HomeMy WebLinkAboutConkling Point Peninsula 1986
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ANALYSIS AND RECOMMENDATION
WITH REFERENCE TO
PROPOSED TOWN OF SOUTHOLD KASTER PLAN UPDATE
As it Applies To The
CONKLING POINT PENINSULA
February 5, 1986
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Prepared by
FREDERICK H. REUTER, AICP
Community Planning and Zoning Consultant
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tABLE OP CO.TE.TS
I.
INTRODUCTION . . . . . .
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THE MASTER PLAN UPDATE'S GOALS
PROPOSED FUTURE LAND USES
BACKGROUND STUDIES FINDINGS
RECOMMENDATION . .
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1
2
4
9
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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.
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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."
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"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"
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"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
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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.
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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:
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"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"
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"Low Density Residential development at
densities ranging from one dwelling per one or
two acres for most of the non-agricultural
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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)
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"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.
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"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.
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"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"
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"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.
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"The Marine Commercial cate20rv is utilized for
more intensive commercial activitv. which could
include marinas and boat vards with boat build-
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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)
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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.
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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.
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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.
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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.
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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.
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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
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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.
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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
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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."
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"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.
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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
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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.)."
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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
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*
beaches - swimming, bathing, wa lking,
viewing scenic vistas
boat launching on north shore/launching and
*
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*
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"
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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.
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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.
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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
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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.
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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.
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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.
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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_-=-~__...--__.
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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
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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
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Hempstead (Village)
Lawrence (Village)
East Hampton (Town)
Oyster Bay (Town)
Sag Harbor (Village)
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Smithtown (Town)
---~-- ----->. ~.-":"~....'.-.,
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- 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
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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
.
.