It is comprised of information and data collected in regards to Town-wide
existing conditions including: land use; natural resources; water supply; the economy emphasizing
agricultural, fishing, and tourist industries, population and housing; community services and
facilities; transportation and historic features; planning issues and some information regarding
Town planning goals. Some maps are included, ranging from land use to community facilities.
However, much information is unsupported by maps, instead, numerous references are made to
previous studies.
Information relevant to existing conditions:
The master plan describes general Town-wide conditions existing in 1984:
* General information about Town-wide patterns is given - land use maps are included specific to
the Route 48 corridor. For the most part the Route 48 corridor is heavily agricultural. It is also
mentioned that 30% of the Town's land (some of which includes wetlands that are not adjacent
to Route 48) is vacant or underutilized.
· Information is used from the ER/VI North Fork Study in which the North Fork was divided into
five hydrogeologie zones. The Route 48 corridor falls partially into Zone 2 and mostly into
Zone 3. Table 2 and 3 of the Natural Resources section show land types and the number of
acres existing in zones 2 and 3 (wetlands are included). The areas included in the Route 48
Appendix 1-2
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corridor belong to the zones where a very delicate balance exists between flesh groundwater
lenses, saltwater intrusion, chemical contamination and water supply requirements.
· In 1984 it was thought possible to assume that a future population of greater than two times the
current population could be sustained by the permissive sustained yield.
· Throughout the Town of Southold the upper glacial aquifer is contaminated by nitrates,
pesticides and herbicides to the point that nitrate levels exceed the drinking water standard in
many areas.
· Wetland maps are provided in the Natural Resource section. The Route 48 corridor is shown.
· A 32 acre landfill exists, north of Route 48 and west of Cox Lane, of which 5 acres are still
useable. Another nineteen acres were purchased adjacent to the current landfill, and it is
expected that it can be used over the next fifteen to twenty years (provided DEC approval is
given). There are concerns of rising ground water pollution as a result of the landfill.
· Drainage problems have been cited where Route 48 intersects with Horton Lane and at another
area near Sound Avenue. Drainage problems were corrected on Route 48 and Boisseau Avenue
via new recharge basins.
· The Master Plan lists and describes Parks and Recreation Facilities but does not show there
whereabouts or relation to Route 48 via a map.
· A list of Recreation and Open Space Lands is indicated in the Community Resources section.
Once again, there is no map showing their relationship to Route 48.
· Route 48 is well designed and was resurfaced in1982. Route 48 is a four lane road from the
intersection of Aldrich Lane in the west until it intersects with Kenney Road eight and a half
miles later. For the remaining portion of the corridor, it is two lanes.
· According to traffic counts, Route 48 is not heavily traveled, and as such it is underutilized. In
the four lane areas, Route 48 is capable of acconunodating close to 2,400 automobiles per hour.
The greatest volume recorded in one hour was 936 cars.
· The Mattituck Firehouse is located at Wickham Avenue and Pike Street, between Routes 25
and 48. Six wells are used by the district, all of which are located on Town property.
C. Information relevant to Policy or recommendations:
The following recommendations were presented in the Master Plan:
· Permanent undeveloped open space is important because it contributes to the open quality of
the town, provides areas for passive activity and protects sensitive/important environmental
features.
· Acquisition of park lands and significant open spaces is vital as present public park land is
limited and additional population growth will overcrowd and over-use facilities.
· Consideration for a central year-round recreation complex (possibly including swimming pool,
court games, picnicking, etc.) would benefit the broad based needs of the residents. A
possibility would be to expand the Peconic Senior Youth Center.
Appendix 1-3
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MASTER PLAN UPDATE/SUMMARY, Town of Southold, Suffolk County, New York
Author: Raymond, Parish, Pine and Weiner, Inc. Planning Consultants
Tarrytown, New York, April 1985
A. Brief summary:
This report is a summary produced in 1985 (one year after the Master Plan Background Studies
was compiled) and is geared more towards outlining the Town's goals. The goals reflect the
Town's interest in preserving and enhancing the natural and built environments and providing
opportunities for a level of growth and expansion of the economic base that is compatible with the
existing scale of development, availability of water, the sensitive environment, and the Town's
historic heritage.
B. Information relevant to existing conditions:
Includes a general land use map for the Town of Southold and land use maps for the specific
Hamlets ofMattituck, Cutchogue, Southold, and Orient. Because future plans are laid out based
upon present conditions, one may derive and/or fred specific mention of certain relevant existing
conditions from this document.
There are large areas totaling about 10,000 acres throughout the Town currently in agricultural
use which are in Classes I and II. They are designated for Agricultural Conservation.
· "The one acre density for residential uses will be retained as the base in the hamlet center
areas." Within a radius of one half mile from the Hamlet business district of Mattituck,
Cutchogue, and Southold, a higher density can be applied for.
· "A portion of the Town landfill site is included in a proposed industrial area and the remainder
is shown in the Agriculture Conservation category. The landfill site is limited in the extent of
its current use, but more study of the alternatives for solid waste disposal is necessary."
C. Information relevant to Policy or recommendations:
Proposed goals:
· "Provide a community of residential hamlets that are comprised of a variety of housing
oppommities, commercial, service, and cultural activities, set in an open or rural atmosphere
and supported by a diversified economic base (including agriculture, marine commercial and
seasonal recreation activities)."
· "Maximize the Town's natural assets, including its coastal location and agricultural base and
achieve a compatibility between the natural environment and development."
· "Achieve a land use pattern that is sensitive to the limited indigenous water supply and will not
degrade the subsurface water quality."
"Preserve the existing housing stock and provide the opportunity for the development of a
variety of housing types to meet the needs of people at various stages of the life cycle, various
income and age levels and household compositions."
Appendix 1-4
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· "Strengthen and diversify the Town's economic base as a means of stabilizing and expanding
the tax base and year-round and seasonal employment opportunities."
· "Protect environmentally sensitive coastal areas, maximize public access to the waterfront and
achieve economic benefits fi~om water-enhanced and water-dependent activities, particularly
well planned seasonal and commercial activities in appropriate locations.
· "Preserve Southold's prime farmland and encourage the continuation and diversification of
agriculture as an important element in the life and economy of the Town."
· "Preserve and enhance the Town's natural environment including waterways, wetlands, tidal
marshes, woodlands, bluffs, dunes and beaches."
· "Maintain and protect Southold's agricultural heritage and pastoral and open qualities."
· "Ensure that there is an adequate quantity of high quality ground water to serve Southold's
present and projected year-round and seasonal populations."
· "Promote a development pattern that is responsive to sensitive areas exhibiting prime
agricultural soils, poor drainage, high water table, high erosion hazard, flood hazard, sensitive
coastal features, great scenic quality and woodlands."
· ' ~'IVlalntain and protect fmfishing and shellfishing habitats."
· "Maintain and improve surface water quality."
· "Preserve the historic, cultural, architectural and archaeological resources of the Town."
· "Preserve and strengthen the hamlets as cultural, residential and commercial centers of activity
in the Town; as a means of contributing to the preservation of historic buildings and areas and
encouraging a "sense of place"."
· "Ensure the provision of an adequate range of community facilities and services to
accommodate existing and future Town needs in a convenient and cost effective manner."
· "Maintain and improve existing utility systems and determine where it is appropriate to expand
water supply, sanitary sower, storm drainage end solid waste disposal systems in order to
support the desired level of development and to maintain and protect a healthful living
environment, a viable economic base and the natural environment."
· "Provide an open space and recreation system adequate in size and location to accommodate a
range of facilities to serve the total (seasonal and year-round) population."
· "Insure efficient movement of people and goods within Southold, as well as into and out of
Town, in a manner that maximizes safety and maintains the scale and integrity of residential
and agricultural rural areas."
Land use proposals (also sec Land Use Plan Map):
· Future development should be in and around existing Hamlets to: "preserve and enhance the
historic and cultural centers of the community, to support existing commercial centers, to
provide locations for moderately priced housing and to encourage efficient and effective
provision of community facilities and services including recreation, water, and sewer system"
Appendix 1-5
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and public safety. Lower densities in the remainder of the Town, especially in agricultural
areas are recommended.
* Non-farm related development should not be encouraged on the 10,000 acres designated as
Agricultural Conservation.
· Retail commercial uses and commercial services are recommended only in hamlet centers.
· "Strip" type retail commercial expansion along Route 48 will be discouraged because it could:
"weaken existing commercial centers which have capacity for expansion, result in increased
traffic congestion and conflict, and undermine the visual and aesthetic appeal of the Town".
· Through the development process, the Plan calls for a policy in which localized neighborhood
playground/park areas are set aside.
· Improvements to Route 48 are included in the Plan's proposal. Further widening to four lanes
is proposed to be continued eastward.
· A comprehensive approach to relieving traffic congestion on Route 25 and directing it Route 48
is being considered simply to relieve congestion in the hamlets.
· Hamlet studies were completed and Land Use Plans for each are included.
FINAL REPORT AND RECOMMENDATIONS
Author: Southold Town Stewardship Task Force
Southold, New York,
June 1994
A. Brief summary:
This document lays out ideas and recommendations on how to preserve open space and valuable
agricultural land. Suggestions are made for when government needs to step in to protect farmland
from residential subdivision or commercial development. A series of recommendations are listed
and then critiqued as to whether they would be beneficial to the Southold Township. Other
subjects such as economic development, water, housing, rural setting and character are dealt with in
a similar manner. A citizens survey on local issues was conducted in 1993 and is included in the
document. There is also a synopsis of recurring themes on the topics listed above that were set
forth by the citizens of Southold. A map is included on bicycle improved roads and off-road paths.
B. Information relevant to existing conditions:
The residents' and the Towns' vision for the future of Southold Township is based upon upholding
the present style and making sure historical and environmental positions are upkept.
· Current programs are mentioned in which farmland is preserved by purchasing and
extinguishing development rights.
Appendix 1-6
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"A view of the [zoning] map shows several small isolated zones, now farmed; but zoned for
business, which if developed, would truncate the vistas and hide and remove farm field and
woods."
C. Information relevant to Policy or recommendations:
· Large lot zoning or agricultural zoning is the best way to insure farmland protection.
· Conceive a list of priority purchase areas primarily in SPGAs and in proximity of the Main
Road.
· Implement a voluntary transfer of development fights program to further farmland preservation.
· Support agricultural industry.
· Support the vineyards and allow for-profit events and festivals, sale of accessory items, and
food service.
· Develop and expand programs for acquisition of development fights, funds, and land for the
increase of open space.
· The enactment of the Environmental Conservation Law, section 49-03031, et. seq. and General
Municipal Law, Section 247 could provide the Town with the ability to impose conservation
easements. Conservation easements are stronger, more enforceable, and more secure than
covenants and restrictions filed with a subdivision.
· Designation of Scenic Corridors is recommended method for the preservation of historic and/or
scenic landscapes.
· Space for certain recreational facilities such as a golf course, ice skating rink, day camps etc.
should be planned.
· If tourism were to increase, plans for dealing with transportation problems need to be
addressed.
To protect water resources, five acre zoning requirements for residential developments should
be required, as well as mandatory clustering.
"The Town Board should rezone to A/C all undeveloped parcels in the SGPAs now zoned for
commercial or industrial uses. We do not recommend that non-residential uses already
developed in the SGPAs be removed, although properties currently used in ways particularly
threatening to the aquifer should be reviewed for possible declaration as non-conforming
status."
Careful planning steps should be taken by the Town to insure the rural, pedestrian friendly and
traditional style to be encouraged.
· Despite the threat of litigation, the Town Board should move forward in instituting zoning
regulations. Case law is presented to backup the recommendation and justify the
constitutionality of government regulating development.
· Business zones (LB, B, HB, KI, LIO) along Route 48 should be changed to A-C zoning.
Appendix 1-7
· Present zoning in the following locations are in need of zone changes: in Mattituck, the LB
zone at the intersection of Sound Avenue and Route 48 and the LI zone between Sound Avenue
and Route 48; in Peconic, the business zones on Route 48 at Peconic Lane; in Southold, the
change of the seven LB and B zones; and in Cutchogue, the reduction of the LFLIO zone.
· Resident from each hamlet suggested moving new business development off Route 48 and into
hamlet centers.
· In Southold the residents proposed to make the area between Laurel west to Herren Lane
approximately 1000 feet north of the Railroad tracks a primary receiving zone.
· Other zones are mentioned for proposals by the residents, however, no zoning maps are
provided for reference.
LONG ISLAND MASTER PLAN/COMMERCIAL DEVELOPMENT ANALYSIS
Author: Long Island Regional Planning Board
Hauppauge, New York
April 1991
A. Brief summary:
The LI Master Plan touches on aspects of business as they relate to all of Long Island. However,
within this general information are specific statistics on all municipalities including Southold.
Because there are many statistics relating to conditions in 1991, one must keep in mind that this
document was drawn up prior to some of the more recent developments such as retail centers like
Tanger Outlets. There are some projections in terms of growth, however they are for the general
area of Suffolk County.
Southold, among others, is cited as a major resort area~ Caution to plan well is recommended for
central and eastern Suffolk because there is potential for population growth which could bring in
additional retail establishments such as strip retail development.
B. Information relevant to existing conditions:
This document concentrates primarily on information pertaining to conditions existing in 1991.
Much of this information comes from statistics taken around 1990-91 and therefore may be
outdated.
· The Town of Southold is included in statistics for areas unserved (not within the five mile
radius) by a regional shopping center.
· Only the western part of the Southold (Mattituck area) is served by community retail centers.
· Southold is third on the list of all the Long Island municipalities for the most retail square
footage per person. (This may reflect the large summer populations.)
C. Information relevant to Policy or recommendations:
'Appendix 1-8
Perhaps the most relevant statement within this document is (p. 5-7) where it states that sU-uggling
retail centers or business districts should be considered for redevelopment or rezoning for more
appropriate uses. There are some recommendations pertaining to servicing areas that are
"unserved" by retail stores or malls. Nonetheless, it is noted that rural communities may wish to
maintain their rural character and remain outside community or regional retail service areas.
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AGRICULTURAL AND FARMLAND PROTECTION PLAN/THE ECONOMY OF
AGRICULTURE
Author: Suffolk County Planning Department
Hauppauge, New York
June 1996
Sponsored by: Suffolk County Agricultural and Farmland Protection Board
A. Brief summa~:
This plan presents recommendations to protect and sustain agriculture in Suffolk County. There
are no specific remarks regarding areas surrounding Route 48. Information (fairly recent - 1996)
was gathered which supports the need to protect agriculture due to its economic and historical value
and importance. Information collected includes, but is not limited to, an inventory of farmland
over the last 30 years for Southold, recommendations for clustering residential areas near farmland,
information comparing the use of tax dollars for farmland verses homesites, marketing and zoning
information for farms, and IPM, manure, compost and responsible fanning practices.
B. Information relevant to existing conditions:
The Plan contains existing conditions as well as the decline or changes over recent years. Relevant
information is as follows:
· From 123,000 acres in 1950, the number of farm acres in 1996 fell to 31,000 of which only
7,000 are protected by easement.
· "Suffolk County le~d~ New York State in the market value of crops, two-thirds of which is
nursery and greenhouse products."
· "Economically, the farm industry generates 8,000 jobs and contributes a quarter of a million
dollars to the local economy." The agricultural industry represents 5% of Long Island's GNP.
· "For every dollar an acre farmland pays in property tax, it uses $.30 cents in services. For
every dollar an acre homesite pays, it uses $1.23 in services."
· Southold encompassed 9,820 acres of farmland in 1996.
C. Information relevant to Policy or recommendations:
There are quite a few recommendations given for better management practices, increasing jobs and
the economy, the importance of protecting farmland and how Long Island can benefit from
preserving its agriculture.
Appendix 1-9
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· "Upzoning to larger lot sizes over the years has actually been damaging to farm preservation
because it is based on a suburban sprawl model of single family detached homes and requires
more land, more roads, more uniform development."
· A goal of the Plan is to preserve the important industry of agriculture because it protects
important environmental resources, wildlife habitat and aesthetics that contribute to the quality
of life. Farmland contributes to Long Island's value as a destination for tourism and provides
tax paying open space.
· The Nassau-Suffolk Comprehensive Plan Summary recommended in 1970 that 30,000 acres of
productive farmland should be preserved. The Agricultural and Farmland Protection Plan
recommends a more realistic goal of preserving 20,000 acres due to the rate of farmland
conversion and the nature of acquisition programs.
· "Subdivision regulations can act as a detriment to farming by allowing residences to be built
right up to the edge of farmland without buffers. This causes a land use conflict because people
may now complain about noise, dust and spraying of the adjacent farm. To mitigate this, deed
notifications could be used and buffers could be created." This could cause another problem in
that the vistas that attract homeowners as well as tourists would then be blocked.
· "A more radical zoning approach would be to designate an agricultural zoning category which
would only allow agricultural uses." This may present an unconstitutional taking of the
property. However, "changes in zoning can negatively impact fanning by reducing the value of
farmland used as collateral for loans."
THE LONG ISLAND SEGMENT OF THE NATIONWIDE URBAN RUNOFF PROGRAM
Author:
Lee E. Koppelman, Project Director,
Edith Tanenbaum, Deputy Project Director
Long Island Regional Planning Board
Hauppauge, New York
December 1982
Brief summary:
It was found that mban stormwater runoff may be a significant cause for the contamination of
groundwater. This study consists of information gathered from five monitoring sites on Long
Island that encompass differing land use and population densities. A part of the NURP study
centered on the potential of spreading pollution via recharge basins. It was found that the soil
beneath recharge basins seemed to act as an effective screen for heavy metals, bacteria and other
harmful agents because groundwater beneath recharge basins showed lower concentrations of such
pollutants. A second aspect of the NURP study covered the feasibility of, and techniques for
improving water quality, while emphs~qizing the importance of preventive measures. This study
was done to find a correlation between the make-up of the locale and ground water quality. As
hypoth~sizod, ground water degradation was directly affected according to the land use and density.
Although the co~xidor along Route 48 was not specifically mentioned, tho findings, conclusion and
Appendix 1 - 10
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recommendations can be applied for planning in regards to the areas surrounding or affected by
Route 48. In fact, it is stated that actions can be taken by ail levels of government to offset and
lessen the pollutant loads due to stormwater runoff.
Information relevant to existing conditions:
Information having specificaily to do with existing eonditious in the Town of Southold or Route 48
are not mentioned. However, application of data and findings may be useful.
Information relevant to Policy or recommendations:
Section 5 is dedicated to findings and conclusions. Recommendations are given for the
improvement of maintenance of groundwater and surface water. For example, to open shellfishing
lands along the south shore, it was concluded that control of both stream and overland runoff are
necessary. Another f'mding showed coliform loads being received fi.om three source-types: sewage
treatment plant outfaiis, stream base flows, and stormwater runoff. It was added that other causes
such as locai duck farm discharges aiso impair water quality.
Perhaps more vaiuable to Route 48 concerns are the recommendations for groundwater and surface
water management. Recharge basins are recommended for water disposal and groundwater
replenishment. Revegetation of basins is good. Recommendations to install high cost/high
maintenance techniques are only made for situations that lend themselves well to the need.
Prevention of illegal discharges is aiso listed. Lastly, recommendations are given for maintaining
or improving existing surface water.
THE LONG ISLAND COMPREHENSIVE SPECIAL GROUNDWATER PROTECTION
AREA PLAN
Author: L. Koppelman, A. Kunz, E. Tannenbaurn, D. Davies
Long Island Regionai Planning Board
Hauppauge, New York
1992
Brief summary:
This document contains history and information on Long Island aquifers and groundwater
problems. Facts and recommendations about what causes pollution and how to deai with it are
mentioned throughout. 1980 populations for Town of Southold are given, aiong with general
demographic and land use characteristics. There are many tables wherein Southold is represented,
e.g. acreage already zoned 5 acres, open space and developed land inventory, freshwater wetlands
acreage, etc. A section (p. 3-117 - 3-126), specifically covering Town of Southold, begins by
describing that' it was due to the request of the Town of Southold, recommendations of the
Citizen's Advisory Committee and the LIRPB that this corridor was designat~ an SGPA. SGPA
boundaries in the Town of Southnld represent approximately 75 - 80% of the Route 48 corridor (as
seen by map on p. 1-6) and encompasses more than 2900 acres surrounding Route 48 and vicinity.
Appendix 1 - 11
hydrogeological findings, water resources and recommendations are some of the topics
~ relevant to existing conditions:
A hydrogeologie zone map (p.l-1 - 14) and explanation show that Town of Southold is in
: Zone IV and is characterized by shallow flow systems discharging to streams and marine
waters. Agricultural activities have caused a large portion to be contaminated.
· · This area represents a major portion of the locally significant deep recharge.
· Soils are excellent for farming as well as easy to excavate for development purposes.
· Southold SGPA includes 26 acres of Class II and Class III wetlands.
· See figure 3-29 for Ground Water conditions.
· See figure 3-30 for existing land use.
· See figure 3-31 for plan land use.
· Agricultural pumpage from wells within the SGPA study represented by far the largest
consumptive use of the study's groundwater resources.
· "Agricultural chemicals have contaminated groundwater throughout much of the horizontal and
vertical extent of the aquifer below the study area.'
· Nitrate concentrations are often over the 10 ppm drinking water standard.
· Areas impacted by high aldicarb (pesticide) have improved.
· Nearly 72 acres ofSouthold SGPA is vineyards, nursery/greenhouse operations, sod farms and
crops.
· "Suffolk County and Town of Southold have obtained the development fights to 15 separate
farm pamels encompassing a total of almost 200 acres of a little than one tenth of all the
agricultural land within the SGPA. Approximately ten percent of the land is used for low and
medium density residential development... Only one pement of the land is dedicated to open
space; however, some nine percent of the SGPA remains vacant."
· Six percent (plus) of the acreage consisting of roads and LIRR corridor is used for
transportation.
· Most of the SGPA is zoned agriculture/conservation (which allows single family homes on lots
of two acres of more). Other zones include three small business uses and some parcels zoned
for light industtT.
· Groundwater in the SGPA may be affected by landfills in the area.
C. Information relevant to Policy or recommendations:
· Town of Southold requested a ninth SGPA designation and wanted a portion of farm area in the
central part of the Town to be recommended for designation (p. 1-5).
Appendix 1 - 12
· "The population must not be allowed to exceed the carrying capacity of the aquifers." Hence,
the Board of LIRPB made it known to the municipalities that they should create their zoning
with water limits in mind (p. iv).
· Goal: preservation of a viable agriculture while maintaining or improving groundwater.
(A Southold Agricultural District was in place until 1995 out of concern that agricultural
districts would be converted in home sites/non-agricultural uses.)
· Advocates of farmland subdivision and conversion claim that fertilizers and pesticides degrade
the groundwater.
· "The zoning of farmland at one dwelling unit per five acres, together with an incentive for the
transfer of development rights to sites outside the SGPA at one dwelling unit per two acres or
mandatory clustering at one unit per five acres within the SGPA could facilitate the retention of
Farmland and its continuing productive use."
· The remaining woodland parcels should be publicly acquired to insure open space and the
availability of future wells if necessary.
· ''The transfer of development rights to sites in nearby hamlets or along the Sound shorefront,
where undeveloped acreage is still available, should be permitted in order to offset the impact
of very low density zoning. Suffolk County should utilize funds from its quarter-cent sales tax
program to acquire wooded watershed lands within the Southold SGPA."
· "Suffolk county should continue to support the Comell Cooperative Extension Service efforts
to introduce and to secure adoption of best management practices for agriculture."
· "Suffolk County and the Town of Southold should continue to purchase farmland development
rights and to encourage and facilitate other programs and measures to protect farmland, such as
renewal of Agricultural District agreements and the establishment of agricultural reserves."
GROUND WATERSHED PROTECTION AND WATER SUPPLY MANAGEMENT
STRATEGY
Author: Southold Township 2000
Southold, New York
1998
A. Brief summary:
The Town of Southold wishes to develop a Ground Watershed Protection and Water Supply
Management Strategy so as to protect, maintain and improve its sole source aquifer. Goals,
objectives, action strategy and deliverables are identified.
B. Information relevant to existing conditions:
No existing conditions were mentioned.
Appendix 1 - 13
C. Information relevant to Policy or recommendations:
Goals:
Protect sole source aquifer from contamination.
· Develop land management and zoning regulations to protect groundwater-shed areas from
inappropriate land uses.
· Remove threats to designated groundwater-shed areas.
· Ensure zoning, not water, controls the direction of development.
· Accommodate "growth and change within the Town without destroying its traditional
economic base, the natural environment on which that base rests, and the unique character and
way of life that de£mes the Town."
TRAFFIC CALMING PROJECT: INTERSECTION OF COUNTRY ROUTE 48 AND STATE
ROUTE 25 IN GREENPORT/MINUTES OF MEETING
Author: Town Hall, Southold, New York
August 20, 1998
10:30 a.m. - 11:45 a.m.
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A. Brief sununary:
Due to concern with traffic safety and speeding at the intersection of Main Street and Sound
Avenue in Greenport, implementation of traffic calming teelmiques were thought to be beneficial.
A Sag Harbor pilot project may be used as an example.
B, Information relevant to existing conditions;
Traffic safety and speeding at the aforementioned intersection is a concern.
C. Information relevant to Policy or recommendations:
None.
MEMORANDUM RE: PLANNING GOALS
Author: Raymond, Parish, Pine and Weinar, Inc. Planning Consultants
Tarrytown, New York
June 20, 1983
To: Southold Planning Board
Appendix 1 - 14
A. Brief summary:
This memorandum may have been part of the preliminary steps to forming the Master Plan Update
for the Town of Southold. This is an initial statement of goals to serve as a basis for discussion for
future long range planning goals of the Town of Southold. Possible goals are listed as well as
policies that may be implemented in conjunction with these goals.
B. Information relevant to existing conditions:
None
C. Information relevant to Policy or recommendations:
Recommendations are listed, but they are not official Town policies in that they are suggestions
made by planning consultants.
MEMORANDUM RE: PROPOSED REVISED ZONING
Author: Raymond, Parish, Pine and Weiner, Inc. Planning Consultants
Tarrytown, New York
January 28, 1985
To: Southold Planning Board
A. Brief summary:
This memorandum discusses changes and updates to the proposed revised Town Zoning ordinance.
It may belong in conjunction with the Master Plan Update.
B. Information relevant to existing conditions:
C. Information relevant to Policy or recommendations:
SOUTHOLD TRANSPORTATION SYMPOSIUM/SYNOPSIS
Author: The Southold Town Transportation Committee
Southold, New York
October 12, 1994
A. Brief summary:
This is a report on dialogue with the general public on transportation subjects/alternatives on the
North Fork. Ideas for improving the rail, bus, ferry, and automobile systems, as well as other forms
of transportation are disclosed.
B. Information relevant to existing conditions:
Appendix
All information is relevant to modes of transportation, no information is provided on land use.
C. Information relevant to Policy or reeommendafious:
There are no recommendations regarding land use. Recommendations are loosely based upon
public input.
US/UK COUNTRYSIDE STEWARDSHIP EXCHANGE TEAM REPORT
Author: 1991 US/UK Countryside Stewardship Exchange Team
Barnard, Vermont
November, 1991
To: The People of the Town of Southold, North Fork, Long Island
A. Brief summary:
The US/UK Team was asked to address the following four issues for the Town of Southold: 1.
farmland retention, 2. water quality, 3. tourism development, and 4. affordable housing. Certain
recommendations were made by the team.
B. Information relevant to existing conditions:
None.
C. Information relevant to Policy or recommendations:
Recommendations for the Town of Southold:
· concentrate on six basic areas: farmland protection, concentrating development within villages
and hamlets, provision of quality affordable housing, preservation of the community's historic
and rural character, economic development based on existing resources of the area, and
maintenance and improvement of the area's environmental quality.
· "...consider a combined Purchase of Development Rights and a Transfer of Development
Rights Program."
· "...consider expanding the current tax abatement program for farmland into a working farm tax
abatement program which would eliminate property taxes on farmland and farm buildings in
return for a right of first purchase on the land if it is ever to go out of farming use."
· protect surface and ground water and identify and eliminate non-point sources of pollution.
· "...create an economic plan which promotes sustainable development, using existing
agricultural, water-related recreational, fishing, historic, al and cultural assets..." Tourism
would be important.
· develop an afro,_able housing plan which would encourage a diversity of quality housing.
Appendix 1 - 16
RETAIL COMMERCIAL DEVELOPMENT
Author: Suffolk County Planning Commission
Suffolk County, New York
February 5, 1997
A. Brief summary:
A field survey of shopping centers and central business districts in Suffolk County was conducted
so that an analysis of retail trends could be inferred. Information including demographic trends,
existing ant~ future retail space, vacancies, retail verses non-retail in central business districts,
changes in the retail market, and recommendations are reported within this document. Specific
information regarding the Town of Southold is provided when data for all the Suffolk townships is
included, however, no information having to do with Route 48 is cited.
B. Information relevant to existing conditions:
It has been noted in Suffolk County that shopping center square footage has increased while retail
sales have not increased at the same rate. Only one shopping center was mentioned in Appendix
IV that is on Route 48 in Mattituck. Tables 13 and 14 show the highest Shopping Center vacancy
rate for Southold in comparison to other Suffolk Townships in 1996. Southold was noted as
showing evidence of overbuilding of shopping centers. The vacancy rate in 1988 was 0%, which
jumped to 43% in 1996.
C. Information relevant to Policy or recommendations:
Recommendations:
· Due to too many vacant commercial site zoned for retail construction, individual towns should
consider rezoning for other uses. Upzoning to residential use is desirable and will help to
prevent scattered and unneeded retail and commercial development from occurring.
· CBDs should focus on their strengths such as interesting architecture, local heritage, etc.
· CBDs having high vacancy rates are encouraged to have non-retail uses such as small offices.
· Large warehouse stores should be located in industrial areas so that if the stores close they can
be easily converted for industrial use. These types of stores may harm existing small
businesses. As a result, local municipalities should examine their zoning codes to ensure they
are capable of regulating these types of retail uses.
· Where high vacancies exist, partial demolition may be considered and be replaced by high
density housing (as traffic generated from residences is lower that that generated by retail
stores).
Appendix 1-17
DRAFT GENERIC ENVIRONMENTAL IMPACT STATEMENT AND LONG ISLAND
COASTAL MANAGEMENT PROGRAM
Author: New York State Department of State
Division of Coastal Resources and Waterfront Revitalization
Albany, New York
March 1994
A. Brief summary:
This document is composed of the Long Island Sound Coastal Management Program (LIS CMP),
revisions to 19 NYCRR 600 implementing the New York State Coastal Management Program to
incorporate the Long Island Sound Coastal Management Program, and minor modifications to the
state coastal boundary. There is no direct mention of Route 48. However, Mattituck Inlet, which
ends adjacent to Route 48 in Mattituck, is a proposed Maritime Center. As such it will be the target
of state investment designed to encourage commerce and industry that is water-dependent. The
intention is to operate the harbor more efficiently while improving and protecting natural resources,
water quality, and residential communities. The fostering of effective regional growth management
as a result of the Maritime Center in Mattituck would increase economic, natural, and maritime
values for the area.
B. Information relevant to existing conditions:
· Table 9 lists the land available for development or redevelopment in eastern Suffolk (Wading
River to Orient Point). Zoning and land use is inventoried, but no maps are included.
· Map 3.6 shows Historic districts, some of which are in the vicinity of the Route 48 corridor.
Coastal boundaries, watershed boundaries, archeological sensitive areas, and National Register
Historical Districts are shown.
· "The Mattituck River Marsh SCFWH is a small salt marsh and tidal creek, the wetland is
undisturbed and is mostly in public ownership. The deepwater Mattituck inlet enters Long
Island sound to the north of the wetland. The area is bordered by a mix of forested upland and
residential and marina development."
· Map 6.6 shows wetlands and habitats surrounding the Route 48 corridor. The closest wetland
areas are in the Mattituck Inlet area.
· Mattituck Inlet has 5 marinas (4 public, l private), commemial fishing vessels, and
party/charter boats (see map 16.6).
· Because Mattituck inlet is the narrowest and shallowest commercial fishing vessel port on Long
Island, it is only accessible to boats less that 60 feet long. Good dock opportunities exist.
· "Approximately 21 acres of vacant, underutilized land, zoned Marine-II (M-II), is available for
new commercial development or redevelopment on the northwest side of the inlet."
· "Roadway drainage pipe discharges to the creek have been identified by the town as a source of
nonpoint pollution." As seen on map 20.0, urban/agricultural nonpoint source pollution is
present at the end of Love Lane, which is connected to Route 48 (unfortunately Route 48 is not
drawn in on map20.0).
Appendix 1-18
C. Information relevant to Policy or recommendations:
Recommendations made within the document:
· Mattituck Creek has a working waterfront that has potential for redevelopment. A combination
of recreation, marine recreation, marine commemial and public uses could be served.
· It is recommended to establish areas for concentrated development to minimize development
sprawl and protect more natural areas; development for such areas would have to be carefully
prepared.
· It is recommended to encourage local governments to make full use of land use controls such as
improved performance standards and design guidelines in their master plans via zoning, site
plans, subdivision regulations and architectural review.
· It is recommended to designate scenic areas of statewide significance within the Long Island
Sound coastal region because scenic quality is an important part of a community's character
and sense of place.
Policies mentioned within the document:
· "Foster a pattern of development in the Long Island Sound coastal area that enhances
community character, preserves open space, makes efficient use of infrastructure, and
minimizes natural resource impacts.
· "Protect Long Island Sound's water-dependent uses and promote suitable use of Maritime
Centers."
· "Protect existing agricultural lands in the eastern Suffolk County portion of the Long Island
ea"
Sound coastal ar .
· "Protect and improve air quality in the Long Island Sound coastal area."
· "Provide for public access to coastal waters, public lands, and public resources and provide
recreation opportunities."
·Preserve historic resources and protect scenic resources in the Long Island coastal area.
· Protect and ~mprove air quality in the Long Island Sound coastal area.
LONG ISLAND COMPREHENSIVE WASTE TREATMENT MANAGEMENT PLAN - 208
STUDY - Volume I
Author: Nassan-Suffolk Regional Planning Board
Hauppauge, New York
July, 1978
A. Brief Summary:
This plan was prepared in response to the requirements of Section 208 of the Federal Water
Pollution Control Act of 1972 which required States to develop comprehensive water quality
Appendix 1 - 19
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management programs. The plan was prepared for Nassau and Suffolk Counties The study
describes existing surface and groundwater conditions, provides information on four parameters
that impact ground and surface waters (viruses, organics, nitrates and animal wastes), describes
models for assessing ground and surface water conditions, and present management altematives
and options.
El. Information relevant to existing conditions:
This document contains an extensive amount of information related to ground and surface water
conditions and sources of contamination across Long Island. There is very little information
specifically related to Route 48.
C. Information relevant to policy or recommendations:
The study presents a variety of structural and non-structural recommendations regarding the
management of ground and surface waters that could be applied to the Route 48 corridor. The most
relevant of the recommendations is related to land use practices. The study presents the following
strategies:
· Regional strategies
1. Modify growth rates
2. Modify growth distribution
3. Conserve environmentally sensitive areas and open space
4. Control the siting of critical uses
· Land management strategies
I. Control construction related erosion
2. Utilize agricultural Best Management Practices to reduce storm runoff and
control erosion
3. Manage floodplain and shoreline uses
4. Control resource extraction activities
· Site development strategies
1. Modify site location practices
2. modify project size and/or mix
3. Improve site planning and development
4. Institute development site erosion control plan.
The study also recommends various implementation techniques for the above strategies.
Appendix 1-20
NONPOINT SOURCE MANAGEMENT HANDBOOK
Author: Long Island Regional Planning Board
Hauppauge, New York
July, 1984
A. Brief Summary:
This handbook was prepared subsequent to the completion of the L.I. Comprehensive Waste
Treatment Plan (208 Study) and was prepared as part of the USEPA 208 Plan Implementation
Program. The purpose of the Handbook is to identify cause-effect ground and surface water
contamination relationships and to provide guidance for the management of ground and surface
waters.
The Handbook addresses issues and recommendations related to land use, stormwater runoff,
site septic systems, highway de-icing, fertilizer use, animal wastes, wells and water supplies, boat
pollution, site plan review and local ordinances.
Information relevant to existing conditions:
The Handbook provides some specific information regarding groundwater resoumes such as
Hydrogeologic Zones, recommended Special Groundwater Protection Areas, and areas serviced by
sewers.
Information relevant to policy or recommendations:
Recommendations that are most relevant to the Route 48 corridor are related to land use.
Recommendations for Municipalities are specific:
· Revise comprehensive plans to protect undeveloped deep recharge and critical shallow
recharge areas where high quality groundwater exists. (specific techniques are presented)
· Consider the establishment of Special Groundwater Protection Areas
Consider the establishment of Special Surface Water Management Areas
· Review Zoning Ordinances to reflect changes in the comprehensive plan. (specific
techniques are presented)
· Require the dedication of Conservation Easements
Appendix 1-21
I
I
I
SECOND REVISED DRAFT SCENIC CORRIDOR INVENTORY ANALYSIS
Author: For the Town of Southold,
Ferrandino & Associates Inc., Hutton Associates Inc., Cotilla Associates Inc.
August 11, 1998
A. Brief summary:
This document examines the possibility of gaining Scenic Byway designations in the Town of
Southold. Route 48 is one of the roads selected for the study (p4). Themes necessary for
nomination ora byway include recreational, scenic, natural, cultural, and historical. The Town of
Southold's roads encompass elements from all of these themes (pi-2). Benefits resulting from
Byway Designation are listed at the bottom of page 2.
Preservation of farmland is key because many of the scenic vistas are agricultural. It is mentioned
that development pressures must be wisely managed, and as such, land conservation techniques are
included in this Plan (p3).
The Chamber of Commerce for the Mattituck area is proposing a highway beautification program
for Route 48 in the Mattituck area (pi4).
GROUND WATERSHED PROTECTION AND WATER SUPPLY MANAGEMENT
STRATEGY
Author: Southold Township 2000
Town of Southold, New York
December 3, 1998
A. Brief summary:
The main purpose of this Strategy is the protection and management of the sole source aquifer of
the Town of Southold. Among the goals is the aim to minimize impact of land use on the
groundwater aquifer and manage future growth to ensure sustainable drinking water (pi).
Action strategies are listed as £ollows (p 3-6):
· AC districts to be separated from Residential Districts, with £arming as principal use, and
new residential by Special Permit only.
· Oversized vacant land in R-40 and R-80 to be upzoned.
· Zoning Board of Appeals modifications
· Groundwater and Farm Management Districts
· Balanced Rural Development Law
· Adoption of Incentive Zoning
· Formal Adoption of Amended Subdivision Regulations.
Appendix 1-22
AN INVESTMENT FOR THE FUTURE: A PROPOSAL FOR SOUTHOLD TOWN: 1997-1999
Author: Town of Southold, New York
? DATE (sometime in 19977)
A. Brief summary:
This proposal is meant to give a series of strategic actions in the areas of natural resource
management, economic development and land use. The document also includes ongoing
programs and grants that the Town is instituting.
No specific mention is made of Route 48; however, the Town's vistas in general are cited as
being "the essence of the unique environment and character of the Township". As a result, the
Town is cautioned about the potential increase in development pressure because of the possible
damage that could occur to the stunning vistas (p. 6).
The important objective is to promote change and growth while preserving the farming, maritime,
and tourism base, and the natural environment on which the base lies, as well as the unique
character and way of life of the Town (p. 2).
One relevant action strategy to accomplish the above is to develop a water supply strategy to
protect public water, and the groundwater at its some. Another strategy is to develop an
Agricultural Protection Strategy "to protect the farming industry and the land base on which it
stands". A third strategy is to develop "Blueprints" that will: protect the Town's natural, scenic,
economic, architectural and historic resources, preserve open vistas, enhance and focus
development in the Town's core hamlet business centers, preserve the quality and tranquility of
the residential neighborhoods, improve transportation services and manage traffic congestion, and
maintain the unique character and quality of life that is held very dear in Southold (p. 2-3).
There is mention on page 8 ora Scenic Byways Corridor Management Study. It should have
been completed in/around September, 1998. This may have relevant information.
From the Final Report and Recommendations, June 1994 (listed above #3)
ONE TOWN, MANY PLACES/SOUTHOLD RESIDENTS' VISION OF THE FUTURE]
Author: Residents of Southold (A summary of residents' comments, concerns and ideas as
recorded at Hamlet Meetings)
Town of Southold, New York
April 9, 1994
A. Brief summms,:
The information gathered in this document represents the residents' views on where the Town is
at present (1994) and where it should be in the future. Two key issues seemed to be most
prevalent - keeping growth in the existing hamlet centers and preserving and enhancing the
surrounding rural areas (p. 102).
Appendix i -23
Four areas where residents felt economic growth would be desirable were: marine and maritime
related industries, agriculture, tourism, and health care and social services. Many residents
supported the need for land use and other public policies necessary to support the four areas to
insure the future, stable economic base (p. 103).
Preservation of the fragile environment, land and water resources were dominating themes for all
the hamlets (p. 103).
Synopsis of Recurrent Themes - 8 areas important to future decision making and future policies
for the Town:
1-Tourism - necessary for a healthy economy. However, residents are fearful of the "potential
excesses". They wish tourism to naturally arise by improving their own quality of life, thereby
attracting tourists to patronize their businesses and "experience" the Town. The residents are
careful to stay away from becoming a tourist-service-oriented "theme" town.
2- Agriculture - "farming as a way of life and as an economic base". "Residents supported the
acquisition of development rights and other planning techniques".
3- Marine and Maritime Related Industries - there is an inherent conflict: increasing fishing and
recreational boating and facilities while protecting the natural environment, as well as the visual
and invisible impacts of some marine facilities.
4- Recreation - need for facilities: ball fields, hiking trails, golf course, etc.
5- Services for All Segments of Southold's Population- to fulfill needs of groups of all ages
and fmanciai backgrounds.
6- Groundwater Protection - concentrate growth away from groundwater-sensitive lands
7- New Businesses and Industrial Bases - support present economic bases; future growth
should be consistent with the needs of current, natural resource-dependent economies.
8- Visual Character of Southold Town - important: rural look, scenic vistas. Concerned about
depletion of such by rapid development. Architectural review was endorsed.
Appendixl-24
ARTERIAL MANAGEMENT OF STATE HIGHWAYS: ISSUES OF CONCERN TO EAST
END TOWNSHIPS AND RECOMMENDED BEST MANAGEMENT PRACTICES/REPORT
OF THE EAST END TRANSPORTATION COUNCIL OF THE EAST END SUPERVISORS
AND MAYORS ASSOCIATION
Author:
Town of Southold, New York
October 1997
ho
Brief summary:
This document recommends regional Best Practices for Arterial Management of State highways
within the East End townships of Region 10, New York. The goal of this report is to "protect the
uniqueness of the East End landscape"; emphasis is placed upon protecting the "superlative
vistas" and the "unique scenic character of the region", as it is noted most people experience the
views fi.om the roadways. A list of racommendations is shown in the hope that the State "will
agree to adopt these practices in lieu of current standards". The list makes no recommendation in
regards to zoning, but one can see from the recommended practices that maintaining the present
rural character is at the forefront of the authors' concern.
REVIEW OF ZONING ALONG NORTHERN EAST-WEST HIGHWAY CORRIDOR:
RIVERHEAD TO ORIENT: SOUND AVENUE - CR 48 - SR 25
Author: Town of Southold, New York
1995
A. Brief summary:
The Review begins by stating two most important and recurring ideas, which were adopted by the
Town Board on May 3, 1994. The first is that Route 48 is to remain "largely as an express route
to expedite the movement of large numbers of vehicles through the Town in a safe and efficient
manner and through an area with attractive landscapes". The second policy states that in the
effort to "strengthen long-term business interests of the Town of Southold and to keep much of
the town's farmland and open space", the Town resolved that new development should be
encouraged to "take place in and around the hamlet centers of the Town". P.1
This report was put together in the process of examining zoning along the Town's northern east-
west corridor (for the purposes of this report, Route 25 is also included in the corridor). It is
stated within the review that in order to follow through on the first policy, the highway should be
somewhat limited in access, and the vistas should be preserved by not obscuring the view by
buildings sited to the road. Three approaches that could be applied are listed as follows:
1. Change the required building setbacks and reduce allowable building mass parallel
to the road within business and industrial zones.
2. Change the zoning designations to less intensive districts.
3. Change the types of uses permitted within the existing business and industrial
zoning districts (from Review of Plannlnl[ Tools and Approaehes~ p.4).
~dixl-25
Number one is a tool for the Town to the most "flexibility to encourage better site design".
Number two is aimed at reducing traffic impacts. By changing business and industrial zones to
zones of less intensive business development (such as changing B zones to LB and the LB zones
to RO) in order to decrease the traffic impact as well as impacting the visual scenery (p. 4).
· Attention was drawn to the LB concentration at the intersection of CR48, Cox's
Neck Road and Sound Avenue as having the potential for serious traffic problems.
It is recommended to rezone these areas, or restrict it to lesser uses. P.8
· The Love Lane business development area is impacted by traffic congestion.
Rezoning this stretch could have a positive effect. It is also cautioned that the LB
and LIO districts to the west have a great potential for heavy traffic impact. P.8
To promote the Town's policy to encourage business within the hamlet centers, the present strip
zoning along the northern east-west corridor should be re-thought. P.8
"Since the Town's primary goal is to keep traffic interruptions to a minimum, it should look to
place ion the highway only those business and industrial zoning categories that will not generate
high volumes of retail trade." (#2 of Additional Facts and Factors to Keep in Mind).
(- Residential and commercial zones are discussed)
TOWN OF SOUTHOLD DRAFT LOCAL WATERFRONT REVITALIZATION
PROGRAM/TOWNV~IDE INVENTORY AND ANALYSIS
Author: Southold, New York
Date?
The Inventory and Analysis was reviewed. According to Valerie Scopaz, Town Planner (in a
memorandum to Tom Cramer, 1/15/99), for the purposes of the Draft Local Waterfront
Revitalization, "the Town of Southold is proposing to include the entire Township within the
coastal zone". The original Dra~ LWRP did not include the major portions of the Town,
including Route 48.
· Mattituck Creek is mentioned as being one of fiReen key Long Island wetlands in need
of restoration (p. 4).
· Mattituek inlet is included as needing infi'astructure investment and marketing
assistance as a commercial fishing port (p.5).
· "In 1987, the Town of Southold designated two areas of Southold as Core Watershed
Protection Areas (CWPA). This designation was based on the area's hydrogeologic
importance as groundwater recharge sources and their environmental sensitivity. Both
areas occupy the central mainland portion of the Town. One area includes portions of
the hamlets of Mattituek and Laurel and extends westerly in a narrow band to
Riverhead: reaches 1 and 9. The second area includes portions of the hamlets of East
Mattituck, Cutehogue and Peconie: reaches 1, 2, 7 &8. At the request of the Town of
Appendix 1-26
Southold, the SGPA Advisory Council considered adding these to the list of the
designated SOPAs.' (p.15)
Much of the Master Plan UpdateJsummary is quoted.
ACREAGE AVAILABLE FOR DEVELOPMENT/TOWN OF SOUTHOLD (EXCLUDING
FISHERS ISLAND)
Author: Southold, New York
Date?
This document includes a series of pie charts showing acreage for development and numbers of
year-round and seasonal population for 1990.
This docunaent is an inventory of land by use in 1990.
TOWN OF SOUTHOLD: EXISTING LAND USE ACREAGE
Author: Suffolk County Planning Deparhuent
Suffolk County, New York
October 20, 1998
Mostly pie charts: developed, preserved and unprotected land use; current housing units verses
building housing; land available for development; year-round and seasonal population;
potential additional dwelling units.
ECONOMIC DEVELOPMENT PLAN: TOWN OF SOUTHOLD: 1997
INDUSTRIAL/COMMERCIAL INCENTIVES PLAN ELEMENT
Author: Southold, New York
1997
This document discusses economic development as it pertains to Southold's 3 economic base
industries: agriculture, commercial fishing, tourism and recreation.
fanning is a dynamic industry as well as contributing to rural and open landscape.
Hence= key economic development issue. P
farmland is being lost faster than it is being conserved. P. 1
· Poor water has closed some local shell fishing areas. P.2
· Only some future changes in zoning code is mentioned in conjunction with bettering
tourism and recreation. P.2
· Again; mention is made of trying to bring the business zone codes closer to the vision
presented in the Town Master Plan. P.4
Appendix 1-27
· Pressures upon farmers to sell offtheir surplus lands is ever increasing and the Town
realizes the importance in exploring ways to support and sustain agriculture. P. 5
· It is clear that tourism relies heavily upon agriculture and maritime industries. P.5
· Apparently the Town has akeady amended its zoning regulations to stop strip type
stores. P. 6
PRELIMINARY SCOPE OF SERVICES FOR THE DESIGN WORK FOR THE
RECONSTRUCTION OF CR 48, MIDDLE ROAD FROM HORTON LANE TO MAIN
STREET.
Author: in the form of a letter from Valerie Scopaz, Town Planner
Southold, New York
~ 9/10/98
Th/s is a Scope of Services for a consultant to prepare construction documents for drainage and
traffic improvements to CR48. The Scope of Services included consideration evaluation and
possible implementation of traffic calming techniques including the evaluation of a traffic
roundabout at CR48 and NYS25 (Main Street). No recommendations regarding adjacent land
use is anticipated from this document.
1998: MID YEAR UPDATE/REPORT TO THE PLANNING BOARD
Author: Valerie Scopaz, Town Planner
Southold, New York
June 1998
p4-traffic calming study: SR25, CR 48 and Main Road
p3-Scenic Byways Corridor due Oct. 1998
pS-groundwater study due late fall 1998
1997: A YEAR IN REVIEW/REPORT TO THE PLANNING BOARD
Author:
Valerie Scopaz, Town Planner
Southold, New York
December 1997
p5-recreation hails, etc.
p5-open space preservation
p5-6-protection of agricultural industry (purchase of development fights)
p6-greundweter management
p7-watershed/surfa~ water etc.
pS-changes in LI,LIO zones, as well as other zone changes
p8-"intent is to consolidate businesses into ~et centers"
Apl~ndix 1-28
ANNUAL REPORT: 1996
Author: Southold Town Planning Board and Staff
Southold, New York
1996
A year in review: the "Planning Board and its staffcontinued to focus on bringing the Town's
code, policies and procedures into closer alliance with the Goals and Objectives of the Town's
Master Plan documents of 1983-85, the Zoning Map of 1989, and some of the 1994
recommendations of the Stewardship Task Force" (p. 1). Zoning code amendments are listed on
p.5 -6.
SCOPE OF SERVICES/NORTH FORK TRANSPORTATION STUDY/PIN 080489 Towns of Riverhead and Southold, Suffolk County, New York
The NYSDOT will be conducting a transportation study of the North Fork of Long Island
which will complement the Long Island Transportation Plan to Manage Congestion (LITP
2000) study. The plan is to provide the Town of Southold an overall look at the present and
future ~msportafion system so as to maximize safety, mobility, system capacity, and to
preserve the rural character.
It is possible that the specific recommendations regarding the management of traffic on Route
48 corridor could result fi.om this study.
~dix 1-29
APPENDIX 2
SUFFOLK COUNTY DEPT. OF PUBLIC WORKS
TRAFFIC ACCIDENT DATA
1991, 1993, 1995 & 1997
Appendix 2-1
SUFFOLK COUNTY DEPT. OF PUBLIC WORKS
TRAFFIC ACCIDENT DATA
1991, 1993, 1995 & 1997
The following pages contain traffic accident dam collected by the Suffolk County Department of
Public Works Division of Traffic Safety. The dam contained herein represents the years of 1991,
1993, 1995 and 1997. The years missing in this chronology were excluded, as the Division of
Traffic Safety did not maintain complete data for these years.
Three dam sheets represent each of the years included in this appendix. The data sheets provide
information regarding accidents occurring at intersections, accidents occurring on portions of the
roadway between intersections (also known as links) and accidents involving deer. All of the
accident dam involve the portions of Sound avenue, County Route 48 and State Rome 25 located
within the study corridor.
Appendix 2-2
SUFFOLK COUNTY DPW
ROUTE: CR048
NODE INTERSECTION TOT FAT
6040407 CR43 8 0
7010517 WESTPHALIA AV 6 0
7010612 WICKHAM AV 4 6 0
7040722 MILL RD 5 0
7020605 COX LA 4 0
7010497 COX NECK RD 3 0
7055020 MAIN ST 3 0
7040537 HORTON LA 3 0
7020543 ZACKS LA 2 0
7040029 OLD NORTH RD E 2 0
7040526 GOLDIN AV 2 0
7020644 DEPOT LA 2 0
7050034 CHAPEL LA 2 0
6040337 CR105 1 0
7020556 HENRYS LA 1 0
7040521 SOUNDVIEW AV 1 0
7040535 BOISSEAU RD W 1 0
7040540 TUCKER LA 1 0
7050019 QUEEN ST 1 0
7040536 YOUNGS AV 1 0
7040530 CLARK RD 1 0
7020606 BRIDGE LA 1 0
7010048 WICKHAM AV 1 0
sum
INTERIM ACCIDENT SUMMARY
FROM 01-JAN-91
TO 31-DEC-91
INJ PDO BIC PED WET DARK FIXOBJ
1 7 0 0 4 2 1
2 4 0 0 1 0 0
2 4 0 0 3 1 1
3 2 0 0 0 2 2
2 2 0 0 2 0 0
0 3 0 0 0 0 0
3 0 0 0 1 1 0
2 1 0 0 1 1 1
2 0 0 0 1 0 0
0 2 0 0 0 1 0
1 1 0 0 0 1 0
1 1 0 0 0 0 0
2 0 0 0 2 0 0
0 1 0 0 0 0 0
1 0 1 0 0 0 0
0 1 0 0 0 1 0
0 1 0 0 1 0 0
0 1 0 0 0 0 1
0 1 0 0 0 1 0
0 1 0 0 0 0 0
0 1 0 0 0 0 0
0 1 0 0 0 1 0
0 1 0 0 0 0 0
58 0 22 36 1 0 16 12 6
Division of Traffic Safety
01/26/99
SUF~OLK COUNTY DPW
ROUTE: CR048
INTERIM ACCIDENT SUMMARY
FROM 01-JAN-91
TO 31-DEC-91
LINKE¥ On link b~tw~n:
77000 LAUREL LAKE DR and COX NE
77810
77875
77925
77975
78000
78200
78235
78250
78400
78550
78625
78700
78850
78900
78975
79025
79050
79175
79450
79525
79650
79675
79750
TOT FAT INJ PDO BIC PED WET DARK FIXOBJ
1 0 0 1 0 0 0 1 1
sum
WICKHAM AV and ELIJAHS LA 1 0
ELIJAHS LA and MEDIAN BRE 2 0
MEDIAN BREAK and ALVAHS L 2 0
ALVAHS LA and SILVER COLT 2 0
SILVER COLT RD and MEDIAN 1 0
ZACKS LA and COX LA 1 0
MEDIAN BREAK and BRIDGE L 1 1
BRIDGE LA and MEDIAN BREA 2 0
BLUE HORIZONS BLUFFS and 3 0
MEDIAN BREAK and MILL RD 2 0
MILL RD and CARROLL AV 1 0
CARROLL AV and MEDIAN BRE 1 0
OLD NORTH RD W and ACKERL 1 0
ACKERLY POND LA W and OLD 1 0
KENN~S RD and TUCKER LA 1 0
TUCKER LA and HORTON LA 1 0
HORTON LA and YOUNGS AV 1 0
YOU~GS AV and BOISSEAU RD 1 0
GRO%rE RD and GOLDIN AV 1 0
SOUNDVIEWAV and CAROLER 1 0
ALBERTSON LA and CHAPEL L 4 0
CHAPEL LA and QUEEN ST 5 0
MOORES LA N and MCCANN LA 1 0
0 1 0 0 0 0 1
1 1 0 0 0 1 2
1 1 0 0 0 1 1
2 0 0 1 0 0 0
1 0 0 0 0 0 1
1 0 0 0 0 1 1
1 -1 0 0 0 0 0
1 1 1 0 0 1 0
1 2 0 0 0 3 1
1 1 0 0 0 1 0
0 1 0 0 1 1 0
1 0 0 0 0 0 1
0 1 0 0 0 1 0
1 0 0 0 1 1 0
1 0 0 0 0 0 0
0 1 0 0 0 1 0
0 1 0 0 0 1 0
0 1 0 0 0 0 0
0 1 0 0 1 1 0
0 1 0 0 1 1
3 1 0 0 1 2 0
2 3 0 0 0 3 2
0 1 0 0 0 1 0
38 1 18 19 1 1 5 22 12
Division of Traffic Safety
01/26/99
ACC~AI~ CCNUM ACC~IME ON NAMEKEY D~STANCE UNIT D}R
NAME INJURED ~L~D
ACKERLY POND 0
ALVAHS 0
BRIDGE 0
CARROLL 0
CHAPEL 0
CHAPEL 0
REMARK
0 MV#I ES ON CR48 STRUCK DEER
0 MV #1 EB ON CR48 STRUCK DEER
0 MV#1 WB STRUCK DEER WHICH RAN ACROSS'~ROM ~IORTH SIDE
0 MV #1 EE STRUCK DEER
0 MV#1 EB ON CR48 STRUCK DEER
0 MY 91 WB ON CR48 STRUCK DEER
GOLDIN 0 0VEH #1 ES STRUCK DEER
GOLDIN O 0 MV#t EB STRUCK DEER
HENRYS 0i 0 MV 91 EB STRUCK DEER
MCCANN 0 0 MV#I WB ON CR48 STRUCK DEER, DEER SUBSEQUENTLY STRUCK SY MY#2
OLD NORTH 9 0 MV#1 EB ON CR48 STRUCK DEER
0 0 VEH #1 EB STRUCK DEER
17 ~1 '91~ ~8~ ~8 8~F 'W 'YOUNGS 0 0 MVI1 EB ON CR48 STRUCK DEER
NODE INTERSECTION
7010612 WICKHAM AV 4
7040536 YOUNGS AV
7020644 DEPOT LA
7040722 MILL RD
6040407 CR43
7055020 HAIN ST
7010497 COX NECK RD
7019434 ELIJAHS LA
7040026 ACKERLY POND LA W
7050034 CHAPEL LA
7040540 TUCKER LA
7040537 HORTON LA
7040535 BOISSEAU RD W
7020605 COX LA
7010517 WESTPHALIA AV
6040337 CR105
7040020 CARROLL AV
7020606 BRIDGE LA
7055023 MIDDLETOWN RD
7050702 ALBERTSON LA
7050019 QUEEN ST
7050018 MOORES LA N
7040541 KENNYS RD
7040533 BOISSEAU RD E
7040526 GOLDIN AV
7040025 OLD NORTH RD W
7020556 HENRYS LA
7020543 ZACKS LA
7010499 NB SOUND AV EXT
7010627 LOVE LA
7020541 TUTHILL LA
7010506 SHIRLEY RD
ROUTE: CR048
INTERIM ACCIDENT SUMMARY
FROM 01-JAN-93
TO 31-DEC-93
TOT FAT INJ PDO BIC PED WET DARK FIXOBJ
6 0 4 2 0 0 1 1 0
6 0 5 1 0 0 2 2 0
5 0 1 4 0 0 0 1 0
5 1 4 0 0 0 1 0 0
4 0 1 3 0 0 1 2 3
3 0 0 3 0 0 0 0 0
2 0 0 2 0 0 0 0 0
2 0 0 2 0 0 1 1 0
2 0 0 2 0 0 1 1 0
2 0 0 2 0 0 1 1 1
2 0 1 1 0 0 2 2 0
2 0 0 2 0 0 0 1 0
2 0 0 2 0 0 2 0 0
2 0 2 0 0 0 0 0 0
2 0 0 2 0 0 0 0 0
1 0 1 0 0 0 0 1 1
1 0 0 1 0 0 0 1 0
i 0 1 0 0 0 0 0 0
1 0 0 1 0 0 0 0 1
1 0 0 1 0 0 0 1 0
1 1 1 -1 0 0 1 0 0
1 0 0 1 0 0 0 0 0
1 0 0 1 0 0 0 0 0
1 0 0 1 0 0 0 0 0
1 0 1 0 0 0 1 1 0
1 0 0 1 0 0 1 0 0
1 0 0 1 0 0 0 1 0
1 0 1 0 0 0 1 0 0
1 0 0 1 0 0 1 0 1
1 0 0 1 0 0 0 0 0
1 0 1 0 0 0 0 0 1
1 0 0 1 0 0 1 0 1
64 2 24 38 0 0 18 17 9
Division of Traffic Safety
01/26/99
SUffOLK ~OUNTY DPW
ROUTE: CR048
INTERIM ACCIDENT SUMMARY
FROM 01-JAN-93
TO 31-DEC-93
LINKEY On link between: TOT
77075 COX NECK RD and SB SOUND 2
77275
77350
77525
77810
77875
77925
77975
78100
78200
78225
78235
78250
78550
78800
78850
78950
79050
79175
79400
79425
79650
79675
79700
79725
MEDIAN BREAK and SHIRLEY
LIPCO RD and WESTPHALIA A
WICKHAM AV 4 and HAMILTON
WICKHAM AV and ELIJAHS LA
ELIJAHS LA and MEDIAN BRE
MEDIAN BREAK and ALVAHS L
ALVAHS LA and SILVER COLT
DEPOT LA and TUTHILL LA
ZACKS LA and COX LA
COX LA and MEDIAN BREAK
MEDIAN BREAK and BRIDGE L
BRIDGE LA and MEDIAN BREA
MEDIAN BREAK and MILL RD
MEDIAN BREAK and OLD NORT
OLD NORTH RD W and ACKERL
OLD NORTH RD E and KENNYS
HORTON LA and YOUNGS AV
YOUNGS AV and BOISSEAU RD
LEON RD and CLARK RD
CLARK RD and GROVE RD
ALBERTSON LA and CHAPEL L
CHAPEL LA and QUEEN ST
QUEEN ST and MOORE LA
MOORE LA and MOORES LA N
FAT INJ PDO BIC PED WET DARK FIXOBJ
0 0 2 0 0 0 2 0
0 0 1 0 0 0 1 0
0 0 1 0 0 0 1 0
0 0 1 0 0 0 1 0
0 1 1 0 0 1 2 2
0 0 1 0 0 0 1 1
0 0 1 0 0 1 1 0
0 0 1 0 0 0 1 1
0 0 1 0 0 0 0 0
0 1 0 0 0 0 0 1
0 0 2 0 0 1 1 1
0 1 1 0 0 1 0 2
0 2 0 0 0 1 0 1
0 0 1 0 0 1 0 0
0 1 0 0 0 1 1 1
0 1 0 0 0 1 0 0
1 2 0 0 0 0 2 0
0 0 1 0 0 0 0 0
0 1 1 0 0 1 0 0
0 0 1 0 0 0 0 0
0 0 1 0 0 0 0 0
0 0 3 0 0 0 1 0
0 0 3 0 0 1 2 0
0 1 1 0 0 2 0 0
0 1 1 0 0 0 0 0
39 1 12 26 0 0 12 17 10
Division of Traffic Safety
01/26/99
ACCIIME
115
1250
1645
416
1703
2132!
DIR NAME INJURED KIL~D
W ACKERLY POND 0
E ALBERTSON 0
E ALBERTSON 0
W ALVAHS 0
E CARROLL 0
E CHAPEL 0
W CHAPEL 0
E CLARK 0
W CLARK 0
E COX
E COX NECK 0
E COX NECK
REMARK
0 MV#1 EB ON CR48 STRUCK DEER
0 MV#1 WB ON CR4B STRUCK DEER
0 MV#1 WB ON CR48 STRUCK A DEER
0 MY#1 WS ON CR48 HIT A DEER THEN RAN OFF THE ROAD INTO FENCE
0 MV#I WB ON CR 48 STRUCK DEER
0 MV#1 WS ON CR48 STRUCK DEER
0 MV#I EB ON CR4R STRUCK DEER
0MV#1 WB ON CR48 STRUCK DEER
0 MV#I WB STRUCK DEER
0 MY#1 EB ON CFI48 STRUCK DEER
0 MV#I WB ON CR48 STRUCK DEER
0 MY#1 ES ON CR4E STRUCK DEER
AT HENRYS 0 0 MV#t WB ON CR48 STRUCK DEER
W KENNYS 0 0 MV#1 EB ON CR48 STRUCK DEER
W MOORES 0 0 MV#1 EB ON CR48 STRUCK DEER
W QUSEN 0 0 MV#1 WB STRUCK DEER
~O~E~_ ~o~ w S,~RLEY O_ .._ ~Mv.'_~f~_C_R#"STRUCK~_E?
1048 ~ F W WESTPHALIA 0 0 MV"I EB ON CR48 STRUCK DEER
1~8' I~F E WlCKHAM 0 0 MVffl WB ON CR48 STRUCK DEER
0 0
'SUF~LK COUNTY DPW
ROUTE: CR048
INTERIM ACCIDENT SLPMMARY
FROM 01-JAN-95
TO 31-DEC-95
NODE INTERSECTION TOT FAT INJ PDO BIC PED WET DARK FIX0BJ
7010517 WESTPHALIA AV 10 0 6 4 0 0 2 0 0
7040537 HORTON LA 8 0 5 3 0 0 1 0 1
7010612 WICKHAM AV 4 7 0 5 2 0 0 2 1 0
7040536 YOUNGS AV 5 0 2 3 0 0 0 0 0
7010497 COX NECK RD 4 0 2 2 0 0 2 1 0
7020543 ZACKS LA 4 0 3 1 0 0 0 0 0
7010499 NB SOUND AV EXT 3 0 1 2 0 0 0 0 0
7020556 HENRYS LA 3 0 1 2 0 0 1 2 2
7050034 CHAPEL LA 3 0 1 2 0 0 2 2 2
7050018 MOORES LA N 3 0 1 2 0 0 1 1 0
7020605 COX LA 3 0 2 1 0 0 0 1 0
6040407 CR43 2 0 1 1 0 0 1 0 0
7020698 HORSESHOE DR 2 0 0 2 0 0 0 1 1
7050702 ALBERTSON LA 2 0 1 1 0 0 0 0 0
7055024 MCCA/qN LA 2 0 0 2 0 0 1 0 0
7040722 MILL RD 2 0 2 0 0 0 1 0 0
7040029 OLD NORTH RD E 2 0 1 1 0 0 0 2 1
7020656 ALVAHS LA 2 0 0 2 0 0 0 1 2
6040337 CR105 1 0 1 0 0 0 1 1 0
7055020 MAIN ST 1 0 1 0 0 0 0 0 0
7040541 KENNYS RD 1 0 0 1 0 0 0 1 0
7040540 TUCKER LA 1 0 0 1 0 0 1 0 1
7040533 BOISSEAU RD E 1 0 0 1 0 0 0 0 0
7040530 CLARK RD 1 0 1 0 0 0 0 0 1
7040520 CAROLE RD 1 0 1 0 0 0 0 0 0
7040026 ACKERLY POND LA W 1 1 0 0 1 0 0 0 0
7040025 OLD NORTH RD W 1 0 0 1 0 0 0 1 0
7020644 DEPOT LA 1 0 1 0 0 0 0 0 0
7020604 TOWN DUMP 1 0 0 1 0 0 1 1 0
7019434 ELIJARS LA 1 0 1 0 0 0 0 0 0
7010627 LOVE LA 1 0 1 0 0 0 0 0 0
7010602 MARYS RD 1 0 1 0 0 0 0 0 0
7010498 SB SOtFN-D AV EXT 1 0 0 1 0 0 0 0 0
7010518 LIPCO RD 1 0 1 0 0 0 0 0 0
7010506 SHIRLEY RD 1 0 0 1 0 0 0 0 0
sum
84 1 43 40 1 0 17 16 11
Division of Traffic Safety
01/26/99
~UFFOLK ~OUNTY DPW
ROUTE: CR048
INTERIM ACCIDENT SUMMARY
FROM 01-JAN-95
TO 31-DEC-95
LINKEY On link between: TOT FAT INJ PDO BIC PED WET DARK FIX0BJ
77075 COX NECK RD and SB SOUND 1 0 0 1 0 0 0 1 0
77675 MILL LA and WICKHAM AV 1 0 0 1 0 0 0 1 0
77810 WICKHAM AV and ELIJAHS LA 1 0 0 1 0 0 1 0 1
77875 ELIJAHS LA and MEDIAN BRE 1 0 0 1 0 0 0 1 0
77925 MEDIAN BREAK and ALVAHS L 3 1 1 1 0 0 1 0 1
78200 ZACKS LA and COX LA 1 0 0 1 0 0 0 0 0
78225 COX LA and MEDIAN BREAK 1 0 0 1 0 0 1 0 0
78235 MEDIAN BREAK and BRIDGE L 2 0 0 2 0 0 1 2 2
78250 BRIDGE LA and MEDIAN BREA 5 0 0 5 0 0 3 1 1
78400 BLUE HORIZONS BLUFFS and 4 0 2 2 0 0 1 2 2
78500 HENRYS LA and PAULS LA 1 0 0 i 0 0 0 1 0
78550 MEDIAN BREAK and MILL RD 1 0 0 1 0 0 0 1 0
78700 CARROLL AV and MEDIAN BRE 1 0 1 0 0 0 0 1 0
78850 OLD NORTH RD W and ACKERL 5 0 0 5 0 0 2 4 0
78950 OLD NORTH RD E and KENNYS 4 0 0 4 0 0 1 2 0
79025 TUCKER LA and HORTON LA 1 0 0 1 0 0 0 1 0
79175 YOUNGS AV and BOISSEAU RD 3 0 0 3 0 0 0 0 0
79325 BOISSEAU RD E and NORTH R 2 0 0 2 0 0 0 0 0
79525 SOUNDVIEW AV and CAROLER 2 0 0 2 0 0 1 2 0
79650 ALBERTSON LA and CHAPEL L 4 0 1 3 0 0 0 3 0
79725 MOORE LA and MOORES LA N 1 0 0 1 0 0 0 1 0
79750 MOORES LA N and MCCANN LA i 0 0 i 0 0 1 1 0
79850 MCCANN LA and MIDDLETOWN 1 0 0 1 0 0 0 0 0
47 1 5
41 0 0 13 25 7
Division of Traffic Safety
01/26/99
ACCtlME
2029
551
653'
500
928
ON_NAMEKEY DISTANCE UNIT DIR NAME INJURED KILLED REMARK
1048 150 F E ACKERLY POND 0 0 MV#1 WB ON CR48 STRUCK DEER
1048 .S M W ACKERLY POND 0 0 MV#1 WE ON CR45 STRUCK DEER
1048 .5 M W ACKERLY POND 0 0 MV#1 WE CR48 STRUCK DEER
1048 400 F W ACKERLY POND 0 0 MV#I WB ON CR48 STRUCK DEER
1048 600 F W ACKERLY pOND 0 0 MV#1 EB ON CR48 STRUCK DEER
327 ~048 5~ F E ALBERTSON 0 0 MV#1 WB ON CR48 STRUCK DEER
1812 1048 1S00 F W ALVAHS 0 0 MV#1 WB ON CR48 STRUCK DEER
622 1048 400 F E BOISSEAU 0 0 MV#1 EB ON CR48 STRUCK DEER
824 1048 1500 F E BOISSEAU 0 0 MV#1 WB STRUCK DEER
645 1048 ,6 M E BRIDGE 0 0 MV#1 WE ON CR48 COLLIDED WITH DEER
1945 104.8; 500!F E BRIDGE 0 0 MV#1 EB ON CR48 STRUCK DEER
514 1048 ~0F W CHAPEL 0 0 MV#1 EBON CR48 STRUCK DEER
349 1048 200!F W CHAPEL 0 0 MY#1 wa ON CR48 STRUCK DEER
1830 1048 250F E COX NECK 0 0 MY#1 WB ON CR48 STRUCK DEER
2345~ 1048 ~ F E ELUAHS 0 0 MV#1 EB ON CR48 STRUCK DEER
2~ I&,NL.gS gSSO~24e
1~s ~c~,~ 100~: w K£NNYS 0 O'/~i E~0N C.~ STRUCK DEER
1711 1048 500 F E M~RE~ .............. 0:MVel WB ~ CR48 STRUCK DEER
18~ 1~8 [~ AT .OLD ~RTH 0 0 MV~I EB ~ CR48 STRUCK ~EER
22_~__ 1C4_8_ .... ~F._._ :A_T___ OLDNORTH 0 OMV_~_B__ONC?~I__8_S?RUC~KDEER
1741 1048 3~0F E OLD NORTH , 0 , 0 MV#1 EB ON CR48 STRUCK DEER
2146 1048 .51M w PAULS 0 0 MV#I WB ON CR48 STRUCK DEER
1730 1048 2~O[F ;W PECONIC 0 0 MY#1 EB ON CR48 STRUCK DEER
2co8 1048 ?~OF !E SOUNDVIEW ' 0~. 0MV#1 WB ON CR48 STRUCK DEER
TOWN DUMP 0 0 MV#1 EB ON CR48 STRUCK DEER
0T ~O!IDENT~FY OWNER '
~UU(C~:'"l~ 0: ~0 MV#' EB ON CR48 STRUCK DEER. oPER PARKED VEHicLE. UNABLE TO LOCATE~OF~-''~
o o
SU~F~LK COUNTY DPW
ROUTE: CR048
INTERIM ACCID~qT SUMMARY
FROM 01-JAN-97
TO 31-DEC-97
NODE INTERSECTION TOT FAT INJ PDO BIC PED WET DARK FIXOBJ
7010517 WESTPHALIA AV 9 0 4 5 0 0 4 1 2
6040407 CR43 5 0 3 2 0 0 1 0 1
7050018 MOORES LA N 5 0 2 3 0 0 0 3 2
7010612 WICKI~AMAV 4 4 0 3 1 0 0 1 1 0
7020556 H~NRYS LA 3 0 2 1 0 0 0 0 0
7040722 MILL RD 3 0 2 1 0 0 0 0 0
7020606 BRIDGE LA 3 0 0 3 0 0 0 1 0
7040536 YOUNGS AV 3 1 2 0 0 0 1 1 0
7020605 COX LA 2 0 1 1 0 0 0 1 0
7020644 DEPOT LA 2 0 1 1 0 0 0 0 0
7040530 CLARK RD 2 0 0 2 0 0 2 1 0
7040537 HORTON LA 2 0 2 0 0 0 0 1 0
7050034 CHAPEL LA 2 0 0 2 0 0 1 0 0
7010498 SB SOUND AV F~T 1 0 0 1 0 0 0 0 0
7040029 OLD NORTH RD E 1 0 0 1 0 0 1 i 0
7040026 ACKERLY POND LA W 1 0 0 1 0 0 0 1 0
7055020 HAIN ST 1 0 0 1 0 0 0 0 0
7050019 QUEEN ST 1 0 0 1 0 0 0 1 0
7040540 TUCKER LA 1 0 0 1 0 0 0 1 0
7040533 BOISSEAU RD E 1 0 0 1 0 0 0 0 0
7010627 LOVE LA 1 0 0 1 0 0 1 0 0
7019376 MILL LA 1 0 0 1 0 0 0 0 0
7019434 ELIJAHS LA 1 0 0 1 0 0 1 1 1
7040025 OLD NORTH RD W 1 0 0 1 0 0 0 1 0
7020541 TUTHILL LA 1 0 0 1 0 0 0 0 1
7020543 ZACKS LA 1 0 1 0 0 0 0 0 1
sum 58 1 23 34 0 0 13 16 8
Division of Traffic Safety
01/26/99
SUFFOLK COUNTY DPW INTERIM ACCIDENT SUMMARY
FROM 01-JAN-97
, ~- ROUTE: CR048 TO 31-DEC-97
LINKEY On link between: TOT FAT INJ PDO BIC PED WET DARK FIXOBJ
77000 LAUREL LAKE DR and COX NE 4 0 0 4 0 0 0 2 1
sum
77075
77200
77225
77810
77875
77925
78175
78250
78400
78550
78625
78700
78800
78950
79025
79050
79525
79575
79650
79675
COX NECK RD and SB SOUND 1 0 0 1 0 0 0 1 0
SB SOUND AV EXT and NB SO 2 0 0 2 0 0 0 1 0
NB SOUND AV EXT and EB SO 1 0 0 1 0 0 1 0 0
WICKHAM AV and ELIJAHS LA 1 1 0 0 0 0 1 1 0
ELIJAHS LA and MEDIAN BRE 2 0 1 1 0 0 0 1 2
MEDIAN BREAK and ALVAHS L 1 0 1 0 0 0 0 0 0
TOWN DUMP and ZACKS LA 2 0 1 1 0 0 1 1 1
BRIDGE LA and MEDIAN BREA 2 0 1 1 0 0 0 1 0
BLUE HORIZONS BLUFFS and 3 0 1 2 0 0 0 2 1
MEDIAN BREAK and MILL RD 1 0 0 1 0 0 1 0 0
MILL RD and CARROLL AV 5 0 2 3 0 0 0 1 0
CARROLL AV and MEDIAN BRE 2 0 0 2 0 0 0 2 1
MEDIAN BREAK and OLD NORT 2 0 0 2 0 0 0 2 0
OLD NORTH RD E and KENNYS 1 0 0 1 0 0 1 1 0
TUCKER LA and HORTON LA 6 0 2 4 0 0 1 3 1
HORTON LA and YOUNGS AV 1 0 0 1 0 0 0 0 0
SOUNDVIEW AV and CAROLER 1 0 0 1 0 0 1 0 0
BEVERLY RD and RUCH LA 1 0 0 1 0 0 0 1 0
ALBERTSON LA and CHAPEL L 8 1 2 5 0 0 1 3 1
CHAPEL LA and QUEEN ST 4 0 0 4 0 0 1 3 1
51 2 11 38 0 0 9 26 9
Division of Traffic Safety
01/26/99
CCNUM ACC~ME ON_NAMEKEY DISTANCE UNIT DIE NAME
97SD1T4R 2230 t048 F AT ACKERLY POND
,e?so~q~ o ~ ldo ~_o4s ~00O'F _,w~ _
9701~4~ .... 1130' 1048 700 ......... ~= W COX NECK
;~s~ ___ RpO _ ~o48 3o~.~ ..w___
..!~s~4s __ ~3o ~o4e sco F w
?'? ,SI~_ ,. ..... 636 1048 SO0 F E
:97010744 640 1048 .5 M E
!97~10~. __2~26 _ 1718~ 2.S M E
77SD1~41 645 1048 150 F W PECONIC
;..,'~ :~_3 _ 2037 1048 25 F E QUEEN
[r/I)1(~90 1826 1048 200 F w QUEEN
~_~_T~.~ ........ 3oo ~o~ .... ~F E__.SOUND
INJURED
KILLED
0 0 MV#1 EB STRUCK DEER
0 0 MV1 e/'o CR48 struck ;3eer
0 0 MY1 s/t) CR48 vs. Deer
0 0 MV#1 WB ON CR46 STRUCK DEER
REMARK
0 MV1 w~ CR48 vs. aero
0 0 MV#I WB ON CR48 STRUCK DEER
0 0'MV#I EB ON CR48 STRUCK DEER
0 0 MV1 ~ CR48 vs. aeer
COX NECK 0
HENRYS 0
HENRYS 0
HORTON 0
0 MV#I WB ON CR48 STRUCK DEER
0 MVI w~ CR48 wflen deer entered roa(~*Vay into MVI
0 MY1 e~ CR48 v~, deer
0MV#1 WB ON CR48 IN RIG~ ~NE STRUCK DEER
0 MV~I EB ON C~8 STRUCK DEER
0 MVII EB ON CR48 STRUCK DEER
3 0
APPENDIX 3
VISUAL RESOURCE
BEST MANAGEMENT PRACTICES
Al~ndix 3-1
VISUAL RESOURCE
BEST MANAGEMENT PRACTICES
GUIDING PRINCIPLES
Four guiding principles have been identified for the management of visual
resources along the County Route 48 corridor. These guiding principles and
explanations of each are provided below. Subsequent to the identification of the
guiding principles that are appropriate for the Town of Southold, best
management practices were developed. A list of best management practices for
each of the guiding principles are provided on the following pages.
The visual character of new development should be compatible with
the surroundino~ visual environment.
The visual character of a landscape is formed by the order of the pattems
composing it. The elements of these patterns are the form, line, color and
texture of the landscape's visual resources. Visual compatibility is the
degree to which development with specific visual characteristics is
visually unified with its setting.
e
Visual elements in the visual environment should be consistent with
the cultural and historic values of the Town of Southold.
Receptivity of the visual elements within the environment varies and is
affected by the viewer's values and cultural background. As an example,
because of the Town's long history in agriculture, visual elements related
to farming are preferred.
Visual elements that are not compatible should be placed or arranged
to reduce visual exposure.
Visual exposure is the degree to which viewers are exposed to a view by
their physical location, numbexs, and duration of the view. Visual
elements that are not compatible should be placed out of view or far from
the viewer, or arranged in a manner that will reduce its exposure to
viewers.
Preserve and enhance visual elements and views of significant visual
quality.
While many factors contribute to a landscape's visual quality, they can
ultimately be grouped under three headings: Vividness, Intacmess and
Unity.
Vividness relates to the memorability of the visual impression received
fi'om contxasting landscape elements as they combine to form a slriking
end distinctive visual pattern.
Appondix 3-2
Intactness relates to the integrity of visual order in the nature and man-
built landscape, and the extent to which the landscape is free from visual
encroachment.
Unity is related to the degree to which the visual resources of the
landscape join together to form a coherent, harmonious visual pattern.
Unity refers to the compositional harmony or inter-compatibility between
landscape elements.
B. BEST MANAGEMENT PRACTICES
The following are simple best management practices for site development
within the County Route 48 corridor. The best management practices articulate
various minor aspects of site development that, when followed, help to achieve
the intent of the guiding principles. The best management practices may be most
effectively implemented at the time of site plan review. The practices are
intended to be flexible and should be utilized by the Town where appropriate.
Guiding Principle No. 1 - The visual character of new development should be
compatible with the surrounding visual environment.
· In agricultural areas, cluster new development to preserve open fields
and distant views.
Locate buildings in wooded areas in order to preserve views of open
farmland, or use wooded areas as a background in the view from
County Route 48.
· Use hedgerows to screen new developments.
· Do not screen distant views of farmland with hedges or other plantings
along the roadway.
· If fencing is required, use rail type fencing that is visually compatible
with agricultural use.
· Cluster many smaller commercial buildings to resemble a farm
compound instead of building large massive commercial style
structures.
In built-up areas, design new buildings to conform to the scale and
proximity to the street of existing buildings.
Appendix 3-3
Encourage a diversity of form, size, styles and arrangement of
structures.
· Maintain consistent setback of buildings from the street.
· Design landscape plantings in masses and lines that are simple and
visually functional.
Guiding Principle No 2 - Visual elements in the visual environment should be
consistent with the cultural and historic values of the Town of Southold.
· Building architecture should have gabled roofs and architectural
features that resemble architecture that is characteristic of small rural
aghcultural communities.
· Avoid large building footprints that are out of scale with surrounding
buildings.
· Use period style fences such as post and rail or picket fences. Avoid
the use of chain link fence in highly visible areas.
· Locate larger buildings closer to commercial centers.
· Decrease setbacks to buildings in commercial centers to emphasis
enclosure, pedestrian space and a sense of place.
· Maintain a street width to building height ratio between 2:1 and 3:1 in
commercial or shopping areas.
· Encourage the use of porches on buildings.
Guiding Principle No 3 - Visual elements that are not compatible should be
placed or arranged to reduce visual exposure.
· Increase setback of building and development to reduce the scale of
the view from County Route 48.
· Cluster commercial buildings and development to reduce visual
exposure.
· Locate buildings and other development behind wooded areas in order
to screen views l~om County Route 48.
· Locate utility areas behind buildings or otherwise screened fxom view.
· Consolidate parking to preserve open landscaped areas.
Appendix 3-4
!
!
!
!
!
!
I
!
I
I
I
I
I
!
· Provide shade trees in parking areas to add visual interest to the
monotony of open expanses of asphalt.
· Lower parking areas below sight lines or behind earthen berms to
reduce visibility.
· Reduce the amount of building facade by orienting the narrow side of
the building parallel with the road frontage.
Guiding Principle No 4 - Preserve and enhance visual elements and views of
significant visual quality.
· Develop covenants and restrictions to preserve desirable views of
farmland.
· Cluster buildings and site development to preserve distant view of
agricultural fields, open space or other desirable architectural features.
· Preserve local historic landmarks and their settings.
· Encourage additions to or re-use of older buildings as opposed to
removing older buildings and rebuilding.
· Develop public open spaces and small parks in built-up areas to create
a sense of place and community.
· Develop streetscapes with street trees, decorative pavements and
pedestrian amenities in built-up areas.
Appendix 3-5