HomeMy WebLinkAboutConkling Point Peninsula Analysis 1986PROPOSED
ANALYSIS AND RECOHHENDATION
WITH REFERENCg TO
TOWN OF $OUTHOLD NASTER PLAN'UPDATE
As £t Applles TO The
0ONKLING POINT PENINSULA
February 5, 1986
Prepared by
FREDERICK H. REUTER~ AICP
Community Planning and Zoning Consultant
TABLK OF COMTKNTS
II.
III.
IV.
V.
INTRODUCTION
THE MASTER PLAN UPDATE'S GOALS
PROPOSED FUTURE LAND USES
BACKGROUND STUDIES FINDINGS
RECOMMENDATION
· !
4
9
.14
~ETRODUCT~OH
This analysis and 'recommendation has been prepared in
response to concern about the future environment and character of
development on Conklln$ Point. The focus of this concern is on
the Marine Business land use category designated for the
Southport Development site'and some adjacent vater[ront
properties.
This analysis begins with review of the Master Plan Update's
Coals and contlnues on to the proposed future land uses'o~
Conkling Point, concluding with the proposed Harine Business use.
It then examines these future land uses in the context of the
Background Studies on vhich the Master Plan Update is based and
some add[tloual observations of existing conditions.
This report concludes with a recommendat£on for amending the
designated Harine Business area on Conkling Point.
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THK EASTER PLAN UPDATK'S GOALS
The
goals. In
This
following
Master Plan Update is designated to achieve certain
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 herltage." (M.P,3)
is enlarged upon in the Overall Plann£ng goal in the
terms:
"Maximize the Town's natural assets, including
its coastal location and agrlcultural bane and
achieve a compatibillty 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 quality."
More &etailed goals appllcable in the Conkllng
peninsula area include those:
Point
UWATERFRONT"
"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 includlng 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~ high water
table, high erosion hazard, flood hazard,
sensitive coastal features, great scenic
quality and woodlands.
"Maintain and improve surface water quality.
"Maintain and protect finfishing and
shellfishing habitats." (M.P.
"COMMUNITY FACILITIES/UTILITIES"
#Maintain and improve existing utility systems
and determine where it is appropriate to expand
water supply~ sanitary sewer~ storm drainage
and solld 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 the Conkling Point peninsula, a relevant
broad goal would be:
"ECONOMIC DEV;LOPMENT"
"Strenghthen and diversify the Town's economic
base as a means of stabilizing and expanding
the tax base and year-round and seasonal
employment opportunities." (M.P.3)
As in all master plans, it is apparent that all of the goals
cannot be addressed in all areas of the community to be planned.
Their balanced appllcation in specific local community areas
depends on the pertinent findings of fact for the specific area.
III.
FROPOSKD FUTURE LAUD USES
The Conkling Point peninsula is bounded on the north by
Route 25, on the east by the estuary between Pipes Neck Road and
lerwin Boulevard, and on the vest by the rear lot lines of lots
along Albacore and Dolphln Drives in the Southold Shores
residential subdivision.
In the introductory parag{aphs of the Land Use Proposals
section the text points out that:
Win addition to reflectlng 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 pattern8 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
Plannlng Board examined alternatlves prior to
establishing a recommended pollcy." (M.P.6)
Further, it cautions that UThese categories reflect
predominant land uses and are not to be construed as
zoning regulatlons,u
The Master Plan Update's Land Use Plan projects three future
land uses on the peninsula:
Residentlal, Low Density;
Open Space; and
Marine Business
The reasoning and character of these three future
categories are stated as follows (emphasis supplied):
"Low Density Residential"
"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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land use
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 Southold. These low
densities are particularly applicable to coastal
areas to vrotect the ~round and surface voters
and envlronmentallv sensitive vortioue of the
Town includlnK 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
shown 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 density, combined with creative devel-
ooment technioues such as locatin~ permitted res-
idences on non-environmentally sensitive lands
and keevin~ other lands open (clusterin~)~ can
serve to achieve both residentlal and ~nviron-
mental vlanninz zoals.' (H.P.7)
'Open Space'
'The Oven Svace category is utilized to desi~n-
ate areas that are set aside for open space/pres-
ervation vurvoses, e.zo Nature Conservancy hold-
in~s. as well as to desiznate those lands con-
ta£ninz sensitive envlronmental features such ~s
dunes, bluffs, beaches, and wetlands that should
be kevt oven and vreserved even as part of lar~er
d_~velo m_~p.~fi&ts. The category also £ncludes
cemeteries. The open space category is used as
a planning tool and will not appear as such on
the Town's. Zonnlng Hap.
'Areas shown in the Open Space category on the
Plan include privately owned undeveloped areas
containing the above mentioned sensitive
environmental features (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 moored inventory of natural re-
sources and environmental features within the
Town on both develoved and undeveloped parcels
can be found in the Haster Plan Update - Back-
~round Studies report.
"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 viii be desirable
to increase public access to coastal features,
especially beaches. Access via easements that
may he obtained as part of the development
process should he 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 Rive the Town ~uid-
ance in identifyln~ natural areas that need pro-
tection and/or might be suitable for Town ac-
ouisition and/or use." (M.P.14 & 15)
"Marine Commercial/Marine Recreation"
"Marine-related vater-denendent uses are encour-
aged at a~ropriate locations on or near the
coast and/or alon~ creeks and bays where they
do not negatively impact on residential neigh-
Borhoods or the natural environment. The demand
for expanded mooring and storage space is high
and is likely to grow, hut potential sites are
limited. Given this limited availability of
appropriate water-front sites including creeks,
alternatlve 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.
t~The Marine Recreation category is r~commended
for locations aloni creeks that have suitable
harbor areast but less tidal flushlnl than is
possible in bavfront or soundfront locations.
Opportunities for boat docking and launching
includin$ 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 category is utilized for
more intensive commercial activity, which could
include marinas and boat yards vlth boat build-
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in~. mooring facilities for recreational and/or
commercial boats~ mariculture operations and
where appropriate~ fish processing facilities or
ferry terminals. Harine 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 category is generally used for proper-
ties that front on the bays where there is ex-
tensive tidal flushing. An exception to this is
a site proposed for Harine Commercial use on
the eastern side of Hattituck Creek since this
creek is the only harbor area available to
commercial fisherman on the northern Sound side
of the Town.. ....
"Proposed sites for marine commercial use
primarily reflect sites that are currently util-
ized for boat mooring and marine commercial
purposes. In addition~ marine-related areas in
the vicinity of Budd's Pond and Sage Boulevard
have been vroDosed for expansion to help in
meeting future water-related needs." (H.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 in~ects I0 to 15
acres of projected Harine Commercial (Business) land use. In
principal such uses are to be "an appropriate locations on or
near the coast.., mhere they do not negatively impact on
residential neighborhoods or the natural environment." Unlike the
more limited Harine Recreation land use, which "is recommended
for locations along creeks that have suitable harbor areas, but
less tidal flushing", the Harine Commercial (Business) category
provides "for more intensive commercial marine activity, which
would include.., boatyards.., 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 Haster 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 Narine 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 Naster 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 environment.
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IV.
BACKGROUID STUDXKS FXMDXHGS
The Haster Plan Update, including the mapping found on the
Land Use Plan, is based on the more detailed findings presented
in the Background Studies report.' This section examines pertinent
findings in that report and notes some additional points of
information.
~.xistin~ 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 Narlne 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 undervay in vhat vas then
vacant land. Nor does it note the Breezy Shores residential
cluster subdivision now before the Planning Board. This
subdivision viii extend the residential lots pattern along the
shore of the embayment to the west. Other proposed residential
lots are located across Sage Boulevard, vhich rill become a local
residential street, and abutting the east boundary of the Harlne
Business site. The Breezy Shores subdivision viii redevelop an
existing summer rental cottage colony for single family
residential use.
The Generalized Existing Land Hap in the Background Studies
demonstrates Chat, with these developments and the Southold
Shores subdivision, the proposed Harlne Business site rill be
surrounded by low density residential uses. Vehicular access to
the site will be limited to- the nevly developed local residential
street serving these residential properties.
As these low developments are completed the projected lov
density residential and open space character of the Conkllng
peninsula will be close to fruition.
With reference to land use on the existing marina portion of
the Marine 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 npriv~te# pool and
tennis club, and a dvelllng. 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 Haster
Plan Update.
Environmental Inventory: With reference to soils (page 3),
the Conkling Point peninsula has extensive areas of Can'adice
silt loam in the vicinity of Sage Boulevard. These apparently
have been mined out by the former brickyard leavin$ the embayment
and freshwater wetlands 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, pool and tennis
club, and dwelling. Table [, General Soil Characteristics, Town
of Southold, states that Canadice silt loam soils have
characteristically a depth to seasonal high water tab'le 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 df the high water table, high
compressibility and large settlement. Further, artificial soil
drainage is difficult because this soil lacks suitable outlets.
This then is the general character of soils on the proposed
intensively developed Marine Business site.
With reference to water quality (paxe 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 occurs along the coastline and
gradually encroaches on the inland water resources.
Experience has indicated that, in practice, sewage
denitriflcation 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 saturated they will leach more and more of the temporarily
impounded chemicals into adjacent surface waters.
The Natural Resource Inventory Map (fol~owinK pag~ 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 ou the embayment, perimeter beaches
10
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 Town. Tidal wetlands are
extremely productive ecosystems which perform
many important roles, 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. Horeovers, creeks and wetlands
should be protected from road runoff and
pollution that can alter the ecosystem of the
wetlands,u
"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 wetlands are a major factor in flood
control, acting aa 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 (pa~e 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
nesting colony.
With reference to exlstin~ marinas (paKe 11), it may be
noted that the existing 91 sllp 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 ~erv malor 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 (panel4 and 15) 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
conversion 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 of size of facilities; thus requiring major
renovations (e.g. kitchen facilities, etc.)."
With reference to recreation (pa~e 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 public
boat launching or marina facilities to serve small boat owners.
"There is a increasing demand ffor boat launching and boat mooring
facilities. Present facilities are limited and the capacity of
creek areas in all parts of the Town to accommodate additional
facilities is also restricted... Town policy should encourage the
continuation of existing marinas." (page 3)
Among the Plannin~ Issues (pane i), the following are noted:
"Suitability of Land for Development
* development or retention off farmland
* proximity to/adequacy of community
services
* protection of environmental ffeatures
vetlands; tidal, marsh; dunes, beaches and
bluff[s; 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, walking,
viewing scenic vistas
* boat launching on north shore/launching and
12
moorln$ on south shore for commercial and
recreational fishermen
attractiveness for private residential/
commercial development often precludes
maintenance of access
use for resort facil£ties"
"Oualltv of Coastal Waters
* critical to fishing industry and
recreational fishing
* need for additional boat slips - dredging
* competition with water-enhanced uses such
as restaurants, motels"
"Protection of Sensitive Coastal Environment
- limit
* tidal marches
* dunes, beaches, bluffs
* scenic vistas
* water quality"
"Salt Water Intrusion
* need to protect ground water
coastal area development'*
"Navigability of Waterways
* siltation and dredging - disruption of
shellfish beds/spawRing grounds"
on
13
Vo
RE¢OMNKBDAT? OlJ
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
relat£vely small and seems to confirm the much less intense
existing marina, pool and tennis club, and dwelling use.
Further, the Harine 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 natura~ environment. In conformance with
the f£ndlngs 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 o£ the Back&round 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. [ts 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 Haster 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 Coukling Point
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
If we look to the purposes set forth for zoning districts in
the Proposed ZoninE 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
District 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 exis[ing marina, pool and tennis club and dwellin§
site.
15
FREDERICK H. REUTER, AICP
Planning and Zoning Consultant
t030 Forest Hill Road
Hendemonville, N.C. 28739
(704) 692-7104
GENERAL BACKGROUND
Frederick H. Reuter, AICP, has engaged in planning and
zonin~ consultation since 1950. Until August of 1984 he was
active as the principal of the firm of McCrosky-Reuter. His
former partner, Theodore T. McCroeky, had founded McCroeky-
Reuter's predecessor firm, 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 indi~iduals~ businesses
and professional firms 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) 832-8288.
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)
- Interm6dal transportation center,
subcontractor to Storch Associates
for land use, planning and zon-
ing analysis
Lawrence
(Village)
- Apartment planning and zoning study,
planning and zoning recommend-
ations
East Hampton (Town)
Oyster Bay (Town)
Sag Harbor (Village)
Smithtown (Town)
- Master Plan Update: housing, traffic
and infrastructure elements in
cooperation with the Town Planning
Department staff; 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)
Southampton (Village)
Upper Brookville
(Village)
Westhampton Beach
CVillage)
- Study of potential funding programs
Application for a Local Waterfront
Revitalization Program funding
Expert testimony on planning and
zoning
Comprehensive planning studies and
Updated Master Plan and zoning
recommendations
Comprehensive planning studies and
Updated Master Plan
Expert testimony in Supreme Court
on planning and zoning
Comprehensive planning studies,
Master Plan and Zoning Ordinance,
including flood plain zoning
Local Waterfront Revitalization
Program Plan (CMP)
CIVIC ASSOCIATIONS~ INSTITUTION AND PRIVATE CLIENTS
A. D. H. Realty Corp.
- Planning~ financial and zoning
analysis in preparation for a
change of zone application to
permit the adaDtive reuse of
Kahn's Castle for residential
condominiums in the Town of
Huntington
Barbash/McGovern
- 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
Brookville Taxpayers
Association
Century Ciruit, Inc.
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
Committee to Save Good
Ground Water
East Moriches Civic
Association
G~eyhound Bus Company
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 Suvings Bank
Long Island University
C. W. Post Center
New York Insitute of
Technology
North Shore Atrium
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'
testimony related to a special
permit to expand thecampus into
the Village of Old Westbury
Planning analysis related to an
application 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 s 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 Hampton
Planning and zoning analysis related
to opp6sing 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 -- 1958-1940 and 1946-
1948 (Course interrupted by military ser-
vice) B. Arch., 1948
Licenses
Societies
Massachusetts Institute of Technology --
Master of City Planning, 1950
New York -- Registered Architect No. 6690
New Jersey -- Professional Planner No. 542
-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-
sultants
1953-1957
1951-1053
1947, 1948
an'd 1950
1949
1946
1942-1946
1941-1942
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 captain: Company commander with field
supervision 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 (Town), 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 (Village), 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),
Irvington (Town), N.J.
Stamford (City), Conn.
NoY,
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, Schackle-
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