Loading...
HomeMy WebLinkAbout1000-103.-1-19.2 . " . . , --- ,\'\ A'" ) ELIZABETH A. NEVILLE TOWN CLERK REGISTRAR OF VITAL STATISTICS MARRIAGE OFFICER RECORDS MANAGEMENT OFFICER FREEDOM OF INFORMATION OFFICER Town Hall, 53095 Main Road P.O. Box 1179 Southold, New York 11971 Fax (631) 765-6145 Telephone (631) 765-1800 southoldtown,northfork.net OFFICE OF THE TOWN CLERK TOWN OF SOUTHOLD THIS IS TO CERTIFY THAT THE FOLLOWING WAS ADOPTED AT THE REGULAR MEETING 0 ON SEPTEMBER 23,2003: UTION NO. 606 0 sWri6tlfj()to WHEREAS the Southold Town Board intends to ratify a to the Town Code and other legal requirements, and WHEREAS, the petitioner has requested to amend the Zoning Map of the Town of South old by changing the Zoning District designation of SCTM# 1000-1 15-9-5. I from Light Industrial (LI) to Low Density Residential (R-40); and WHEREAS, the Local Law is entitled, .. A LOCAL LAW TO AMEND THE ZONING MAP OF THE TOWN OF SOUTHOLD BY CHANGING THE ZONING DISTRICT DESIGNATION OF SCTM # 1000-115-9-5.1 FROM LIGHT INDUSTRIAL (LI) TO LOW DENSITY RESIDENTIAL (R-40)"; now therefore be it RESOLVED that pursuant to Section 265 of the Town Law and requirements of the Code of the Town of South old, Suffolk County, New York, the Town Board of the Town of South old will hold a public hearinl! on the aforesaid local law at the Southold Town Hall. 53095 Main Road. Southold. New York at 5:15 p.rn.. Tuesdav. October 21. 2003. The purpose of this Local Law is to ratify the change of Zoning District Designation of SCTM# 1000-115-9-5.1 from Light Industrial(LI) to Low Density Residential (R-40). The petitioner for this request is . ) . . the Town Board of the Town of South old. The petitioners for the original zone change were Stacy A. and Michael J. Sheppard. The property is approximately 1.20 acres and is located on the south side of New Suffolk Avenue and west side of Airway Drive, Mattituck, New York. ~-Ufa~~16' Elizabeth A. Neville Southold Town Clerk I' . . 11}l\'1 I ELIZABETH A. NEVILLE TOWN CLERK REGISTRAR OF VITAL STATISTICS MARRIAGE OFFICER RECORDS MANAGEMENT OFFICER FREEDOM OF INFORMATION OFFICER Town Hall, 53095 Main Road P.O. Box 1179 Southold, New York 11971 Fax (631) 765-6145 Telephone (631) 765-1800 Boutholdtown.northfork.net OFFICE OF THE TOWN CLERK TOWN OF SOUTHOLD THIS IS TO CERTIFY THAT THE FOLLOWING RESOLUTION NO. 607 OF 2003 WAS ADOPTED AT THE REGULAR MEETING OF THE SOUTHOLD TOWN BOARD ON SEPTEMBER 23, 2003: WHEREAS, the petitioner has requested to amend the Zoning ~D WHEREAS the Southold Town Board intends to ratify a previou the Town Code and other legal requirements, and SI:P 2 5 2003 by changing the Zoning District designation ofSCTM# 1000-103-1- plo 19.3 from Residential Office (RO) to Business (B); and WHEREAS, the Local Law is entitled, " A LOCAL LAW TO AMEND THE ZONING MAP OF THE TOWN OF SOUTHOLD BY CHANGING THE ZONING DISTRICT DESIGNATION OF SCTM # 1000-103-1- plo 19.3 FROM RESIDENTIAL OFFICE (RO) TO BUSINESS (B)"; now therefore be it RESOLVED that pursuant to Section 265 of the Town Law and requirements of the Code of the Town of South old, Suffolk County, New York, the Town Board of the Town of South old will hold a public hearinl! on the aforesaid local law at the Southold Town Hall. 53095 Main Road. Southo1d. New York at 5:20 p.rn.. Tuesdav. October 21. 2003. The purpose of this Local Law is to ratify the change of Zoning District Designation of SCTM# 1000-103-1- plo 19.3 from Residential Office (RO) to Business (B). The petitioner for this request is the Town Board of the Town of South old. The petitioner for the original zone change was Frank .. i . . Cichanowicz. The property is approximately 3.3 acres and is located at the south side of Main Road, Cutchogue, New York. ,('7~.l.r:ta2;1..dJ.. Elizabeth A. Neville South old Town Clerk . . SOUTHOLD TOWN BOARD PUBLIC HEARING September 23, 2003 5:15 P.M. HEARING ON "A LOCAL LAW TO AMEND THE ZONING MAP OF THE TOWN OF SOUTHOLD BY CHANGING THE ZONING DISTRICT DESIGNATION OF SCTM #1000- 103-1-19.2 AND PIO 19.11 FROM RESIDENTIAL OFFICE fRO) TO BUSINESS (B)." Present: Supervisor Joshua Y. Horton Justice Louisa P. Evans Councilman William D. Moore Councilman Craig A. Richter Councilman John M. Romanelli Councilman Thomas H. Wickham * * * * Town Clerk Elizabeth A. Neville Town Attorney Gregory F. Yakabo 0 I!:[;I!:IUW OCT 2 0 2003 0 r-\ ki Southol; Town Planning Board BoaroonlieToWn 01 COUNCILMAN WICKHAM: NOTICE IS HEREBY GIVEN the Town Southo1d has received a petition to amend the Zoning Map of the Town of Southo1d by changing the Zoning District designation of SCTM# 1000-103-1-19.2 and plo 19.11 from Residential Office (RO) to Business (B); NOTICE IS FURTHER GIVEN, that pursuant to Section 265 of the Town Law and requirements of the Code of the Town of South old, Suffolk County, New York, the Town Board ofthe Town of Southo1d will hold a public hearing on the aforesaid local law at the Southold Town Hall, 53095 Main Road, Southold, New York at 5:15 p.m" Tuesdav. September 23. 2003 at which time all interested persons will be given an opportunity to be heard. The purpose of this Local Law is to ratify the change of Zoning District Designation of SCTM# 1000- 103-1-19.2 and plo 19.11 from Residential Office (RO) to Business (B). The petitioner for this request is Reynold and Herman Blum. The property is approximately 5.683 acres and is located at the south side of Main Road, 737.32 feet west of Harbor Lane, Cutchogue, New York. The Local Law is entitled, "A LOCAL LAW TO AMEND THE ZONING MAP OF THE TOWN OF SOUTHOLD BY CHANGING THE ZONING DISTRICT DESIGNATION OF SCTM # 1000-103-1- 19.2 AND plo 19.11 FROM RESIDENTIAL OFFICE (RO) TO BUSINESS (B)" I have no further communications here of importance to this hearing. SUPERVISOR HORTON: Would anyone care to address the Board on this public hearing? (No response) Members of the Board? (No response) We will close this public hearing. * * * * * * r6l:3d?f/D'AO ~ ~~~~vill:7 .- Southold Town Clerk . ELIZABETH A. NEVILLE TOWN CLERK REGISTRAR OF VITAL STATISTICS MARRIAGE OFFICER RECORDS MANAGEMENT OFFICER FREEDOM OF INFORMATION OFFICER . ~~ Town Hall, 53095 Main Road P.O. Box 1179 Southold, New York 11971 Fax (631) 765-6145 Telephone (631) 765-1800 southoldtown.northfork.net OFFICE OF THE TOWN CLERK TOWN OF SOUTHOLD TIDS IS TO CERTIFY THAT THE FOLLOWING RESOLUTION NO. 640 OF 2003 WAS ADOPTED AT THE REGULAR MEETING OF THE SOUTHOLD TOWN BOARD ON SEPTEMBER 23, 2003: WHEREAS the Southold Town Board intends to ratify a previous zone change to conform to the Town Code and other legal requirements, and WHEREAS, the petitioner has requested to amend the Zoning Map of the Town of South old by changing the Zoning District designation of SCTM# 1000-103-1-19.2 and plo 19.11 from Residential Office (RO) to Business (B); and WHEREAS, a Public Hearing was held on this Local Law on the 23rd day of September, 2003 at which time all interested persons were given the opportunity to be heard thereon, now, therefore, be it RESOLVED that the Town Board of the Town of South old hereby enacts the following Local Law: LOCAL LAW NO. ..1L OF 2003 BE IT ENACTED, by the Town Board of the Town of Southold as follows: A LOCAL LAW TO AMEND THE ZONING MAP OF THE TOWN OF SOUTHQLD BY CHANGING THE ZONING DISTRICT DESIGNATION OF SCTM # 1000-103-1-19.2 AND plo 19.11 FROM RESIDENTIAL OFFICE (RO) TO BUSINESS (B) P&rl ~Q."Q~"J/.. Elizabeth A. Neville Southold Town Clerk D[E~[E~~[E ~ t StP 2 5 2003 Soulhold Town Plannin~ Board , ,J :1 , Richard G. Ward, Chairman George Ritchie Latham, Jr. Bennett Orlowski, Jr. Mark S. McDonald Kenneth L. Edwards Town Hall, 53095 Main Road P. O. Box 1179 Southold, New York 11971 Fax (516) 765-3136 Telephone (516) 765-1938 PLANNING BOARD MEMBERS PLANNING BOARD OFFICE TOWN OF SOUTHOLD May 12, 1995 RECEIVED NAY 1 2 1995 Mrs. Judith T. Terry, Town Clerk T own of Southold P.O. Box 1179 Southold, NY 11971 SouIIroId T owtI ('1M RE: Change of Zone Petition by Frank Cichanowicz (a.k.a. Island Ale) S/s SR 25; approximately 300' W/o Harbor Lane, Cutchogue ~CTM # 1000-103-1-19.3 , Dear Mrs. Terry, The Planning Board reviewed the above-noted change of zone petition and offers the following report. The Cichanowicz petition requests a change of zone from Residential Office IRO) to General Business (B) for a 3.28 acre parcel located on the south side of SR 25, approximately 300 west of its intersection with Harbor Lane, Cutchogue. The subject parcel lies adjacent to two parcels that recently were rezoned from RO to B. The rezoning essentially will permit the conversion of a large farm house into a restaurant, and the future expansion of a complex which includes an existing winery. associated retail store, office and apartment. I H. Blum. R. Blum & Peconic Bay Winery) . The subject property owner proposes to construct a mix of uses, the principal use of which the Planning Board considers to be the restaurant. along with a microbrewery using hops grown on the remainder of the property which is zoned R-80. The owner intends to sell the micro-brewed beer in the restaurant and for off-premises consumption. A retail gift-shop is also planned for the premises. The surrounding zoning to the west is B; to the east lies RO. The north side of the road directly opposite the subject parcel is , ~) .~ , zoned B also. The Planning Board recognizes that the proposed uses are similiar to that which was proposed for the Blum properties; and that the Town Board rezoned the Blum properties in order to permit the afore-stated types of uses because it felt that winery-related businesses contributed to the rural and agricultural character of the local economy. The Planning Board supports the concept set forth by the petitioner, which provides for the manufacture and sale of beer made from hops grown on the site. Accordingly, it supports a change of zone to make this project possible. However. the Board wishes to reiterate its concern about permitting additional expansion beyond this subject property for intensive commercial zoning in a strip along the Main Road in order to accomodate various agri-businesses. This concern embraces two issues. One is that the additional expansion of the B zone to the east may eventually drain economic vitality from the traditional hamlet center of Cutchogue at the intersection of New Suffolk Road and Main Road. Second is that the B lone permits a host of intensive uses that go beyond the immediate needs of the . current property owner. As with the Blum petitions, the Planning Board again recommends that serious consideration be given to creating a zone or other mechanism which will permit an agri-business related use on road frontage provided the development rights of the working farm are held or set aside in exchange for the life of the agri-business. Sincerely. 4~tl.#t1Ad/t/: Richard G. Ward oS Chairman , '. ^) CRAMER, vca\ AsOCIATES ENVIRONMENT~G CONSULTANTS ) May 2, 1995 Ms. Judith T. Terry, Town Oerk Town of Southold 53095 Main Road P.O. Box 1179 Southold, New York 11971 Re: Traffic Impact Study Island Ale, Proposed Restaurant Cutchogue, New York Dear Ms. Terry: We have reviewed the April 6, 1995 comments from the NYSDOT Regional Traffic Engineer James O. Frein regarding the above referenced project. The comments have been com~ared with our previous correspondence to the Town Board, and the following status is proVlded. RECEIVED MAY j 199~ Southold Town aerie Previous CV A C'nmments The study does DOt address the c:onfluence of turning movements for the four proposed developments, the optimal configuration of driveway alqp.ments DOl' the provision for turn Ianea through this segment of Main Road. Previous CV A Rp.rmnmendatioDS It is recommended the study address the items detailp.d above to ensure the re~ anaIysea do not arrive at ';lV'ificantly different conclusions from the origiDaI study. While DO majOl" deviatious in the anaIysea are expe<:ted. it is felt that, based OIl anfit.ipated developments at several nearby sites aDd based OIl observatkma of current traffic operatioas, some form of traffic control devise(s) be employed to guarantee acceptable levels of operation and safety for the future. If NYSDOT warrants for a traffic sigoal are DOt ..ti_fled, then it is recommended that turn lanes, supplemented with ancillary ~agt', be provided along Main road from Eugene's Road/Cox Lane westerly to the residential properties west of the commercial area, east of Stillwell Lane, where the pavement narrows. Main Road is presently a two-lane roadway separated by a pointed double yellow barrier with adequate shoulders on both sides. Provision of turn lanes through tbis section would easily be accomplished with 1itt1e or DO widening of the exiting pavement area. Detailed discussions with NYSDOT traffic "'..wnp.er& can determine the optimal layout. NYSDOT (".omments NYSDOT comments #2 and #7, while DOt requiring dedicated turn lanes, do address the issue of traffic Ilow and the increase in left turn movements. DOT's request for .shoulder(s) widened and/or strengthened' and posting 'no stopping zone(s)' is consistent with our comments although less demanding in terms of implementation and effect. Since NYSDOT has not expressed any additional significant concerns with respect to traffic operations, based on the Island Ale Traffic Impact Study, it appears as though the Town should seek full conformance with NYSDOT comments #2 and #7 in order to address ....1012 54 NORTH COUNTRY ROAD, SUITE 2, MILLER PLACE, NY 11764 (516) 331-1455 . . , '. ") ;> . bland Ale, Catchope NYSDOT C_...""t IteYiew movements in the vicinity of the subject site. Other comments involve straightforward submissions to NYSDOT for construction, permitting. etc. along a State Road. Thank you for the opportunity to provide you with this input, and please call if you have any questions. ~~~' CRAMER, V ' ENVIRONMENT """~, Page Z ofZ ~. . . SW!fii-K: t6 U- ) P'j' .t1f~ / Town Hall, 53~~ Main Road P.O. Box 1179 Southold, New York 11971 Fax (516) 765-1823 Telephone (516) 765-1801 .. . JUDITH T. TERRY TOWN CLERK REGISTRAR OF VIT AL STATISTICS MARRIAGE OFFICER OFFICE OF THE TOWN CLERK TOWN OF SOUTHOLD SEQR NEGATIVE DECLARATION Notice of Determination of Non-Significance Determination of Significance Lead Agency: Town Board of the Town of Southold Town Hall, 53095 Main Road P.O. Box 1179 Southold, New York 11971 April 6, 1993 Address: Date: This notice is issued pursuant to Part 617, of the implementing regulations pertaining to Article 8 (State Environmental Quality Review) of the Environmental Conservation Law. The lead agency has determined that the proposed action described below will not have a significant effect on the environment and that a Draft Environmental Impact Statement need not be prepared. Title of Action: Reynold & Herman Blum Change of Zone Petition from Residential-Office "R-O" District to Business "B" District SEQR Status: Unlisted Action Project Description: The project which is the subject of this Determination, involves a proposed change of zone of 5.683 acres from Residential Office. "RO" to General Business "B", The project decision is structured to restrict business use in conformance with the following goals: 1) maintain aesthetic quality of rural/historic agricultural use through historically aptJropriate design and site planning; 2) allow only retail busmesses complementary to the rural and historic character of the surrounding area, such as offices, antique, art and craft shops and galleries and other retail sales supplemental to vineyard use; and, 3) allow restaurants, except drive-in restaurants, SCTM Number: District 1000 - Section 103 - Block 01 -Lots 19.2 & p/o 19,11 !.Ife 1 oC2 ~ ..-~- ~ -~-------- .. ~., ' .. . 4' Reynold and Herman Blum SEQR Determination Location: The site is located on the south side of Main Road, 737.32 feet west of Harbor Lane, in Cutchogue, New York. Reasons Supporting This Determination: This determination is issued in full consideration of the criteria for determination of significance contained in 6 NYCRR Part 617.11, the Long Environmental Assessment Form Parts I and II, and the following specific reasons: . The project has been evaluated through a Lon~ EAF Part I and II which consider environmental and planning aspects of the project. The subject parcel does not exhibit environmental sensitivity in the traditional sense. Review of the Long EAF Part I as well as field inspection indicates that the site is suited for controlled development for the following reasons; soils are conducive to leaching, tOl?ography is flat, there is no significant vegetation, wetlands or wildlife habitat on sIte. 3) The proposed zoning would not generate a significant influx of people or traffic as compared to present zoning, nor would noise, aesthetic or visual resources be significantly adversely impacted. Land use and zoning issues are a local as opposed to a regional consideration, and measures are available to reduce impact upon the commmi.ity. The use would be subject to site plan approval by the Planning Board if the zoning is changed in accordance with Chapter 100 of the Southold Town Code. For Further Information: 1) 2) 4) 5) Contact Person: Judith Terry, Town Clerk Town Board of the Town of Southold Town Hall, Main Road, Southold (516) 765-1801 Address: Phone No.: Copies of this Notice Sent to: Commissioner-Department of Environmental Conservation Regional Office-New York State the.Department of Environmental Conservation Southold Town Planning Board~ Southold Town Building Department Suffolk County Department of Health Services Suffolk County Department of Planning NYS Legislative Commission on Water Resource Needs of Long Island Southold Town Clerk's Bulletin Board Reynold and Herman Blum Page 2 or2 . . - 77!3 - m ~~4d. /:~ ~eFiti-~ fb / /S R.K- F''1( COUNTY OF SUFFOLK ~kr:.:o;,,; .'W'ti). C' ii' _ .~'! ~ .. ~I ~~ - ~ ....~~~;.<f..-5'. "''''.- Va.1~s ROBERT J. GAFFNEY SUFFOLK COUNTY EXECUTIVE DEPARTMENT OF PLANNING ARTHUR H. KUNZ DIRECTOR OF PLANNING April 7, 1993 RECEIVED APR 1 2 1993 Town Clerk Town of Southo1d So"tI.o'tI T..._ (1....1r Applicant: Reynold & Herman Blum Zoning Action: Change of zone from Residential Office (nROn) to General Business nBn Location: SCTM #1000-103-1-19.2 & plo 19.11 S.C.P.D. File No.: SD-93-3 Pursuant to the requirements of Sections A 14-14 to 23 of the Suffolk County Administrative Code, the above referenced application which has been submitted to the Suffolk County Planning Commission is considered to be a matter for local determination. A decision of local de~ermination should not be ~onstrued as either an approval or disapproval. Comments: With the understanding that the two (2) parcels will be developed jointly and limited to low intensity uses to mitigate adverse impacts. Very truly yours, Arthur H. Kunz Director of Planning Sls Gerald G. Newman.- (iU R 0 \\Il R ~ Chief Planner 110) rn l!'J l5 \!} l5 .1 ~ I ~J APR I 219S3 I~ , , l 1 _~...r_"...J SOUTHOLD TOW:, ! Pll~}!!'JING B\J;';PD ___, ".." GGN:mb H. LEE DENNISON BUILDING . VETERANS ME~ORIAL HIGHWAY . HAUPPAUGE. NEW YORK 1 1788 . 1516) 853-5192 . >":"'~=O~ . '-<~\':'-r{]' !, "'";'- ,<,)"~J'__<"! ~(~',,,, i,i.:.::,""','!'"" ~,;,~ > .,'5: ~-\!': ~~l 'iI , ;,..J ."'_' :~', .,. \::~..:~i,':~>i!!f '"'-, '"., .., .,'1) .rY' ~'... -',J: j\v- .~ -,. .ofY ~-'?7y~ . PLANNING BOARD MEMBERS Bennen Orlowski, Jr.. Chairman George Ritchie Latham. Jr. Richard G, Ward Mark S, McDonald Kenneth L Edwards scon L HARRIS Supervisor Telephone (516) 765-1938 PLANNING BOARD OFFICE TOWN OF SOUTHOLD Town Hall. 53095 Main Road P,O. Box 1179 Southold. New York 11971 Fax (516) 765-1823 MEMORANDUM FROM: Scott Louis Harris, Supervisor, and Members of the Southold Town Board Richard G. Ward, Chairman and ,), G Members of the southold Planning Boar~~V~ TO: DATE: March 23, 1993 RE: Change of Zone petition of: Raymond and Herman Blum (operating as peconic Bay Vineyards) State Route 25, 737.32 feet west of Harbor Lane Cutchogue, New York SCTM * 1000-103-1-19.2 and plo 19.11. On March 22, 1993, the Planning Board voted to adopt this report in response to the Town Board's request for input on the Blum Change of Zone petition. DESCRIPTION OF PETITION: The petition before the Town Board is to change the zoning of two parcels from Residential Office (RO) to General Business (B). The smaller of the two Subject parcels is owned by Herman Blum. It is 2.78 acres in area and contains a large two story residence, and three smaller buildings, some of which house the wine-making facilities of the Peconic Bay Vineyard. The larger parcel, owned by Reynold Blum, is the site of the peconic Bay Vineyard. It is a split-zoned parcel 24.2 acres in size, of which 21.30 acres are zoned R-80 and 2.9 acres are zoned RO. The winery's retail shop and office, along with an accessory apartment are located on theRO portion of this property. The R-80 portion of the property is used as a vineyard. ~ . . . Page 2. Planning Board Report: Blum Change of Zone Petition Together, these two parcels have 727 feet of road frontage on State Route 25. SURROUNDING ZONING: The next parcel to the west is the site of the George Braun Oyster Co. It is zoned General Business (B). Westward of Braun, the area is residential in character and the zone is R-40. The vineyard itself and the adjoining lot to its east are zoned R-80. The remainder of the road frontage between the subject parcels and Harbor Lane to the east is zoned RO. On the north side of SR 25, the entire road frontage between Cox and Depot lanes is zoned General Business with the exception of the two corner lots on Depot Lane which are zoned RO. REVIEW OF PETITION: The applicant made two arguments in support of this petition. The first is that the RO zoning is "out of place". The northern side of SR 25 is zoned General Business (B) from just east of Depot Lane to just east of Cox's Lane in Cutchogue. As mentioned earlier, the Braun property to the immediate west of the sUbject property on the south side of SR 25 is zoned B also. The second argument is that the RO zoning does not allow for two uses, cafe and retail shop, that would improve the "appearance and viability" of the vineyard and winery. In response to the first argument, the Planning Board notes that it is possible to use this argument to extend business zoning throughout the Town. Zoning, by its very nature, requires the drawing and enforcing of lines in order to achieve specific goals for a community's development. The Town has a long history of safeguarding the non-business zoning of the subject property as is evidenced by the enclosed letter dated April 1985 to the Town's planning consultant in which the Town Board expresses its dissatisfaction with the consultant's proposal that the Town'rezone this property to Business as part of the proposed master plan. Instead, the zone was changed to RO. ~ .. . . Page 3. Planning Board Report: Blum Change of Zone Petition The following uses presently exist on the subject parcels: the westerly, 2.9 acre, parcel hosts a vineyard, a winery, and one accessory apartment to the winery. The easterly 2.78 acre parcel hosts one single family dwelling and some components of the winery operations in the barn. The RO zoning permits only three uses as of right: a single family dwelling structures or uses owned or operated by the Town, including school, park and fire districts; and structures and uses owned or operated by fraternal organizations. Uses permitted in the RO zone by Special Exception from the Board of Appeals include: two-family dwellings places of worship nursery schools philanthropic, eleemosynary or religious institutions, hospitals, nursing and rest homes and sanitoriums public utility installations and rights-of-way not-for-profit membership clubs professional and business offices funeral homes bed and breakfast establishments libraries, museums, art galleries wineries apartments over offices The proposed zone of (B) General Business will permit a much wider range of uses, some of which are quite intensive: agricultural operations and uses accessory thereto buildings and uses owned or operated by the Town, school, park and fire districts boardinghouses and tourist homes . business, professional and government offices banks and financial institutions retail stores restaurants, exclUding drive-in restaurants bakeshOps for on-premises retail sale personal services stores including barbershops, beauty parlors, professional studios and travel agencies art, antique and auction galleries workshops for artists and craftsmen auditoriums or meeting halls repair shops for appliances, including cabinetry, carpentry, electrical, plumbing, furniture ~ . . . Page 4. Planning Board Report: Blum Change of Zone petition repair, bicycles and motorcycles custom workshops bus or train stations theaters or cinemas (indoor) libraries or museums laundromats wholesale businesses, warehouses and building material storage and sale, except for storage of coal, coke, fuel oil or junk building, electrical and plumbing contractors' businesses or yards cold storage plants, baking and other food processing and packaging plants wholesale or retail of garden materials, supplies and plants, also accessory storage and display of same. wholesale/retail beverage distribution funeral homes train or bus stations telephone exchanges Special exception uses in the B district include: places of worship private schools and other education institutions nursery schools philanthropic, eleemosynary or religious institutions, hospitals, nursing and rest homes or sanatoriums for general medical care, except for treatment of drug addiction public utilitiy rights-of-way beach, tennis, country golf and membership clubs, and public golf courses children's recreation camps . farm labor camps veterinarian's offices and animal hospitals cemetaries stables and riding academies wineries motel or hotel uses bed and breadfast, boarding and tourist homes tourists camps research design or development laboratories fully enclosed commercial recreation facilities laundry or dry-cleaning plants fraternal or social offices or meeting halls (non-profit) . fast-food restaurants drinking establishments automobile laundries public garages, gasoline service stations, vehicle . . Page 5. Planning Board Report: Blum Change of Zone Petition sale and rental lots partial self-serve stations private transportation service, including garage and maintenance facilities RECOMMENDATIONS: Environmental: During the environmental review, the impacts on traffic volume and safety that will result from granting this petition must be considered. The shopping center and the three adjoining businesses to its immediate west generate a fair amount of traffic congestion at this location. Extending the B zone to 727' of road frontage directly opposite these businesses will have an effect on the traffic flow on State Route 25. Of particular concern are the locations of the entrances and exits to the new uses relative to the existing access points to all existing uses in this area. Zoning: The Planning Board's position is that it has no inherent objection to the introduction of a cafe and a crafts shop in connection with a winery retail operation. However, we counsel against granting this change of zone petition until further study because a decision of this nature will set a precedent which is likely to have significant ramifications. The nature of the precedent is this: the very arguments put forth by the Blums in support of their application could be applied by other vineyard owners in support of their applications. And since the B district allows a wide range of fairly intensive commercial business uses as of right, it would be prudent for the Town to study the issue of what additional commercial uses it is prepared to permit on other vineyards. In fact, the precedent cannot be limited to vineyards and wineries alone. A vineyard is considered an agricultural operation. If the Town grants this petition, it also opens the door to similiar petitions from other agricultural operations be they sod-farms, fruit, or vegetable farms, nurseries or greenhouse operations. . / This petition also calls into question the wisdom of separating a winery from a vineyard, (or a retail produce stand from a working farm) by a separate zoning classification unless the development potential of the . " . . . Page 6. Planning Board Report: Blum Change of Zone Petitions working farm has been removed. Although this and other properties were so zoned by the Town, the Planning Board sees serious problems with continuing this practice without further study of the ramifications of so doing. The Board may find the following factual observations helpful also. The RO district requires 40,000 square feet per use, and its primary nature is residential. By contrast, the B district requires only 30,000 square feet per use and its primary nature is commercial. If rezoned to B, these two properties which encompass 5.683 acres, eventually could host eight separate business uses. ,/ The Planning Board is recommending that the two subject I parcels be considered as one unit because the site is being used and is proposed to be developed as such. Traffic management and safety concerns also suggest that the petitioner's properties be considered as one. CONCLUSION The Planning Board offers its services in studying the issue of how to allow additional uses in conjunction with wineries and other agricultural operations. . , . . d"f It l/vv MEMORANDUM TO: Scott Louis Harris, Supervisor, and Members of the Southold Town Board FROM: Richard G. Ward, Chairman and Members of the Southold Planning Board 22- March t'9.., 1993 DATE: RE: Change of Zone Petition of: Raymond and Herman Blum (operating as peconic Bay Vineyards) State Route 25, 737.32 feet west of Harbor Lane Cutchogue, New York SCTM # 1000-103-1-19.2 and plo 19.11. DESCRIPTION OF PETITION: The petition before the Town Board is to change the zoning of two parcels from Residential Office (RO) to General Business (B). The smaller of the two subject parcels is owned by Herman Blum. It is 2.78 acres in area and contains a large two story residence, and three smaller buildings, some of which house the wine-making facilities of the peconic Bay Vineyard. The larger parcel, owned by Reynold Blum, is the site of the peconic Bay Vineyard. It is a split-zoned parcel of 24.2 acres in size, of which 21.30 acres are zoned R-BO and 2.9 acres are zoned RO. Together, these two parcels have 727 feet of road frontage on State Route 25. SURROUNDING ZONING: . . The next parcel to the west is the site of the George Braun Oyster Co. It is zoned General Business (B). Westward of Braun, the zone is R-40. The vineyard itself and the adjoining lot to its east are zoned R-80. The remainder of the road frontage between the subject parcels and Harbor Lane to the east is zoned RO. On the north side of SR 25, the entire road frontage between Cox and Depot lanes is zoned General Business with the exception of the two corner lots on Depot Lane which are zoned RO. REVIEW OF PETITION: In support of this petition, the applicant made two assertions. The first is that the RO zoning is "out of place". The northern side of SR 25 is zoned General Business (B) from just east of Depot Lane to just east of Cox's Lane in Cutchogue. As mentioned earlier, the Braun property to the immediate west is zoned B also. The second is that the RO zoning does not allow for two uses, cafe and retail shop, which would improve the "appearance and viability" of the vineyard and winery. In response to the first assertion, the Planning Board notes that it is possible to use this argument to extend business zoning throughout the Town. Zoning, by its very nature, requires the drawing and enforcing of lines in order to achieve specific goals in a community's development. The Town has a long history of safeguarding the non-business zoning of this property as is evidenced by the enclosed letter dated April 1985 to the Town's planning consultant in which the Town Board expresses its dissatisfaction with the consultant's proposal that the Town rezone this property to Business as part of the proposed master plan. Instead, the zone was changed to RO. The RO zoning permits only three uses as of right: a single family dwelling structures or uses owned or operated by the Town, including school, park and fire districts; and structures and uses owned or operated by fraternal organizations. Uses permitted by Special Exception from the Board of Appeals include: two-family dwellings places of worship nursery schools philanthropic, eleemosynary or religions institutions, hospitals, nursing and rest homes and sanitoriums public utility installations and rightsOof-way . . not-for-profit membership clubs professional and business offices funeral homes bed and breakfast establishments libraries, museums, art galleries wineries apartments over offices The following uses presently exist on the subject parcels: one winery, one accessory apartment and one single family dwelling. By contrast, the proposed zone of (B) General Business allows for a much wider range of uses, some of which are quite intensive: agricultural operations and uses accessory thereto buildings and uses owned or operated by the Town, school, park and fire districts boardinghouses and tourist homes business, professional and government offices banks and financial institutions retail stores restaurants, excluding drive-in restaurants bakeshops for on-premises retail sale personal services stores including barbershops, beauty parlors, professional studios and travel agencies art, antique and auction galleries workshops for artists and craftsmen auditoriums or meeting halls repair shops for appliances, including cabinetry, carpentry, electrical, plumbing, furniture repair, bicycles and motorcycles custom workshops bus or train stations theaters or cinemas (indoor) libraries or museums laundromats wholesale businesses, warehouses and building material storage and sale, except for storage of coal, coke, fuel oil or junk building, electrical and plumbing contractors' businesses or yards cold storage plants, baking and other food processing and packaging plants wholesale or retail of garden materials, supplies and plants, also accessory storage and display of same. wholesale/retail beverage distribution funeral homes train or bus stations telephone exchanges Special exception uses include: . . places of worship private schools and other education institutions nursery schools philanthropic, eleemosynary or religious institutions, hospitals, nursing and rest homes or sanatoriums for general medical care, except for treatment of drug addiction public utilitiy rights-of-way beach, tennis, country golf and membership clubs, and public golf courses children's recreation camps f arm labor camps veterinarian's offices and animal hospitals cemetaries stables and riding academies wineries motel or hotel uses bed and breadfast, boarding and tourist homes tourists camps research design or development laboratories fully enclosed commercial recreation facilities laundry or dry-cleaning plants fraternal or social offices or meeting halls (non-profit) fast-food restaurants drinking establishments automobile laundries public garages, gasoline service stations, vehicle sale and rental lots partial self-serve stations private transportation service, including garage and maintenance facilities RECOMMENDATIONS: Environmental: During the environmental review, the impacts on traffic volume and safety that will result from granting this petition must be considered. The shopping center and the three adjoining businesses to its immediate west generate a fair amount of traffic congestion at this location. Extending the B zone to 727' of road frontage directly opposite these businesses will have an effect on the traffic flow on State Route 25. Of particular concern are the locations of the entrances and exits to the new uses relative to the existing access points to all existing uses in this area. Zoning: The Planning Board's position is that it has no objection to allowing the introduction of a cafe and a crafts shop in connection with a winery retail operation. However, the . . petitioner's request to change the zone to B is not the most appropriate alternative, as will be illustrated below. The RO district requires 40,000 square feet per use, and its primary nature is residential. By contrast, the B district requires only 30,000 square feet per use and its primary nature is commercial. If rezoned to B, these two properties which encompass 5.683 acres, eventually could host eight separate business uses. A brief look at the aforementioned list of uses allowed in the B zone will show that the B zone allows a far greater range of more intensive uses than just the two uses that are being proposed. Finally, granting this petition will set a precedent which may encourage other winery owners to request zone changes to the B zone so as to permit the introduction of additional retail businesses alongside their winery operations. The Planning Board also is aware that the Economic Subcommittee of the Stewardship Task Force is researching specific uses which might be compatible with winery and vineyard operations from both an economic and a planning perspective. If the Town Board is inclined to grant immediate relief in response to this petition, the Planning Board recommends the following: ~ 1. substitute the Limited B~ness (LB) zoning designation for the B district, 2. ensure that the LB zone will remain in effect only for so long as the two subject parcels are kept together with the vineyard, (particularly since the Health Department is requiring further subdivision of the larger of these two parcels), AND 3. that the development potential of the attached vineyard be eliminated through the sale of the development rights. The Board makes these recommendations for the following reasons: The LB district would allow the cafe and craft shop uses which the applicants wish to add to their winery retail operation, without also permitting the more intensive commercial uses typically found in the B district. The following uses are allowed in LB: one family dwelling agricultural operationas and accdeory uses buildings and uses owned or operated by the Town, and by school, park and fire districts retail businesses complementary to the rural and historic character of the surrounding area, limited to antique, art, craft shops and galleries, custom workshops and machine shops, the sales (wholesale and retail), accessory . . . storage and display of garden [nursery) materials, libraries or museums, professional and business offices funeral homes restaurants, except drive-in restaurants personal service shops and stores, including barbershops, beauty parlors, professional studios, travel agencies repair shops for household, business or personal applicances, including cabinet and carpentry shops, electrical, plumbins and furniture repair shops, bicyle and motorcycle shops, landscaping and other service busineese wholesale and warehousing retail uses supplemental to a service business establishment The following uses are permitted in LB by Special Exception: two-family dwelling places of worship private schools and other educational institutions nursery schools philanthropic, eleemosynary or religious institutions, hospitals, nursing and rest homes or sanatoriums for general medical care, except drug treatment public utility rights of way beach, tennis, country and golf clubs, public golf courses and annual membership clubs children's seasonal recreation camps f arm labor camps cemeteries stables and riding academies wineries [grapes do not have to be grown on the property) accessory apartment in an existing one-family dwelling bed and breakfast The LB zone has the further benefit of requ~r~ng 80,000 square feet of land per use. As a result, the two parcels [5.683 acres after subdivision as per SCDHS) would be limited to three uses. The petitioner would be able to institute the requested uses but with a far lesser degree of impact on the surrounding area than a B zone would cause. The Planning Board is recommending that the two subject parcels be considered as one unit because the site is being used and being proposed to be developed as such. Traffic management and safety concerns also suggest that the petitioner's properties be considered as one. Finally, the development potential of the vineyard to the rear of the westernmost of the subject parcels is of utmost concern to the Planning Board. It is zoned R-80. Changing . , . . the zone to allow non-winery related business development on SR 25 might result in the eventual abandonment of the winery, even though the petitioner is asking for the additional uses in order to enhance the vineyard and winery business. It is felt that the sale of the development rights to the vineyard would ensure the preservation of the winery as well as those uses which will enhance its viability as such. . . 9J.~ JUDITH T. TERRY TOWN CLERK \ REGISTRAR OF VITAL STATISTICS MARRIAGE OFFICER Town Hall, 53095 Main Road P.O. Box 1179 SouIhold, New York 11971 Fax (516) 765-1823 Telephone (516) 765-1801 OFFICE OF THE TOWN CLERK TOWN OF SOUrnOLD THIS IS TO CERTIFY THAT THE FOLLOWING RESOLUTION WAS ADOPTED BY THE SOUTHOLD TOWN BOARD AT A REGULAR MEETING HELD ON DECEMBER 7, 1993: WHEREAS, Reynold and Herma'n Blum, by petition filed January 25, 1993, applied to the Town Board of the Town of Southold for a change of zone on certain property located on the south side of Main Road, 737.32 feet west of Harbor Lane, Cutchogue, New York, (SCTM #1000-103-01-19.2 & plo 19.11, from Residential Office "R-O" District to Business" B" District; and WHEREAS, the said petition was referred to the Southold Town Planning Board and Suffolk County Department of Planning for official recommendations and reports; and WHEREAS, the Town Board, pursuant to due notice, held a public hearing thereon on the 4th day of May, 1993, at which time all interested persons were given an opportunity to be heard; now, therefore, be it RESOLVED that Reynold and Herman Blum be and hereby are granted the relief demanded in said petition on the above described property, which is bounded and described as follows: Beginning at a point on the southerly side of Main State Road, 520 feet east of the corner formed by the intersection of the easterly side of Stillwater Avenue with the southerly side of Main State Road and which point of beginning is also where the easterly line of land of Elizabeth Homan intersects the southerly side of Main State Road; thence along the southerly side of Main State Road, the following two courses and distances: (1) North 510 22' 20" East, 162.0 feet; (2) North 490 31' 00" East, 565.23 feet to land of Cichanowicz; thence along land of Cichanowicz, the following course and distance: (1) South 400 29' 00" East 327.70 feet; thence West 780.51 feet to land of J. Homan, and land of E. Homan, North 310 22' 40" West, 337.20 feet to the point or place of beginning. Containing 5.683 acres. - -~AL/~ T. Terry .c7 Southold Town CierI( December 8, 1993 DEe I 7 j993 '.... "'~--..,..>'..^,.., . ~ s1J\f'F ,4Icf LEGAL NOTICE NOTICE OF AMENDMENT TO SOUTHOLD TOWN CODE AND ZONING MAP AMENDMENT NO. 135 NOTICE IS HEREBY GIVEN that at a meeting of the Town Board of the Town of Southold, Suffolk County, New York, held on the 7th day of December, 1993, the Town Board. .enacted the following amendment to the Town Zoning Code, entitled "Zoning Code of the Towll of Southold", together with the zoning Map forming a part thereof, as iollows, to wit: Amendment No. 135 amend" tli.ec.tode of thefown of Southcid by ...hanging from Residential Office (" ROil) District to Business (" B") District the property of Reynold and Herman Blum, situate, lying and being at Cutchogue, Town of Southold, Suffolk County, new York, bounded and described as follows: BEGINNING at a point on the southerly side of Main State Road, 520 feet east of the corner formed by the intersection of the easterly side of Stillwater Avenue with the southerly side of Main State Road and which point of beginning is also where the easterly line of land of Elizabeth Homan intersects the southerly side of Main State Road; thence along the southerly side of Main State Road, the following two courses and distances: (1) North 51 degrees 22 minutes 20 seconds East, 162.0 feet; (2) North 49 degrees 31 minutes 00 seconds East, 565.23 feet to land of Cichanowicz; thence along land of Cichanowicz, the following course and distance: (1) South 40 degrees 29 minutes 00 seconds East 327.70 feet; thence West 780.51 feet to land of J. Homan, and land of E. Homan, North 31 degrees 22 minutes 40 seconds West, 337.20 feet to th e point or place of beginning. Containing 5.683 acres. DATED: December 12, 1991. JUDITH T. TERRY SOUTHOLD TOWN CLERK * * * PLEASE PUBLISH ON DECEMBER 23, 1993, AND FORWARD ONE (1) AFFIDAVIT OF PUBLICATION TO JUDITH TERRY, TOWN CLERK, -TOWN HALL, MAIN ROAD, SOUTHOLD, NEW YORK 11971. Copies to the following: The Traveler-Watchman Town Board Members Town Attorneys Reynold & Herman Blum Town Clerk's Bulletin Board Roderick Van Tuyl, P.C. DEe I 11993 LEGAL - ."..... -'&4'Z'UJt14#-d~ NOTICE (f ~ s'1'WF ,.titP t NOTICE OF AMENDMENT TO SOUTHOLD TOWN CODE AND ZONING MAP AMENDMENT NO. 135 NOTICE IS HEREBY GIVEN that at a meeting of the Town Board of the Town of Southold, Suffolk County, New York, held on the 7th day of December, 1993, the Town Board. enacted the following amendment to the Town Zoning Code, entitled II Zoning Code of the Towll of Southold", together with the zoning Map forming a part thereof, as ;ollows, to wit: Amendment No. 135 amends the Code of the Town of Sc;,;tr:oic' ~v , -.hanying from Residential Office (" RO") District to Business (" B") District the property of ReynGld and Herman Blum, situate, lying and being at Cutchogue, Town of Southold, Suffolk County, new York, bounded and described as foi lows: BEGINNING at a point on the southerly side of Main State Road, 520 feet east of the corner formed by the intersection of the easterly side of Stillwater Avenue with the southerly side of Main State Road and which point of beginning is also where the easterly line of land of Elizabeth Homan intersects the southerly side of Main State Road; thence along the southerly side of Main State Road, the following two courses and distances: (1) North 51 degrees 22 minutes 20 seconds East, 162.0 feet; (2) North 49 degrees 31 minutes 00 seconds East, 565.23 feet to land of Cichanowicz; thence along land of Cichanowicz, the following course and distance: (1) South 40 degrees 29 minutes 00 seconds East 327.70 feet; thence West 780.51 feet to land of J. Homan, and land of E. Homan, North 31 degrees 22 minutes 40 seconds West, 337.20 feet to th e point or place of beginning. Containing 5.683 acres. DATED: December 12, 1991. JUDITH T. TERRY SOUTHOLD TOWN CLERK * * * PLEASE PUBLISH ON DECEMBER 23, 1993, AND FORWARD ONE (1) AFFIDAVIT OF PUBLICATION TO JUDITH TERRY, TOWN CLERK, .TOWN HALL, MAIN ROAD, SOUTHOLD, NEW YORK 11971. Copies to the following: The Traveler-Watchman Town Board Members Town Attorneys Reynold & Herman Blum Town Clerk's Bulletin Board Roderick Van Tuyl, P.C. ;':~ I';' f,...~._. ) '\..-. SOUTHOLD TOWN PL~G BOARD 22 MARC., 1993 l Lead Agency Coordination Mr. Ward: Pindar Vineyards - This site plan is for a structure 22' 4" by 16'2" to house toilet facilities. SCTM #1000-85-115. Mr. Latham: I would like to offer a motion. RESOLVED that the Southold Town Planning Board start the lead agency coordination process on this unlisted action. Mr. Edwards: Second. Mr. Ward: Seconded. All those in favor? Ayes: Mr. Edwards, Mr. Latham, Mr. McDonald, Mr. Orlowski, Mr. Ward. Mr. Ward: Opposed? Motion carried. **************************************** CHANGE OF ZONE APPLICATIONS Mr. Ward: Reynold & Herman Blum - This petition is to change the zone of 5.68 acres of land on two adjoining properties from Residential Office (RO) to General Business (B). The property is the site of the peconic Bay Vineyards, located on the south side of SR 25, 737.32 feet west of Harbor Lane in Cutchogue, New York. SCTM #1000-103-1-19.2 & p.o 19.11. Mr. Latham: Before we vote, it seems to me that we are zeroing in on this one particular thing, we always have and it bothers me a little bit. I think Mr. Blum would do a good job and he has done a good job in whatever he has done and that is the only thing that bothers me. Before that, the owner was zeroed in and now we seem to want to keep this place the old farmhouse look forever and I am not sure, well, I would like to see it but whether it is right for the applicant, I am not sure. That's all. Mr. McDonald: I don't think the Board was in disagreement with you, I think it was more a matter of the timing of this and ftoW the application was processed and other ideas that are being loaded simultaneously that made us question whether this was the best time for this to go ahead without a more through review of he idea and what could be done on the property. I am not in .sagreement with what you are saying to tell you the truth but ~m in agreement with what the document we are sending over s. -lard: I think that the Board has sympathy for additional in comparability with the vineyard, with the winery -ically, but our real concern is the fact of setting a' J'~ SOUTHOLD TOWN PL~ BOARD 23 MARCH~, 1993 precedent for dividing the business frontage from the vineyard and our concern is that it needs to be kept in one ownership and one parcel and that the uses that are allowed on the vineyard need to be carefully looked at because if this particular parcel goes ahead either to business or to LD, then every other winery in town will be marching down to the town board knocking on the doors saying well, you did it here we should do it there. It is more of a question from this Board as to, let's look at the whole situation and let's come up with something fair and equitable for everyone and not do it on peace meal basis, that is essentially where we are coming from. What is the pleasure of the Board? Mr. McDonald: There is a motion that it be forwarded and I second that motion. Mr. Ward: Seconded. All those if favor? Ayes: Mr. Latham, Mr. McDonald, Mr. Edwards, Mr. Ward. Abstain: Mr. Orlowski. Mr. Ward: So moved. **************************************** Mr. Ward: Approval of Planning Board Minutes. Board to approve November 23, 1992 minutes. Mr. Latham: So moved. Mr. Edward: Seconded. Mr. Ward: All those in favor? Ayes: Mr. Latham, Mr. Orlowski, Mr. Edwards, Mr. McDonald, Mr. Ward. Mr. Ward: Motion carried. **************************************** Mr. Ward: I have no further business to come before the Board. Is there anything else? Mr. Latham: I move we adjourn the meeting. Mr. Orlowski: Second. Mr. Latham: All those in favor? Ayes: Mr. Latham, Mr. Orlowski, Mr. McDonald, Mr. Edwards, Mr. Ward. f ,. . . . PLANNING BOARD MEMBERS Bennett Orlowski, Jr., Chairman George Ritchie Latham, Jr. Richard G. Ward Mark S. McDonald Kenneth L. Edwards ".~ \~ .\~;<~"?, SCOTI L. HARRIS Supervisor Town Hall. 53095 Main Road P.O. Box 1179 Southold. New York I 1971 Telephone (516) 765-1938 PLANNING BOARD OFFICE TOWN OF SOUTHOLD Fax (516) 765-1823 MEMORANDUM FROM: Scott Louis Harris, Supervisor, and Members of the Southold Town Board Richard G. Ward, Chairman and f), G Members of the southold Planning Boar~~J~ TO: DATE: March 23, 1993 RE: Change of Zone Petition of: Raymond and Herman Blum (operating as peconic Bay Vineyards) State Route 25, 737.32 feet west of Harbor Lane Cutchogue, New York SCTM ~ 1000-103-1-19.2 and plo 19.11. On March 22, 1993, the Planning Board voted to adopt this report in response to the Town Board's request for input on the Blum Change of Zone petition. DESCRIPTION OF PETITION: The petition before the Town Board is to change the zoning of two parcels from Residential Office (RO) to General Business (B). The smaller of the two subject parcels is owned by Herman Blum. It is 2.78 acres in area and contains a large two story residence, and three smaller buildings, some of which house the wine-making facilities of the peconic Bay Vineyard. The larger parcel, owned by Reynold Blum, is the site of the peconic Bay Vineyard. It is a split-zoned parcel 24.2 acres in size, of which 21.30 acres are zoned R-80 and 2.9 acres are zoned RO. The winery's retail shop and office, along with an accessory apartment are located on theRO portion of this property. The R-80 portion of the property is used as a vineyard. - .....-- . . . . Page 2. Planning Board Report: Blum Change of Zone Petition Together, these two parcels have 727 feet of road frontage on State Route 25. SURROUNDING ZONING: The next parcel to the west is the site of the George Braun Oyster Co. It is zoned General Business (B). Westward of Braun, the area is residential in character and the zone is R-40. The vineyard itself and the adjoining lot to its east are zoned R~80. The remainder of the road frontage between the subject parcels and Harbor Lane to the east is zoned RO. On the north side of SR 25, the entire road frontage between Cox and Depot lanes is zoned General Business with the exception of the two corner lots on Depot Lane which are zoned RO. REVIEW OF PETITION: The applicant made two arguments in support of this petition. The first is that the RO zoning is "out of place". The northern side of SR 25 is zoned General Business (B) from just east of Depot Lane to just east of Cox's Lane in Cutchogue. As mentioned earlier, the Braun property to the immediate west of the subject property on the south side of SR 25 is zoned B also. The second argument is that the RO zoning does not allow for two uses, cafe and retail shop, that would improve the "appearance and viability" of the vineyard and winery. In response to the first argument, the Planning Board notes that it is possible to use this argument to extend business zoning throughout the Town. Zoning, by its very nature, requires the drawing and enforcing of lines in order to achieve specific goals for a community's development. The Town has a long history of safeguarding the non-business zoning of the subject property as is evidenced by the enclosed letter dated April 1985 to the Town's planning consultant in which the Town Board expresses its dissatisfaction with the consultant's proposal that the Town'rezone this property to Business as part of the proposed master plan. Instead, the zone was changed to RO. - .-" ~.. ; , . . . Page 3. Planning Board Report: Blum Change of Zone Petition The following uses presently exist on the subject parcels: the westerly, 2.9 acre, parcel hosts a vineyard, a winery, and one accessory apartment to the winery. The easterly 2.78 acre parcel hosts one single family dwelling and some components of the winery operations in the barn. The RO zoning permits only three uses as of right: a single family dwelling structures or uses owned or operated by the Town, including school, park and fire districts; and structures and uses owned or operated by fraternal organizations. Uses permitted in the RO zone by Special Exception from the Board of Appeals include: two-family dwellings places of worship nursery schools' philanthropic, eleemosynary or religious institutions, hospitals, nursing and rest homes and sanitoriums public utility installations and rights-of-way not-for-profit membership clubs professional and business offices funeral homes bed and breakfast establishments libraries, museums, art galleries wineries apartments over offices The proposed zone of (B) General Business will permit a much wider range of uses, some of which are quite intensive: agricultural operations and uses accessory thereto buildings and uses owned or operated by the Town, school, park and fire districts boardinghouses and tourist homes . business, professional and government offices banks and financial institutions retail stores restaurants, excluding drive-in restaurants bakeshops for on-premises retail sale personal services stores including barbershops, beauty parlors, professional studios and travel agencies art, antique and auction galleries workshops for artists and craftsmen auditoriums or meeting halls repair shops for appliances, including cabinetry, carpentry, electrical, plumbing, furniture - . . . . . Page 4. Planning Board Report: Blum Change of Zone Petition repair, bicycles and motorcycles custom workshops bus or train stations theaters or cinemas (indoor) libraries or museums laundromats wholesale businesses, warehouses and building material storage and sale, except for storage of coal, coke, fuel oil or junk building, electrical and plumbing contractors' businesses or yards cold storage plants, baking and other food processing and packaging plants wholesale or retail of garden materials, supplies and plants, also accessory storage and display of same. wholesale/retail beverage distribution funeral homes train or bus stations telephone exchanges Special exception uses in the B district include: places of worship private schools and other education institutions nursery schools philanthropic, eleemosynary or religious institutions, hospitals, nursing and rest homes or sanatoriums for general medical care, except for treatment of drug addiction public utilitiy rights-of-way beach, tennis,country golf and membership clubs, and public golf courses children's recreation camps farm labor camps veterinarian's offices and animal hospitals cemetaries stables and riding academies wineries motel or hotel uses bed and breadfast, boarding and tourist homes tourists camps research design or development laboratories fully enclosed commercial recreation facilities laundry or dry-cleaning plants fraternal or social offices or meeting halls (non-profit) . fast-food restaurants drinking establishments automobile laundries public garages, gasoline service stations, vehicle '.'-' . . . . Page 5. Planning Board Report: Blum Change of Zone petition sale and rental lots partial self-serve stations private transportation service, including garage and maintenance facilities RECOMMENDATIONS: Environmental: During the environmental review, the impacts on traffic volume and safety that will result from granting this petition must be considered. The shopping center and the three adjoining businesses to its immediate west generate a fair amount of traffic congestion at this location. Extending the B zone to 727' of road frontage directly opposite these businesses will have an effect on the traffic flow on State Route 25. Of particular concern are the locations of the entrances and exits to the new uses relative to the existing access points to all existing uses in this area. Zoning: The Planning Board's position is that it has no inherent objection to the introduction of a cafe and a crafts shop in connection with a winery retail operation. However, we counsel against granting this change of zone petition until further study because a decision of this nature will set a precedent which is likely to have significant ramifications. The nature of the precedent is this: the very arguments put forth by the Blums in support of their application could be applied by other vineyard owners in support of their applications. And since the B district allows a wide range of fairly intensive commercial business uses as of right, it would be prudent for the Town to study the issue of what additional commercial uses it is prepared to permit on other vineyards. In fact, the precedent cannot be limited to vineyards and wineries alone. A vineyard is considered an agricultural operation. If the Town grants this petition, it also opens the door to similiar petitions from other agricultural operations be they sod-farms, fruit, or vegetable farms, nurseries or greenhouse operations. This petition also calls into question the wisdom of separating a winery from a vineyard, (or a retail produce stand from a working farm) by a separate zoning classification unless the development potential of the ~ ..' .:'11 . . . Page 6. Planning Board Report: Blum Change of Zone Petitions working farm has been removed. Although this and other properties were so zoned by the Town, the Planning Board sees serious problems with continuing this practice without further study of the ramifications of so doing. The Board may find the following factual observations helpful also. The RO district requires 40,000 square feet per use, and its primary nature is residential. By contrast, the B district requires only 30,000 square feet per use and its primary nature is commercial. If rezoned to B, these two properties which encompass 5.6B3 acres, eventually could host eight separate business uses. The Planning Board is recommending that the two subject parcels be considered as one unit because the site is being used and is proposed to be developed as such. Traffic management and safety concerns also suggest that the petitioner's properties be considered as one. CONCLUSION The Planning Board offers its services in studying the issue of how to allow additional uses in conjunction with wineries and other agricultural operations. - . . . . MEMORANDUM TO: Richard G. Ward, Chairman and Members of the Southold Planning Board FROM: Valerie Scopaz, Town Planner DATE: March 15, 1993 RE: Change of Zone Petition of: Raymond and Herman Blum (operating as peconic Bay Vineyards) State Route 25, 737.32 feet west of Harbor Lane Cutchogue, New York SCTM # 1000-103-1-19.2 and plo 19.11. DESCRIPTION OF PETITION: The petition before the Town Board is to change the zoning of two parcels from Residential Office (RO) to General Business (B). The smaller of the two subject parcels is owned by Herman Blum. It is 2.78 acres in area and contains a large two story residence, and three smaller buildings, some of which house the wine-making facilities of the peconic Bay Vineyard. The larger parcel, owned by Reynold Blum, is the site of the Peconic Bay Vineyard. It is a split-zoned parcel of 24.2 acres in size, of which 21.30 acres are zoned R-80 and 2.9 acres are zoned RO. Together, these two parcels have 727 feet of road frontage on State Route 25. . SURROUNDING ZONING: . . . The next parcel to the west is the site of the George Braun Oyster Co. It is zoned General Business (B). Westward of Braun, the zone is R-40. The vineyard itself and the adjoining lot to its east are zoned R-80. The remainder of the road frontage between the subject parcels and Harbor Lane to the east is zoned RO. On the north side of SR 25, the entire road frontage between Cox and Depot lanes is zoned General Business with the exception of the two corner lots on Depot Lane which are zoned RO. REVIEW OF PETITION: Petition: In support of this petition, the applicant made two assertions. The first is that the RO zoning is "out of place". The northern side of SR 25 is zoned General Business (B) from just east of Depot Lane to just east of Cox's Lane in Cutchogue. As mentioned earlier, the Braun property to the immediate west is zoned B also. The second is that the RO zoning does not allow for two uses, cafe and retail shop, which would improve the "appearance and viability" of the vineyard and winery. Analysis: In response to the first assertion, I note that it is possible to use this argument to extend business zoning throughout the Town. Zoning, by its very nature, requires the drawing and enforcing of lines in order to achieve specific goals in a community's development. In researching this petition, it became evident that the Town has a long history of safeguarding the non-business zoning of this property as is evidenced by the enclosed letter dated April 1985 to the Town's planning consultant in which the Town Board expresses its dissatisfaction with the consultant's proposal that the Town rezone this property to Business as part of the proposed master plan. Instead, the zone was changed to RO. The following uses presently exist on the subject parcels: one winery, one accessory apartment and one single family dwelling. The Building Department correctly notes that if the zone is changed to B, the Town will have to address the fact that our Zoning Code appears to allow these uses to continue in addition to any additional uses the petitioners may chose to add. . The RO zoning permits only three uses as of right: a single family dwelling structures or uses owned or operated by the Town, including school, park and fire districts; and . . . structures and uses owned or operated by fraternal organizations. Uses permitted in the RO district by Special Exception from the Board of Appeals include: two-family dwellings places of worship nursery schools philanthropic, eleemosynary or religions institutions, hospitals, nursing and rest homes and sanitoriums public utility installations and rightsOof-way not-for-profit membership clubs professional and business offices funeral homes bed and breakfast establishments libraries, museums, art galleries wineries apartments over offices . By contrast, the proposed zone of (B) General Business allows for a much wider range of uses, some of which are quite intensive: agricultural operations and uses accessory thereto buildings and uses owned or operated by the Town, school, park and fire districts boardinghouses and tourist homes business, professional and government offices banks and financial institutions retail stores restaurants, excluding drive-in restaurants bakeshops for on-premises retail sale personal services stores including barbershops, beauty parlors, professional studios and travel agencies art, antique and auction galleries workshops for artists and craftsmen auditoriums or meeting halls repair shops for appliances, including cabinetry, carpentry, electrical, plumbing, furniture repair, bicycles and motorcycles custom workshops bus or train stations theaters or cinemas (indoor) libraries or museums laundromats wholesale businesses, warehouses and building material storage and sale, except for storage of coal, coke, fuel oil or junk building, electrical and plumbing contractors' businesses or yards cold storage plants, baking and other food processing and packaging plants wholesale or retail of garden materials, supplies and . . . plants, also accessory storage and display of same. wholesale/retail beverage distribution funeral homes train or bus stations telephone exchanges Special exception uses in the B district are extensive also: places of worship private schools and other education institutions nursery schools philanthropic, eleemosynary or religious institutions, hospitals, nursing and rest homes or sanatoriums for general medical care, except for treatment of drug addiction public utilitiy rights-of-way beach, tennis, country golf and membership clubs, and public golf courses children's recreation camps farm labor camps veterinarian's offices and animal hospitals cemetaries stables and riding academies wineries motel or hotel uses bed and breadfast, boarding and tourist homes tourist camps research design or development laboratories fully enclosed commercial recreation facilities laundry or dry-cleaning plants fraternal or social offices or meeting halls (non-profit) fast-food restaurants drinking establishments automobile laundries public garages, gasoline service stations, vehicle sale and rental lots partial self-serve stations private transportation service, including garage and maintenance facilities RECOMMENDATIONS: . Environmental: During the environmental review, the impacts on traffic volume and safety that will result from granting this petition must be considered. The shopping center and the three adjoining businesses to its immediate west generate a fair amount of traffic congestion at this location. There is no question that extending the B zone to 727' of road frontage directly opposite these businesses will have an effect on the traffic flow on State Route 25. Of . . . particular concern are the locations of the entrances and exits to the new uses relative to the existing access points to all existing businesses on this stretch of SR 25. Zoning and Planning: The introduction of a cafe and a crafts shop in connection with a winery retail operation that itself lies adjacent to an existing business district is worth serious consideration. The concept of allowing winery-enhancing businesses to congregate around a winery is similiar to the water-enhanced businesses that are allowed to be placed within the waterfront. In support of this concept, the Economic subcommittee of the Stewardship Task Force is examining the economic and planning implications of allowing certain uses to co-exist with wineries and vineyards, provided, however, that the development potential of the vineyard is removed in return. Since this concept is undergoing research and revision by the Economic subcommittee, I am not in a position either to comment or endorse it. However, I suggest that the Planning Board take the Subcommittee's work into consideration before making recommendations to the Town Board. This suggestion is made because the petitioner's request to change the zone to B is not the most appropriate alternative, as will be illustrated below. The RO district requires 40,000 square feet per use, and its primary nature is residential. By contrast, the B district requires only 30,000 square feet per use and its primary nature is commerciaL If rezoned to B, these two properties which encompass 5.683 acres, eventually could host eight separate business uses. A brief look at the aforementioned list of uses allowed in the B zone shows that the B zone allows a far greater range of more intensive uses than just the two uses that are being proposed. Finally, granting this petition will set a precedent which may encourage other winery owners to request zone changes to the B zone so as to permit the introduction of additional retail businesses alongside their winery operations. The Town needs to look at the ramifications of this precedent carefully. There is some question whether the Town could deny future requests by other wineries for zone changes if it grants this request. Therefore, until the Town is sure which uses it wishes to allow on vineyards with wineries, it should not grant this request. . In response to your request, I have researched other zoning designations that might be more appropriate than the B district. The LB district appears to be a viable alternative. The following uses are allowed in LB: . . . one family dwelling agricultural operationas and accdeory uses buildings and uses owned or operated by the Town, and by school, park and fire districts retail businesses complementary to the rural and historic character of the surrounding area, limited to antique, art, craft shops and galleries, custom workshops and machine shops, the sales (wholesale and retail), accessory storage and display of garden (nursery) materials, libraries or museums, professional and business offices funeral homes restaurants, except drive-in restaurants personal service shops and stores, including barbershops, beauty parlors, professional studios, travel agencies repair shops for household, business or personal applicances, including cabinet and carpentry shops, electrical, plumbins and furniture repair shops, bicyle and motorcycle shops, landscaping and other service busineese wholesale and warehousing retail uses supplemental to a service business establishment The following uses are permitted in LB by Special Exception: two-family dwelling places of worship private schools and other educational institutions nursery schools philanthropic, eleemosynary or religious institutions, hospitals, nursing and rest homes or sanatoriums for general medical care, except drug treatment public utility rights of way beach, tennis, country and golf clubs, public golf courses and annual membership clubs children's seasonal recreation camps farm labor camps cemeteries stables and riding ac~n~m;es wineries (grapes do not have to be grown on the property) accessory apartment in an existing one-family dwelling bed and breakfast . The LB zone has the further benefit of requlrlng 80,000 square feet of land per use. As a result, the two parcels (5.683 acres after subdivision as per SCDHS) would be limited to three uses. The petitioner would be able to institute the requested uses but with a far lesser degree of impact on the surrounding area than a B zone would cause. . . . . . The two subject parcels should be considered as one unit because the site is being used as one for the most part, and it appears that it is being proposed to be developed as such. Traffic management and safety concerns also suggest that the petitioner's properties be considered as one. It should be noted that the County Health Department is requiring the subdivision of the larger parcel along the zoning line for their purposes. This will result in three parcels, two of which will be zoned B, the third of which will be zoned R-80. It is entirely possible that if the zone change to B is granted, that the expanded business potential of the rezoned parcels will outstrip that of the vineyard; thus setting the stage for the eventual residential development of the vineyard portion of the property. The residential development could be accessed from Stillwater Avenue. It would appear that this is the intent of the Town given the zoning of this vineyard as R-80 under the last Master Plan If the Town wishes to discourage the development of these parcels in the business and residential manner, it should consider encouraging the conservation of vineyards through either purchase of development rights or more appropriate zoning. . '. . . .. . OFFICE FRANCIS J. MURPHY SUPERVISOR MAIN ROAO SOUTHOLO, L.I., N.Y. 11971 TELEPHONE (516) 765.1800 (516) 765-1939 10 April 1985 Mr. Stuart Turner Raymond, Parish, pine & Weiner, Inc. 555 White Plains Road Tarrytown, NY 10591-5179 Dear Mr. Turner: A regular Town Board work session was held yesterday, April 9, 1985, at which time the Town Board discussed your contract of September 15th, 1982, between the Town of Southold and your firm. The Town Board is very upset with the lack of progress in finali- zing the Master Plan, and have decided that until we get some answers as to when it will be completed, your invoices will be held up for the months of January and February, and any future bills until we get this problem resolved. I don't like to put our contract in jeopardy with you; but the Town Board really feels that you have not been responsive to their needs. One item of concern in particular, is the southside of the Main Road in Cutchogue, where we have turned down three zone changes in that area. I understand, that in the next Master Plan you are presenting to us, that you are still insisting upon a business zone in tnat area, when the Town Board has made it very clear that they do not "wish to have any businesses on that. 'srde "of' the "road. When this contract was drawn up, we fully expected it to be finished in the later part of 1983. Here it is the fourth month of 1985 and we're still getting promises that it will be done "Next Month", frankly, we are a little annoyed. Please contact my office. I would like you to attend the next work session of our Town Board to be held on April 23, 1985, to discuss this very serious problem. Thank you. FJM: jmr yours, . Murphy "1 H F.: - b ~ ';,. ~3 t., 0 t...j 1 S : :.2 '':::: '==; C D H :::; F.: I ..... E P H E t'':':' D SJlt;JFIt..e: F" _ ':"::'1:'::: . ....~ · ~~ /(h8 - r~~ /1 COUNTY, ~':;'~UFFOLK "'t! <' MS rA. _ ~ ' ~.~Ci. '.' i~ 1(~ ~~ It I :'.~. >'t:,''I'(:Q\'\lA: RoaERT J. GAF"NEY SU,.FOL.K COUNTY EXECUTIVE OEPARTME;NT Or" HEAL. TH SERVICES MARY E. H,SS.RO. M.D.. M.P.H. C:OMMI5~IONCR March 5,1993 Judith T. Terry, Southold Town Clerk Southold TOWll H"U 53095 Main Road P.O. Box 1179 Southold, New York 11971 RECEIVED MAR 8 1993 RI!:: Reynold & Helm:m Blum scmll: 1000-103-01-19.11 Southold T Own r1Q'~ De;l{ Ms. Terry: The Suffolk COUllty Dep<trtment of Health Services (SCDHS; "Department") hal' received your 1ctler dured PCb1'Ual'Y 5, 1993, conceming the above-ref.:renced project. TIle Dep;utment has 11\1 objcl..'tion to your designation as lead agency. Based on a review of the subject coordin:ltion, the Depa1'tment offers the folIowing comments. These comments should not be construed as 1m implicit SCDHS approval or rejection of the project. A1l applications are reviewed thoroughly with respel..'t to Suffolk County Sanitary Code concerns by appropriate dcp;utmental personnel when SCDHS appliclltions ar~ complete,i. A subdivision application will be r~quil'ed by the SCDHS Office of Water and Wastewater M;1I1~gemelll for tllis proposed project. Plan review ~U1d technical comments will be made at that time. The applicant must comply with the requirements of the Suffolk County Sanitary Code and relevant construction sttmdards for water supply and sewage disposal. Design and flow specifklltiol1s, subsmf;ice soil conditions, and complete site plan details aI'e essential to the review of [his pmject. These considerations are reviewed completely at the time of SeD!iS application. SCDHS maintains jurisdiction over the fi.llalloCiltioll of sewage disposal and water supply systems. im'O... Q lff [i'Wlfl"-~~.l , '---'---, Iii ..- 8. I~r CrVIOtON Q~ E'-I"'I"'O/loM~rd"'lo QIoIAI.I'TY eOU,..TV CeNTIEA ~JVC~HC:^O. N.Y, 11~01.!Jg? 8'2-2100 > . SOUTHOLD TOWN PlANNING BOARD t"l ~ F.~ - :.=: - "3.3 '"1 0 t-~ 15:28 :~CDHS RI~/ERHEAD ,"--,-1~. . . Letter to Judith T. Terry I,larch 5. 1993 Page 2 The applicant, therefore, should not undertake the construction of either system without Health Department approval. Thank you for the oppOI1unity to review this application. If you have any questions, please feel free to COllt:\ct the Office of Ecology at 852-2078. Sincerely Yours, #1a~S. {Z"ctL Mark J. Reuschle Environmental PlaMer Office of Ecology MJR;ulllf cc: Vito Minei, P .E. Stephelt Costa. P.E. Frank Dowling, SC FlaMing 8i8Q-a14 .. "":'>')-, ,-, ~"''''l ,- ".,.,.." .( "- .. c' oJ' I c~ ..,. '"D . :.... . n 'CO ,.v~., "0,,,, .o':-~j;;",.. ':. ~ \_~ ~.. ',", ,. r t:, '; ie...t"',2" ~ ..~.".:,- i7j.. A \ . ",.-:.",. ;". l_~ ,~:lL~ -::-"l;::~:'~ . ,If :'-?~~? 1 \~ ..,:,::;;'~ , .. /~ - /(1 LL ..// P..A ~~ ~ . t-G INSPECTORS (516) 765-1802 VICTOR LESSARD, Principal CURTIS HORTON, Senior VINCENT R. WIECZOREK, Ordinance ROBERT FISHER, Assistant Fire Building Inspectors THOMAS FISHER GARY FISH SCOTT L. HARRIS, Supervisor Southold Town Hall P.O. Box II79. 53095 Main Road Southold, New York II97I Fax (516) 765-1823 Telephone (516) 765-1800 OFFICE OF BUILDING INSPECTOR TOWN OF SOUTHOLD RECEIVED FEB 9 1993 TO: Southold Town Board Southold Town am FROM: Victor Lessard, Principal Building Inspector RE: Change of Zone - Raymond & Herman Blum February 9, 1993 DATE: Before the adoption of the Master Plan in 1989, all the properties south of the Main Road from Stillwater to Eugenes Road were residential. After at least a dozen bitter meetings a concession was agreed to, to change this area to Residential Office if the west side of Main Road in Southold between Hortons Lane and the Lower Road would be changed from Residential to RO also. Now there is consideration to change to Business. Please keep in mind that there are two dwellings, one a recent apartment on the property in question. The B- Business Zone does not allow one family dwellings, so if this change happens, then two Non-Conformities will be created against what zoning is all about. There is also the further option of Changing the B-Zone to include one family. At present that is the only non-residential zone (excluding industrial) that is not permitted. These remarks are intended as informational only and that in no way does the building department wish to become lead agency. VL:gar W Ie;: ;~~,oo .. SOUTHOlD TOW" PLANNING SOARe. .;p~~~ L 0 . ' ," .. TU\fiiii\Il\I' ,-.. ",' "" '-" I T jllt:::hl ~ " 'J. ,\ .~.~\\n 'I"~ .~ 11;' ,If~" ..~ iir, I "Ilf1:1 \ 1 Y ~ ' '3l~ r=:J 'il I /I "'( 7. i ;.. ~ ~ I ~ ~~ ~m ~4'~ ~ ~T ~I l ~. 3N~1 ~l'~ ~ ~~ la~~ ~ - .~ <)'!,\ ., r) , CIl :It- CIl ::,. :It- ~ -1'0 ;q ~ v .,. v ;q~ - - ;) :~ ~ ~ C> ' . '-"-,- . .:r:; I 00 o ::0 I i co 'I ~ 0 ~. 1..1'" I-- ' ~ '-'"' ~-~ -- ~ " k: ' . ~ L..Jj flNG Sf. II III J IlNOR~ ST W ;I I ~~I!;' C!' ;1;1 l~ -21"-' ,II-I- g t rC ~~ rt1 l.,..-/...... """!' .0:1 ::0 t~ o P L L: "- II -lr:>e~ . IL--< -Y ~ -. ~ (-('~ A ~ (\ , :l ~ \\ "[1 \. a . ,r J:1 \~) ,__~ t~ - - - - - ..-- - - . - , :t L.- 0 r-l '\ - 3"1\11 11-1 n - ~6d30-g -- ... ..... I - 0) 0 L . -' -, 1 . .. ill. V' "I n n 3N'11 \ . / . ~~ - . ---- '. 1 1 3rr IL~ I . .. 14-16-2 (2f87)-7c . . 617.21 Appendix A State Environmental Quality Review FULL ENVIRONMENTAL ASSESSMENT FORM SEQR Purpose: The full EAF is designed to help applicants and agencies determine, in an orderly manner, whether a project or action may be significant. The question of whether an action may be significant is not always easy to answer. Frequent- ly, there are aspects of a project that are subjective or unmeasureable. It is also understood that those who determine significance may have little or no formal knowledge of the environment or may be technically expert in environmental analysis. In addition, many who have knowledge in one particular area may not be aware of the broader concerns affecting the question of significance. The full EAF is intended to provide a method whereby applicants and agencies can be assured that the determination process has been orderly, comprehensive in nature, yet flexible to allow introduction of information to fit a project or action. Full EAF Components: The full EAF is comprised of three parts: Part 1: Provides objective data and information about a given project and its site. By identifying basic project data, it assists a reviewer in the analysis that takes place in Parts 2 and 3: Part 2: Focuses on identifying the range of possible impacts that may occur from a project or actio'n. It provides guidance as to whether an impact is likely to be considered small to moderate or whether it is a potentially- large impact. The form also identifies whether an impact can be mitigated or reduced. Part 3: If any impact in Part 2 is identified as potentially-large, then Part 3 is used to evaluate whether or not the impact is actually important. ' DETERMINATION OF SIGNIFICANCE- Type 1 and Unlisted Actions Identify the Portions of EAF completed for this project: 0 Part 1 0 Part 2 OPart 3 Upon review of the information recorded on this EAF (Parts 1 and 2 and 3 if appropriate), and any other supporting information, and considering both the magitude and importance of each impact. it is reasonably determined by the lead agency that: o A. The project will not result in any large and important impact(s) and, therefore; is one which will not have a significant impact on the environment, therefore a negative declaration will be prepared. o B. Although the project could have a significant effect on the environment, there will not be a significant effect for this Unlisted Action because the mitigation measures described in PART 3 have been required, therefore a CONDITIONED negative declaration will be prepared.' o C. The project may result in one or more large and important impacts that may have a significant impact on the environment, therefore a positive declaration will be prepared. . A Conditioned Negative Declaration is only valid for Unlisted Actions t.Ey,J,)LJ> I IIc!~I-i/<? "fiL~.."f Name of Action Name of Lead Agency 'Print or Type Name of Responsible Officer in Lead Agency Title of ResponSIble Officer Signature of Responsible Officer in Lead Agency Signature of Preparer (Ii different from responsible officer) , Date 1 r ~ _---- . . PART 1-PROJECT INFORMATION Prepared by ProJect Sponsor NOTICE: This document is designed to assist in determining whether the action proposed may have a significant effect on the environment. Please complete the entire form, Parts A through E. Answers to these questions will be considered as part of the application for approval and may be subject to further verification and public review. Provide any additional information you believe will be needed to complete Parts 2 and 3. It is expected that completion of the full EAF will be dependent on information currently available and will not involve new studies, research or investigation. If information requiring such additional work is unavailable, so indicate and specify each instance. NAME OF ~CJlON f(C: -,.)<:>'-1> .... Iftf,eI"tA,..J 7>1..4 LOCATION OF ACTION (Include Street Address. MunicIpality and County) A 13").... ,. 3 f "L/j'"" hAI,J ~....(j) NAME OF APPLICANT/SPONSOR ~E .,J""JJ f3t. c.r ADDRESS fl.,o.,(, 70 "111"" "<>4]) CITY/PO CUr.:: .:;c,,,,[ NAME OF OWNER (If different) c..:: :1"" c G, ( ~, )' , Ifr3f" BUSINESS TELEPHONE (0,,) ?PI-? 3(/ ADDRESS ZIP CODE /1'rJ)~ BUSINESS TELEPHONE DESCRIPTION OF ACTION I-<>',.J,- c IfAy..)C; i" I jd ~ ~ 11$ '/ - Zc..>/t>'C'1>> I, ", ~/.. ,Ar51.Jr,..7o(c- ZIP CODE CITY/PO Qr/n:,- Please Complete Each Question-Indicate N,A. if not applicable A. Site Description Physical setting of overall project, both developed and undeveloped areas. 1. Present land use: DUrban Olndustrial OCommercial OResidential [suburban OForest OAgriculture !2l(Other F~.)fJOJ1'n(' .:. //C[ ~<1. (.7 i.u,"'f( lJ"<~N[~~ acres. ORural (non-farm) :z..,~ . 2. Total acreage of project area: APPROXIMATE ACREAGE Meadow or Brushland (Non-agricultural) Forested Agricultural (Includes orchards, cropland, pasture, etc.) W'etland (Freshwater or tidal as per Articles 24, 25 of ECL) Water Surface Area Unvegetated (Rock, earth or fill) Roads, buildings and. other paved surfaces Other (Indicate type) 3. What is predominant soil type(s) on project site? a. Soil drainage: liJ\Vell drained 100 % of site OPoorly drained % of site b. If any agricultural land is involved, how many acres of soil are classified within soil group 1 through 4 of the NYS Land Classification System? acres. (See 1 NYCRR 370). 4. Are there bedrock outcroppings on project site? DYes ~No a. What is depth to bedrock? (in feet) PRESENTLY "'" o acres AFTER COMPLETION ~ acres acres c> acres '" acres (.') acres o acres e:> Co> acres '" acres acres o ,~ acres <:> acres acres .r acres acres acres OModerately well.drained % of site 2 -. . . 5. Approximate percentage of proposed project site with slopes: 9!lJ-10% /00 015% or greater site, or district, listed % 010-15% % % 10. 11. 6. Is project substantially contiguous to, or contain a building, Registers of Historic Places? DYes )ilNo 7. Is project substantially contiguous to a site listed on the Register of National Natural landmarks? .. 8. What is the depth of the water table? z.. ~ (in feet) 9. Is site located over a. primary, principal, or sole source aquifer? DYes ..ia"No Do hunting, fishing or shell fishing opportunities presently exist in the project area? Does project site contain any species of plant or animal life that is identified as threatened or endangered? DYes tl(No According to Identify each species Are there any unique or unusual land forms on the project site? (i.e., cliffs, dunes, other geological formations) DYes ~No Describe on the State or the National DYes ,KINo DYes ~o 12. 13. Is the project site presently used by the community or neighborhood as an open space or recreation area? DYes ~No If yes, explain 14. Does the present site include scenic views known to be important to the community? DYes ~o 15. Streams within or contiguous to project area: /.Jo~," a. Name of Stream and name of River to which it is tributary 16. lakes, ponds, wetland areas within or contiguous to project area: a. Name 11/",,; c: b. Size (In acres) 17. Is the site served by -existing p~blic utilities? JSl'Yes DNo a) If Yes, does sufficient capacity exist to allow connection? ~es DNo b) If Yes, will improvements be necessary to allow connection? DYes JIlNo 18. Is the site located in an agricultural district certified pursuant to Agriculture and Markets law, Article 25-AA, Section 303 and 304? DYes )5\.No 19. Is the site located in or substantially contiguous to a Critical Environmental Area designated pursuant to Article 8 of the ECl, and 6 NYCRR 617? DYes ~No 20. Has the site ever been used for the disposal of solid or hazardous wastes? DYes ~o B. Project Description 1. Physical dimensions and scale of project (fill in dimensions as appropria'te) a. Total contiguous acreage owned or controlled by project sponsor 27.1(,; '" acres. b. Project acreage to be developed: S ,~I1J acres initially; c. Project acreage to remain undeveloped ::l to 77<; acres. d. length of project, in miles: #A (If appropriate) e. If the project is an expansion, indicate percent of expansion proposed ,vA f. Number of off-street parking spaces existing 30 ; proposed "30 g. Maximum vehicular trips generated per hour .!>- (upon completion of project)? h. If residential: Number and type of housing units: One Family Two Family Initially ::l.. Ultimately '7... , i. Dimensions (in feet) of largest proposed structure '2..R height; '38 j. linear feet of frontage along a public thoroughfare project will occupy is? acres ultimately. %; Multiple Family Condominium - - I It, length. width; 72.( ft. 3 .... . . 8. 9. 10. 2. How much natural material (i.e., rock,. earth, etc.) will be removed from the site? 3. Will disturbed areas be reclaimed? DYes DNo )ii/N/A a. If yes, for what intend,~ purpose is the site being reclaimed? b. Will topsoil be stockpiled for reclamation? DYes DNo c. Will upper subsoil be stockpiled for reclamation? DYes DNo 4. How many acres of vegetation (trees, shrubs, ground covers) will be removed from site? t-JotJ! acres. 5. Will any mature forest (over 100 years old) or other locally-important vegetation be removed by this project? DYes ~o _ 6. If single phase project: Anticipated period of construction ~"3 months, (including demolition). 7. If multi-phased: '" a. Total number of phases anticipated e.~c (number). b. Anticipated date of commencement phase 1 SE PI r month c. Approximate completion date of final phase ~..<;;. :V month d. Is phase 1 functionally dependent on subsequent phases? DYes Will blasting occur during construction? DYes ~o Number of jobs generated: during construction -z..- IJo,uc tons/cubic yards l'ill 1'1'73 year, (including demolition). year. J:i(N 0 ; after project is complete If Number of jobs eliminated by this project 1-'0,.1( 11. Will project require relocation of any projects or facilities? DYes ,KlNo If yes, explain 12. Is surface liquid waste disposal involved? DYes ,.8[No a. If yes, indicate type of waste (sewage, industrial, etc.) and amount . b. Name of water body into which effluent will be discharged 13. Is subsurface liquid waste disposal involved? DYes "sNo Type 14. Will surface area of an existing water body increase or decrease by proposal? DYes piiNo Explain lU 4- 15. Is project or any portion of project located in a 100 year flood plain? DYes ~No 16. Will the project generate solid waste? DYes <<No a. If yes, what is the amount per month tons b. If yes, will an existing solid waste facility be used? DYes DNo c. If yes, give name ; location d. Will any wastes not go into a sewage disposal system or into a sanitary landfill? DYes DNo e. If Yes, explain 17. Will the project involve the disposal of solid waste? a. If yes, what is the anticipated rate of disposal? b. It yes, what is the anticipated site life? DYes ,.8fNo tons/month. years. 18. Will project use herbicides or pesticides? DYes ..Jiil'No 19. Will project routinely produce odors (more than one hour per day)? DYes ,NNo 20. Will.project produce operating noise exceeding the local ambient noise levels? DYes ~No 21. Will project result in an increase in energy use? If yej , indicate type(s) 22. If water supply is from wells, indicate pumping capacity l 0 gallons/minute. 23. Total anticipated water usage per day If-, gallons/day. 24. Does project involve local, State or Federal funding? DYes ~No If Yes, explain DYes ~o 4 >. 25. Approvals Required: . City, Town, Village Board City, Town, Village Planning Board City, Town Zoning Board City. County Health Department Other local Agencies Other Regional Agencies State Agencies Federal Agencies . Type Submittal Date IOYes DNo !QYes DNo ~Yes DNo DYes Ji!No DYes ,lllNo DYes .R!'No DYes )If'No DYes ~o C. Zoning and Planning Information 1. Does proposed action involve a planning or zoning decision? JQYes DNo If Yes, indicate decision required: ~oning amendment Dzoning variance Dspecial use permit Dsubdivision Osite plan Dnew/revision of master plan DresourcJj management plan Dother 2. What is the zoning c1assification(s)of the site? ~ /.. I' Ar5/J)t'~/^<- ""'I',6'/Ct- , 3. What is the maximum potential development of the site if developed as permitted by the present zoning? .g (..( ~ III.F', S " B'" 4. What is the proposed zoning of the site? S. What is the maximum potential development of the site if developed as permitted by the proposed zoning? ~:;')( ,,,lJ,tJ,,.b,,,,,,t PAlI.ciU -....J,'77t. lI.f..f<I,c.c o<'/42l/......q.s 6. Is the proposed action consistent with the recommended uses in adopted local land use plans? DYes aNo 7. What are the predominant land users) and zoning classifications within a V. mile radius of proposed action? r..1-Y"t5',,JE5S /~'7J.t..,>i:f)(,.,'1/o1(' =;:IIC,,- 8. Is .the proposed action compatible with adjoining/surrounding land uses within a V. mile? !'!(Yes DNo 9. If the proposed action is the subdivision of land, how many lots are proposed? 7</,4 a. What is the minimum lot size proposed? 10. Will proposed action require any authorization(s) for the formation of sewer or water districts? DYes ,l\lNo Will the proposed action create a demand for any community provided services (recreation, fire protection)? DYes ~o a. If yes, is existing capacity sufficient to handle projected demand? DYes DNo Will the proposed action result in the generation of traffic significantly above present levels? , a. If yes, is. the existing road network adequate to handle the additional traffic? DYes 11. 12. education, police, DYes DNo. ~o D. Informational Details Attach any additional information as may be needed to clarify your project. If there are or may be any adverse impacts associated with your proposal, please discuss such impacts and the measures which you propose to mitigate or avoid them. E. Verification I certify that the information provided above is true to the best of my knowledge. Applicant/Sponsor E "..J~".t\ IJt.. it- Date ~;(,.J '2.'2., 17~3 Signature lithe action is in th Coastal Area, and you are a state agency, complete the Coastal Assessment Form before proceeding with this assessment, Title Oc..J~c-d.. 5 . r . . 5Mu=;~ JUDITH T. TERRY TOWN CLERK REGISTRAR OF VITAL STATISTICS MARRIAGE OFFICER Town Hall, 53095 Main Road P.O. Box 1179 Southold, New York 1197\ Fax (516) 765-1823 Telephone (516) 765-1801 OFFICE OF THE TOWN CLERK TOWN OF SOUTHOLD February 5, 1993 .._-'~-- !;DUL!~ ~ D W ~ IrnJ W fES - 8 &lJ @I Lead Agency Coordination Request ~UTHOLD TOWN 'LIINNfNG BOARO The purpose of this request is Environmental Quality Review Act-SEQRA) and 6 NYCRR Part 617 the following: to determine under Article 8 (State of the Environmental Conservation Law 1. your jurisdiction in the action described below; 2. your interest in assuming the responsibilities of lead agency; and 3. issues of concern which you believe should be evaluated. Enclosed please find a copy of the application and a complete Long Environmental Assessment Form (EAF) to assist you in your response. Project Name: Reynold & Herman Blum Requested Action: District to General southerly side of NYS Petition for a change of zone from Residential-Office ("R-O") Business ("B") District on certain property located on the Route 25, Cutchogue, New York. SEQRA Classification: Type Contact Person: Judith T. Terry, Town Clerk, Town of Southold. The lead agency will determine the need for an environmental impact statement (EIS) on this project. If you have an interest in being lead agency, please contact this office immediately. If no response is received from you within 30 days of the date of this letter, it will be assumed that your agency has no interest in being lead agency. . . '0 . . Page 2. Agency Position: I This agency has no objection to your agency assuming lead agency status for this action. [XI This agency wishes to assume lead agency status for this action. [ Other, (See comments below) Comments: Please fee free to contact this office for further information. Very truly yours, ~~ Judith T. Te~ Southold Town Clerk Enclosures Copies of this request and all attachments to the following: Commissioner Jorling, NYS-DEC, Albany Robert Greene, NYS-DEC, Stony Brook Southold Town Planning Board.v- Southold Town Building Department Suffolk County Department of Planning Suffolk County' Department of Health Services NYS Legislative Commission on Water Resource Needs of Long Island Reynolds & Herman Blum Southold Town Clerk's Bulletin Board (without attachments) "- ... . . 3tJ5 CASE NO: ......... .............. STATE CF NEW YOIUl: TOWN OF SOUTHOLD IN THE. MATTER OF THE PETITION OF FOR A CHANGE, MODIFICATION OR AlItENDJlIEN1' OF THE BUILDING ZONE ANCE OF THE TOWN OF SOUTHOLD, SUFFOLK COUNTY, NEW YORK. RECEIVED ,,\1') 2 ' ^^^ . ~ PETITION Sou/hold T -...~ rl~.~ ORDIN- o ..RIlY.\\9.!!!..l. !!!lP.!\{\!1.. lUlt!!'............................... TO THE TOWN BOARD OF THE TOWN OF SOUTHOLD: 1. I, t.f..~.~.k.....Jl!::.~~......................... ,residing at .!!:.':..'f......2.~'l.......~I.!!..!:'!.....t~.!!j) ~insert name of petitioner) c"''icf(~''''e ,/:J.y. l'trJ5" Suffolk County, New York, the undersigned, am the owner of certain real property situated at (!c/Tcuocc.., 1'.- ~. y. '. . .............!:!.:......... ...f,..... .....!."................ and more particularly bounded and described as follows: ALL that certain plots, pieces or parcels of land, with the buildings and improvements theron errected, situate, lying and being at Cutchogue, Town of Southold, Suffolk County, New York, bounded and described as follows: BEGINNING at a point on the southerly side of Main State Road, 520 feet east of the corner formed by the intersection of the easterly side of Stillwater Avenue with the southerly side of Main State Road and which point of beginning is also. where the easterly line of land of Eli~abeth Homen intersects the southerly side' of Main State Road; thence along the southerly side of Main State Road, the following two courses and distances: (1) North 51022'20" East, 162.0 feet; (2) North 49031'00" East, 565.23 feet to land of Cichanowicz; thence along land of Cichanowicz, the following course and distance: (1) South 40029'00" East 327.70 feet; thence West 780.51 feet to land of J. Homen, and land of E. Homen, North 31022'40" West, 337.20 feet to the point or place of beginning. Containing 5.683 acres. 2. I do hereby petition the Town Board of the Towl] of South old to change, modify and amend thl: Building Zone Ordinance of the Town of Southold, Suffolk County, New York, Including the Building Zone Maps heretofore.made a part thereof, as follows: C!t7ItFJc;E 0/ 2.:>~E / ~':", ". ,1./"",. ;lr-f'.Pe'")-J'//"'c " ... ?4!> g '1l~$'~E>5 o,tJ 1~/O-7;> 31')~ + 1''(1(17"' A OX]).1 c.tJ 'f"c ,ted(iGt( , ~ . r.. o,e- ,hc:/ 3 1l.1 Q ". ,,' , . . 3. Such request is made for the Collowins" reasons: To improve the appearance and viability of my business (Peconic Bay' ,) Vineyards) by establishing a gourmet cheese & craft shop and a caf~ featuring fresh local foods and wine. The present zoning of "Residential Office" is out of place in this already commercial area. I Changing the zoning to "Business" will conform with the adjacent properties on both sides of the street. By establishing a gourmet cheese & craft shop and cafe r will be offering both the tourist and local people a wider spectrum of local products and a cafe featuring local food and wine. r expect this to add a new dimension to Cutchogue and retain the ambience and beauty of the North Fork by using the existing property, bUildings, and setting to its highest and best use. STATE OF NEW YORK, ) ) SS:- COUNTY OF SUFFOLK, ) '" (kS)..~~n.n.nn. .,. tl;l~l.J> ZL4"r ' .............................................. , BEIXG nUL Y SWORN, deposes and says that he is the petitioner in the within action; that he has read the foregoing Petition and knows the contents thereof; that the same is true to his (her) own knowledge, except as to the matters therein stated to be alleged 011 information and Lelici, and that as to those matters he believes it to be true. Sworn to before me ','1 AII' !Z;,. thisG?D.'... day of r~""""'" 19'3. ...~..~~............... ( Ot!'" Notary Public. (L. S.) SUSAN J. NAGY Noe.y Public, Slate 01 New York No. 4896735 . CMlIIed In SuRolk Colll1ly CImmIuIon ExpIre. May 2i. l'!J t" -' ; ',.ri7 ~ ,). ~'^ ~ ':J:1 I I '1 Il. & ~,.. fJ - - .,..,.' ~IY' A4 '-..: - V.~/~'" --:' tc ,7 11' U:~FING Sf r- , -\ ~\ '..,:. ( /1 I~ ,~~ ~~<9>: .- , ~I' ~\v >90 'i~ y- -4 -..; -I ' -; - ~ ~~;J ST 1'" ~'~ T :D~~ , F1--' I 5 ;;. \ ~'. ~ @ t' -uti 1\\ rT'j ~ ........ .aJ :J::J t~ o p h f- L r-'\. 3""" ~. I 0::> o l- .I." I-" , ~' n ?I \ --~_l ~~~9 v/~ #'--J! " r\ \ 1 . ~ o~ ~ I !J~l ~ ." ( ,II... '\ --;~) ~ --, y ---- < J \ ---- -~------ ::x: o Tl n ~l>d30 bJ ~ -- - 1 , "\ n 3N1I' / 8~ ~ ,,,< , \ l f\3ri' I .J- i _._-~-- +._--_._-_.~,--------_.- r \ I I , I I I I I I I -~.-.--.....----------- . A-C'ZONE _________._____ _.____._____..._. ._.'t.___ I \ \ '~I I I \ , !"\ ' )( , S ~2^V,^Y\x"-V'h,yl,>. L.. "'..- QOf'-O 'E. "281.3. -'.--- - ----\<t:;:- \~ '1'", J.. ,~v ' """'n-r x. ..-. . ~ "Q-SO'ZONE --.1'. 'A-c'ZOt-J. E _/ J -- g ~ .. ./..~ ,.. - - -\-i / r / ~ '" --,. --,-"ell r-~l--I / i ~,i 'e' \ ~Ot-JE ~ " 1--0;:;-;- ___ Ill, _ IS! 04~" - \ L1 ! I ZDt-JE -i -- i- ~-\-- ~ ---:, l5J~- -~ - @ ~ ~ : I ~ . . ~:~ ,lJl ; 8US. I ;:: ~ [S .ll 'i __ I _~ _l h_____/__ ~ ..- ~-"A'^"'''_><;U\y~~i!illJ ~~ e :~~ _ .. ~pl\~' '-7ffj t.F~.i51.2i20.E. ". 'al'E_ 'STATE 65.23 ",42)i.t;"....~.B.~~.,zo.e. No\ s' /__ .-.- uil m ~.l rg' Ij~ r;; 195_23370-0 155.17 I 294.83 D IJ i ?t ~ - f~ ~ m . . \Ii ITQi . . zo>' 1 ~~ oJ 1<0 zot-JI:. 11 0 ,w C.ICH"NOWICZ " {t-4o .. -\l G J - '1 .<JO N:. -~ &I "_SLUM " g; I I~" ~ E' 'e' 0 "-.BLUM m ~ 111 ~.~ 'RO' .zONE WIlJ:EN'51ll .--- J . eo'. ZONe ff' l!J \I> !l ~. IJ\ I J __ ..~... 0....."' 2..83 AC. I _.~ '~....,~~.. k' I ,J~.~ ":::;:- Z ~'''.51 3'70.0 ,.,..,cH"'O,,,,_1 -D l( : ~'v" ~ - -- . 9:31 w.- .. ----r - .. .. --' -" :, 3- \ ",,- Il\lJ"""51l.1,~J wels.~__..j '. ;' \\-').. / :. r------ ;, /' . , \ ~-.\O. '2C~e .:d{ '- - - ,-- - ~~ -:~1 :;:.:.J · ~M j "0"00' w., ,,~'Q ~~~ I ./ ...1'C.....ow~ _.. ./ ---~ I - --.. -- - - -- -' , I I I ~ ;; & 8 \ . ~TER -J- ---.~ ,:) I J J .~'--1 I . iCJ!/ i~i -pI I 5AHu SCAlE'200" ," TOT~L NlEA! 5.6e~ ACRES ori . 2fSIOENCE rn ' G",-,?AGE ..- lE . ACcf~OR.V BLDG_ 1I!:iII.' IlUSIt-JESS ---- MAP TO ACCOMPANY APPLICA TIO"-l FOI2 CHANGE OF --io~ji-'---- FROM -RO'1\? .-e'._----,- - 1'012 REYNOLD i I-IEJ?MAN BLU M AT ~c HOGUE _ 0- .-...., .__. ....... -. , .1 \ \~ "1<) .j .."" MAPPED RODERICk: VA /2. V -' . . 14-16-2 (2/87)-7c 617.21 Appendix A State Environmental Quality Review FULL ENVIRONMENTAL ASSESSMENT FORM SEQR Purpose: The full EAF is designed to help applicants and agencies determine, in an orderly manner, whether a project or action may be significant. The question of whether an action may be significant is not always easy to answer. Frequent- ly, there are aspects of a project that are subjective or unmeasureable. It is also understood that those who determine significance may have little or no formal knowledge of the environment or may be technically e.xpert in environmental analysis. In addition, many who have knowledge in one particular area may not be aware of the broader concerns affecting the question of significance. The full EAF is intended to provide a method whereby applicants and agencies can be assured that the determination process has been orderly, comprehensive in nature, yet flexible to allow introduction of information to fit a project or ,!ction. Full EAF Components: The full EAF is comprised of three parts: Part 1: Provides objective data and information about a given project and its site. By identifying basic project data, it assists a reviewer in the analysis that takes place in Parts 2 and J: Part 2: Focuses on identifying the range of possible impacts that may Occur from a project or actio'n. It provides guidance as to whether an impact is likely to be considered small to moderate or whether it is a potentially- large impact. The form also identifies whether an impact can be mitigated or reduced. Part 3: If any impact in Part 2 is identified as potentially-large, then Part 3 is used to evaluate whether or not the impact is actually important. ' DETERMINATION OF SIGNIFICANCE- Type 1 and Unlisted Actions Identify the Portions of EAF completed for this project: 0 Part 1 0 Part 2 OPart 3 Upon review of the information ;ecorded on this EAF (Parts 1 and 2 and 3 if appropriate), and any other supporting information, and considering both the magitude and importance of each impact, it is reasonably determined by the lead agency that: o A. The project will not result in any large and important impact(s) and, therefore; is one which wiil not have a significant impact on the environment, therefore a negative declaration will be prepared. o B. Although the project could have a significant effect on the environment, there will not be a significant effect for this Unlisted Action because the mitigation measures described in PART 3 have been required, therefore a CONDITIONED negative declaration will be prepared.' '. o C. The project may result in one or more large and important impacts that may have a significant impact on the environment, therefore a positive declaration will be prepared. . ^ Conditioned Negative Declaration is only valid for Unlisted Actions R. E ,,1 en:D I 1f("~h~1-' '3L~,.., Name of Action Name of Lead Agency 'Print or Type NarJ)e of Responsible Officer in Lead Agency Title of Responsible Officer Signature of Responsible Officer in Lead Agency Signature of Preparer (It different from responsible officer) , Date 1 . . PART 1-PROJECT INFORMATION Prepared by Project Sponsor NOTICE: This document is designed to assist in determining whether the action proposed may have a significant effect on the environment. Please complete the entire form, Parts A through E. Answers to these questions will be considered as part of the application for approval and may be subject to further verification and public review. Provide any additional information you believe will be needed to complete Parts 2 and 3. It is expected that completion of the full EAF will be dependent on information currently available and will not involve new studies, research or investigation. If information requiring such additional work is unavailable, so indicate and specify each instance. NAM E OF ~CJlON f< C -,.)0 ~ l) ..... Ifi' ~ I"rA"J 7., ~ LOCATION OF ACTION (Include Street Address. MunicIpality and County) A 137..- ...;. J 11.'J.:. HA.I~ ~..;(j) NAME OF APPUCANT/SPONSOR ~E ~oC1J l3, "" ADDRESS 11",< 70 "111''''' .c.'''4Jl CITY/PO cure ~(jc..{' NAME OF OWNER (If different) c.::; 1" c ~(j ~ c ?-J, )" . /1'73J" BUSINESS TELEPHONE (1/<:,) '?PI.") :1(/ ADDRESS ZIP CODE I.J): II'1J,' BUSINESS TELEPHONE DESCRIPTION OF ACTION 7.-.:.,Je- C IfA,.Je; c I J...,..., 'f2J "~ " -.'$",,- S'I"'C'~ ~, '" ~ /.. "t (5 I~r" 71/( (.. ZIP CODE CITY/PO Qr,t',c,,~ Please Complete Each Question-Indicate N.A. if not applicable A. Site Description Physical setting of overall project, both developed and undeveloped areas. 1. Present land use: DUrban Dlndustrial DCommercial DResidential (suburban DForest DAgriculture J2(Dther r~.)f,..?>/., Q,,://ce' ~<:. (.7 w'-'IH lJ4,S;Ow[.>-' acres. . DRural (non-farm) Zo<o,-J - 2. Total acreage of project area: APPROXIMATE ACREAGE Meadow or Brushland (Non-agricultural) Forested Agricultural (Includes orchards, cropland, pasture. etc.) W'etland (Freshwater or tidal as per Articles 24, 25 of ECl) Water Surface Area Unvegetated (Rock. earth or fill) Roads. buildings and other paved surfaces Other (Indicate type) 3. What is predominant soil type(s) on project site? a. Soil drainage: ~ell drained 100 % of ~ite ,DPoorly drained % of site b. If any agricultural land is involved. how many acres of soil are classified within soil group 1 through 4 of the NVS land Classification System I acres. (See 1 NVCRR 370). 4. Are there bedrock outcroppings on project site? DVes ~No a. What is depth.to bedrock? (in feet) PRESENTl V Q <> aCres AFTER COMPLETION ~ acres acres o acres ... acres <> acres o acres <:.> c. acres '" acres acres o ,~ acres (';) .r acres acres acres acres acres DModerately well drained % of site 2 . . 5. Approximate percentage of proposed project site with slopes: ~-10% /tJ~-) 015% or greater site, or district: listed % 010-15% % % 8. 9. 10. 6. Is project substantially contiguous to, or contain a building, Registers of Historic Places? DYes PNo 7. Is project substantially contiguous to a site listed on the Register of National Natural landmarks? .. What is the depth of the water table? z. s' (in feet) Is site located over a, primary, principal, or sole source aquifer? DYes jCJ'No Do hunting, fishing or shell fishing opportunities presently exist in the project area? Does project site contain any species of plant or animal life that is identified as threatened or endangered? DYes ~o According to Identify each species Are there any unique or unusual land forms on the project site? (i.e., cliffs, dunes, other geological formations) DYes Jiij'No Describe on the State or the National DYes A:JNo DYes JQNo 11. 12. 13. Is the project site presently used by the community or neighborhood as an open space or recreation area? DYes ' ~No If yes, explain 14. Does the present site include scenic views known to be important to the community? DYes pliNo 15. Streams within or contiguous to project area: ~OIJI~ a. Name of Stream and name of River to which it is tributary 16. lakes, ponds, wetland areas within or contiguous to project area: a. Name At;'" (: b. Size (In acres) 17. Is the site served by existing p~blic utilities? ,8'Yes DNo a) If Yes, does sufficient capacity exist to allow connection? ~es DNo b) If Yes, will improvements be necessary to allow connection? DYes JilNo 18. Is the site located in an agricultural district certified pursuant to Agriculture and Markets law, Article 25-AA, Section 303 and 304? DYes ,EtNo 19. Is the site located in or substantially contiguous to a Critical Environmental Area designated pursuant to Article 8 of the ECl, and 6 NYCRR 617? DYes )Ii.lNo 20. Has the site ever been used for the disposal of solid or hazardous wastes? DYes ~o B. Project Description 1. Physical dimensions and scale of project (fill in dimensions as appropria'te) a. Total contiguous acreage owned or controlled by project sponsor 2 7. 'i~ ~ acres. b. Project acreage to be developed: {' . f,li'J acres initially; c. Project acreage to remain undeveloped :l f, 17'7 acres. d. length of project, in miles: ~A (If appropriate) e. If the project is an expansion, indicate percent of exp'ansion proposed A,;A f. Number of off-street parking spaces existing 30 ; proposed "3.:.: g. Maximum vehicular trips generated per hour !>- (upon completion of project)? ,h. If residential: Number and type of housing units: - One Family Two Family Initially ';t. Ultimately ":l. - . i. Dimensions (in feet) of largest proposed structure 2.g height; ~S j. linear feet of fro!'tage along a public thoroughfare project will occupy is? acres ultimately. %; Multiple Family Condominium - - I {;~ length. width; 7:z.{ ft. 3 . . 2. How much natural material (i.e., rock, earth, etc.) will be removed from the site? 3. Will disturbed areas be reclaimed? DYes DNo jilN/A a. If yes, for what intend.~ purpose is the site being reclaimed? b. Will topsoil be stockpiled for reclamation? DYes DNo c. Will upper subsoil be stockpiled for reclamation? DYes DNo 4. How many acres of vegetation (trees, shrubs, ground covers) will be removed from site? t..JotJ! acres. 5. Will any mature forest (over 100 years old) or other locally-important vegetation be removed by this project? DYes ~o _ 6. If single phase project: Anticipated period of construction ~"3 months, (including demolition). 7. If multi-phased: '" a. Total number of phases anticipated <:.p< (number). b. Anticipated date of commencement phase 1 .<;;c p;- f month c. Approximate completion date of final phase 3('<::..~ f month d. Is phase 1 functionally dependent on subsequent phases? DYes 8. Will blasting occur during construction? DYes ~o 9. Number of jobs generated: during construction 'Z..- 10. Number of jobs eliminated by this project p"".Jt }.Jo,uc" tons/cubic yards l'ill I'; 'j'S year, (including demolition). year. .5(N 0 ; after project is complete If 11. Will project require relocation of any projects or facilities? DYes ,KINo If yes, explain 12. Is surface liquid waste disposal involved? DYes !fINo a. If yes, indicate type of waste (sewage, industrial, etc.) and amount . b. Name of water body into which effluent will be discharged 13. Is subsurface liquid waste disposal involved? DYes ~o Type 14. Will surface area of an existing water body increase or decrease by proposal? DYes ~o Explain jI..J 4- 15. Is project or any portion of project located in a 100 year flood plain? DYes :Ji:INo 16. Will the project generate solid waste? DYes B'No a. If yes, what is the amount per month tons b. If yes, will an existing solid waste facility be used? DYes DNo c. If yes, give name location d. Will any wastes not go into a sewage disposal system or into a sanitary landfill? DYes DNo e. If Yes, explain 17. Will the project involve the disposal of solid waste? a. If yes, what is the anticipated rate of disposal? b. II yes, what is the anticip'ated site life? DYes )!aNo tons/month. years. 18. Will project use herbicides or pesticides? DYes ..Jiii'No 19. Will project routinely produce odors (more than one hour per day)? DYes ,N'No 20. Will.project produce operating noise exceeding the local ambient noise levels? DYes 21. Will project result in an increase in energy use? DYes ~o If yej , indicate type(s) 22. If water supply is from wells, indicate pumping capacity :2. 0 gallons/minute. 23. Total anticipated water usage per day lf5 ~ gallons/day. 24. Does project involve local, State or Federal funding? DYes )!IN 0 If Yes, explain ,ll;rNo 4 . . ~_~~',r . ---- . 25. Approvals Required: City, Town, Village Board IOYes DNo City, Town, Village Planning Board !QYes DNo City, Town Zoning Board ~Yes DNo City, County Health Department DYes RNo Other local Agencies DYes X1No Other Regional Agencies DYes .RJ'No State Agencies DYes fii1'Io Federal Agencies DYes Jijl'No . Type Submittal Date C. Zoning and Planning Information 1. Does proposed action involve a planning or zoning decision? Jirr'es DNo If Yes, indicate decision required: ~oning amendment Dzoning variance Dspecial use permit Dsubdivision Dsite plan Dnew/revision of master plan Dresourcll management plan Dother 2. What is the zoning c1assification(s)of the site? t.. /0" AF51J)E;'JfI!(c, .o.;'/;'IC r . 3, What is the maximum potential development of the site if developed as permitted by the present zoning? ~u.",~F'>S " B" 4. What is the proposed zoning of the site? S. What is the maximum potential development of the site if developed as permitted by the proposed zoning? <;/~ i>.J.J,<.1 ,1)--,,,( PA(!,.c.i'S ....;,71(. 1I..!"'rl,,,,t 3"-/L.2I/......Io;5 . 6. Is the proposed action consistent with the recommended uses in adopted local land use plans? DYes ~No 7. What are the predominant land use(s) and zoning classifications within a j.\ mile radius of proposed action? ri>"'$. -a.:~ >,>>E~s -I4"r-~[> 'j,')c>>'I I,i(( eo;: f /Cr- 6. Is .the proposed action compatible with adjoining/surrounding land uses within a j.\ mile? ~Yes DNo 9. If the proposed action is the subdivision of land, how many lots are proposed? 7V 4 a. What is the minimum lot size proposed? 10. Will proposed action require any authorization(s) for the formation of sewer or water districts? DYes .l\l'No . 11. Will the proposed action create a demand for any community provided services (recreation, education, police, fire protection)? DYes ~o a. If yes, is existing capacity sufficient to handle projected demand? DYes DNo 12. Will the proposed action result in the generation of traffic significantly above present levels? DYes WNo , a. If yes, is. the existing road network adequate to handle the additional traffic? DYes DNo. D. Informational Details Attach any additional information as may be needed to clarify your project. If there are or may be any adverse impacts associated with your proposal, please discuss such impacts and the measures which you propose to mitigate or avoid them. E. Verification I certify that the information provided above is true to the best of my knowledge. Applicant/Sponsor'Name {".J~".t\ Jll.. it- Date ::r;(,..J 2,Z..17~3 Signature ~ Title Oc..J~c d.. If the action is in th Coastal Area, and you are a state agency. complele the Coastal Assessment Form before proceeding with this assessment. 5 . . ~bFlU:::..~ ?b AtS JUDITH T. TERRY TOWN CLERK REGISTRAR OF VITAL STATISTICS MARRIAGE OFFICER Town Hall, 53095 Main Road P.O. Box 1179 Southold, New York 11971 Fax (516) 765-1823 Telephone (516) 765-1801 OFFICE OF THE TOWN CLERK TOWN OF SOUTHOLD February 5, 1993 Southold Town Planning Board Southold Town Hall Southold, New York 11971 Gentlemen: Transmitted herewith is the petition of Reynold & Herman Blum for a change of zone on certain property located on the southerly side of NYS Route 25, Cutchogue. Please prepare an official report defining the conditions described in said petition and determine the area so i,lffected by your recommendation, and transmit same to me. Thank you. Very truly yours, ~~ Judith T. Terry Southold Town Clerk Attachments cc: Reynold Blum fn) ~ @ ~ ~ W ~ \~1 lUU ftB - 8 gB :I~ SOU1HOlO lOW,. PlM'lNING BOAkO ,,J . . . \ .. 3~6 CASE: NO: ......... .............. STATE OF NEW YORK TOWN OF SOUTHOLD IN. THE MATTER OF THE PETITION OF ' FOR A CHANGE, MODIFICATION OR AMENDlIIEN'l' OF THE BUILDING ZONE ANCE m'THE TOWN OF SOUTHOLD, SUFFOLK COUNTY, NEW YORK. RECEIVED JAN 2 S 1293 PETITION , Soufhold T ",,~ ("'o.~ ORDL."I- ~\ ..R~Y.~\\1J.!!...~.. !!!lX!!\~!1.. ~),H!ll............................... TO THE TOWN BOARD OF THE TOWN OF SOUTHOLD: 1. I, ~f..'td:!..~.~.....1I.!::.9..~......................... ,residing at JJ..'!..'f.....7..~'l......~t.!.!..!.'!....lt.~.!!.J) (ulsert name of petitioner) c~"jc /fo#l$",< e , ~. y. /("IJ5"" Suffolk County, New York, the undersigned, am the owner of certain real property situated at CC./'1CU6C4;- ~. "I, . . ..............'J.:..............{...... ...../.'................ and more p:u'tlcularl)' bounded and described as follows: ALL that certain plots, pieces or parcels of land, with the buildings and improvements theron errected, situate, lying and being at Cutchogue, Town of Southold, Suffolk County, New York, bounded and described as f0110ws: BEGINNING at a point on the southerly side of Main State Road, 520 feet east of the corner formed by the intersection of the easterly side of Stillwater Avenue with the southerly side of Main State Road and which point of beginning is also-whe~e the easterly line of land of Eli~abeth Homen intersects the southerly side' of Main State Road; thence along the southerly side of Main State Road, the following two courses and distances: (1) North 51022'20" East, 162.0 feet; (2) North 49031'00" East, 565,,23 feet to land of Cichanowicz; thence along land of Cichanowicz, the follOWing course and distance: (1) South 40029'00" East 327.70 feet; thence West 780.51 feet to land of J. Homen, and land of E. Homen, North 31022'40" West, 337.20 feet to the point or place of beginning. Containing 5.683 acres. 2. I do hereby petition the Town Board of the Tow... of South old to change, modify and amend thE: Building Zone Ordinance of the Town of Southold, Suffolk County, New York, Including the Building Zone Maps heretofore.made II part thereof, as follo\vs: (1t1A.fJ~E 0/ 2.,~E /~'~I "'A./co. "rf!p&~'7/",c M ~ . ?2!> 8 '1/~S"~c~s 0'; 1~/O-7;> 3/ .J2.c=) ..,. h/Or' A. &>IC]J, C-t.. 'f'c. !'i:!iGc...i" , ~ . r. O,e",h~('" 3 hI'" , ,......1<" ':',..:...,' . \' . . . 3. Such request is made for the following' reasons: o To improve the appearance and viability of my business (Peconic Bay' Vineyards) by establishing a gourmet cheese & craft shop and a cafe featuring fresh local foods and wine. The present zoning of "Residential Office" is out of place in this already commercial area. I Changing the zoning to "Business'. will conform with the adjacent properties on both sides of the street. By establishing a gourmet cheese & craft shop and cafe I will be offering both the tourist and local people a wider spectrum of local products and a cafe featuring local food and wine. I expect this to add a new dimension to Cutchogue and retain the ambience and beauty of the North Fork by using the existing property, buildings, and setting to its highest and best use. STATE OF NEW YORK, ) ) SS:- COUNTY OF SUFFOLK, ) " (L$).~~............ _t. 4.;7,Jo1..:9 81...4"'1' ....., ...............................,:............. " BEl); G nUL Y SW ORN, deposes and sa)'s that he is the ,petitioner in the within action; that he has read the foregoing Petition and knows the contents thereof; that the same is true to his (her) own knowledge. except as to the matters therein stated to be alleged on information and "elid, and that as to those matters he believes it to be true. SIVorn to before me t11;s~.~day of f~.........., 19'3. ...~..~~............... ( (J tJ . .. Notary Public. (L. S.) SUSAN J. NAGY NolIrr Pubic. Slate of New YOlk No. 4896735 , ChIIIliId In Sullo. c-tr CImmIuIan _. MIr 21. 191,J L' , \ f.:' ~ " 1-' iO , ~) , "- , ~ ? " " ...: ... H i t. j : '. Ii '1\,\, ';. \ ." \. :,~" ~~\.-.,"." y- ii" , 0. 6 ~ (\)~ - ~ 1111 Ll-L ..J(!)Q 1~~ ~li ill ~L ~ ~ ~$~ II) <j~ ~llL i11~ ~ Qi...l" il'i ,I- ol~ .~ ~ ~~ t-= Ii I- -f,h ~-~ _....~.... \ ;:l,b~ .0-j7S '.. , CJ}.j. 1"0 ~ 7l""a ~tlt'I dA.LJ.,I<", ~o;; bi"'"~""d <l; ~ ' ~ ' - ~i~< '. : I . 4 ",! o . . ..I . -l -_:""::', , - -- -\ ' ----- ---- . ~~ -~a j ~ \l)~' -57- 1-7 --- I-P :l~ -tP dol.. -:~~ q XIl\ II).J !!. Q iI Ullfl t -- -- - -- =7. ~ ... '0,'.. J ~ ,~>~ ~~" ~;"':U .-' 1~/ " '/" / J ~~ / -.-I 0 ~ / /" ~~~.~ III .J / ~lte ~~0 A{ It_ IE:::} ~~Z it-lt~ l;;' "O~~ _ ~ _ lJl'lI.\I , / 'j / I I " . . . . tll(j~J! ,,1.. n: R Q ( - . '''~' g~ I'; -~ -. , ,.-' , ~>..A PI2O~r:> ,s.....,..JIT......I2-'(' '"'T p+-iON~ 0::.0, -i/~~.,.... I n 4-:t- ?"Te~.t" 9~1 ~ ~-- .. , \ " , ~ ~ Q;NC..cu~ --Y 19. I ." \ \ exl'5T' Fb",E:-". \ _ ~ i'ST. TRE.e-- +> ~ sb,. \ - ~...,):;....,. \ IOd\.oJ \ SIGjN C>u..... """..J... c;.Oe. tJ"'l #- I '" exiST. ....JBL.L. TO-' 13:::' ~Q?NEt) :] \ ,/} \ // ~ , .l '-. 1 , I I \ \ \ \ \ .' \ \ \ I / -;:x C) r:3. L.. - Y ::.o-E.- Rl:"G<ADE. TO cURB 10l,l""~ ~o -~~. ' U~I~U , ,HEO " ' ""''lONe f.-OIL \ ~If- ' ~!NG,AJ<:EA ~~e;.N1A.l- --.-r-J,\NGo , , I ~~Se.-.Ae <li~Gor :>.... ..... ..J...... ,.,~l. . :'.'1" '~",~ -~ j... f.,~t1,~.'-. -r -: .., ... '.,~ '--~ ;~~ .,-.;..l~11"';-~. , ..... ..... I, I \ \ \ \ \ \ \ --",-,yo " " --"'-0':<"-" Nc:9Tr::S ~~T;.I~~t~.}~~le~,J=~ l-l-AP-aoP- F20A p ItJ eo L..rfr:J6l- 0 . -4 2~ , I (' / J \ : ./ ~i'~ \. . \ . \" -.\ a- "- 'li~ Ii - ~ rr \ll 2+ c; I . ~~Q: ~Lf: ~tI.. to. 2(, I -. c _n EX i'5T: c. e> It c.u12.~ ",. f L_ B<1'St FOLE:. 71:.7, ~2: .,.D f-I,.>. ~ eo co "'- I...A r-J'E.. 1t-J-rr-4E EAST U\ fJ'" ~ o o t ({J .. ' , t .. .. f2.EVI SION S:. =* I - ~/2.cfY'94 ~ 2. - 5/12-/9"!- # .3... E:V~I /Cl4 # -+ ... '1/ ~ / "l4- ~ 5... 10/10/"14 ~ t- 0:: Z ~ <( ~ 0:: w :::J Z <( I- W ::J tn ._-.._-_._".-_."<<"---~.,---------~~._-...---"_.._-~-~-"'-_...- ---.-..--, .-.. ._----_.~"._.. ,,----..--, _..._-----_.._--.--.-- --..-.----- ... <. . n eu~z~e J.k\Ow-N . ^. 7'7"'" 17'--";::"" 7' ""1 ! S ~ \ \lJ , 2 -~~ ... R{ ><1,"/' ^' ~ ~ ^.:-. -"""^' ^^A./'./"..^ ILl 01 ~ ~ . \' x'" y )( y )' ".~ /' "/' ~ . /VY'x,/y^x'v,lV'y Y Y x YVY" 3 ~ ~ 'e' ZONE \ ~ ~ ~ ~ >' ~ ~ ,,2 8 I " · ~ "J i.~! fdL?~ t~~t:~mu).~) ~~ ~~ I;I!I~ O~t'/A~'Ny>,^,y~J8L- ",,,,,,,/l./' . ....v ~ . . 00,0..0 ~ 4 "22,''20" ST^TE lJ.~t3{ F N .c.'~,::"""e. R:1 'U~..:.2S7.3Z . ''\ . \- .' .23 . .__ "'\'-~... ..--'--=__ cy- ~ \ . 0 \ 370.0 15;.\7 I ~9483 O{ f"'l I : --'" \'t-~ 'RO' 2'ONE fFb1 , I ',J ;: . '1,-.<.. Vow C:ICH~NOWIC2 1--=--1':1 I "j. 2,90 AI:. , ~ 1-1, BLUM ~ ~ I I c=-!J ' rn-l ~ N 'RO' I COSTER, I R.6LUM ~ JW., 1(,! I1l ~ I ZONE ; I : I I .----1 I 2.183 ^c. J I I I i 370.0 ...,.. j. I, ---' . ._- .1' ~I f :) i t--,--_ __ ! : i 1'-/.1 I I i I , , , I .----+- I 8 , A-C' ZONE .. " Q-SO ZONE - , . // - - -Lv. r ---'\\ r-l 'l~ / ~--t~t/ f . In, \ wI i . \ 1 j R-40 I jl r ZONe . I I I I I " L.J-~--"' .. =/i;~~\i1\~~ . \ zO)J~1illU\ / . fI,-A,O _ \ L~i \ G , _..:-==" =rr ' , .CC- I . ..,." WIL($N'SlLl j; J. .( ,--~'-- . _J f-P~ I " u: .( ( l'IJIO-lNOWS"-1 l' ~ --" --' ' - ,"-- ........ '3 !. IlUJ..wSIL1 , ~ wel'SS . . A-CZONE _..< x~" . ..~ uJ OJ l1. " .. l- I- S \Jl .. , ~o \ -r 100 /\ ' /\'/ . / c. \' ~. \ , / . . -h.\j)' ~r ..._"/",~-:.~?~ "~J ",::;L/ ,,':"':::~ .../rl..:I"'-i.~ _.} ;..~- "'-'.'1 " I " I -'- , "e.-Po , ~"'---- \. 'Q_t,p'WN. E '_ j I,_~'---~ i~ ' :.,PEC~~~j ,.r;;~~~~' J Mil ".. r-'- ,-- '.. 11 12, 6l..U M 1/ / L., CICI4^""OWICZ " -+- ..-..--'" .. I , . 1'2.-80 ". , , I I LL . i '>'1 , I SN;u !~! o IX.) DI. <l; ,:r ,/"' ZONE / /')< ." ,/ // ./ / / "'- v1"~' ~~:) HAP TO ACCOt-1PANY APPLICATIOt-J "..-- --:-~"""""".""'~-""'.....--' '-.~" F 0(2 CH",~ OF ZONE ----r-:-----.---:.-...-:: ',' --" .-.,"- FROM~O 1'0 6 FOI'<. r2EYNOLD t ~Er<M~N..._~~t) M AT fU'~ C HOGUE TOWN OF_?QUTHOLti. fl-J.Y. \U)1 ~ ~ ~ ~ ~ ~ '1 \\1\1 RI- 8 gB \~ 5CALE:200"j" Tor....L AAF,Ac 5.663 ACRES m "1SJS!~ce -..- rn ' G~G:'E fA] . ACCE9S0{(.'(~..l",DG, U . f,lU5fNeOS'5 SOU1t10l0 1Q\~1l ~Nll\IlG BO",'O SUFE co.~)( MAP 9ATA: 1000 -IO~,~l:_I9.~2, 1t. PIc 19.'..1. AS MAP~ED ~~~.19,19Q3 120DERICI~ VAN TUYL P.c. ______.___....._._.,..__1 ".,_ /2. v-- -r~ L1CL"....D sug'y,~:'!'9QS - GRfeNPOl'2T N.Y. : -.._..' _, .__.. .n_~~::-~.'~~'-~=,~_:~-=-_~.::-~ ~