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HomeMy WebLinkAboutConkling Point Peninsula 1986 . ANALYSIS AND RECOMMENDATION WITH REFERENCE TO PROPOSED TOWN OF SOUTHOLD KASTER PLAN UPDATE As it Applies To The CONKLING POINT PENINSULA February 5, 1986 . Prepared by FREDERICK H. REUTER, AICP Community Planning and Zoning Consultant . . II. III. IV. V. . . tABLE OP CO.TE.TS I. INTRODUCTION . . . . . . . . . THE MASTER PLAN UPDATE'S GOALS PROPOSED FUTURE LAND USES BACKGROUND STUDIES FINDINGS RECOMMENDATION . . . . . . . . 1 2 4 9 . .14 . . . . . I. IBTRODUCTIOB This analysis and recommendation has been prepared in response to concern about the future environment and character of development on Conkling Point. The focus of this concern is on the Marine Business land use category designated for the Southport Development site and some adjacent waterfront properties. This analysis begins with review of the Master Plan Update'~ Goals and continues on to the proposed future land uses on Conkling Point, concluding with the proposed Marine Business use. It then examines these future land uses in the context of the Background Studies on which the Master Plan Update is based and some additional observations of existing conditions. This report concludes with a recommendation for amending the designated Marine Business area on Conkling Point. - I - . II. TKE KASTBR PLAN UPDATE'S GOALS The Master Plan Update is designated to achieve certain goals. In introducing those goals it states: "The goals of the Town of Southold reflect the Town's interest in preserving and enhancing the natural and built environments and providing opportunities for a level of growth and expansion of the economic base that is compatible with the existing scale of development, availability of water, existing sensitive environment of the Town and its historic heritage." (M.P.3) This is enlarged upon in the Overall Planning goal in the following terms: "Maximize the Town's natural assets, including its coastal location and agricultural base and achieve a compatibility between the natural environment and development." . "Achieve a land use pattern that is sensitive to the limited indigenous water supply and will not degrade the subsurface water qua 1 ity." (M.P.3) More peninsula detai led goa ls app 1 icab le area include those: in the Conkling Point "WATERFRONT" "Protect environmentally sensitive coastal areas, maximize public access to the waterfront and achieve economic benefits from water- enhanced and water-dependent activities, particularly well planned seasonal and commercial activities in appropriate locations." (M.P.3) "ENVIRONMENT" . "Preserve and enhance the Town's natural environment including waterways, wetlands, tidal marches, woodlands, bluffs, dunes and beaches." "Promote a development pattern that is responsive to sensitive areas exhibiting prime - 2 - . . . -+---- -:-c...,.-"~"'" agricultural soils, poor drainage, bigb water table, bigb erosion hazard, flood bazard, sensitive coastal features, great scenic quality and woodlands. "Maintain and improve surface water quality. "Maintain and protect finfishing and sbellfishi~g habitats." (M.P. 4) "COMMUNITY FACILITIES/UTILITIES" "Maintain and improve existing utility systems and determine wbere it is appropriate to expand water supply, sanitary sewer, storm drainage and solid waste disposal systems in order to support the desired level of development and to maintain. and protect a healthful living environment, a viable economic base and the natural environment." (M.P.4) Also, with reference to the proposed Marine Business future land use delineated on tqe Conkling Point peninsula, a relevant broad goal would be: "ECONOMIC DEVELOPMENT" "Strengbthen and diversify the Town's economic base as a means of stabilizing and expanding tbe tax base and year-round and seasonal employment opportunities." (M.P.3) As in all master plans, it is apparent tbat all of the goals cannot be addressed in all areas of tbe community to be planned. Tbeir balanced application in specific local community areas depends on tbe pertinent findings of fact for tbe specific area. - 3 - . III. PROPOSBD FUTURB LARD USBS The Conkling Point peninsula is bounded on the north by Route 25. on the east by the estuary between Pipes Neck Road and Kerwin Boulevard. and on the west by the rear lot lines of lots along Albacore and Dolphin Drives in the Southold Shores residential subdivision. In the introductory paragraphs of the Land Use Proposals section the text points out that: . "In additio~to reflecting Town goals. the land use recommendations are influenced by numerous factors including the characteristics and scale of existing development. characteristics of the land. past and anticipated trends. quantity and quality of subsurface water. and capacity of existing services and their potential of expansion. Moreover. while current patterns of use and density have influenced the Plan. particularly in a number of residential areas, other areas,' presently vacant or in agricultural use, are designated for low intensity use, based largely upon ground water considerations. In a number of instances the Planning Board examined alternatives prior to es tab 1 ishing a recommended po 1 icy." (M.P.6) Further. it predominant 1 and zoning regulations." cautions that uses and are "These no t categories reflect to be construed as The Master Plan Update's Land Use Plan projects three future land uses on the peninsula: Residential, Low Density; Open Space; and Marine Business The reasoning and character of these three future land use categories are stated as follows (emphasis supplied): "Low Densitv Residential" . "Low Density Residential development at densities ranging from one dwelling per one or two acres for most of the non-agricultural - 4 - . lands, to one unit per three acres (east end of Fishers Island), one unit per five acres (portions of Orient) and one unit per ten acres (Robins Island) is recommended throughout most of the remaining areas of Southo ld. These lJU! densities are Darticularlv aDDlicable to coastal areas to Drotect the 2round and surface waters and environmentallv sensitive Dortions of the Town includin2 wetlands. beaches. bluffs and dunes. Generally, the Low Density designation on the plan map indicates one .unit per two acres; however, areas that are predominantly already developed with greater density are also sh.own as low density; the zoning map will indicate the differentiation between areas where two acre zoning is desirable and areas where one acre zoning may be appropriate. "This low densitv. combined with creative devel- ODment techniaues such as 10catin2 Dermitted res- idences on non-environmentallv sensitive lands and keeDin2 other lands ODen (clusterin2). can serve to achieve both residential and environ- mental Dlannin2 20als." (M.P.7) . "ODen SDace" "The ODen SDace cate20rv is utilized to desi2n- ate areas that are set aside for onen Boace/Dres- ervatioD ourDOBes. 8.2. Nature Conservancv hold- in2s. as well as to desi2nate those lands con- tainin2 sensitive environmental features such as dunes. bluffs. beaches. and wetlands that should be keDt ODen and Dreserved even as Dart of lar2er llveloDments. The .category also includes cemeteries. The open space category is used as a planning tool and will not appear as such on the Town's Zonning Map. . "Areas shown in the Open Space category on the Plan include privately owned undeveloped areas containing the above mentioned sensitive environmental fea\:ures (whereas environmentally sensitive features have generally not been shown in areas that are primarly developed). This open space category has been utilized to highlight natural areas in need of protection and preservation so that careful planning can be undertaken if any development is proposed that might negatively impact environmental features. A maDDed inventorv of natural re- sources and environmental features within the Town on both develoDed and undeveloDed Darcels ~ be found in the Master Plan UDdate - Back- 2round Studies reDort. - 5 - . "The planning policy is to keep these areas open, but not necessarily public. Much of this land will always be privately owned, but needs to be protected. In some cases, it may be possible and desirable to cluster development in an adjacent area to avoid building in these environmentally fragile and/or erosion prone portions. In other cases it will be desirable to increase public access to coastal features, especially beaches. Access via easements that may be obtained as part of the development process should be pursued. It may also be desirable to acquire some larger parcels through donation or purchase. "Thus, this category does not indicate that all properties included should be available for public access, but it can 2ive the Town 2uid- ance in identifvin2 natural areas that need pro- tection and/or mi2ht be suitable for Town ac- Quisition and/or use." (M.P.14 & 15) "Marine Commercial/Marine Recreation" . "Marine-related water-dependent uses are encour- a2ed at appropriate locations on or near the coast and/or alon2 creeks and bavs where thev do not ne2ativelv impact on residential nei2h- borhoods or the natural environment. The demand for expan.ded mooring an.d storage space is high and is likely to grow, but potential sites are limited. Given this limited availability of appropriate water-front sites including creeks, alternative approaches such as on-land stacking of boats have to be considered. The Land Use Plan distinguishes between strictly recreation- oriented marine activity, Marine Recreation, and more intensive commercial marine activity, Marine Commercial. "The Marine Recreation cate20rv is recommended for locations alon2 creeks that have" suitable harbor areas. but less tidal flushin2 than is possible in bavfront or soundfront locations. Opportunities for boat docking and launching including marinas and yacht clubs will be provided. Opportunities for restaurants, bed and breakfast establishments and resort hotels or hotels can also be available under more limited conditions. . "The Marine Commercial cate20rv is utilized for more intensive commercial activitv. which could include marinas and boat vards with boat build- - 6 - __-----------.L______ . in2. moorin2 facilities for recreational and/or commercial boats. mariculture ooerations and where aoorooriate. fish orocessin2 facilities or ferrv terminals. Marine Commercial areas could also include some water-enhanced uses such as restaurants. resort hotels or motels. and ma- rine oriented retail stores or museums. "This cateRorv is 2enerallv used for urouer- ties that front on the bays where there is ex- tensive tidal flushinR. Au exception to this is a site proposed for Marine Commercial use on the eastern side of Mattituck Creek since this creek is the only harbor area available to commercial fisherman on th'e northern Sound side of the Town. "Prouosed sites for marine commercial use urimarilv reflect sites that are current Iv util- ized for boat moorinR and marine commercial uuruoses. In addition. marine-re lated areas in the vicinity of Budd's Pond and SaRe Boulevard have been urouosed for exuansion to helD in meetinR future water-related needs." (M.P. 12 & 13) . It is apparent from these descriptions and their application on the Land Use Plan that: (1) all but 10 to 15 acres of land on the Conkling Point peninsula are considered either for low density residence or open space and that, (2) the peninsula is an environmentally sensitive coastal area of which a substantial portion should be preserved as open space, possibly through protective regulation or Town acquisition and/or use. . In this pervasive context the Land Plan injects 10 to 15 acres of projected Marine Commercial (Business) land use. In principal such uses are to be "an appropriate locations on or near the coast... where they do not negatively impact on residential neighborhoods or the natural'environment~" Unlike the more limited Marine Recreation land use, which "is recommended for locations along creeks that have suitable harbor areas, but less tidal flushing", the Marine Commercial (Business) category provides "for more intensive commercial marine activity, which would include... boat yards... commercial boats, mariculture operations... also include some water-enhanced uses such as restaurants, resort hotels or motels, and marine oriented retail stores and museums." Appropriate locations would be on the bays where there is extensive tidal flushing. - 7 - _..._.....-......--..'O_~__ ---=--:~_.._,.-'_.~__~.__ '_ , . . . It should be noted that in making this proposal on the Conkling Point peninsula the Master Plan Update specifically states that "marine-related areas in the vicinity of... Sage. Boulevard have been proposed for expansion to help in meeting future water-related needs" rather than water-enhanced needs. Further, it should be observed that the Land Use Plan location of the Marine Business area is surrounded by low density residence and open space land uses are located on a small bay where tidal flushing occurs through a narrow inlet. This proposed Marine Business location is contrary to the principals and goals expressed in the Master Plan Update. Since it is surrounded by low density residential use and open space and gains access by a residential righ-of-way, it can also be expected to have a negative impact on the residential neighborhood and on the environ~ent. - 8 - . IV. BAC~GaOUBD STUDIES PIBDIBGS The Kaster Plan Update, including the mapping found on the Lan d Use P I an, is bas e don the mo red eta i led fin din g s pre s en t e d in the Background Studies report. This section examines pertinent findings in that report and notes some additional points of information. . Existin2 Land Use Patterns: This memorandum is based on land use survey information dating back to September 1982. It reveals that a portion of the proposed Land Use Plan's Karine Business site includes existing residential uses on the north side of the embayment adjacent to the existing marina. It does not reveal subsequent subdivision development underway in what was then vacant land. Nor does it note the Breezy Shores residential cluster subdivision now before the Planning Board. This subdivision will extend the residential lots pattern along the shore of the embayment to the west. Other proposed res"idential lots are located across Sage Boulevard, which will become a local residential street, and abutting the east boundary of the Marine Business site. The Breezy Shores subdivision will redevelop an existing summer rental cottage colony for single family residential use. The Generalized Existing Land Kap in the Background Studies demonstrates that, with these developments and the Southold Shores subdivision, the proposed Karine Business site will be surrounded by low density residential uses. Vehicular access to the site will be limite~ to the newly developed local residential street serving these residential properties. As these low developments are completed the projected low density residential and open space character of the Conkling peninsula will be close to fruition. . With reference to land use on the existing marina portion of the Karine Business site, the survey data does not provide much detail, only noting it as a marine commercial use. At this time the site accomodates a 91 slip marina, a "private" pool and tennis club, and a dwelling. In addition there are some remaining brickyard structures and open boat storage areas. It is not a marine commercial use of the character described in the Master 9 -......--,.--~ --~_',-,._~-- . Plan Update. Environmental Inventorv: With reference to soils (Daile 3), the Conkling Point peninsula has extensive areas of Canadice silt loam in the vicinity of Sage Boulevard. These apparently have been mined out by the former brickyard leaving the embayment and freshwater wetlanfts in the resulting depresions. "Made land" is the resulting soil classification between these depressions and at the former brickyard site. It is this site which is now occupied by the existing marina's upland area, poo 1 and tennis club, and dwelling. Table I, General Soil Characteristics, Town of Southold, states that Canadice silt loam soils have characteristically a depth to seasonal high water table of 0.5 to 1.5 feet, permeability is .slow, and it has severe septic field and home site limitations. The Soil Survey of Suffold County, New York, also notes that Canadice silt loam affects foundations of low buildings because of the high water table, high compressibility and large settlement. Further, artificial soil drainage is difficult because this soil lacks suitable ou~lets. This then is the general character of s~ils on the proposed ... intensively developed Marine Business site. . ~'_._'.---- With reference to water aualitv (Daile 4). it is stated that "The thin fresh groundwater lenses underlining portions of the Town of Southold can provide a limited water supply and are subject to saltwater intrusion and chemical contamination." Typically saltwater intrusion occars along the coastline and gradually encroaches on the inland water resources. Experience has indicated that, in practice, sewage denitrification package plants are not able to eliminate chemical contamination of groundwater. Further it should be noted here that both surfaces water runoff and sanitary waste disposal are problems. As the storm drain system and percolating soils become more satursted they will leach more and more of the temporarily impounded c~emicals into adjacent surface waters. The Natural Resource Inventorv MaD (followinll Daile 21 and Table I) shows that the Marine Business site is essentially an "island" with the embayment to the west, freshwater wetlands across Sage Boulevard to the north and a canal-like inlet to the east. The Conkling Point peninsula also has tidal marshes in the three locations, including on the embayment, perimeter beaches 10 ._.,..----......---,--,~-~.-:;- f"" . and forest areas. The importance of the tidal and freshwater wetlands is highlighted as follows: "The tidal wetlands in Southold are valuable natural features which should be preserved. These include both the large wetland systems which have been described, and the many small individual wetlands which are scattered throughout the T'own. Tidal wetlands are extremely productive ecosystems which perform many important ro les, such as marine food production, flood control, and the provision of wildlife habitat. For these reasons the Town's tidal wetlands should not be altered, and should be preserved in their natural condition. The preservation of these wetlands may also generate development constraints on adjacent lands, where development could adversely impact the wetlands. Moreovers, creeks and wetlands should be protected from road runoff and pollution that can alter the ecosystem of the wetlands." . "Freshwater wetlands, which are found in scattered locations throughout the Town of Southold, are important natural features which perform a variety of ecological roles. Freshwater we~lands are a major factor in flood control, acting as storage basins and reducing flood crests and erosive capacities. These wetlands are vital to the hydrologic cycle in that they help to recharge groundwater, and they also act as natural pollution control systems by filtering out many potentially harmful materials. Freshwater wetlands are also an important component of food webs, and they support a diversity of plants and animals." (Pages 10 and 11) With reference to wildlife (oalte 19 and 20), it is reported that "NYSDEC has indicated that,there are several areas of the Town on their preliminary list of Significant Wildlife Habitats. These include... Conkling Point..." where there is a least tern nestin'g colony. . With reference to existinlt marinas (oalte 11), it may be noted that the existing 91 slip marina at Conkling Point represents very little more than one percent of the 1,800 slips now available in the Town and that only a verv maior expansion would raise this percentage to a significant share. Such an increase is hardly compatible with the scale of the embayment or 11 ~. . with the surrounding environmentally sensitive low density residential area. With reference to hotel/motel uses (Dalle14 and l5)in the proposed Marine Business site, the studies note "Another trend seen on the South Fork, and to some extent in Southold, is the conversion of motel units to condominiums units... some view such c.onversion as a change of use and feel that hotel and motel rooms designed for transients will not be suitable for more permanent use in terms o~ size of facilities; thus requiring major renovations (e.g. kitchen facilities, etc.)." . With reference to recreation (Daile 17), it is stated that "The 1981 League of Women Voters survey found the strongest desires among respondents for bicycle paths, nature trails and a greater access to school facilities." The consultants found a need for boat launching areas. There are no proposals for pu~lic boat launching or marina facilities to serve small boat owners. "There is a increasing demand for boat launching and boat mooring facilities. Present facilities are limited and the capacity of creek areas in all parts of the Town to accommodate additiona 1 facilities is also restricted... Town policy should encourage the continuation of existing marinas." (page 3) Among the Planninll Issues (Daile I), the following are noted: "Suitabilitv of Land for DeveloDment * development or retention of farmland * proximity to/adequacy of community services * protection of environmental features - wetlands; tidal marsh; dunes, beaches and bluffs; scenic vistas;. waterways - creeks and ponds; * physical constraints - high water table; steep slope; poor soil permeability; flood hazard areas; erosion hazard areas siltation * drainage problems" "Coastal Issues" "Access to water . * beaches - swimming, bathing, wa lking, viewing scenic vistas boat launching on north shore/launching and * 12 . - .-~--~~-.,---"~- .-:.," . * mooring on south shore for commercial and recreational fishermen attractiveness for private residential' commercial development often precludes maintenance of access use for resort facilities" * "Oualitv of Coastal Waters * critical to fishing industry and recreational fishing * need for additional boat slips - dredging * compet it ion with water-enhanced uses such as restaurants, motels" "Protection of Sensitive Coastal Environment * tidal marches * dunes, beaches, bluffs * scenic vistas * water quality" "Salt Water rntrusion . * need to protect ground water - limit on coastal area development" ."Navi2abilitv of Waterwavs * siltation and dredging - disruption of shellfish beds'spawning grounds" . 13 ~""T'C._"""'_~_ . v. aBCOIUIBBDATIOB The proposed Marine Business area injected into the low density residential Conkling Point peninsula area is not compatible or appropriate. It sticks out like a "sore-thumb" in the context of the findings and planning goals. even though it is relatively small and seems to confirm the much less intense existing marina. pool and tennis club. and dwelling use. Further. the Marine Business site proposed cannot produce a significant benefit to the Town's economy. even if it were intensively developed. The upland area available and the embayment surface water area, which must be shared with other abutling owners, simply do not have the capacity for enough development, never mind the impact. to achieve such a significant increase in the economy. . The proposed Marine Business development. if implemented will have a negative impact on both the low density residential neighborhood and on the natural environment. In conformance with the findings of the Background Studies"and the planning goals. it may be noted that the Master Plan Update does not propose any similarly situated Marine Business sites. even on larger embayments and estuaries in low density residential neighborhoods. It is clear in the context of the Background Studies and the planning goals, on which the proposed Ma~ter Plan Update is based. that the Conkling Point peninsula is an environmentally sensitive. low density residential neighborhood. Its future seems to be assured as a result of current developments trends. Further, in accordance with the Update's recommendation for cluster development desirable open spaces are being preserved. Despite this established low density,residential character. the Master Plan Update could justify continuance of the existing marina as set forth in its findings. . It is recommended that the Update eliminate water-enhanced uses, and intensive commercial water-related marine uses with a view to maintaining and enhancing the environment and preserving the low density. residential character of the Conkling Point 14 .~.._--"-----._-'c -. . . . peninsula. If any water-enhanced uses are to be permitted, they should be severely restricted with reference to their impact and a clear accounting provided of the land area to be put to such use. If we look to the purposes set forth for zoning districts in the Proposed Zoning Regulations of April 1985, the nearest comparable purpose would be that for the Resort Residential A District. However, it does not anticipate any commercial marina use, as a result, a restricted Resort Residential B purpose would seem to be the best recommendation to provide for the continuation of the existing uses. Therefore, it is recommended that a land use category be provided compatible with a restricted Resort Residential B Dist!ict purpose with particular emphasis on consistency with the density and character of surrounding land use and on preservation enhancement of the environment. Further, it should be applicable only to the existing marina, pool and tennis club and dwelling site. 15 -/. ..:!":..r:T~-::" . FREDERICK H. REUTER. AICP Planning and Zoning Consultant 1030 Forest" Hill Rood Hendersonville. N.C. 28739 (704) 692-7104 GENERAL BACKGROUND Frederick H. Rp.uter, AICP, has engaged in planning and zonin~ consultation since 1950. Until August or 1984 he was active as the principal or the rirm or McCrosky-Reuter. His former partner, Theodore T. McCrosky, had rounded McCrosky- Reuter's predecessor rirm, Theodore T. McCrosky, Consulting Engineer, in 1950. Both practices were located in the New York metropolitan area. Mr. Reuter's consulting practice serves civic associations, private individuals, businesses and proressional rirms as well as public and institutional clients. . Projects have frequently involved teamwork with other professionals in such fields as architecture, engineering, environmental sciences, law, real estate and sociology. In the context of community projects this teamwork also involved the community's officials, staff and other consult- ants. Characteristically the scope of these consulting services range from professional opinions or expert witness roles to complete master plan programs, zoning ordinances, community development programs and development projects _ some are typical day-to-day operational planning services while others are major in depth studies. . Frederick H. Reuter's office is now in Hendersonville, North Carolina, but he also maintains a limited office at 900 Ellison Avenue in Westbury, New York, in conjunction with Storch Associates. The telephone number there is (516) 8-32-8288. .'. - .-----,---..- ..-,--.,-.~~,..-c: ..._~-,..--->-----r--.,~.'-'---::o_-=-~__...--__. . CONSULTING SERVICES Comprehensive or master plans for communities and regions Capital improvement programming and preparation of long range financial programs Zoning ordinances, .subdivision regulations and similar development regulations Community development programs and rehabilitation Continuing planning and renewal advisory services Site selection; development and subdivision plans Demographic, economic and land use analyses and projections Traffic and parking surveys, analyses and solutions . School enrollment forecasts and development programs Economic analyses of shopping centers, industrial parks and similar facilities Environmental evaluations and impact studies Expert testimony, investigations and reports . -. CLIENTS IN RECENT YEARS Several of these McCrosky-Reuter clients continue to be served by Frederick H. Reuter, AICP. These assignments reflect much of the scope of services that are available to his clients. PUBLIC CLIENTS Harrison (Town/Village) - Halstead Avenue/Harrison Avenue Business District Marketability Study, Development Plan and Public Improvement Plan ( with Economic Research Associates ) Community Development Block Grant Applications for 1982 through 1985 East Williston (Village)- New Zoning Ordinance and Land Sub- division Regulations . Hempstead (Village) Lawrence (Village) East Hampton (Town) Oyster Bay (Town) Sag Harbor (Village) . Smithtown (Town) ---~-- ----->. ~.-":"~....'.-., ~-~-~-~- - Intermodal t~ansportation center, subcontractor to Storch Associates for land use, planning and zon- ing analysis - Apartment planning and zoning study, planning and zoning recommend- ations - Master Plan Update: housing, traffic and infrastructure elements in cooperation with the Town Planning Department ~taff; environmental assessment of the housing element; evaluation of resort motel zoning concepts and proposed text - Expert testimony in the Supreme Court on planning and zoning - Local Waterfront Revitalization Program Plan (CMP) New Zoning Ordinance Park funding applications (LWCF) - Business district development plans for the Kings Park and St. James Communities - 1 - "?- . PUBLIC CLIENTS ( Continued) Saltaire (Village) - Study of potential funding programs Application for a Local Waterfr~nt Revitalization Program funding Expert testimony on planning and zoning Southampton (Village) - Comprehensive planning studies and Updated Master Plan and zoning recommendations Upper Brookville (Village) - Comprehensive planning studies and Updated Master Plan Expert testimony in Supreme Court on planning and zoning Westhampton Beach (Village) - Comprehensive planning studies, Master Plan and Zoning Ordinance, including flood plain zoning Local Waterfront Revitalization Program Plan (CMP) . . - 2 - . CIVIC ASSOCIATIONS, INSTITUTION AND PRIVATE CLIENTS A. D. H. Realty Corp. Barbash/McGovern Brookville Taxpayers Association Century Ciruit, Inc. . Committee to Save Good Ground Water East Moriches Civic Association Greyhound Bus Company Planning, financial and zoning analysis in preparation for a change of zone application to permit the adaptive reuse of Kahn's Castle for residential condominiums in the Town of Huntington - Planning and zoning analysis for a change of zone to permit the construction of a Marriott Hotel on Pinelawn Road at the Long Island Expressway in the Town of Huntington Expert testimony in the Supreme Court on planning and zoning - Analysis of the compatibility of a proposed free standing theater sign in the Plainview Shopping Center in the Town of Oyster Bay - Analysis of environmental impact of a proposed major subdivision and town sponsored upzoning of the Red Creek area of t~e Town of Southampton - Planning and zoning analysis and expert testimony opposing an application for a change of 'zone district to permit a motel use in the Town of Brookhaven - Planning and zoning,analysis of a proposed Greyhound Travel Center at the intersection of the Long Island Expressway and the Motor Parkway in the Town of Islip Instruments Systems Corp.-Analysis of the best development potential of an ISC vacant site at Huntington Station in the Town of Huntington . - 3 - . CIVIC ASSOCIATIONS, INSTITUTION AND PRIVATE CLIENTS (Continued) KAPCO Lincoln S~vings Bank Long Island University C. W. Post Center . New York Insitute of Technology North Shore ~trium Associates Save Three Mile Harbor Committee Stop the Airport Committee . - Traffic and parking analysis related to the application for the Haupp- auge Ramada Inn and Conference Facility on the Long Island Expressway and Veterans Memorial Highway in the Town of Islip - Planning and zoning analysis related to an application for a special permit to relocate and expand a drive-in banking facility - Prepare a Draft and Final Environ- mental Impact Statements, planning and zoning analysis and expert testi~ony related to a special permit to expand thecampus into the Village of Old Westbury - Planning analysis related to an appii~ation to increase the height of a proposed new building beyond a covenant restriction in the Village of Old Westbury - Planning and zoning analysis related to a change of zone to permit an office building in the Town of Oyster Bay Planning and zoning analysis reated to opposing a proposed motel site in the Town of East Ha~pton - Planning and zoning analysis related to opposing the proposed Riverhead Airpark in the Town of Riverhead - 4 - . FREDERICK H. REUTER Community and Regional Planning Consultant EDUCATIONAL AND PROFESSIONAL AFFILIATIONS Education Cornell University -- 1938-1940 and 1946- 1948 (Course interrupted by military ser- vice) B. Arch., 1948 . Massachusetts Institute of Technology -- Master of City Planning, 1950 Licenses New York -- Registered Architect No. 6690 New Jersey -- Professional Planner No. 542 Societies -American Institute of Certified Planners -American Institute of Architects -Tau Beta Pi (honorary engineering) -Gargoyle (honorary architecture) -Lambda Alpha (honorary land economincs) -Urban Land Institute PROFESSIONAL EXPERIENCE 1966- 1984 Proprietor, McCrosky-Reuter, Planning Consultants 1962-1966 Partner, McCrosky-Reuter, Planning Consultants 1957-1962 Associate Partner, T. T. McCrosky, Con- sul tants . ."'.""_ _ _. ,.'._...--......~~'~.""n~'._ ~. .., .,~"~~' _~. . . . 1953-1957 1951-1053 1947, 1948 and 1950 1949 1946 1942-1946 1941-1942 , . ~-. - , . "-_ ,.,.-",-~:.. 'Z..-. ',' " ., ':~"-.~~_"A ..;.,.___ .'_.'. ;.-~ __.L'" ~_'> Senior Regional and Community Planner, T. T. McCrosky, Consulting Engineers, acted as planning director for the Town of Smithtown, Suffolk County, New York Principal Planner, McHugh and McCrosky Planning Engineer, Nassau County Plan- ning Department, special responsibility for population forecasting and land use survey and analysis Resident Planner, South Charleston, West Virginia, for John M. Muddeman and Asso- ciates, Planning Consultant Eggers and Higgins, architectural and engineering work U. S. Army, Corps of Engineers, private to cap~a~n: Company commander with field superv~s~on of theater of operations con- struction in Europe and the Pacific Jr. architectural engineer, Krey and Hunt, Consulting Engineers; Caribbean Architects- Engineers, and other firms. . . . -.-.~~--...........---,..- CLIENTS OF McCROSKY-REUTER Community Clients: Complete Comprehensive or Master Plan Programs, including Surveys and Analyses, Plans, Zoning and Subdivision Regula- tions and Capital Improvement Program: Calverack (Town), N.Y. Collins (Town), N.Y. Concord (Town), N.Y. Harrison (Town), N.Y. Highlands (Town), N.Y. Highland Falls (Village), N.Y. Honeoye Falls, (Village), N.Y. Maybrook (Village), N.Y. Mendon (T~wn), N.Y. Montgomery (Town and Village), N.Y. Newfane (Town), N.Y. Onondoga (Town), N.Y. Oswego, (City), N.Y. Paramus (Borough), N.J. Perrysburg (Town and Village), N.Y. Philmont (Village), N.Y. Port Chester (Village), N.Y. Quogue (Village), N.Y. . Riverhead (Town), N.Y. Scottsville (Village), N.Y. Southampton (Town and Village), N.Y. Springville (Vil~age), N.Y. Walden (Village), N.Y. Wheatland (Town), N.Y. Community Development Programs and Housing Assistance Plans and Related Program Consultation: Oswego (City), N.Y. Riverhead (Town)? N.Y. Traffic and Parking: Garden City (Village), N.Y. Irvington (Town), N.J. Stamford (City), Conn. ;.1" ,-- .~.- Zoning Ordinances: . Monroe County, N.Y. (Rochester Airport Zoning Analyses and Regulation) New Britain (City), Conn. Thomaston (Village), N.Y. Urban Renewal Studies: Huntington (Town), N.Y. Islip (Town), N.Y. Lindenhurst (Village), N.Y. Oswego (City), N.Y. Stamford (City), Conn. . School District Forecasts and Development Programs: Greece Central School District No.1, N.Y. Gates-Chili Central School District, N.Y. Other Specialized Projects: Plainville (Town), Conn. (Subdivision Development Analysis and Regulation) Wayne County, N.Y. (Preliminary Overall Economic Development Program) Village of Port Washington North and Baxter Estates, N.Y. (Shoreline Preservation Plan) Village of Port Washington North, N.Y. Planning and Zoning Study - for undeveloped area) Professional Firms Clients: . Cannon, Thiele, Betz, Cannon, Schackleton and Fitz- gerald, Architects (Craig Colony Master Plan, N.Y.S. Department of Mental Health) George Diamond, Architect (Dehli Institue, N.Y.S. University Construction Fund) Faragher and Macomber, Architects (Alfred Institute, N.Y.S. University Construction Fund) Francis X. Gina, Architect (Oneonta College, N.Y.S. University Construction Fund) James D. Landauer Associates, Inc., Real Estate Con- sultants I.M. Pei, Architects (Fredonia College, N.Y.S. Univer- sity Construction Fund) Seelye Stevenson Value and Knecht, Consulting Engineers (Northwest Quadrant Comprehensive Sewer Study, Monroe County, N.Y., and Millstone Comprehensive Sewer Study, N.J.) Smith, Smith, Haines and Lundburg, Architects (Stony Brook University, N.Y.S. University Construction Fund) ~,'-.-'-~-~~-~._-- . ~~. --, . Private and Institutional Clients: Kaufman and Broad Litwin and Swarzman New York City Stock Exchange Building Corporation and Sol G. Atlas, Builder N.Y.S. Mental Hygiene Facilities Improvement Fund (as consultant to Cannon, Thiele, Betz, Cannon, Schack1e- ton, Fitzgerald, Architects - Engineers) N.Y.S. University Construction Fund (as consultants to various architects on five campuses) New York Telephone Company Northport Boatyard Otto J. Paparazzo Pepsico Webb and Knapp . .