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HomeMy WebLinkAboutPB-04/30/1985T Sq ID 8outhold. N.Y. 11971 (516) 765-1988 PLANNING BOARD MINUTES The Planning Board held a joint meeting with the Town Board to discuss the revised master plan at Southold Town Hall, Main Road, Southold on April 30, 1985 at 3:00 p.m. Present were: Planning Board Chairman Bennett Orlowski, Jr. Plannin~ Board ~ember G. Ritchie Lahham, Jr. Planning Board Member William Mullen, Jr. Plannin~ Board Member Kenneth Edwards Planning Board Member Richard G. Ward Town Planner David Emilita Supervisor Francis J. Murphy Councilman Joseph Townsend Councilman Paul Stoutenbourgh Councilman Jean Cochran Councilman/Justice Ray Edwards Town Attorney Robert W. Tasker Consultants Paula Gilbert and Stu Turner (RPPW) Councilman Jay Schondebare was absent The Planning Board presented to the Town Board the Master Plah map which they wished to be adopted. The Chairman reviewed the Master Plan Memorandum which summarizes all the changes. He noted that this is the Planning Board's recommendation tothe Town Board based upon the work of the consultants, and input of the ~ublic. The chairman reviewed the new districts of the proposed zoning districts. The Chairman explained that during the Master Plan process the Planning Board has accomplished as many goals as possible along the way, and many items which were of concern were addressed. One of the items was density and this was cut with the adoption of two-acre zoning in May 1983. Most recently the Town Board has cut the density on the existing M zones. Tbs density question has been addressed. The new propsed zoning districts are as follows: A~ircuitural Conservation - this is the basic two'acre zone, however, the Planning Board can mandate clustering to preserve the farmland. Also, this highlights areas where priorty should be given to preservation of farmland. April ~0, 1985 Planning Board Master Plan ! Low Density Residential District (R-80) -These areas are mostly South of the Main Road and they are large areas and 9pen and some a~e not good for agriculture and have water problems. R-4D District~ - This is a one-acre residential zone. When the Town c~anged from one acre to two acre zoning, it was noted that scme parts of Town could revert back to one acre. This proposed district is in higher density areas, where there may be some 3 or 5 acre lots which are surrounded by smaller lots. Therefcre, anyone subdividing these lots would be able to create one acie lots. In this way, the Town is not being exclusionary. Lot Dersity Residential R-120,R-200,and R-400 District - The R-120 includes all the East end of Fishers Island which is basically the FI~CO land. The Planning Board adopted a FIDCO Map which makes ~rovisions for 3 acre lots. The R-200 District is 5 acre zoning for residential lots. This zone is South of th Mair Road in Orient, where there are severe water problems. By going to 5 acres, the density is cut and the water problem is somewhat alleviated. The R-400 zone is 10-acre zoning for resider ~ial lots and this is for Robins Island. Robins Island is a 4£0 ~acre island and it was felt that 10 acre zoning would help preserve the land. Hamlet Density Residential - The District will be used to replac~ the existing "M" zone, and it can include various types f residential uses, may be applied by the Town Board upon petition only if certain criteria are satsified, particularly provision of utilities an dproximity to hamlet centers. A major cbjective of the zone and a criteria to be considered in its application, is the provisionofmoderate cost housing. The Chairman stated that this is the main goal of the Planing Board. It was realized that this is the biggest problem in the Town; as a result of all the studies conducted the major concern is where people can afford to buy homes, especially young people just out of college. The Chairman stated that there are currently some proposals pending which address this at 4 units per acre. It was also noted that although the recommended density was four units per acre, the Board would consider increasing this for a developer who would guarantee affordable housing. Resort Residential District - This is ~ew and basically the same as the R-80 zone except that it permits low density resort, season~t and motel and hotel development particularly in'water- from a~eas consistent with the surrounding low density and agricultural development. This can work with a clustering type cqncept up on the Sound where we know that is where the-i value is and it can leave more open space. Res01rt Residential B District - This allows recreational marinas and a higher density of residential development. This district is intended basically for more intensively developed waterfront areas, but does not .include businesses. This proposed zone would help the tourism trade becasue ~there is a limited hotel/ motel ~vailability here. -3- April 30, 1985 Planning Board Master Plan Residential Office District - This is a proposed new district that permits professional and limited business offices in areas that ar~ a transition between the hamlet centers, outlying business areas a~d lowdensity residential areas. Residential ~density is basically one acre. In the zone, offices for doctors and lawyers and professionals would be permitted. Limited Business District - This is a new district and is intended to allo~ very limited business activity (antique shops, wineries, bed and breakfast, professional offices: that are appropriate for limited outlying and low density areas. The primary prupose of this district is to accommodate areas currently zoned for business, but which in accordance with the Master Plan policy are not intended to expand or be intensively developed. To do so would create strip development and inappropriate uses in agricultural and low density areas. It was recommended that the zon~ be to limit the current B zone and keep it more in conformance with the surrounding area. The Chairman noted that there are undeveloped business parcels that exist and nothing would be taken away. The Chairman pointed out that the Board felt that the map was fair in this respect since they did not wish this to have a negative economic impact on the Town. Hamlet Business District - This district is a modified version of the present B light business zone and allows an array of business, office, and speciality and residential uses at higher densities (if utilities are available) in the hamlet centers. The Chairman noted that the basic hamlet centers are in Mattituck, Cutchogue, Southol~, with a very small area in East Marion and Orient, and Fishes Island. The Chairman explained that the uses would include speciality and retail shopes which would be conforming to the existing businesses. General Commercial District - This district is essentially the present B-1 District and is intended for auto-oriented uses, - commerical uses that are more land-extensive and not as dependent on pedestrian traffic, and commercial uses that are not necessrily appropriate in a hamlet center. This district is applied along major roads (basically Route 25) near the hamlets and near the Village of Greenport. Marine Recreation District - This in one of two special marine districts proposed. This district is intended to encourage and accommodate recreation-oriented marine activities in selected waterfront locations. Motels would only be permitted by special exception if part of a water-related development. The improtant priority is maintaining and expanding access tothe water whether it is prublic or generally available as a public, commercial use. This theme is also evident in the Marine Business (MB). District. Marin.e Business District .... This is s~milar to the Marine Recreation district except that it can accommodate more intensive marine businesses such as boatyards, commercial fishing stations and free-standing restuarants, as well as residential development which ~s secondary_to an dpart of a wter-related or.marine oriented use. -~ -4- April 70, 1985 Planning Board Master Plan ! Light Industrial Park/Office Park (LIO)and Light Industrial (LI) - Both o~ these are similar to the existing "C" light industrial category. The primary distinction between the two propsed districts is the intensity of use. The former requires larger parcel~ and low coverage and is intended for industrial areas away ~rom t~e more congested hamlet areas. The Chairman clarified that t~e Board was not recommending any business uses which would ~otlutants. Also, many uses permitted in the General Industrial District (c-l) area propo-sed to be eliminated. The Chairman stated that the above zoning catagories are the Planning Board's recommendation to the Town Board. Other Changes - Special Exceptions The draft reflects a proposed shift of responsibility for special exceptions from the Zoning Board of Appeals. to the Planning Board. Special Exceptions generally involv~ plannind decisions in that they are concerned with land use relationships. The ZBA can focus on appeals, variances, and matter of interpretation. The Chairman indicated that he had discussion with the ZBA Chairman and it was felt that this w~uld take some workload off the Board of Appeals. Airport - This is left in the Industrial District requiring a 100 9cre minimum site and is limited to a Basic Utility - Stage II airport. The Chairman noted that there are no parcel~ of 100 acres which are in the this zoning catagory, therefore, it would be up to the Town Board to g~ant a special exception~ for this uss. Shopping Center - As a specific use this is not included, however, the uses that go into a shopping center are included in the HB and B-t districts and there is nothing specified to pre~ent a shopping center. In fact, when compared to a strip ~f individual stores, a shopping center is preferable in terms of being able to limit curb cuts, achieve better desing, etc. However, unless an incentive is provided such as increased coverage or decreased parking or a disincentive is included for conventional development such as requiring very l~rge lots, there is little reason 'to distinguish shopping center as a specific use,except possibly to permit joint.use of par~ing, thus allowing more landscaped space. Marine Usies in Busines Districts - Since we now have proposed a specific marine district, uses such as marinas and fishing stations are eliminated from business districts ~hich-as a rule will not be located on.the water. Bed and Breakfast - The Chairman explained that this use was discussed at the Code Committee meetings. This use is proposed · n the Limited Business District applicable to structures ex~sti~g prior tothe date that zonin~ was ~n effect.' They would also be permitted in those districts that allow hotels and motels. The ordinance could be further revised to ap~ly Page 5 April ~0, 1985 Planning Board Master Plan to houses that area atleast 50 years old. This would serve to limit its applicability and assist in preserving older houses~ The Chairman stated that the Planning Board" felt this concept was a good idea, howver, some proposals were for mo~e than just a bed and breakfast. It was felt that this would limit the uses and would be mostly for tourist. The Chairman stated that there has been considerable research done for this type of zoning and is beneficial to preserve the older homes on the farms. Signs and Protection of Natural Features and Landscapinq Issues for Further Discussion: Roadside Farmstands - The revised ordinance includes the basic provisions of the present ordinance with some reorganization and a ~imitation on products to be sold to only those grown on the premises. The Chairman stated that this topic was also discussed by the Code Committee at numerous meetings. Access¢ ry Apartments - Suggested provision for accessory apartments as a s ecial exception use is included in all residential distri ts, with rigorous restrictions. These include owner-occupancy of the structure, applicability to existing structures (cut off date currently recommended to be 4/9/57). This date could be cha~ged to one closer to the present, such as January 1, 1984, ~hich would still prevent the construction of new two-family homes n smaller lots. An earlier date could be used to limit establishment of apartments and preserve older houses. Two-Family Houses - The curren~ policy of allowing two-family homes ~s a special exception on parcels double the size of single family minimum is retained. However, two-family homes would Ne permitted on smaller lots if water and/or sewer is availaqle is some-districts, e.g., the Hamlet D~nsity Residential District, but always at twice the land area required for a single,family house in that district. The Chairman stated that this is one way to address the housing shortage in the Town. . Moderate Cost/Lower Cost Housing - This is partially addressed in (a) provision for accessory apartments and (b) lncreasted density (to four units) in Hamlet Density. It may be very appropriate to go beyond these zoningmeasures to provide housing for older and younger residents'of the Town who have incomes below Southold's median income level. E.G.., local housing_and/or building codes should be chedked to determine if modular housing can be approved since this is~' potential source of moderately pr-iced housing. Perhaps in some cases incentives could be used such as reduced dwelling unit size or higher ~density than four units per acre. Trailers-Mobile~Homes/Mobite Home Parks - This is a complex issue. In its definition of a dwelling unit, however, the.~. Town.'~specifically excludes house trailer. Therefore, a house Page 6 April 30, 1985 Planning Board Master Plan trailer cannot be put on a lot as a house. This draft does ot include a specific change, except tha~ in cases of natural emergencies or construction of a building, a trailer could be located on a Site by permit of the Town Board. Tourist camp and recreation vehicle parks are allowed byspecial exceptions of the Town Board under Chapter 88 of the Town Code. These house 5railers are allowed in certian areas for seasonal or recreation use. These provisions are referenced in the zonig ordina ces. Limitii~g Conversions of Hotel or Motel Units - A sectin in the supplementary regulations limits conversions of hotel units %o condominium and cooperative units to location in residential districts. There is some desire to be more restrictive, i.e., ~imiting conversion in residential districts as well, but there is also some question about whether this could be enforced if dwelling unit livable area and density requirements were m~t. The Chairman stated that this is aproblem in the ~ Town because there are hotel conversions and there is nothing that c~n be done about it. Wineries - The draft zoning ordinance has maintained the provision that wineries could sell wine produced from grapes grown on the premises and added the provision that grapes also c~uld be grown within the Town. Wineries would be allowed in the agricultural conservation and Low Denisty R-40, R-80, R-120 9nd R-200 and R-400 Districts, as well as the Resort Residenital A, Limited Business and General Business Districts. The Ch~trman stated that the Planning Board was in favor of the Pr(~posed Master Plan and Ordinance and thanked the consultants for th~ work they had done. The Chairman also stated that the Pl~.nning Board was intending to adopt the land use plan for their benefit when reviewing applications. The Chairman stated that any changes in the zoning map and ordinance are now up to the Town Board, however, the Planing Board was not proposing any additional changes for the Land Use Plan. Planni~ Board member William F. Mullen reported on the work he had done regarding affordable housing. He stated that h~ was currently preparing memo and report which he would submit to the Town Board. Mr. Mullen had been reviewing modula~ homes and felt that that would be a way to provide affodaDle housing in the Town . He projected that with modular homes, a house could be constructed for between $60,000 andS65,000. Mr. Mullen stated that while these figures may be low the average income in the Town is $20,000 and under. Mr. Mu~len proposed having the Town assist people in financing. he also suggested that the Town acquire some land for people . ~ to buy. Planning Board Member G.~ Ritchie Latham Stated that he was in favor of the zoning map proposed and noted that most people resent being~totd what they can and can not do with their land, however, he wanted to see the Town be able to have some control over the d~velopment. April Planni hamlet 30, 1985 Page 7 Planning Board Master Plan sg Board Member Richard G Ward commented on the density zoning in the Town. He re-iterated that the zoning was increasing from 4 and 6 units to an acre to 2 and ~ units to an acre depending on the availability of water add sewer. He stated that the heavy density could be around_the hamlet centers for affordable housing projects, if petitioned. Planni~lg Board member Ken Edwards requested that the Supervisor and Pl.~nning Board Chairman attend the next Fishers Island Civic ~ssociation Meeting to present to the Fishers Island Reside]its. Bennet~ Orlowski, the Planning Board Chairman stated that the Bo~Lrd was working on a procedure booklet and recommended that e~eryone review the propoed zoning in order to become familiar with it. He also stated that the Board and Highway Department was working on new Highway Specifications to update the current one. He explained that they were prcposing that money be in the budget for updating the plan every year. The master plan is not set in stone, it is constantly c~anging year tO year and should be continually reviewed to make sure that it is adequate for the Town. Stu Turner, of Raymond, Parish, Pine and Weiner stated that this w~s a great accomplishment for the Town. He felt that there as a consensus of what was wanted in the Town as far as growth and the goals of the community. He explained that the next step was the conducting of public hearings for public input. David Enilita, Town Planner stated that the Town had a long way and he felt that the Town could learn from the South Fork an the expreience they have had for increased development. At this time the floor was open for questions and discussions from the Town Board: Councilman Joseph Townsend commented that he felt that there were some existing Business zones which were undeveloped and not in appropriate areas. Richard Ward notsd that most parcels, although still vacant, had been before the Planing Board for site plan approvals. He suggested that these areas be zon'ed for LiGht Business. Councilman . referre~ to three areas in ~he Town which he felt would be appropriate for light business zones, those being: Dalchet property, Breacknock property and the property across the street from Porkey's restaurant. Councilman also gave ' · nput regarding affordable housing and noted that.in some parts of the Country it~is mandatory for businesses.to provide low cost housing for their employees. Mr. Mullen stated that he had some committments from businesses in thsTown who needed housing for employees. Ther? w~re no further comments from the Town board, ~he members and the~Supervisor thanked the Planning Board fo~ their inpdt and w6r~. The meeting adjourned at 4:17 p.m. ~ April ~0, 1985 Page 8 Planning Board Master Plan Respectfully submitted, D~ane M. Schultze, Secretary Southold Town Planning Board