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Home My WebLink About1000-83.-2-17.3PLANNING BOARD MEMBERS MARTIN II. SIDOR Chair WILLIAM J. CREMERS KENNETH L. EDWARDS GEORGE D. SOLOMON JOSEPH L. TOWNSEND PLANNING BOARD OFFICE TOWN OF SOUTHOLD MAILING ADDRESS: P.O. Box 1179 Southold, NY 11971 OFFICE LOCATION: Town Hall Annex 54375 State Route 25 (cor. Main Rd, & Youngs Ave.) Southold, NY Telephone: 631 765-1938 Fax: 631 765-3136 MEMORANDUM To~ Martin Sidor, Chair Town of Southold Planning Board From: Mark Terry, LWRP Coordinator Principal Planner Date: May 7, 2009 Re: Proposed Site Plan for Joint Industry Bd. of the Electrical Industry 3800 Duck Pond Road, Cutchogue SCTM# 1000-83 -2-17.3 Zoning District: RR This site plan is for the proposed construction of an 18,000 sq. fi. meeting/conference facility and interior alterations of an existing motel, restaurant, pool and pool house on a conforming 12.3 acre site partially located in the Resort Residential and Agricultural Conservation Zoning Districts. SCTM#1000- 83-2-17.3 The proposed action has been reviewed to Chapter 268, Waterfront Consistency Review of the Town of Southold Town Code and the Local Waterfront Revitalization Program (LWRP) Policy Standards. Based upon the information provided on the LWRP Consistency Assessment Form submitted to this department as well as the records available to me, it is my determination that the proposed action is CONSISTENT with the Policy Standards and therefore is CONSISTENT with the LWRP. It is recommended that that the Planning Board consider the following policy standards to further the below listed policies: Policy Standards 3.1 Enhance visual quality and protect scenic resources throughout the Town of Southold. A. Minimize introduction of structural design components (including utility lines, lighting, signage and fencing) which would be discordant with existing natural scenic components and character. Use appropriate siting, scales, forms, and materials to ensure that structures are compatible with and add interest to existing scenic components. The site is currently improved with two motel buildings, a restaurant, a cabana, an in ground swimming pool, associated parking lots and a seawall. The proposed three story meeting/conference facility is proposed to be constructed within the bluff oriented north/south located on the eastern area of the property. However, as indicated below, the proposed footprint of the building is located on the face of the bluff in areas with slopes greater than 20% and therefore, as proposed, is prohibited pursuant to Chapter 236 of the Southold Town Code. It is recommended that the Board site the facility to achieve the greatest level of compatibility with the existing build out and associated scenic components as practicable. The siting of the facility in proximity of the bluff furthers this policy by using the height of the landform to mitigate the scale of the building. However, this use of the existing landform to mitigate the scale of the building can be achieved without compromising slope integrity by relocating the building adjacent to the bluff where less than 20% slopes occur (to the south of the current proposed location). To further the above policies, it is recommended that the Board require that all lighting fixtures on-site be retrofitted and/or installed to conform to dark sky standards. Preserve existing vegetation and establish new indigenous vegetation to enhance scenic quality: To further the above policies it is recommended that the Board require the following through covenants and restrictions: 1. The proposed erosion and sediment control plan and details plan dated January 14, 2009 indicates that "existing vegetation to remain shall be protected and remain undisturbed". A line of silt fence w/hay bales is shown however, the limits of clearing are unclear. Does the applicant propose to clear all vegetation south and east of the line? Correspondingly, "limits of disturbance" is referenced but not shown. It is recommended that the Board require that the limits of clearing and ground disturbance be clearly shown and labeled on the plan. In addition, it is recommended that the Board retain all existing trees greater than 6" three feet above the trunk pursuant to § 280-133 Application requirements. [Amended 3-27-2001 by L.L. No. 7-2001; 12-14-2004 by L.L. No. 25-2004; 3-29-2005 by L.L. No. 4-2005] not located within the building envelope. Once trees are identified it is recommended that the Board require that the trees be protected during construction. 3. Limits of clearing and grading should be shown on the site plan and marked in the field prior to any ground disturbance. 4. Require the use of indigenous vegetative species in landscaping. 4.1 Minimize losses of human life and structures from flooding and erosion hazards. The following management measures to minimize losses of human life and structures from flooding and erosion hazards are suggested: Minimize potential loss and damage by locating development and structures away from flooding and erosion hazards. 1. Avoid development other than water-dependent uses in coastal hazard areas. Locate new development which is not water- dependent as far away from coastal hazard areas as practical. b. Avoid hazards by siting structures to maximize the distance from Coastal Erosion Hazard Areas. The proposed building is located within FEMA Flood Zone X; areas identified as areas of moderate or minimal haTard from the principal source of flood in the area A "wrap- around" bluff system occurs on the property in the east. The portion of the bluff which is located adjoining Long Island Sound is regulated under Chapter 111 Coastal Erosion hazard Area and 275 Wetlands and Shorelines. The area of the bluff which is oriented north/south and not adjoining Long Island Sound is not a regulated feature. However the point where the regulated bluff and associated top-of-bluff line occurs has not been identified. It is recommended that the Planning Board require that the Board of Trustees establish the top-of-bluff line to determine compliance of the proposed action to the required regulatory setbacks. Additionally, the proposed location of the building is located on slopes greater than 20% and therefore the action does not conform to Chapter 236 of the Southold Town Code § 236-10. V. which states: V. No land having a slope equal to or greater than 20% shall be developed or disturbed except for conservation measures or measures intended to remove debris which inhibits the functioning of the swale, except accessways to shorelines approved by the Board of Trustees shall be permitted. Natural vegetation and topography shall be retained to stabilize soils and reduce the volume of stormwater overflow. The proposed action proposes the grading or stripping which affects more than 5,000 square feet of ground surface and therefore the application requires a Town of Southold Drainage Control Permit pursuant to § 236-10. Activities requiring drainage control permit. To further policies 5.1 and 5.5 below: 5.1. Prohibit direct or indirect discharges that would cause or contribute to contravention of water quality standards; and 5.5. Protect and conserve the quality and quantity of potable water. A. Prevent contamination of potable waters by limiting discharges of pollutants to maintain water quality according to water quality classification, and limiting, discouraging or prohibiting land use practices that are likely to contribute to contravention of surface and groundwater quality classifications for potable water supplies; and It is recommended that the Board also require the following restrictions: 1. Require that all new parking areas/driveways be constructed of pervious materials. 2. Prohibit the use of synthetic fertilizers and herbicides. Pursuant to Chapter 268, the Planning Board shall consider this recommendation in preparing its written determination regarding the consistency of the proposed action. Cc: Kfisty Winser, Senior Planner File