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HomeMy WebLinkAboutMattituck Corridor Study 01/2011TOWN OF SOUTHOLD MATTITUCK BUSINESS CORRIDOR STUDY NELSON, POPE & VOORH~$ 572 Wait Whitman Road Melville, New York 11747 (631) 427-5665 JANUAHY 2011 Town of Southold Mattituck Business Corridor Study Mattituck Business Corridor Study Town of Southold Suffolk County, Long Island, New York Prepared by: Nelson, Pope & Voorhis, LLC 572 Watt Whitman Road Melville, New York 11747 Phone: (631) 427-5665 Contact: Charles Voorhis, AICP, CEP Prepared for: Town of Southold Planning Department Town Hall Annex Building 54375 Route 25 P.O. Box 1179 Southold NY 11971 Town Board Scott A. Russell Louisa P. Evans Albert J. Krupski, Jr. William P. Ruland Vincent M. Orlando Christopher M. Talbot Supervisor Justice Councilman Councilman Councihnan Councilman January 2011 Town of Southold Mattituck Business Corridor Study COVER SHEET TABLE OF CONTENTS TABLE OF CONTENTS Page i ii 1.0 INTRODUCTION 1.1 Mattituck Planning Background 1.2 Purpose of Study & Planning Context 1.3 Study Area 1.4 Demographics 1.5 Development of the Mattituck Hamlet and Corridor Study Goals 2.0 INVENTORY AND ANALYSIS 2.1 Land Use and Zoning Goals Existing Conditions Issues and Opportunities 2.2 Natural and Cultural Resources Goals Existing Conditions 2.3 Transportation Resources (Roadways, bicycling, pedestrim~, transit) Goals Existing Conditions Issues and Opportunities 2.4 Parking Goals Existing Conditions Issues and Opportunities 2.5 Community Character Goals Existing Conditions Issues and Opportunities 3.0 RECOMMENDATIONS 4.0 IMPLEMENTATION STRATEGIES AND FUNDING OPPORTUNITIES 4.1 hnplementation Strategies 4.2 Funding Opportunities 1 2 3 4 4 6 23 24 39 40 49 61 61 65 Town of Southold Mattituck Business Corridor Study Table 2-1 Table 2-2 Table 4-1 Figure 1 Figure 2 Figure 3 Figure 4 Figure 5 Figure 6 Figure 7A Figure 7B Figure 7C Figure 8 Figure 9 Appendix A Appendix B Appendix C Appendix D Appendix E Appendix F TABLES Zoning District Tables Build Out Comparison Funding Sources FIGURES Study Area 2007 Aerial Map Land Use and Parcel Inventory Map Zoning Map Study Area Sub-Areas Environmental and Cultural Resources Map Transportation Features Map Recommended Zoning (West) Recommended Zoning (Central) Recommended Zoning (North) Transportation Recommendations Map Community Character Recommendations APPENDICES Demographics Issues and Opporttmities Map Parcel Inventory Zoning Code Use Regulations Zoning Code Dimensional Regulations Traffic Data Page 8 17 66 Town of Southold MaUituck Business Corridor Study 1.0 INTRODUCTION The Hamlet of Mattituck is located within the Town of Southold. Mattituck is one of the oldest communities in the Town, settled by English coloifists in 1662. Settlers had large land grants where they pastured flocks and herds, and raised corn, wheat, rye and flax. Bustling colonial Mattituck had a minister and school teacher, a blacksmith, carpenter, cooper, weaver, fnller, tanner mad miller~. From this begimfing, Mattituck has evolved into one of Southold's important hamlet centers with diverse residential and business communities in a quaint rural context. The current mix of uses extends far beyond the original settlement center and provides a range of goods and services. Though anchored by a classic central business district along Love Lane, Mattituck is traversed by New York State (NYS) Route 25 (Main Road) on the south and County Route 48 (CR 48) on the north. There is a greater preponderance of bnsiness zoning and commercial uses on Route 25 than CR 48 and the Route 25 commercial corridor extends well west of downtown Mattituck. Mattituck features a station of the Long Island Railroad (LIRR) in the northwest part of the Hamlet Center, and the proximity to rail drove some early zoning and use decisions that are now evident in proximity to the downtown. Historic and architecturally important homes support office uses on parts of the outskirts of the district, and residential streets flank these business areas. Mattituck is also accessible by water, ~vith Mattituck Inlet, a designated anchorage, a Town park and boat ramp, marinas and maritime uses located in relatively close proximity to the Hmnlet Center. This mix of downtown business, residence-type offices, industrial uses, a commercial corridor and supporting uses will be the focus of this study. The relationship of commercial use areas to surrounding residential uses, the integrity of the business district and the aesthetics of the commercial corridor are some of the important considerations addressed herein. This document provides an inventory and analysis which includes goals, existing conditions, and outlines issues and opportunities for important planning categories that define the Hamlet and corridor. The study concludes with overall recommendations as well as implementation strategies and potential funding sources to assist with implementation. Mattituck Inlet, located just north of the study area, runs 2 miles into the north fork from Long Island Sound and is the only harbor on the 50 or so mile stretch between Port Jefferson and Orient Point, making the Mattituck area an important maritime location on the east end of Long Island. The residents of Mattituck and the Town Board have growing concerns regarding the type of development and redevelopment which could occur in Mattituck as well as other concerns regarding growth, land use compatibility, traffic and aesthetics. In order to protect and enhance the area's resources and ensure appropriate development and redevelopment activities in the future, the Town has attthorized this focused study to formulate a vision for the corridor. ~ www southoldtown.northfork.net Page 1 Town of Southold MaUituck Business Corridor Study 1.1 Mattituck Planning Background The Town of Southold prepared a series of Hamlet Studies in 2005 which included an overview, vision, strengths and weaknesses, and recommendations for each of the hamlets in the Town, including Mattituck. The 2005 Hamlet Study is now looked at as a "starting point" for the laxge Hamlet Stakeholder process that has contimted to the present day, after the Stakeholder groups were reconvened by Supervisor Scott Russell in 2007. During 2007, the Hmrdet Stakeholder Groups reevaluated and prioritized the original recommendations with public input. The vision for the Mattituck area, identified in the Hamlet Study, reinforced the preference of the small to~vn nature of the area, as well as the axeas importance as a primary hub of commerce via Love Lane and along Main Road. It ~vas stressed that the commercial activity should take place within a context that is in keeping with the traditional setting within the hamlet and major commercial expansion should be limited and existing developed sites improved. As part of the Hamlet Study, the Town of Southold adopted Hamlet Locus (HALO) Zones for the hamlet areas within the Town. Appropriate boundaries were established for the purpose of identifying those areas of the To~vn which represent hamlet centers. The idea behind adopting HALO Zones was to identify areas for growth based on suitable Smart-growth principles, such as increased density in areas where such density is appropriate, as well as the preservation of open space in those areas outside of the HALO's. There are no formal designations or special zoning associated with the HALO zones at this time, and the current zoning remains in effect. The Mattituck HALO area encompasses the majority of the central and eastern portions of the corridor study area and is illustrated in the following graphic. Source: Town of Southold Hamlet Study Page 2 Town of Southold Mattituck Business Corridor Study 1.2 Purpose of Study & Planning Context The scope of this study includes a review of the key attributes and resources ha the Hamlet and along the Maha Road corridor, in order to formulate a plan for these areas to be enhanced and protected for the community's benefit. As will be illustrated and discussed in Section 2.0, the Mattituck Corridor area has attributes and resources worthy of recognition, protection and enhancement. There are also many issues and opportunities for improvement throughout the study area. The hamlet has received the greatest development pressure in recent years, with the prior approval and construction of a national pharmacy chain store, two recently constructed banks, as well as a new medical office building. In addition, there are applications for a convenience store, a restaurant and a retail store, spurring concern among commnnity members about the future of this part of the Town. In general, there is concern that the current zoning districts and regulations may not result in the land use vision for the cormnunity and may put a stress on community resources and infrastructure. The areas outside the Love Lane business district have a mix of strip shopphag centers, offices (both in office parks and in converted homes), marine snpplies and sales, gas stations, delicatessens, banks, and residences. Most uses have one or more curb cuts (or no curbing to provide driveway access points) and shared parking is limited to the strip centers and Mattituck Plaza, the shopphag center that includes the Waldbaums supermarket. Love Lane, which is essentially the Hamlet's center, consists of a mix of small retail and service businesses in an attractive traditional main street style, with some available mnnicipal parking. The area experiences traffic congestion during certain periods, and there is a need to improve the pedestrian environment. While Love Lane provides a compact traditional center, outside the center there is a lack of a cohesive development pattern. However, the mix of uses does not diverge far from what is permitted under the zoning code, as General Business (B) zoning prevails along the corridor and the list of permitted uses includes a wide range of business uses. The code currently addresses bnilding massing and facade treatment of retail uses; however, the combined effect of development under the B district and other uses permitted xvithin other districts along the corridor is of concern with respect to achieving the highest and best use, aesthetic quality and an appropriate intensity of use along this corridor. There is a lack of consistent architecture along the corridor. The area wonld benefit from design guidelines for new buildings ~vhich would build upon the historic structures that exist thronghout the Town. In addition, landscaping guidelines and improvements in streetscape and public spaces would further advance the planning goals of the Town for this area. Transportation issues of concern ha the study area include: vehicle speeds; number of curb cuts; limited sight distance; on-street parking areas; road crossing patterns; track parking, loading and movements; and traffic volnme and congestion; these conditions indicate a need for land use Page 3 Town of Southold Manituck Business Corridor Study parameters to encourage a safe and attractive pedestrima enviromnent as well as traffic cahning and planning for improved circulation, parking and traffic movement. The land use and development pattern along the corridor appears to be the product of piecemeal development over the course of decades. At present, much of the land is developed and infill as well as redevelopment is expected. This study considers the potential build-out of the corridor from a redevelopment perspective and considers how the zoning and site design guidelines might be adjusted or other tools hnplemented, to improve and direct the change that occurs along the corridor. The goal of this study is to ensure that future development or revitalization activities within the Mattituck Corridor area are respectful of its unique chaxacter and conform to the goals of the Town Comprehensive Plan and the Mattituck vision as embodied in the Handler Study and stakeholder initiatives. This plan provides an inventory of existing resources, identifies problems and potential opportunities for action, identifies long term goals and reco~mnendations, and offers an implementation strategy to achieve the goals of the plan. 1.3 Study Area The study area encompasses non-residentially zoned properties in Mattituck2. The study area, illustrated on Figure 1, includes several distinct areas, including a portion of the Main Road (NYS Route 25) corridor, the downtown area along Love Lane and the LIRR station and a portion of the New Middle Road (CR 48) corridor. The general study area is bounded by CR 48 to the north (between Lipco Road and Mary's Avenue) and along NYS Route 25 between the railroad trestle at the west and Pike Street to the east. The study area encompasses approximately 198 acres of land. (Note: All figures are fimnd in a separate section fidlowing the main text of this report). 1.4 Demographics A review of census data assists in providing a planning overview of available popnlation data for the Mattituck Census Designated Place (CDP). The follo~ving provides a summary of Mattituck demographics and is based upon a more detailed presentation of data that is provided in Appendix A: Population Mattituck's population grew by 7.6% between 1990 and 2000 and a mere 0.1% bet~veen 2000 m~d 2009, with an estimated year-round 4,201 residents as of 2009. Seasonal population increases during summer months; while the seasonal population not reflected in the census dam, the number of seasonal homes provides an indication of the impact the seasonal population may have on the 2 It is noted that the several residentially zoned properties proximate to the business corridor were considered during the course of the study which will be discussed later in the report Page 4 Town of Southold Mattituck Business Corridor Study community. In the Mattituck CDP, seasonal housing units account for approximately 24% of housing milts.3 Households Mattituck experienced significant growth in terms of the number of households dm-ing the 1990s. Bet~veen 1990 and 2000, the Hamlet grew by 11.6%. This growth shiwed between 2000 and 2009, and both Mattituck and Southold Town on the whole are projected to experience continued growth but at a lesser rate m terms of the number of households through 2014. Age Mattituck is comprised of a relatively young population, reflected in the larger share of infants and toddlers, school-aged children, college-age persons, and working-age persons when compared to the Town as a whole. As evidenced by a median age that is txvo and a half years younger, it is not surprising that Matiituck has a smaller share of empty nesters and retirees when compared to the Town. However, it is important to note that both Mattituck and Southold on the whole are comprised of a significantly older population when compared to Suffolk County. Average Household Size Mattituck has a larger household size when compared to the Town which is reflective of the younger population and the greater share of children residing within these households. The relatively older towu~wide population is evidenced in the smaller household size. While remaining relatively steady- throughout the Tovm, the average household size in Mattintck has decreased slightly since 1990. Educational AtIainment Residents of Mattituck have a higher level of educational attainment, as evidenced by a smaller share of persons who did not complete high school, and a greater percentage of the population attaining a bachelor's, graduate or professional degree. Income As of 2009, a given household in Mattituck earns $74,045, significantly higher than the median household income found townwide. An examination of per capita income reveals similar trends to median household income levels. Mattituck's per capita income, as well as that of Southold Town and Suffolk Count3,, has increased over time when adjusted for inflation. This can be partially attributed to the age of the population and the household size. In hamlets with a relatix~'ely older population aud a smaller household size, increasing per capita incomes may not necessarily translate into increasing household incomes. PoverW Level The portion of Mattituck families in poverty- is estimated to be at 4.4% in 2009. This is slightly lower than that of Southold Town, yet slightly higher than that of Suffolk County4. Unemployment Mattituck boasted a lower unemployment rate when compared to the Town and County, in both 2000 aud 2009. Regardless, unemployment rates have increased substantially since 2000, with the rate 3 2000 Census for Mattituck CDP 4 It is important to note that such pove~ly levels are not adjusted roi- local variation in the cost of living, and as such the figures presented in TabLe 8 (Appendix A) represent a very conselxrative depiction of the pove~ly status of residents of Mathluck, Southold Town and Suffolk Counly. When adjusting for the cost of living, it is likely that many more persons and famihes are in povel~' than deemed ~mder federal standards. Page 5 Town of Southold Mattituck Business Corridor Study more than tripling in Mattimck, and more than doubling in the Town and County between 2000 and 2009. Such trends are indicative of the ongoing economic crisis throughout Suffolk County, the state and the nation, and illustrate the demand for additional jobs throughout Mattituck, as well as other parts of the Town and County. Employment by Occupation The majority- of residents in Mattituck are employed within management, professional and related occupations, which is followed by sales and office occupations. When compared to the Town, fewer residents of Mattituck are employed within service occupations, as well as fanmng, fishing and forestry occupations. This is partially attributed to the location, land use and a relatively greater share of year-round residents and tourists. Employment bv Industry Mattituck's strongest industries include educational, health and social services, as well as arts, entertainment, recreation, accommodation and food services both of which have a greater percentage of residents employed within these industries when compared to the Town and County. Appendix A provides more complete documentation of available demographic information, to assist with an understanding of the Hamlet. It is noted that there is an influx of seasonal residents that has a dramatic effect on the conditions of Mattituck and the North Fork. The Sustainable East End Development Strategies Sunnnaxy Report (2006) indicates the following with respect to seasonal activity on the East End of Long Island: "SEEDS research indicates that second homeowners represent the largest component of the seasonal population and arguably the most significant force in the local economy. The seasonal population is a major contributor to the demand for local retail goods, cultural and recreational facilities, and contracting and domestic industries. Conversely, the same sector also contributes greatly to the congestion and excessive vehicular traffic that have begun to characterize the East End as much as the region's sandy beaches and quaint villages". This statement pertains to the entire East End, including both Forks, but does reflect a major consideration with respect demographics, the economy and the level of activity experienced on the North Fork. Mattituck is the first major Hamlet in Southold and is a "through traffic" area for North Fork activity. Though Mattituck is unique in Southold as a commnnity with more families and a lower average population age, the seasonal activity, second homeowners, and increased smmner populations must be recognized. 1.5 Development of the Mattituck Business Corridor Study Goals During the course of this study, NP&V reviewed background information inchtding past planning studies and reports, a Traffic hnpact Study from a local development project, and State and County data for roadways. During the development of goals, issues and opportunities, NP&V met with members of the Town Planning Department and Town Board members and presented figures, initial fmdings and issues and opportunities. A map highlighiing assets of the community as weI1 as issues and opportunities similar xvas reviewed with the attendees. A version of this map is provided in Appendix B of this report for reference. Page 6 Town of Southold MaUituck Business Corridor Study 2.0 INVENTORY & ANALYSIS The following sections provide general goals, existing conditions and an analysis of issues and oppomtnities from which reconunendations are based. Recommendations are developed in these sub-sections based on pertinent planning categories and summarized in Section 3.0 of this study. 2.1 Goals 1. 2. 3. 4. 5. 6. 7. 8. 9. Land Use and Zoning Preserve the hamlet center as traditional Main Street development Maintain the districts two shopping/retail areas at Love Lane and the shopping area between Factory Avenue and Bay Avenue Limit conunercial expansion outside the commercial centers Prevent overdevelopment and ensure that furore land uses do not impact connuunity services, infrastructure, etc. Provide opportunities for various housing options, particularly within the HALO zone Ensure that the zoning code is consistent with the land use goals and vision for the furore Protect environmental and cultural resources Amortize inappropriate land uses, if present, and particularly where they ~xe incompatible or at odds with the vision Improve land use transitions, particularly between commercial and residential uses Existin~ Conditions General land use categories within the study area are illustrated in Figure 2. The land use ~vithin the study area includes a variety of commercial uses including retail, office, restaurant, spa, theater and bank, as well as other uses including church, fire department, cemetery, contractor storage yard, Mattimck sanitation, vacant parcels and single family residences. Figure 2 also serves as a parcel inventory map which indexes the specific use of each parcel within the study area based upon an intensive field effort. The parcel use inventory spreadsheet is provided in Appendix C. The zoning districts within the study area are: · General Business (B) · Limited Business (LB) · Hamlet Business (HB) · Marine I (MI) · Residential Office (RO) * Marine II (MI1) · Light Industrial (Ll) A Zoning Map illustrating the zoning districts wittfin the study area is included as Figure 3. Table 2-1 indicates the acreage represented within the corridor study area for each zoning district. Page 7 TABLE 2-1 ZONING DIS FRICT AREAS1 B 73 HB 38 RO 28 LI 20 LB 3 MI 2 MII 2 Total 165 Town of Southold Mattituck Business Corridor Study The stated purpose for the each of the commercial zoning districts present within the study area is included below, with a summary of uses, and potential issues in the broad application of the district provisions. General Business: The purpose qf the General Business (B) District is to provide .fbr retail and wholesale commercial development and limited Q[J~ce and industrial development outside qf the hamlet central business areas, generally along mqjor highwq~'s. It is des(gned to accommodate uses that benqfit .from lurge numbers of motorists, that need.fairly large parcels r?f land and that may involve characteristics such as heavy trucking and noise. The General Business B district allows for the ;videst range of uses, including all permitted uses in the Agricultural-Conservation District and the Hamlet Business District as well as more intense uses such as warehousing, contractors yards, food processing plants, beverage distribution and convenience stores. Because this district is in effect, a catch-all zoning district for a ;vide array of business and other uses in the Town, low intensity uses such as single family residences are permitted and could be located directly next to a higher intensity use such as a contractors business. The Town may consider pairing down the list of allowable uses and turning this district into more of a commercial service district, which would help to eliminate some of the potential land use compatibility issues where present. The General Business B District permits a maximum building coverage of 30%. There is no cap on building size. Hamlet Busi~ess: The purpose qf the Hamlet Business (HB) District is to provide ./br business development in the hamlet central business areas, including retail, q£/lee and service uses, public and semipublic uses, as well as hotel and motel and mult~family residential development that will support and enhance the retail development and provide a focus for the hamlet area. ~ As per build out analysis prepared by the Town of Southold, September 2010. Page 8 Town of Southold MaUituck Business Corridor Study The Hamlet Business district is geared toward the central businesses areas of the Town hamlets, and allowable uses include single and two-family dwellings, municipal uses, boardinghouses, offices, banks, retail stores (up to 6,000 SF of GFA), restaurants, bakeshops, personal service stores, galleries, workshops, auditoriums, repair shops, bus or train stations, indoor theaters, libraries or museums, laundromat, bed and breakfasts, grocery stores (up to 25,000 SF of GFA) and convenience stores. The allowable uses are made up of "every day" uses that one would expect to see in a downtown area and inclnde necessities (grocery store, bank, personal services) as well as uses which are more recreational in nature (restaurants, theaters, museums). The Hamlet Business district permits a maximum building coverage of 40% and requires 25% of landscaped area. Residential Office: The purpose of the Residential Office (RO) District is W provide a transition area between business areas and low-density residential development along major roads which will provide opportunity for limited nonresidential uses in essentially residential areas while strongly encouraging the adaptive reuse (?f existing older residences, to preserve the existing visual character qf the Town and to achieve the goal(.O of well-planned, environmentally sensitive, balanced development, which the Town has determined to be desirable. The Residential Office district allows for uses which are appropriate for smaller buildings and/or adaptive re-use of existing residential structures such as single and two-family dwellings and municipal uses, fraternal organizations, bed and breakfasts, professional offices, churches, libraries, museums, art galleries, studios and small business offices are all permitted uses subject to site plan approval by the Planning Board. No higher intensity uses such as retail, grocery store, convenience stores or light industrial uses are permitted or would be appropriate in the RO district. The Residential Office district permits a maximum building coverage of 20% and has no requirement for landscaping. L~ght Industrial: The purpose (~f the L~ght Industrial (LI) District ia' to provide an opportunity.fi)r business and industrial uses on smaller Iota' than would be appropriate .for the LIO Light Industrial Park/Planned Office Park District. Allowable uses within the Light Industrial zone include agricultural uses, wholesale businesses, warehousing, contractors businesses or yards, food processing plants, offices, wineries, auto repair, general repair shop, workshop, light industrial uses, publishing and printing plants and boat building, servicing and storage. These traditional light industrial uses are necessary and should be allowable and present in a hamlet area; however, it is important that these uses be properly located and sepaxated from uses such as residences and shopping areas. The LI district currently does not permit the sale (retail) of products manufactured on-site, although there is the potential to do so for some of the existing parcels within the study area. The opportunity to sell what is made on-site is appropriate for uses such as custom ~vorkshops, which ~vould assist in keeping such a business viable. The Light Industrial district permits a maximum building coverage of 30% and requires 25% landscaping. Page 9 Town of Southold MaUituck Business Corridor Study Limited Business: The purpose qf the Limited Business (LB) District is to provide an opportunity to accommodate limited business activity along highway corridors, but in areas outside the hamlet's central business areas, that ia' consistent w,ith the rural and historie character of surrounding areas and uses. Emphasis will be placed on review ef des~gn features so that existing and fiaure uses will not detract from surrounding uses. The additional uses must generate low amounts of traffic and be designed to protect the residential and rural character of the area. Allowable uses within the Limited Business district are very limited and include offices, funeral homes, restaurants, repair shops, hotels, wineries, bed and breakfasts, private waxehousing, dog and cat care facilities, retail uses supplemental to the service business establishment and retail businesses which compliment the rural and historic area of the area limited to workshops, garden materials and plaints, libraries or museums. The Limited Business district permits a maximum building coverage of 20% and 35% landscaping. Marine ]: The purpose qf the Marine I (MI) District is to provide a waterfront location ,fi)r a limited range of water-dependent and water-related uses, whieh are those uses which require or benefit fi'om direct aecess to or location in marine or tidal waters but which are located within the Town's' tidal creeks or natural coves. Allowable uses within the Marine I district include single family residences and water-dependent uses such as marinas, boat docks, boatyards, boat and marine engine repair, sales and display, municipal uses, retail sale or rental of fishing, diving or bathing supplies and eqnipment. The Marine I district permits a maximum building coverage of 30% and 25% lmadscape area. Marine H: The purpose of the Marine H (MIl) District is to provide a waterfront location.for a wide range of water-dependent and water-related uses, whieh are those uses which require or benqfit.fi"om direct access to or location in marine or tidal waters and which, in general, are located on major waterways, ()pen bayfronts or the Long Island Sound. Allowable uses for the Marine II district are shnilar to the Marine I district; however, because they are located on marine or tidal waters, allowable uses also include beach and yacht/boat clubs and mariculture and aquiculture operations. The Marine II district permits up to a maximum building coverage of 30% and requires that 20% of the lot be landscaped. As noted, the Zoning Map illustrating the zoning districts within and around the study area is included as Figure 3. For reference, a complete list of use regulations for the zoning districts represented in the study area is provided in Appendix D and din~ensional regulations are included in Appendix E. Presently, the Town Code defines Lot Coverage as the percentage of the buildable land existing on a lot which is covered by the building area. As previously identified, the maximum lot coverage for the Town's business districts range from 20% (LB Limited Business mtd RO Residential Office) to 40% (HB Hamlet Business), xvith the other business districts permitting a maximum building coverage of 30%. The Town code also has a minimum landscaping requirement which essentially limits impervious coverage; however, the Town may want to consider amending the coverage requirement to include paved surfaces to more specifically limit Page 10 Town of Southold Mattituck Business Corridor Study impervious surfaces so that the landscape requirement is not the only criteria for lhniting impervious surface. Minimum landscape areas range from 20% (LB Limited Business) to 40% (HB Hamlet Business) with the remaining districts requiring a minimum landscape area of 30%. The RO Residential Office district does not have a minimum landscape area requirement. Furthermore, the Town does not have any caps on building size, with the exception of grocery stores which are permitted in the HB and B districts up to 25,000 SF. As a result, large parcels with adequate size can currently permit large box retailers as long as the site meets coverage, landscape and parking requirements. The code contains a restriction on the size of individual retail stores of up to 8,000 SF GFA in any building (or up to 15,000 SF with a special exception); however, the code does not expressly prohibit multiple buildings on the same site or overall maximum gross floor area. The Town Code provides building design standards for retail uses in the HB and B districts; however, non-retail uses or uses in any other district do not have codified standards. The design standards for retail uses include guidance on building massing and faCade treatment, building materials, signage, site design and off-street parking. For the purpose of discussion, the study area was divided into seven sub-areas (I-VII) based upon character and/or geographic location. Each area ;vas analyzed based on issues and opportunities and any area-specific or site-specific recommendations. The sub-areas are illustrated on Figure 4. AREA I Existina Conditions The western portion of the stody area, along Main Road and Old Main Road between the Long Island Railroad (L1RR) overpass to the west and the Capital One Bank offices to the east, includes uses which are fairly intense with many characterized as auto-oriented uses, including a car wash, masonry ax~d lm~dscape yard, cycle shop, drilling, well amd pump company, auto body shop, gas station and food mart, custom woodworking, McDonalds, and offices. There are also a few residences located within this area. The Capital One Bank office site is one of the largest parcels within the study area (approximately 7.5 acres) and is currently developed with ax~ office building that is approximately 60,000~ SF in size. This portion of the study area consists of 36 tax parcels and is approximately 49 acres in size. The parcels within this area are all zoned General Business B. This area is the gateway to the study area and Mattituck area, from the west. A small "Welcome to Mattituck' sign sponsored by the Mattituck Chan~ber of Commerce is located on the eastbound side of Main Road, east of the LIRR overpass. There are several vacant parcels containing ;vetlands located within Area I. NYS Department of Environmental Conservation (DEC) regulated freshwater wetlands are located on the north and south sides of Main Road, just Page 11 Town of Southold MaUituck Business Corridor Study west of Hobson Drive, and a map of these as well as other environmental and cultural features is provided as Figure 5. It is noted that the Town also regulates freshwater and tidal wetlands under Chapter 275 of the Town Code. Issues and Opportunities Incompatible land use with both existing surrounding lm~d 2, 3, t4, 25, Single Fam/ly uses, as ;yell as potential land uses associated with possible 26, 36 Residence redevelopment 21, 22, 23 Protected wetlands Important natural resources on-site which should remain protected Area I is currently being used for service-oriented businesses and the location of this part of the conmaercial corridor lends itself to highway-type businesses. The area is considered to be less appropriate for uses such as residential, retail (other than on-site sales of manufactured products), bed and breakfasts and theaters. Mattituck has two distinct shopping areas associated with Love Lane and the Mattituck Plaza shopping center which differ in character from this part of the commercial corridor which is developed and appropriate as more of a service district. Additional retail outside these areas should be prohibited and this area will continue to act as a gateway, with uses conducive to service industries, offices and lighter industrial uses. Redevelopment of land in this area is of particular concern due to the potential for uses permitted under the current zoning which would generate greater amount of activity than the current uses. Retail uses generally produce a significantly greater number of trips, which are not appropriate for this portion of Main Road. For example, the potential redevelopment of the Capital One office site tinder B zo~fing could result in a high intensity use because of the large parcel size, the types of uses which axe currently allowed and the dimensional and bulk requirements (which allow up to 30% coverage by buildings). The site, at over 7 acres, could potentially yield 97,000 SF (footprint) in building space. The site is currently developed with a single ±60,000 SF (footprint) office building. A grocery store tip to 25,000 SF is permitted in the B district and under the current code, the redevelopment of this site could potentially yield a shopping center with a supermarket and additional retail; such a development would detract from the established shopping areas in the hamlet. A rezoning of this area to prohibit general retail and restaurant uses and to allow uses which are appropriate for a highway or limited business area should be considered. Permitted uses might include services, workshops, warehousing, offices, and related uses. Retail uses which do not serve everyday shopping needs are also expected to be appropriate in this area including landscaping materials (such as the garden stone sales business currently located in this area) and specialty goods such as plnmbing or electrical materials, appliances and/or fanning materials/animal feed and wholesale businesses (not including wholesale clubs such as Costco). 2 See Figure 2 for Parcel ID #s (numbers which axe unique to this study) Page 12 Town of Southold Mattituck Business Corridor Study The optimal zoning for this area is a modified B District which removes retail and restaurants from the list of permitted uses. The area is more appropriate as a limited bnsiness zone; however, as noted, the LB district has a very restricted list of permitted uses and unless modified, would be difficult to justify here, where the majority of uses would become nonconforming. Since none of the existing zoning categories establish this pattern of land use, the Town could achieve this goal by modifying the zoning code to create a new zo~fing district, modifying an existing zoning district, or creating an overlay district to provide additional restrictions for this area. It is possible that other areas of the Town could benefit from a similar district; this can be assessed as part of the Town Comprehensive Plan Update. AREA 1I Existing Conditions The west-central portion of the study area runs along Main Road from the vicinity of Factory Avenue to the intersection of Legion Avenue/Bay Avenue to the east. This area is comprised of 15 parcels with a total of approximately 18 acres. Uses in this area include the Mattituck Plaza shopping center, boat sales, a bank, a fence company, electrician, real estate agency, restaurant, deli and catering, ice cream parlor and pool and spa sales. The Mattituck Plaza site is one of the largest parcels within the study area at 7.6 acres. The parcels within this portion of the study area are all zoned General Business (B). The B zoning district allows for a wide range of uses, many of which are not appropriate for this portion of the Town, which is a service and retail area, with the Mattituck Plaza acting as an anchor for the surrounding area generally providing goods and services for area residents and visitors the higher intensity uses found in the list of permitted uses are not appropriate for what is primarily a shopping district. Page 13 Town of Southold MaUituck Business Corridor Study A Chase Bank has recently been constructed on the south side of Main Road, east of Marlene Lane, and another bank has been completed further east, also on the south side of Main Road opposite Pacific Street. A convenience store is proposed on the northeast comer of the Main Road/Factory Avenue intersection. The intersection is a heavy traffic intersection; other uses in the vicinity include an ice cretan parlor, Mattituck Plaza and CVS. Boat sales and storage axe present within Area II. Open storage of materials or equipment is permitted as an accessory use in the B District, provided that storage is set back at least 25 feet from any lot line, is not more than six feet height and is suitably screened by a solid fence or other suitable memas of at least six feet in height. It is uncertain whether the existing parcels with boat sales and storage are in compliance xvith the General Business District. There have been complaints from area residents with regard to loading/unloading and general disorderliness of the site. Issues and Opportunities Area II is appropriate for service and retail uses, which are allowable ~vithin the B District; however, the lfigher intensity and single f~amily residential uses present an incompatibly issue with respect to the dominant uses in this district. Paring down the list of allowable uses within the area to prohibit these uses and to allow for more uses ~vhich are appropriate for a service and retail business area might be considered in association with an overall review of the General Business district. This may also be appropriate for other locations in the Town. Permitted uses could include retail, banks, offices, restaurants, personal service uses, and other uses presently permitted which are not of a light industrial nature. Those uses more suitable for agricultural areas should be considered for removal from the list of permitted uses (such as agricultural operations). The Mattituck Plaza is an asset and a frequently visited destination in the area. However, several issues as well as opportunities have been identified in connection with the center and surrounding lands. Issues include the expanse of parking that this center presents to Main Road, in an area where relation to the street, walkability and aesthetics should be encouraged. Additional issues include the traffic conflicts that a new convenience store would cause with additional curb cuts near the intersection of Factory Avenue and Main Road. Finally, the loading/unloading area associated with Mattituck Plaza has resulted in truck activity on Factory Avenue that has caused traffic conflicts and neighborhood complaints. Considerations for remedying these conditions, as well as opportunities to promote business re-investment are outlined herein. The Mattituck Plaza property could be improved with respect to aesthetics and pedestrian safety. As an incentive for the owners of Mattituck Plaza to improve the site, the Town could consider allowing an additional building on the site, in the vicinity of unused parking. This building could relate to Main Road in a ;vay that improves streetfront aesthetics and promotes walkability. An additional building would take advantage of shared parking with other uses, such that the destination center would promote multiple visits to shops and stores as a result of one vehicle trip and parking stall occupancy. An additional "pad" site within the center would also relate to the surrounding area and would promote use of sidewalks along the north Page 14 Town of Southold Mattituck Business Corridor Study and south sides of Main Road, and would also relate to the CVS pocket park on the south side of Main Road opposite the west end of the Mattituck Plaza center. A schematic plan of a potential pad development is included in Section 3.0. The pad development would utilize the existing ingress/egress of the plaza, as well as the parking area and would create additional revenue for the property owners, to offset the cost of some of the improvements. As previously mentioned, a convenience store is proposed on the northeast comer of the Main Road/Factory Avenue intersection directly adjacent to the Mattituck Plaza. Due to the existing traffic congestion at the intersection, and potential ingress/egress issues associated with a high trip generating use, the possibility of the site being accessed through Mattituck Plaza (via a driveway or connection between the sites) should be considered. As a result, it is recommended that, should the comer parcel be developed with a convenience store, access be shared with the Mattituck Plaza through cross-access agreements. The advantages of cross-connecting the two paxcels include fewer curb cuts onto a main roadway and the safety benefits associated with such, as well as less visual clutter by extending the grass/sidewalk along the front of the comer parcel. While this wonld eliminate independent access from this parcel to adjoin roads, it is hoped that the synergy between the convenience store site and the plaza would benefit both uses and that a single driveway connection to the Mattituck Plaza would maximize the ability to use the convenience store site. It is recognized that there is a grade differential between these two sites, and that engineering solutions would be needed to effectuate this recommendation. Section 2.3 addresses visual issues and opportunities for upgrading the shopping center. A schematic plan of shared access with Mattituck Plaza is included in a later section. Finally, the properties located on the west side of Factory Avenue to the south of the church are zoned residential and may be more appropriate as a transitional zone, such as is afforded by the RO District, which permits residence office use. A summary of issues and opportunities associated with Area II is provided as follows: Site is not buffered and creates visually unappealing views from Main Boat storage Road and adjacent single family residence to the north; unloading onto 37, 39 (and/or sales) roadway creates potential traffic hazard. Vacant CITGO, Potential high trip generating use proposed, opportunity for possible 41 possible connection to Mattituck Plaza parcel, orientation towards shopping convenience store c~nter with no (or fewer) curb cuts to roadways. Several aesthetic and pedestrian improvements are encouraged, possible 42 Mattituck Plaza pad development as incentive, possible connection to comer parcel. Better enforcement of idling tracks is recommended. Additional trips generated by new bank will decrease the Level of 49 Vacant, Chase Service of the intersection, may consider restricting future uses in this Bank area with high trips Several properties on the west side of Factory Avenue, south of the Residences railroad that are zoned for residential use and are appropriate for transitional use. Page 15 Town of Southold Mattituck Business Corridor Study AREA III Existing Conditions The central portion of the study area runs along Main Road from the intersection of Legion Avenue/Bay Avenue to the west to the Presbyterian cemetery on the northerly side of Main Road and includes the two vacant parcels on the south side of Main Road (easterly side of New Suffolk Avenue). This area is comprised of 30 parcels including approximately 21 acres ;vithin the corridor boundary (residential portions of split zoned parcels not included). Zoning for the parcels within this portion of the study area include General Business, Residential Office, Hamlet Business and Marine I. The ttn:ee parcels within Area III zoned Hamlet Business are located closest to the Love Lane business district and are currently utilized as a convenience store and laundromat along with two vacant parcels. Uses along this corridor include several single family residences, marine service center, gas station, gift shop, sporting goods store, small shopping plaza, several small offices, deli, boat sales and church. The portion of Area III zoned Residential Office is currently fitnctioning in accordance with the stated intent. This area is located on the north side of Main Road and includes residence office uses. Area III of the study area acts as a transition bet;veen the highway business uses to the far ;vest and the retail uses in the central-western portion and the Love Lane business district area. This area is characterized by smaller parcels and less intense uses that require the patron to slow down, park and walk to a specific use or uses in this area. As a result, the less intense uses which are allowed and which are currently present are appropriate. Issues and Opportunities Direct access to waterways, including the parcels which are zoned MI, is a substantial resource and such parcels should be optimally used to take advantage of such locations. Use of James Creek by the MI zoned parcel represents a water-dependent use accessing the existing waterway as is reconnnended in Town planning initiatives. A large parcel of land (approximately 17.8 acres), partially located within the study area is split zoned General Business along Main Road and R-80 for the remainder of the property. The site is currently developed with a single family residence, substantially set back (approximately 300 feet) from the road. Due to the large parcel size and the large separation between the General Business portion of the site and the R-80 zoning, the site is potentially subdividable and the northern portion of the property fronting Main Road (which is >70,000 SF in size) could be developed under the B District zoning (which could potentially result in over 20,000 SF of retail space). A use which is under-represented in the area is multi-family development ("multiple dwellings"). Multi-family development could present an opportunity in eastern parts of Area III near the Love Lane business district as a viable option to single family residences providing more favorable Page 16 Town of Southold Mattituck Business Corridor Study housing for singles, young people and/or seniors. Such use would also simultaneously create a larger base to support existing businesses and may create a market for additional businesses. The areas location near the LIRR and along a Suffolk Transit bus route creates an opportunity for a small-scale, more rural Transit Oriented Development (TOD) or mixed used development which includes hottsing. It is acknowledged that there are restrictions associated with sanitary flow through Article 6 of the Suffolk County Sanitary Code (SCSC), however the opportunity could be explored through transfer of sanitary credits, or if the area ever became sexvered. The Town should consider rezoning a portion of the existing B zoned parcels between Legion Avenue and New Suffolk Avenue from General Business to Residential Office. The northern side of Main Road, in the vicinity, is zoned primarily Residential Office. The existing mix of uses in the area includes single family residences and offices. The establishment of an RO District is mostly compatible with the existing lmad uses and consistent with the zoning on the north side of Main Road. This zoning change is important if the Town wishes to prevent a continuous retail strip betxveen the Love Lane business district and the business district centered around the Mattimck Plaza shopping center. In addition, the minor extension of the HB zoning district to the west of the Handy Pantry parcel is recommended to extend the hamlet center consistent with the Mattituck HALO Map. Table 2-2 provides an esthnated change in potential build out for those parcels recommended for rezoning utilizing the coverage factors for each zoning district. Based upon this analysis, there will be a net reduction of approximately 17,000 SF in building coverage, and less intense uses. TABLE 2~2 BUILD OUT COMPARISON B (0.3) 5 201,247 60,374 RO (0.2) 40,249 -20,125 B (0.3) 1 30,925 9,150 HB (0.2) 12,196 3,046 6 232,172 69,524 52,445 -17,079 AREA IV Existing Conditions The Love Lane business district area inchides the Main Road/Sound Avenue/Love Lane intersection and surrounding area. The area extends from the Mattimck Presbyterian Church on the comer of Sound Avenue and Main Road west along Sound Avenue to the LIRR tracks and extends east along Main Road to the Wickham Avenue intersection. The area also extends north along Love Lane to the LIRR tracks and includes parcels along Pike Street between the LIRR to the west and Wickham Avenue to the east. The area is composed of 59 parcels and includes approximately 25 acres. All of the parcels ;vithin Area IV are zoned Hamlet Business. Page 17 Town of Southold MaUituck Business Corridor Study Uses represented within Area IV include a church, theater, service station and garage, several small offices, several small retail stores, municipal parking lots, bank, pocket park, deli, nail salon, LIRR station, fire department and small grocery store. The areas radiating outward from the main Love Lane/Main Road intersection in the vicinity of Pike Street and Wickham Avenue are prhnarily residential in nature. Maximum lot coverage requirements allow for the greatest coverage in the Hamlet Business district at 40%, which is more appropriate for a downtown setting. Several parcels within this area contain much higher coverage, with several parcels having 100% impervious with the building taking up the majority of the parcels. The Love Lane area was designed and functions as a traditional small downtown central business area and contains an importmat community use, the Mattituck Post Office. Two municipal parking lots serve the existing surrounding businesses with spill-over parking available west of the fire department located on Wickhazn Avenue, east of Love Lane. The Mattituck Chamber of Connnerce is very active and has created public-private partnerships to hnprove the entire Mattituck hamlet area, including the parking area behind the west side of Love Lane and the Pike Street Park (pocket park) behind the Capital One Bank. In an attempt to ensure retail uses within the Hamlet Business (and General Business) districts and to maintain the character of the surrounding area, the Town Code inclndes building standards for retail stores. The Hamlet Business district includes standards for retail stores greater than 3,000 SF of gross floor area (GFA) up to a maximum of 6,000 SF of GFA as well as retail stores in excess of 6,000 SF of GFA up to a maximum of 12,000 SF of GFA under special exception by the Board of Appeals. The General Business district contains similar building standards for retail stores greater than 4,000 SF of GFA up to a maximum of 8,000 SF of GFA Page 18 Town of Southold MaUituck Business Corridor Study and retail stores in excess of 8,000 SF of GFA up to a maximum of 15,000 SF of GFA. The building standards include specifics with respect to the follo~ving: 1. Building massing and fagade treatment a. Variation in massing b. Building walls that face public streets, cmmecting pedestrian wall~vays or adjacent development c. Awnings d. Customer entrances 2. Building materials 3. Signage 4. Site design 5. Off-street parking These additional standards are an important tool used by the Town to guide new development in achieving improved aesthetics and a more pedestrian-centered scale, rather than the potentially unattractive strip retail developments prevalent in other areas. While the standards are currently only required for retail use, they would be appropriate for other types of development and redevelopment. Issues and Opportunities The Love Lane business district is a successfid, functioning small historic downtown area with attractive architecture, a walkable pedestrian environment, a mix of land uses and adequate parking. The area surrounding the immediate shopping areas of Love Lane consists primarily of offices, which in addition to the single family residences in the vicinity, help to support and maintain the businesses in the Hamlet center. The mix of uses currently allowable within the HB district are all conducive to a business district area and complement one another to help maintain a thriving area where residents and visitors can access, park, shop, dine and walk within the downtown area. To preserve the Main Street character so revered in the Town of Southold and specifically in the HB District in Mattituck, it is recommended that the use not dictate whether design standards are applied. The HB District permits a variety of uses in addition to retail stores, which if constructed without consideration of design, could impact the overall character of the district. Therefore, all new- development should be required to comply with such design standards including high quality architectnre, variations in massing, a~nd fagade details. In addition, site design requirements are limited in scope, and only required for retail stores. All site plans for ne;v development in the HB District should complement the existing human scale appeal present in the Love Lane area. It is noted that these recommendations are appropriate for all of the hamlet centers in the Town of Southold which seek to maintain their historic Main Street scale. Page 19 Town of Southold MaUituck Business Corridor Study AREA V Existing Conditions The easternmost portion of the study area spans Main Road, east of the Love Lane/Sound Avenue intersection from the Wickham Road intersection to the west and to the Pike Street intersection to the east and is made up of 21 parcels and approximately 17 acres. Parcels within this area closest to the Love Lane business district are zoned Hamlet Business and the remaining parcels are zoned Residential Office. Uses represented include restaurant, Mattituck-Laurel Library, manufacturing, church, office, funeral home amd several single family residences. This area is the gateway to the study area and downtown Love Lane/Mattituck area from the east. Area V provides a natural transition between the more rural uses to the east and the central business district which has a higher intensity of use. Most parcels north of Main Road meet the intent of the Residential Office district by retaining a residential feeling. Issues and Opportunities As previously identified, the stated purpose of the RO district is to provide a transitional area between business areas and low-density residential development areas along major roads which will provide the opportunity for limited nonresidential uses in residential areas. The purpose also states that adaptive reuse of existing residences is strongly encouraged to preserve the existing visual character of the Town. The site plan review process includes an objective analysis of architectural features; however, the Town Code does not inclnde a requirement for an applicant to rebuild within the RO district at a scale and character consistent with traditional residential development. In order to continue to maintain the intent of the RO district, the Town may wish to consider requiring redevelopment to pursue such development standards. Overall, Area V functions well and very few issues or opportunities were noted. Page 20 Town of Southold MaUituck Business Corridor Study AREA VI Existing Conditions The light industrial portion of the study area is located between the LIRR and CR 48 and parcels north of HiI1 Street. This area is made up of 10 parcels and approximately 32 acres, zoned primarily Light Industrial with some Residential Office-zoned parcels, two Hamlet Business- zoned parcels and two Limited Business-zoned parcels. A wide variety of uses are present wittfin Area VI, including several single family residences, residential group home, warehouse, lumber yard, several offices, restaurant and Mattituck Smaitation. This portion of the study area is in close proximity to the Love Lane business district; however, it is separated from hamlet center by the LIRR tracks. As a result, some light industrial uses are appropriate; however more intense uses have the potential to conflict with the more traditional downtown uses and the existing mix of uses present in this area. Issues and Opportunities The area's proximity to the Love Lane hamlet center and the train station lends itself to providing some of the services that are fottnd in traditional downtowns, but which may not require a main street storefront location. These services may include pet grooming, day spa, shoe/clothing repair and alterations. Other uses that may be appropriate for this area include day care, fitness, and light assembly uses. A new zoning district to encompass these non-retail business uses would be appropriate by providing support for the hamlet center by bringing in customers, but would not detract from the center by providing new retail competition. It is suggested that the Town consider rezoning several parcels betxveen the LIRR tracks and CR 48 (between Lipco Road and east of Wickham Road) from their existing Light Industrial to a Neighborhood Business-type of zone. It is believed that the parcels recommended for rezone would benefit from the potential for less intense uses and would be more consistent with the surrounding area. It should be noted that three of the parcels recommended for a zone change to Page 21 Town of Southold Mattituck Business Corridor Study Neighborhood Business axe already split zoned between Light Industrial and Residential Office and Light Industrial and Residential-40 and the proposed rezone will not apply to the entire parcels, only the portions currently zoned Light Industrial. Due to the proximity to the downtown Love Lane area and the LIRR, this area may be appropriate for multi-family residential development. This would provide ne~v residential choices proximate to the downtown center and rail transit and is consistent with the goals for a HALO zone. Finally, it is noted that the LI zone does not currently permit any retail sales. It is recommended that the Town consider amending the code to allow linfited retail sales which are ancillary to the industrial use by allowing the sale of products manufactured on-site. AREA VII Existing Conditions A small portion of the study area is located on the north side of CR 48, bet~veen the Mattituck Creek boat launch and Wickham Avenue. This area is made up of 10 parcels and approximately 4 acres (not including the residential portion of the split-zoned parceI). These parcels are zoned General Business, Residential Office aaad Marine II. Similar to Marine I, the Marine II district is present on select waterfront parcels. Three parcels sparming from CR 48 to Mattituck Creek are zoned MI1. This portion of the study area is developed with single family residences, as well as an attto body shop, contractor and machine shop. This area is separated from the rest of the study area by CR 48; however, it is still within walking distance (<0.5 mile) from the Love Lane business district. Pedestrian connections and possible improvements are discussed further in Section 2.2. Issues and Opportunities Area VII parcels benefit from the location on Mattituck Inlet. Uses within this area should capitalize on the water-related access and proximity to Mattituck Inlet. The areas separation from the rest of the study area as a result of distance and the presence of CR 48, a divided four lane roadway, presents a challenge with respect to future development or redevelopment. Nevertheless, the Mil zoned parcel is appropriately zoned, the residences will remain in the R-40 zone, and atttomotive use parcel and residence office parcel ;vill remain in the B and RO zones respectively. Consequently, few issues or opportunities were noted in Area VII. Page 22 Town of Southold Mattituck Business Corridor Study 2.2 Natural and Cultural Resources Natural and cultural resources xvithin and in the vicinity of the study area are illustrated in Figure 5. Goals 1. Continue to respect of environmental and cultural sensitivity when considering improvements in proximity to these resources 2. Protect freshwater and tidal wetlands and buffers 3. Ensure proper handling of stormwater to retain all runoff on a given site for site plan review of parcels within the study area 4. Retain significant trees where possible 5. Retain existing strnctures which give historic character to the study area 6. Consider retaining passive open space on key parcels with natural features within the study area Existin~ Conditions Both tidal and freshwater wetlands are present within and adjacent to the study area. NYSDEC and Town freshwater wetlands are located on the north and south sides of Main Road just west of Hobson Drive. The western portion of the study area is bound to the north by State and County-owned land, some of which is preserved. Laurel Lake Park and Conservation Area is immediately to the west of the study area boundary. The Preserve is a complex of properties owned by the Town of Southold, Suffolk County Parks Department, Suffolk County Water Authority and NYSDEC. The Preserve encompasses approximately 400 acres surrounding Laurel Lake and is the largest preserve in the Town of Southold. The Town of Southold, including the Mattituck Corridor study area, is rich in historic and cultural resources. The Andrew Gildersleeve Octagonal Building (a National Register of Historic Places site) is located at the northeast corner of the Love Lane/Main Road intersection. The structure was built by Andrew Gildersleeve and its unique shape makes it a rarity, as it is one of the only octagonal houses on Long Island. The Jesse and Ira Tnthill House, also listed on the National Register of Historic Places, are both located just east of the study area on the south side of Main Road. Potential archaeologically sensitive areas are extensive in the vicinity, as depicted in Figure 5. The majority of the central and eastern portions of the study area are within an area of potentially sensitive archeological resources according to the NYS Office of Parks, Recreation and Historic Preservation (OPRHP). Page 23 Town of Southold Mattituck Business Corridor Study Issues and Opportunities Development must be sensitive to environmental resources, including freshwater wetlands, surface waters and tidal wetlands associated with James Creek to the south and Mattituck Creek to the north, as well as the historic and potential axchaeologically sensitive areas. Redevelopment of large previously undisturbed parcels within a culturally sensitive area should be reviewed through the preparation of a Stage 1A/lB Cultural Resource Assessment for review and comment by the NYS OPRHP. Disturbance of greater that one acre requires the filing of a Notice of Intent and preparation of a Stormwater Pollution Prevention Plan to ensure that stormwater does not impact surface water quality. Stmxnwater should be retained on the site of origin through site plan review, as the area has the potential to direct runoff to surface water and wetlands. 2.3 Transportation Resources Transportation resources within and in the vicinity of the study area are illustrated in Figure 6. Transportation resources are divided into categories for the purpose of this chapter, to analyze issues and opportm~ities related to each resource. Goals The general long term goals for transportation resources within the corridor are summarized below. The following section provides specific issues and opportttnities identified through the course of this study. Tools and methods for achieving solutions are also presented and specific recommendations are provided in Section 3.0. 1. Control intensity of development so that current roadway capacity is not exceeded. 2. Minimize transportation related conflicts generated from land use transitions. 3. Provide safe roadways for motorists, bicyclists and pedestrians 4. Improve walkability throu~mtu the study area 5. Provide safe access across major roadways 6. Provide a pedestrian route between Mattituck Creek marina and the Hamlet center and other destinations within the area (such as restaurants, nearby parks, movie theater) 7. Improve pedestrian environment on private commercial development 8. Encourage alternative methods of transportation (walking, bicycling) 9. Encourage and facilitate cross-access agreements between appropriate commercial uses to reduce curb cuts onto existing roads t0. Examine areas for traffic calming to reduce vehicle speeds and ensure compatibility between tracking activities, automobiles, bicycles and pedestrians and install such measures where appropriate 11. Facilitate the use of existing public transit which presently exists including the LIRR and the Suffolk County Transit bus routes t2. Promote water borne visitation to Mattituck Inlet, specifically to the marina and anchorage in order to provide tourist activity with no vehicle trips Page 24 Town of Southold MaUituck Business Corridor Study Roadways - Existinff Conditions The study area contains two major east-west vehicular thoroughfares: Main Road CR 48 Main Road (NYS Route 25) - Within the study area, Main Road is a two-way, two-lane roadway. A railroad crossing bridge is located at the western end of the study area on Main Road, creating width restrictions that would complicate widening in the future and therefore limit overall capacity for vehicular trips on this portion of Main Road. County Route 48 (CR 48) - Within and proximate to the study area, CR 48 is a txvo-way, divided four-lane roadway. Traffic signals are located at the intersections of CR 48 at Cox Neck Road, Westphalia Avenue, and Wickham Avenue. CR 48 is designated as a truck route for NYS Route 25. This designation is provided west of the study area in the Town of Riverhead xvhere signage diverts trucks from Route 25 north to CR 48. Connecting streets provide access between these major east west roads within the study area, from west to east they are as follows: Factory Avenue Factory Avenue runs nortlqJsouth between Sound Avenue and Main Road and is a two-way, two lane collector street with a posted speed limit of 35 mph. Between Sound Avenue and the LIRR tracks, there are no sidewalks and the land use is residential in nature. To the south of the LIRR tracks, the land use shifts to commercial use and a sidewalk begins on the east side of the road at the northwest corner of the Mattituck Plaza shopping center property and extends south to Main Road. A traffic signal is located at the intersection of Factory Avenue and Main Road. Page 25 Town of Southold Mattituck Business Corridor Study View of Factory Avenue looking north Love Lane is a north/south local street which provides the shortest route between CR 48 and Main Road in the study area; however, there is no traffic signal at the intersection of CR 48 and Love Lane. The railroad station is located just west of Love Lane on Pike Street, on the south side of the LIRR tracks. South of the LIRR tracks, Love Lane is developed in traditional Main Street style, with on-street parking permitted on both sides of the street and wide sidewalks. The unsignalized intersection of Love Lane and Main Road is complicated by the ternfinus of Sound Avenue, which is restricted to westbound traffic only, as well as a bend in Main Road. Access for both motorists and pedestrians is difficult and hazardous at times. View of Love Lane looking north Page 26 Town of Southold MaUituck Business Corridor Study View of Main Road fi.om the south end of Love Lane Wickham Avenue, a two-way two lane local road, provides the easternmost access between CR 48 and Main Road in the study area. There is a mix of residential, light industrial and community service use along this roadway. Side;valks are located on the ;vest side of Wickham between Main Road and Pike Street. A less direct route between CR 48 and Main Road is also available via Westphalia Avenue/Sound Avenue/Pacific Street. Main Road has an AADT~ of 16,810 (approximately 1,300 vehicles during peak hours). The AADT on CR 48 varies from 5,607 to 6,866 eastbound and 5,621 to 6,686 xvestbound. AADT for each section of roadway and corresponding volumes are illustrated on Figure 6 and datasheets are provided in Appendix F. Although the AADT values for the various sections along CR 48 were not necessarily coordinated when the data was collected (the values at one station may not have been counted at the same time as the adjacent station), an analysis of the AADT values within the corridor may be used to identify trends in vehicular movements on a general scale. The values indicate a trend for vehicles traveling along CR 48 to gravitate south to Main Road to reach destinations and head north to CR 48 after they have passed thi'ough Mattituck on Main Road4. 3 A~mual Average Daily Traffic AADT: Estimated average daily traffic volume on a route segment at a particular count station location. 4 West of the study area at the intersection of Cox Neck Road, Sound Avenue and CR 48, the AADT for eastbound trips is 5,843. This value drops to 5,607 between Shirley Road and Westphalia, and increases to 6,183 between Westphalia and Wickham Avenue and increases to 6,866 between Wickham Avenue and Mary's Avenue. Similarly, for westbound averages, the values dip fi.om 6,686 to 6,236 to 5,621 and increase to 6,196 for the same sections of CR 48 (in reverse order). Page 27 Town of Southold Mattituck Business Corridor Study Roadways - Issues & Opportunities 1. High volume on Main Road and LOS deterioration The Town of Southold files include a recent traffic impact studys for a local development project to assist in the evaluation of traffic withni the corridor. The TIS provides infom~ation about local roadways, posted speed limits, sidewalk access and trip count information collected in August 2009. The proposed project location is proximate to the signalized intersection of Main Road at Factory Avenue/Sigsbee Road. This study indicates that based upon traffic counts performed in August 2009, the peak traffic hours for this area are the weekday midday peak hour (1 to 2 pm), weekday evening peak hour (4 to 5 pm) and Saturday midday from 12 to 1 pm. Traffic impact analyses for individual developments evaluate the potential delay that new trips generated by the development will have on area intersections. The study indicates that the intersection of Main Road at Factory Avenue/Sigsbee Road is cm'rently operating at a Level of Service (LOS6) C, and that the proposed development (a bank with drive thru service) will result in additional delay causing the LOS to deteriorate from LOS C to LOS D. LOS categories are determined by the length of delay, and although the delay falls within the interval designated as LOS D, it turns out that the intersection was already operating at a low LOS C. The bank will generate additional vehicular trips resulting in a few seconds of additional delay and a new LOS D for the intersection. The application was approved by the NYS Department of Transportation (DOT) without requirements for mitigation to improve the LOS. Nevertheless, current traffic congestion along Main Road in Mattituck is generally acceptable, even during peak hours, as is evidenced by the current LOS C delay at the Factory Avenue, Main Road intersection. However, the cumulative impact of multiple, even minor applications will continue to deteriorate the level of service on the roadway. The challenge for the Town is to balance the property owner's right to develop their property, with the continued needs of a growing population with the infrastructure that exists. Even if there was desire to widen Main Road at some point in the fitture, there is limited potential to do so at the railroad trestle to the west, and to widen the roadway through the center of the hamlet would change the character forever. The Town may wish to consider the cumulative impact of new development and redevelopment on trip generation and LOS for this intersection. There are several tools that may be applied to reduce congestion at an intersection including those designed to increase traffic flow through an intersection. Tools that might be used in the future to improve the subject intersection could include aligning the intersection and refining signal thning. Such methods axe customarily used to mitigate delays caused by new development. In the case of the bank development application, no mitigation was required, presumably because the increased delay was a few seconds; however, it is expected that as the s Traffic Impact Analysis for JP Morgm~ Chase Bank with Drive Ttwa Service at 10300 Main Road, Martituck, prepared by Atlantic Traffic & Design, dated November 5, 2009. 6 Level of Service is a qualitative measure of traffic. For more information, see the Federal Highway Administration (FHWA) highway capacity manual. ~ Page 28 Town of Southold Mattituck Business Corridor Study intersection delays continue to increase with additional applications and additional growth, improvements ~vill be necessary. The Town may consider facilitating the establishment of a Transportation Improvement District to fund projects within the Business Corridor. A Transportation Improvement District would act as a special taxing district, similar to a Business hnprovement District, however, with funds directed at roadway improvements. In addition, the Town may wish to establish standards for review of Traffic Impact Studies for new development which define criteria for determining the degree of impact when comparing No Build and Build conditions (wlfich could be a change in the LOS as defmed by NYS, change in overall delay, delay from any approach to an intersection or a change in the volume to capacity ratio). The criteria conld be used to evaluate the degree of impact and the level of mitigation reqnired. Mitigation may include changes in site design to integrate traffic access management tools (to reduce driveways and provide joint access), pavement marking modifications, and optimized signal tinting modifications. Where no specific improvement can be identified and an impact will be realized, the Town may consider reqniring impact fees for use in fnture road or intersection improvements. Part of this study included an evaluation of the type of uses permitted under current zoning that are known to generate high trips and consideration for redncing the potential development to lower intensity of uses between retail areas of the study area. Rezoning recommendations are presented in part to reduce the fntnre demands on the roadways in the corridor and includes recormnendations for managing development applications within the corridor as they relate to trip generation and transportation issues. The land use and zoning section identifies potential areas for rezoning in part due to the traffic volumes that could be generated by uses under the current zoning. The reco~mnendations build upon the assessment that Main Road in the Hamlet of Mattituck is generally tolerable, but every new development will impact traffic in the area, and land use decisions should consider the traffic impact of the action. Ideally, nexv uses along Main Road should not be destinations on their own, and instead be uses that do not generate a significant amount of trips (have a high pass by traffic volume). Part of the goal of the recorranended zone changes is in part to reduce the trip generation by reducing the potential intensity of development in this portion of the business corridor. 2. Transitions between residential land use and commercial or light industrial land use create issues with high volume of vehicle trips, speeding and truck noise. The corridor has several challenges with respect to land use transitions as this relates to transportation. For one, when the roadways were constructed, the level of traffic volume that local connector streets would carry on a daily basis was not considered. Factory Avenue is a main connector street between CR 48 and Main Road (via Sound Avenne) towards the middle of Page 29 Town of Southold Mattituck Business Corridor Study the study area and carries an average of 1,000 trips per day?. The next connection to the west is Aldrich Avenne, located in the hamlet of Laurel. Although there is no height restriction on the railroad trestle to the west, and commercial traffic is permitted on Main Road, CR 48 is the designated truck route for Route 25 and thus, trucks will continue to gravitate to CR 48, and use connector streets to reach Main Road. The northern section of Factory Avenue is residential and the southern section is a mix of commercial and other uses (including a church). Factory Avenue8 being the westernmost connector street between CR 48 and Main Road draws a high voltnne of traffic, including commercial traffic. Consequently, use compatibility issues arise. Specific concerns reported by residents in the area include: 1. Noise related to at grade crossing on Factory Avenue (in part generated by the slope of the bump, as well as a loose plate that rattles every time someone crosses the tracks) 2. Commercial truck traffic through a residential area (northern portion of Factory Avenue) 3. Loose objects falling from commercial vehicles 4. Excessive vehicle speed posted speed limit is 35 MPH 5. Illegal parking/idling of tracks on Factory Avenue This area, and other specific problem areas, need further study to understand the issues and potential solutions (vehicle speed, volume of vehicle trips, vehicle mix/percentage of commercial traffic, patterns of motorists behavior). The issues along Factory Avenue as reported by residents from the Cottages development indicate a high level of noise related to commercial traffic, debris and equipment falling from the rear of tracks, noise at the at grade crossing and lengthened illegal parking along Factory/Factory Avenue. While some of the issues of concern may be addressed through enforcement, traffic cahning is appropriate for this roadway. A traffic cahning assessment to evaluate the following and provide elements for implementation should be completed. It is expected that a traffic calming study would involve the following information gathering and analysis to supplement the information provided in the Traffic Impact Study provided by the Town for evaluation for this study: Traffic volumes using ATR counters · Classification counts (trucks, buses, pedestrians and bicycles) · Turning movements including movement counts at Sound Avenue · Accident study · Speed study · Existing pavement and right-of-way widths There are a number of traffic calming tools that are employed in residential street settings where the intent is to slow traffic. In the case of Factory Avenue, north of the railroad tracks, some of these tools would require increase the amount of the right of way used such as the TIS for Chase Bank, August 2009. Although these issues are expected to occur on all of the connecting roadways, NP&V examined Factory Avenue, due to its proxiraity to a main shopping center and related issues. Page 30 Town of Southold Mattituck Business Corridor Study incorporation of a raised median. Currently the pavement width is approximately 22 to 24 feet, which provides for travel lanes in each direction and narrow shonlders. It is not expected that the Town would wish to increase the pavement width to introduce a raised median. However, the Town could employ other means of slowing traffic, in addition to increased enforcement, including: Chicanes. Chicanes are used for reducing vehicle speeds on long linear blocks where there is a distant field of view. Chicanes involve the nan'owing of lanes so that vehicles must slo~v down to maneuver around other vehicles. Photo by Richard Drdul9 Speed humps or speed tables. Speed humps are typically raised areas of asphalt approximately 3" to 6" in height extending the width of the street. This is a low cost solution to speeding vehicles and the method may also be employed to serve as a raised crosswalk. It is noted that there are some negative aspects of installing speed humps (including problems with respect to snow removal, and noise generated by vehicles that do not slow for the humps). Photos by Richard Drdul 9 http://~wvw.flickr.com/photos/drdul/ Page 31 Town of Southold MaUituck Business Corridor Study Additional measures that may be appropriate for Factory Avenue include: 3. Road narrowing with bump outs to promote reduced vehicle speed and provide reduced roadway width for pedestrian crossings 4. Road striping to narrow lane widths and promote reduced vehicle speeds 5. Radar Speed Sign (xvhich indicates motorists speed to promote driver awareness) 6. Speed cameras (~vhich may be used for enforcement - cameras are triggered when a vehicle exceeds the speed limit by a predetermined amount) 7. Sidewalks (Sidewalks tend to calm traffic when in use). It is recommended that sidewalks be installed along the southern portion of Factory Avenue to both promote walkability m~d assist in traffic cahning 8. Designated, identified pedestrian crossings and safety lighting Finally with respect to noise complaints; NP&V observed tracks passing over the at-grade railroad crossing on Factory Avemte and the noise generated and found the source to be, in part, a loose metal plate. Coordination with MTA/LIRR for simple maintenance is expected to remove at least a part of the source of the noise. 3. Intersection at Love Lane, Sound Avenue and Main Road The unsignalized intersection of Love Lane and Main Road is complicated by the terminus of Sound Avenue, which is restricted to one-way (westbound) traffic only, a xvide expanse of pavement, as well as a sharp bend in Main Road which limits sight distance. Access for both motorists and pedestrians is difficult and potentially hazardous. View of Love Lane (left) at Main Road and Sound Avenue (at right) The intersection has been identified during the course of this study as a high priority, as it has in previous studies.~° The sight distance is poor from both east and west approaches and there are two road ends that meet at this section of Main Road (Sound Avenue~i and Love Lane). The evaluation of this intersection has included the feasibility of a roundabout and the concept m The Main Road at Love Lane h~tersection has been historically problematic to the Town and N~'/SDOT. The intersection exhibits an expansive pavement area, vehicular speeding, a shm'p horizontal cuwe, lfigh accident rates, aml extremely dangerous conditions for pedest, fans within the hemnt of the lhi4ving Mattituck bushiess district. The quaint doxm~town feel of Love Lane abruptly ends at Main Road as crossing the road is nearly impossible at times. Connectivity and safety improvements are required. (Soume: Town q/'Southold Town wide Pedestrian Master Plan) ~ Sotmd Avenue is a one-way road in tlfis area (westbound). Page 32 Town of Southold MaUituck Business Corridor Study presented in the following graphic~2. The installation of a roundabout would likely require the acquisition of private property as a radius of 55' is typically required to support movements for all size vehicles. The improvement project illustrated in the following graphic provides many of the benefits of a roundabout, in that it has elements to calm traffic and allow safe pedestrian crossh~g and high visibility of lmqes, and pedestrian areas without the need for acqnisition of private property. Crosswalks are provided at the southern approach, the location that is most visible for westbound and eastbound motorists on Main Road. In addition, the design inclndes an area within the median to provide a safe haven for pedestrians. Finally, if the Town were to close Sound Avenue at this intersection to establish a Village Green, a modified design would be feasible and would achieve the same objectives. It is noted that if the Town were to pursue closing this portion of Sound Avenue, an analysis of local traffic patterns would be encottraged to detern~ine the impact on alternative routes, especially residential streets. Based upon a cursory review by a transportation engineer, it is expected that westbound traffic would utilize Wickham Avenue to Pike Street to Westphalia Avenue to reach destinations on Sound Avemte or utilize CR 48 from points west. However, a traffic analysis would study the level of traffic that currently utilizes this portion of Sound Avenue and assess the impact on alternative routes. It is recommended that a traffic study be completed to look at westbound volumes on Sound Avemte, volumes and turning movements ~2 Graplfic provided by the Town of Southold; illustration was included in the Town's application for the NYSDOT a&~finistered Transpo~lation E~hancement lh-ogram grant~ The application was not selected for fimding. Page 33 Town of Southold Mattituck Business Corridor Study and vehicle classifications at the intersections of Love Lane at Main Road/Sound Avenue, Wickham at CR 48 and Love Lane at CR 48. Pedestrian Environment Existing Conditions Sidewalks and crosswalks are intermittent within the study area (see Figure 6). For example, there are interruptions in sidewalk access between the Love Lane hamlet center axqd the Mattituck Plaza shopping center and surrounding retail/service oriented businesses. Sidewalk widths and conditions vary throughout the study area. In general, sidewalks are between 3 and 4 feet wide, providing just enough space for two people to walk side by side. The only crosswalks in the study area are located on Love Lane near the railroad station, on Love Lane, and on Main Road near Wickhmn Road and on Main Road at Factory Avenue. In addition, there is a crosswalk, although not highly visible, at Wickham Road across Route 48. Pedestrian Environment Issues and Opportunities 1. Pedestrian connections The corridor contains inadequate sidewalks if the goal is to improve overall walkability. For a residential street, a width of 3-4 feet is adequate, although, not ideal for two people walking side by side. Ideally, the width of sidewalks in a residential area should be at least 5 feet and xvider (8 10 feet) in business areas to accommodate a higher volume of pedestrian activity as well as convmfiences such as benches and trash receptacles and streetscape enhancements such as decorative lighting, planters, kiosks, and even areas for sidewalk dining during good weather. A width of 5' is required for conformance with the NYS Highway Design Mmqual, and if State fnnding is to be sought for sidewalk improvements, these standards will need to be adhered to. It is noted that the 5' width need not be a uniform color and a brick or decorative border may be utilized to give the illusion of a narrower sidewalk, while maintaining the advantages of accessibility. Planning for pedestrians will result in a greater nmnber of people walking more often between destinations, which provides many benefits with respect to quality of life, improving the visual quality of the streetscape and decreases short vehicle trips within the corridor. Ideally, sidewalks should be provided between residential areas and parks, schools, transit and shopping. Along Main Road, sidewalks are not continuous between Factory Avenue/Sigsbee Road to Love Lane, particularly along the south side. Along the north side, sidewalk widths are not up to cnrrent standards which recommend at least 5 feet widths to accommodate two people walking side by side and greater for people with disabilities. There are a few exceptions within the area, including the sidewalk in front of the North Fork Market and Deli located at the comer of Legion Avenue which has at least 5 feet wide sidewalks installed. In addition, the sidewalks within the pocket park area in front of CVS at the comer of Main Road and Sigsbee Road are at least 5 feet Page 34 Town of Southold Mattituck Business Corridor Study wide and provide the added benefit of providnig a pleasant park like experience set back from the travel lanes of Main Road. Photo of sidewalk along north side of Main Road, which provides sufficient space for single file walking. Notice also, the absence of sidewalks and tl~e last of access control on fl~e south side. 2. Safe pedestrian access across CR 48 There is a need for safe connections betxveen the marina a~nd downtown to enhance visitor experience and build upon an opportunity that already exists. Mattituck is the only deep water marina on the north shore of Long Island between Mt. Sinai Harbor in the Town of Brookhaven and Orient Point. The creek is a well used anchorage for transient boaters and it is prudent to simplify access to the shopping and entertainment that Mattituck offers. Ideally, crosswalks should be located across CR 48 at Westphalia Avenue, Love Lane~3 and improved significantly at Wickham Avenue, xvhere the crosswalk is marked with two stripes. Note: a higher level of safety at a crosswalk at Love Lane would be provided if a traffic signal were thstalled Page 35 Town of Southold Mattituck Business Corridor Study Enhanced signage and flashing lights embedded in the crosswalks axe recommended for this area and there are many options available for crosswalk installation with respect to signs, lighting on the ground, and overhead. The image shown below is a system that can be solar powered and can be activated by push button signal crossing, or even by a proximity detector. Installation of pedestrima countdown signals is also important for a wide expanse, such as exists on CR 48. 3. Walkability Walkability is increased when there are facilities to encourage walking. Five foot sidewalks are ideal, with a buffer provided between traffic lanes and sidewalks. Improvements to encourage walking are needed along Main Road and along Factory Avenue. Ideally, a pedestrian network will be created, which provides physical connections between residential areas of the Hamlet and between destinations. The network would also include alleyway connections between parking areas and shopping/services. Connections via crosswalks across the roadways connecting CR 48 and Main Road are important, due to the high volume of traffic on these roads. Crosswalks provide the added benefit of providing traffic calming and new technology allows for lighting to be activated when a pedestrian is sensed or manually activated, which is particularly important where visibility is obscured, or for lfigh speed roadways. For sidewalks along CR 48, a buffer zone of at least four feet should be provided to provide separation from travel lanes. Source: www.pedbikeimages.org/Dan Burden Transit - Existing Conditions Although there is a railroad station and bus stops within the corridor area, there is limited availability of public transportation in the area. The following provides a summary of transportation options in the area. 3 14 It is noted that Mattituck Aitpoll is located approximately ¼-mile east of the study area. The ahpolt is a privately owned, public use, general aviation ahpotl. The ailpoi~i covers an area of approxhnately 18 acres and has one 2,200 x 60 foot runway. Page 36 Town of Southold MaUituck Business Corridor Study Bus Service - Suffolk Transit provides bus service Monday through Saturday from Riverhead through the study area on the S92 line, extending along Main Road (NYS Route 25) including service to Jamesport, Mattituck, Cutchogue, Southold, Greenport, East Marion and Orient. In addition, Hampton Jitney, a private bus company, provides seasonal daily service between Manhattan and the North Fork, and includes local stops along the north fork and in Riverhead. The Mattituck stop is located at the Mattituck Plaza Shopping Center. Long Island Rail Road (LIRR) - The Mattituck train station is located on the north side of Pike Street, just west of the intersection ~vith Love Lane. Service at the Mattituck station includes one weekday westbound morning train, two weekday westbound afternoon and even'rog trains, one weekday eastbound morning train, two weekday eastbound trains, two weekend westbound afternoon and evening trains, one weekend eastbound moming train and one weekend eastbound afternoon and evening train. Transit Issues and Opportunities 1. LIRR Despite the limited service of the Mattituck stop on the LIRR, the presence of the LIRR in the Hamlet provides an opportunity as a transportation mode. The train station provides a vahtable link for commuters as well as visitors who are interested in the wide variety of cultural and recreational resonrces in the hamlet and surrounding area. The LIRR could provide an excellent opportunity for a special program to transport visitors to Mattituck as well as other Southold hamlets. A possible program LIRR fall destinations program with the Chamber bicycle rentals at the station, or winery tours with pick up at the station. 2. Suffolk Transit The Suffolk Transit service is limited to routes and limited stops. It is expected that the majority of riders do not utilize the bus for trips within the hamlet of Mattituck, but for longer trips. Bicyclin~ - Existing Conditions The NYSDOT has established bicycle lanes and routes throughout Suffolk County, includ'mg within the To~vn of Southold~s as illustrated on Figure 6. The DOT has established Main Road as a Bike Route (signed route without a designated lane, which means that bicycles utilize the shoulder and share travel lanes with motorized vehicles when necessmy). Approximately 32 based aircraft are located at the ahpor~ and lhe breakdown of aircraft operations is estimated at 66% local general aviation, 32% transient general aviation and 2% air taxi. In addition, while not within the study area, the Cross So,md Fen3~ provides another transpmlation mode, fe~x se~rice between Orient Point, NY and New London, CT. The fen~ te~n/nal is located at the end of Main Road (NYS Route 25) in Orient Point. The fe~y provides se~:ice for autos, tracks, motor homes, and buses along with passengers and provides regnlar daily se~:ice seven days a week. 15 NYS Ronte 25 fi'om Smithtovm to Orient Point is a 67 mile designated bike route. The NYS Route 25 State Bike Route begins at the intersection of NYS Route 25, N~r Route 25A and N~ Route 111. a half riffle east of the Town of Smithtown central business district and continues east and no~lheast out to Orient Point. Page 37 Town of Southold MaUituck Business Corridor Study LIRR allows passengers to carry bicycles on board all trains~6. Cyclists are acconn~odated on a first-come, first-served basis, with a maximmn of four bicycles per train on weekdays and eight bicycles per train on weekends. During sunmaer months, certain trains are designated as "bicycle trains" and may carry up to two bicycles per car. In addition, there are some exclusions where bicycles are not allowed on trains are imposed, including weekday morning trains (6 AM to 10 AM) and weekday evening trains (3 PM to 8 PM). Bic¥clin~ Issues and Opportunities 1. Need for safe bicycle access Although the corridor is home to a Class 3 Bicycle Route, which runs along Main Road, there is a need for safe bicycle access throughout the study area. The DOT route is an On-Road Signed Route. In addition, Sound Avemte and Factory Avenue provide an unsigned connecting route. Tools to improve bicycling safety include planning for bicyclists in new development design (limiting curb cuts, for example reduces conflict points), and educating the public about safe bicycling behavior (sharing the road, proper protective headgear, lights/reflectors). 2. Bicycle racks There is a shortage of bike racks within the corridor. There is a nationwide trend in promoting walking and bicycling including using a bicycle for short trips, even shopping trips. The simple location of bicycle racks at area shops and other destinations would be expected to encourage additional ridership. When no bike racks are provided, bicyclists are forced to improvise and lock their bicycles to whatever is available or leave their bikes unsecured. Photos illustrating improvised bike parking taken in July 2010 by NP&V ~6 A permit is required and a lhnited nmnber of penn/ts are issued. Folding bikes do not requ/re a permit. Page 38 Town of Southold MaUituck Business Corridor Study 3. Bicycle Rentals Mattituck Inlet is a popular destination for boaters, as the only safe harbor bet~veen Orient Point and Mt. Sinai (in Brookhaven Town). Visitors by boat (and area merchants) would benefit from a program to encourage walking into the shopping districts of Mattituck or bicycling. A program to provide bicycle use for visitors at the marina would increase accessibility into the shopping areas. The program could be funded by the local Chamber of Commerce (or perhaps the cycle shop located in the western portion of the study area on Main Road would be interested in rurming a program in coordination with marina owners). 4. LIRR and Bicycling The LIRR program which allows bicyclists to carry bicycles on board with a permit seems cumbersome and a bit daunting (i.e. if the number of bicycles on a train is limited, how is one to kno~v if they will be allo~ved on the train ~vith their bicycle?). It is hoped that the continned trend towards encouraging multimodal transportation will reflect in the L1RR program. In the meantime, additional opportunities exist to encourage use of bicycles for LIRR riders including provision of bike facilities, including storage at the railroad station, publicizing bike routes, and educating the public about opportmfities for carrying bicycles onto train. 2.4 Parking Goals 1. Ensure that sufficient municipal parking is provided for community uses and uses on Love Lane which do not have on-site parking 2. Ensure that future development provides adequate parking 3. Parking lots should be designed not only for cars, but for people walking as well adequate walkways and shade should be provided in new parking lots 4. Adjacent uses should share parking and access points Existin~ Conditions The majority of parking lots within the study area are associated with private lots for individual businesses. In the Love Lane area, there are two municipally-owned parking lots, including the lot between Sound Avenue and Pike Street, accessed from Sound Avenue or Pike Street to the west of Love Lane, and a second lot on Pike Street, east of Love Lane, which can be accessed via Pike Street. Public parking is permitted at the Mattituck Fire Station, located on Wickham Avenue, east of Love Lane. Parking on local streets is generally permitted. Two hour metered parking is provided along Love Lane. Based upon inspections on numerous occasions, the on-street parking and public parking lots appear to provide adequate parking for the area and for the types of uses present. Page 39 Town of Southold MaUituck Business Corridor Study However, the Hamlet Plan indicates a parking problem. This may be because available parking is not easily accessible or visible to visitors. Based upon review of the code, the Town parking requirements for new development is appropriate for areas outside of the hamlet center amd consistent with codes of shnilar municipalities. The Town should contimte to require development and redevelopment to adhere to the parking requirements stated in the Town Code. However, if parking relaxation is warranted, there may be an opportunity to create a payment in lieu of paxking. Issues and Opportunities A list of issues and opportunities identified as part of the inventory of parking conditions in the Mattituck study axea is provided as follows: 1. Visibility and accessibility to municipal parking lot to the east of Love Lane is limited. 2. Signage to inchcate the availability of municipal parking lots is not in evidence. 3. Internally, the mnnicipal parking lot on Sound Avenue west of Love Lane lacks comprehensive stripping and direction. Also, it is not clear to visitors whether the park'mg is penn/tted, if there are time limits and whether the northern portion is open to all, or is restricted to bank customers. 4. Many private parking areas lack striping, landscaping, pedestrian enhancements, and lighting. 5. Properties within the Love Lane HB District have no on-site parking. Additions to existing buildings may require relaxation of parking restrictions to allow desired expansion, such as the addition of 2nd floor residential use. 6. Illegal track parking is reported along Factory Avenue, ~vith tracks idling while waiting to unload at Mattituck Plaza. 2.5 Community Character Goals 1. Maint~m and enhance the historic character (where it exists) 2. Ensure that filture development is designed to enhance the character of the area 3. Improve visual quality of individual commercial properties 4. Enhance the streetscape enviroxmaent of Main Road and connecting roadways between Main Road and CR 48 5. Enhance and provide new public areas 6. Recognize the resources associated with Mattituck Inlet and James Creek as well as the protected environmental resources and lands within the corridor 7. Enhance gateways to Mattituck hamlet and improve signage for way finding 8. E~hance and relocate kiosk and take advantage of this resource as a method of distributing information to visitors Existing Conditions There is a variety of visual character attributes and detracting features within the Mattituck corridor area, ranging from residential character to typical suburban strip-mall and miscellaneous Page 40 Town of Southold MaUituck Business Corridor Study retail areas, a traditional central business downtown area as well as areas of light industrial uses which have little to no attractive distinguishing visual character. The Love Lane business area captures the areas historic roots and anchors the study area and Hamlet of Mattituck as a whole. The area features on-street parking, street trees, wide brick sidewalks, aR'active buildings with window boxes, awnings and murals, attractive landscaping, pedestrian alleys, and historic gas street lights. All of these traditional downtown elements create a visually appealing environment conducive to walking. There are several murals within the downtown Love Lame area which are a visual asset to the area, including one on the side of the pharmacy, and one on the side of the former Mattituck Village Market, both along pedestrian alleys which lead to municipal parking areas on either side of Love Lane. Photos illustrating building murals, Love Lane business district, July 2010. A pedestrim~ kiosk is located along Love Lane, north of the LIRR tracks wlfich is intended to provide information on the area for visitors. The visual character along the western and central portions of the Main Road corridor is more typical of con~nercial sprawl with intermittent sidewalks, a variety of front yard setbacks, varied landscaping, inconsistent architectural and signage styles and individual curb cuts servicing sites. This area is dominated by comanercial buildings, generally developed with little attention to coordinated and/or aesthetically pleasing architectural style. Several conunercial sites along the corridor have partially paved parking lots, substandard free standing sigmas and highly visible utility poles and connections. In many areas there is no curbing or sidewalk, and there is no definition of where the roads end and the private property begins. This mix of designs and lack of uniform streetscape does not create a visually appealing area as a whole. There is a lack of landscaping on some of the commercial sites and virtually no features (such as decorative pavement, lighting or planters) to enhance streetscape aesthetics. In addition, a lack of curbing, sidewalks and established driveways, contributes to the disorderly appearance of the streetscape. Page 41 Town of Southold MaUituck Business Corridor Study The Town Code includes regulations for signage, landscaping, screening, buffers, lighting and other relevant supplementary regulations and the Planning Board site plan review process includes an assessment of architectural features, all of which help new development and redevelopment to conform to the Town's goals and objectives associated with visual character. There are several recent examples of development applications which have been constructed which illustrate the strides the Town has made towards good site design which includes attractive architecture, sufficient landscaping and pedestrian facilities. The CVS on the comer of Main Road amd Sigsbee Road includes a pedestrian pocket park along its frontage which includes a paved pedestrian wal~vay, benches, gateway signage and green space. The eastern portion of the study area, which acts as the gateway into Mattituck from the east, is mostly residential in character. Parcels have expansive front yards with consistent landscaping (mainly lawn and shrnhs) and sidewalks run along both the north and south side of Main Road. Issues and Opportunities 1. Streetscape environment Outside the downtown Love Lane area, the streetscape environment needs improvement, both physically and visually. Opportunities for visual enhancement of the streetscape environment numerous and include enhanced gateways, nexv widened sidewalks on the north side of Main Road, new sidewalks on the south side of Main Road, decorative lamp posts with posts for banners, and garden beds. Streetscape improvements that would enhance the area include improvement of existing sidewalks and establishment of new sidewalks, benches, landscaping along the roadway, trash receptacles, decorative lighting and banners along the roadway to unify the area. 2. Village Green The Town is considering closing a portion of the one way portion of Sound Avenue to create a public space in the center of the hamlet. The hamlet currently lacks public space and a "Village Green" or "Town Square" in this location would provide an opportunity for community events and public gathering while reducing the number of conflict points at the busy intersection of Main Road, Love Lane and Sound Avem~e. The closure of Sound Avenue at this intersection will not impact the ability for the Town to implement the traffic cahning plan, with ~nor Page 42 Town of Southold MaUituck Business Corridor Study modifications. However, it is recommended that the existing traffic volumes for this portion of Sound Avenue be considered as ~vell as how the alternate routes may be impacted through the preparation of a focused traffic study. 3. Public Art Love Lane and the surrounding area have a distinct charm which provides an opportunity for the entire corridor to build upon. Pnblic art is a clear opportunity, as the two alleyway murals on Love Lane show; they add charm to otherwise bare facades. A public art program is a unifying action that can impact a range of people, from those involved in creating the art objects, to those enjoying them. In Austin Texas a sculpture program was organized as a marketing tool, and dubbed Austin "guitax town". The program provided sculpted grtitar forms which were decorated by various businesses and groups in the community to promote their businesses and causes. Other programs around the country have done the same (crabs in Baltimore and cows in NYC and Madison, WI. The photo to the right was taken in Baltimore in September 2005 of a crab sculpture sponsored by the checkered cab company). Perhaps Mattituck could develop a theme based upon the Love Lane center, and sponsor a heart sculpture program. 4. Existing regulations In addition to the established bulk regulations for the respective zoning districts, new development and redevelopment should conform to the requirements in the Town Code which aid in creating a consistent, attractive visual environment. The existing Town code has site plan review regulations to foster positive treatment of new or renovated sites to create consistent aesthetic improvements, regulate signage, outdoor storage and landscaping, screening and buffer requirements. These regulations which facilitate improved community character include signage regulations (§280 Article 19), front landscaped area (§280-93), transition buffer area (§280-94), landscaped parking area (§280-95), open storage (§280-110), lighting restrictions (§280-117) and architectural review standards ( § 280-134). Page 43 Town of Southold MaUituck Business Corridor Study The Town Code provides regulations for dimensional requirements and lhnitations for signage, as provided in Chapter 280, Article 19. The purpose of codifying signage in the Town includes the following: · Protect property values. · Create a more attractive economic and business climate. · Enhance and protect Southold's physical appearance and environment. · Preserve the historic and architectural heritage of the Town. · Provide a more er~joyable and pleasing community. · Reduce sign or advertising distraction and obstructions that may contribute to traffic accidents. · Reduce hazards that may be caused by signs overhanging or projecting over public rights-of-way. The Town's existing buffer requirements apply to nonresidential lots adjacent to a residential district. Minimum buffer widths are applied by zoning district with greater buffers for industrially-zoned parcels and smaller buffers within the HB district. Although it is the Town planning department and Board's practice to apply buffers to residential-use parcels within conunercial districts, the Town may wish to amend the code to make this a requirement. One of the complaints heard by the Town Board is the unsightly appearance of boat sales and/or storage facilities. In addition to increasing enforcement of existing code, the Town may wish to consider more stringent code requirements for the setback and buffering of storage facilities of boats and appropriate penalties that encourage compliance. Boats should be located an appropriate distance from all lot lines, especially if the lot is adjacent to a residence or adjacent to a residential zoning distance, and appropriate screening including fencing and/or landscaping should be required and enforced. The current architectural review standards require that site plans conform to the following criteria: A. Appropriate diversity of design elements from another structure of structures located or proposed to be located on the same street or comer thereof and within 500 feet of the site of the structure for which a site plan or building pemnit has been requested; B. Minimize or eliminate visual discord or dissimilarity with respect to other structures located or proposed to be located on the same street or comer thereof and within 500 feet of the site of the structure for which a site plan or building permit has been requested; C. Maximize sensitivity to visual appearance and qualities of exterior design, including with respect to signs, considerations of the harmony of colors or compatibility of the proposed structure with the terrain in which it is to be located, including but not limited to excessive divergences of the height or levels of any part of the structure from the grade of the tm~:ain. Applicants should conform to these requirements, however the Town may wish to consider implementing a design standards document to assist applicants with site plans, ensuring development conforms to the goals and objectives established by the Town. Page 44 Town of Southold MaUituck Business Corridor Study 5. Need for a Business Improvement District A Business Improvement District (BID) is a formal organization made up of property owners and commercial tenants in a de£med area who axe dedicated to promoting business development and improving an area's quality of life. Property owners pay an additional tax in order to fund improvements within the district's boundaries. BIDs can deliver supplemental services such as maintenance, marketing m~d promotional programs, capital improvements, and beautification for the area. The services provided by BIDs are supplemental to those already provided by the municipality. The areas along Main Road from the western extent of the study area to the do~vntown Love Lane area may benefit from the creation of a BID. 6. Improvements at Mattituck Plaza Shopping Center A focal point of the Main Road commercial area is Mattituck Plaza which is the largest shopping center in the corridor. Several improvements to the Mattituck Plaza would benefit the existing tenants, future tenants as well as visitors to the plaza. Improvements to the plaza that should be considered include the following: a) Improving aesthetics (painting, fagade improvements, etc); b) Improve pedestrian environment, including walkways into and throughout the site by using pavers; Page 45 Town of Southold MaUituck Business Corridor Study c) Addition of landscaped islands and other forms of landscaping throughout to soften hardscapes; d) Addition of bike racks on the premises to encourage bike trips and to serve bicyclists currently using the plaza; e) Addition of benches, gm'bage cans and other appropriate street furniture; f) Improve lighting, including creating smaller-scale pedestrian lighting; g) Greater enforcement of on-street truck parking and idling tracks; As an incentive for the owners of the Mattituck Plaza to improve the site, the Town may consider allowing a pad development on the site, in the vicinity of unused parking. A schematic plan of a potential pad development was prepared in association with this study and is provided below. The Town should consider uses that complement the existing uses within the shopping plaza and surrounding area (such as a sit down family restaurant) or allow uses permitted under the current B zoning, as long as the owner can demonstrate that the existing parking (reduced through addition ora pad site) will support the center's uses and sanitary flow is acceptable to the Suffolk County Department of Health Services. Conceptual redesign of Mattituck Plaza, prepared by Hawkins Webb Jaeger The pad development would utilize the existing ingress/egress of the plaza, as well as the parking area amd would create additional revenue for the property owners, to offset the cost of some of Page 46 Town of Southold MaUituck Business Corridor Study the improvements. The schematic plan includes the integration of the proposed convenience store on the northwest comer of the Main Road/Factory Avenue intersection ~vith the Mattituck Plaza. Coordination of these two parcels would help xvith traffic and safety concerns by utilizing existing ingress/egress from the Mattituck Plaza amd would help with visual clutter by extending the grass/sidewalk along the front of the comer parcel and the creation of a pocket park which visually relates to the pocket park at CVS by providing a similar path network. The shopping center would also benefit from facade improvements, an example of such an improvement project is illustrated in the photographs below which show before and after views of a shopping center in Miller Place. 7. Build upon the strengths of Love Lane The Love Lane business district is a prime example of great, compact downtown in an historic hmnlet center. The Town should use tlfis as an example of what good development looks like Page 47 Town of Southold MaUituck Business Corridor Study and all new development and redevelopment should include appropriate aspects into their site plan. This practice may aid in the expansion of the downtown area, spreading the walkable area from the downtown center. One aspect of the downtown Love Lane area which is under-represented is second story residences. There is an opportunity to encourage second story apartments to appropriate development, xvhich have many positive impacts including additional revenue to the property owner, the increased availability of lower rents for housing and additional "eyes" on the property, thereby creating a 24-hour presence on the property as opposed to traditional uses which only have presence during business hours. One obstacle to adding residential space above existing shops may be the reqnirement to provide parking for the use. The Town may wish to consider providing relief for those property owners with no potential of providing off street paxking, especially where municipal parking is nearby. Page 48 Town of Southold Mattituck Business Corridor Study 3.0 RECOMMENDATIONS The recommendations described in this section are intended to provide guidance for future development and enhancements within the Mattituck corridor area based upon the assessment of issues and opportunities identified through the course of this study and building upon past planning efforts. Section 4.0 provides implementation strategies and checklists for future actions related to the following recommendations. Land Use and Zoning Related Recommendations 1. Consider broad revisions to the zoning code. The current zoning code contains numerous non-residential zoning districts which do not necessarily meet the land use goals of the Town. As part of the comprehensive planning process that is underway, the Town may wish to consider review of the broad extent of uses permitted in the B District and HB District and the limited list permitted in LB. In addition, the Town may wish to create new business zoning districts to meet the needs of areas on the fringe of hamlet centers and commercial corridors outside the shopping districts of hamlets. The area designated as Area I in this study area would be a candidate for a "modified B District" which would not permit general retail or restaurant uses. Some retail, such as landscape supply, feed store, garderv'nursery and specialty retail (appliances/furniture) may be appropriate within this fringe area; however, it is recommended that "everyday shopping" needs be focused in the hamlet center and established shopping areas such as exists in the area designated as Area II in this study. The area designated as Area VI is largely zoned LI due to its proximity to the railroad. As the railroad no longer serves the light industrial uses that abut the tracks, it is appropriate to consider more appropriate development for these parcels. The area's proximity to the Love Lane hamlet center and the train station lends itself to providing some of the services that are fotmd in traditional downtowns, but which may not require a main street storefront space. These services may include pet grooming, day spa, shoe/clothing repair and alterations. Other uses that may be appropriate for this area include day care, fitness, and light assembly uses. A new zoning district to encompass these non-retail business uses could be identified as the "Neighborhood Business", "Local Services Zoning", "Hamlet Transitional Business" or "Community Commercial" District. Such a district would provide support for the hamlet center by bringing in customers, but would not detract from the center by providing new retail competition. Suggested permitted uses are preliminarily identified below: Restaurants, except fast-food Professional offices, including travel, employment agency and real estate offices Service establishments as follows: (a) Barbershop/beauty parlor (b) Tailor/dressmaking (c) Laundry establishments Page 49 Town of Southold Mattituck Business Corridor Study (d) Rental facility (e) Photographer or artist studio (f) Repair shops (shoe, watch/clock, electronics, small appliance) (g) Interior decorating consulting services (h) Pet grooming (i) Funeral home 4. Health and fitness (a) Gym/fitness center (b) Dance instruction (c) Health class studios (for Yoga/Pilates/Martial Arts etc.) (d) Day spa 5. Educational facilities (a) Day cam youth and adult (b) Tutoring center (c) Music/arts instruction (d) Community facilities 6. Specialty food service (a) Catering facility for offsite consmnption 7. Minimal impact production/assembly facilities (a) Assembly of goods Another option to consider is townhouse development north of the railroad. The concept would provide new residential choices proximate to the downtown center and rail transit and is consistent with the goals for a HALO zone. Although rail transit is limited now, the infrastructure is in place and therefore the potential for expanded service is not unreasonable - considering the current focus on multi-mobile transportation. 2. The following specific modifications to the Town Zoning Code are recommended: Require design standards for all newly constructed and substantially modified structures. The current code only requires the implementation of building design standards for retail uses in HB and B zoning districts over a certain size. Consider revisions to the coverage requirements to include paved areas to provide mom control over the amount of impervious surface permitted. The code currently defines Lot Coverage as the percentage of the buildable land existing on a lot which is covered by the building area. Maximum building coverage for the Town's business districts range from 20% (LB Limited Business) to 40% (HB Hamlet Business), with the other business districts requiring maximum building coverage of 30%. The Town code also has a minimum landscaping requirement which essentially limits impervious coverage; however, the Town may want to consider amending the coverage requirement to include paved surfaces to more specifically limit impervious surfaces so that the landscape requirement is not the only criteria for limiting impervious surface. Consider providing a maximum building size per district and/or use. With the exception of grocery stores which are permitted up to a maximum of 25,000 SF of GFA (in the HB and B districts), the only controlling factor of building size is lot coverage maximums and minimmn landscape area. As a result, allowable building size is dependent on parcel size and large retail Page 50 Town of Southold Mattituck Business Corridor Study uses are permitted if parcel size is adequate. The Town may also consider requiring that public space be required for larger buildings. Require that new construction or substantial reconstruction of structures within the Residential Office (RO) District maintain residential style and landscaping; establish a minimum landscape area for the RO District. Consider requiring redevelopment within the RO district to pursue adaptive reuse, where feasible. However, in instances where adaptive reuse is not possible, more stringent development standards which preserve the existing residential character of the Town should be in place to ensure development is at a scale and character consistent with traditional residential development, per the stated purpose of the RO district. Consider requiring more specific landscape guidelines including use of native or not invasive ornamental species. Examples of specific species should be provided. The following provides an possible list for consideration. It is noted that native Long Island grasses, shrubs and wildflowers are available for sale through the Long Island Native Grass Initiative and sales are held yearly at the Riverhead Campus of Suffolk County Comnmnity College. Trees Common Name Sweet Birch Gray Birch Paper (White) Birch Serviceberry (Shadbush) Flowering Dogwood American Holly Eastern Red Cedar Hackberry Scientific Name Betula lenta Betula populifolia Betula papyri[bra Amelanchier spp. Cornus florida llex opaca Juniperus virginiana Celtis occidentalis Shrubs Common Name Mountain Laurel Bayberry lnkberry Lowbush Blueberry Huckleberry Pinkster azalea Scientific Name Kahnia latifolia Myrica penaylvanica llex glabra Vaccinium angust~fi~lium Gaylussacia spp. Rhododendron periclytnenoides Grasses/Flowers Common Name Big Bluestem Little Bluestem Indiangrass Switchgrass Purple Lovegrass Butterfly Milkweed New York Aster New England Aster Scientific Name Andropogon gerardii Shizachyrium scoparium Sorghastrum nutans Panicum virgatum Eragrostic spectobilis Asclepias tuberosa Symphyotrichum novi-belgii Symphyotrichum novae-angliae Page 51 Spirea Goldenrod Blue Vervain Tulip Creeping phlox Lavender Daffodil Spirea lat~[blia Solidago spp. Verbena hastata Tulipa spp. Phlox subulata Lavandula angust~/blia Narcissus spp. Town of Southold Mattituck Business Corridor Study Purple Love Grass Little bluestem Big bluestem g. Pennit the on-site sale of items manufactured on-site within the L1 district by adding "Retail uses supplemental to the manufacturing business establishment" or similar language, to the list of permitted or accessory uses in Article XV of the Town Code. Consider similar language for a new neighborhood service business distr/ct, if adopted. Page 52 Town of Southold Mattituck Business Corridor Study Require enhanced screening for intense uses, such as boat storage facilities, (including larger setbacks from property lines, additional buffers or screening) to mitigate potential adverse impacts of adjacent and nearby properties regardless of the adjacent zoning district. (Currently buffer requirements as per code are established to protect residence districts - not residential uses).1 It is suggested that the Town establish specific design standards to ensure that new development is of similar scale and architectural character of the majority of existing buildings in the Love Lane Hamlet Center (zoned HB District). The current code only requires the implementation of "retail building standards" for retail uses over 3,000 SF (and special exception retail uses over 6,000 SF). To preserve the Main Street character so revered in the Town of Southold and specifically in the HB District in Mattituck, it is recommended that the use not dictate whether design standards arc to be applied. The HB District permits a variety of uses in addition to retail stores, which if constructed without consideration of design, could impact the overall character of the district. Therefore, all new development should be required to comply with such design standards - including high quality architecture, variations in massing, and facade details. In addition, site design requirements are limited in scope, and only required for retail stores. All site plans for new development in the HB District should complement the existing human scale appeal present in the Love Lane area. It is noted that these recommendations are appropriate for all of the hamlet centers in the Town of Southold which seek to maintain their historic Main Street scale. Therefore it is recommended that the HB district be modified to require conformance to design guidelines for alt new and substantially modified structures. Consider the modification of the Zoning Code to include graphics which illustrate the type of development that is encouraged for each zoning district. The current building design standards applied for retail uses in HB and B over a certain size provide flexibility for applicants to choose elements to incorporate into building design; however, a graphic code will provide the visual foundation for communicating the style of development desired by the Town (see sample code in the following graphic).2 ~ It is noted that Town Planning has required buffering for developments adjacent to residential uses located in a commercial district. The code should be amended to ensure this practice is applied uniformly. 2 Seattle, WA Conm~ercial Zoning Code Page 53 Town of Southold Mattituck Business Corridor Study Neighborhood Commercial 1 Neighbognood Commercial 2 Neighborhood Commercial 3 Pedestrian-Designated Zones Commercial 1 Commercial 2 Recommended Zone Changes - The following zone changes are recommended to improve land use compatibility in the area and to reduce the potential land use intensification that would put undue strain on transportation resources in the corridor. Recommended zone changes are illustrated on Figures 7A thru 7C and area designations are illustrated on Figure 4. Area I Rezone the following parcels to a modified General Business (B) Zone, or create an overlay district or new business district to remove retail and restaurants from the list of permitted uses. This area is outside the main shopping area of the hamlet and is currently developed with a mix of non-retail uses with a few exceptions. The rezoning will help to accomplish the goals of the community by focusing retail and restaurant uses to the existing shopping areas that have been historically defined in the Love Lane hamlet center and the area that surrounds Mattituck Shopping Plaza. These recommended zone changes are shown on Figure 7A. Tax Parcel Current Use Current Zone Proposed Zone 122-6-23 Residential B Modified B 122-6-24 Residential B Modified B 122-6-25 Residential B Modified B 122-6-26 Vacant B Modified B Page 54 Town of Southold Mattituck Business Corridor Study Tax Parcel Current Use Current Zone Proposed Zone 122-6-27 Vacant B Modified B 122-6-28 Vacant B Modified B 122-6-29.1 Office B Modified B 122-6-29.2 Office B Modified B 122-6-29.3 Vacant B Modified B t22-6-29.4 Vacant B Modified B 122-6-30.1 Vacant B Modified B 122-6-32 Residenlial B Modified B 122-6-33 Residential/office B Modified B 122-6-35.10 Office/retail B Modified B 122-6-35.4 Well drilling/pump/office/garage B Modified B 122-6-35.5 Auto Body B Modified B t22-6-35.7 Vacant B Modified B 122-6-35.9 Vacant SCWA property B Modified B 122-6-36 Sporting Goods B Modified B 122-7-1 Gas statiorfffood mart B Modified B 122-7-2 Residence/woodworking shop B Modified B t 22-7-3.1 McDonalds B Modified B 122-7-3.2 Vacant B Modified B 122-7-6.4 Water systems/testing B Modified B 122-7-6.6 Vacant B Modified B t 22-7-6.7 Greenhouse B Modified B 122-7-6.8 Office B Modified B 122-7-7.1 Residential B Modified B 125-1-17 Vacant B Modified B 125-1-18 Residential B Modified B 125 - 1 - 19.2 Residential B Modified B 125-1 - 19.4 Contractor yard B Modified B t25-1-19.5 Car Wash B Modified B 125-1-19.6 Auto Body B Modified B 125-1 - 19.7 Auto/video sales/Electrical B Modified B Page 55 Town of Southold Mattituck Business Corridor Study Area II Although not within a business zone area, there are several residentially zoned properties located on the west side of Factory Avenue and south of the railroad tracks. The area is principally a business district and the properties are appropriate for a transitional zoning d/strict (noted as "T' on Figure 7B). The properties are surrounded by commercial uses and commercially zoned properties of fairly intensive use. The Town should consider an appropriate zoning district for this type of transitional area, since none of the current zoning districts are appropriate. RO is the most appropriate of the current zoning districts; however, the Town may wish to consider a more flexible zoning district to allow additional uses on these properties. Tax Parcel Current Use Current Zone Proposed Zone 122-6-3 Vacant R-40 T t 22-6-4 Residence R-40 T 122-6-5 Residence R-40 T 122-6-6 Residence R-40 T 122-6-7 Residence R-40 T 122-6-8 Residence R-40 T t 22-6-9 Boat Storage B and R-40 T Area III Rezone the following parcels which will provide a transitional area between the shopping centers of the hamlet (Love Lane and the area surrounding Mattituck Plaza Shopping Center) and mirror the RO District zoning on the north side of Main Road. The one exception is the parcel currently developed with retail stores southwest of the property developed with a Handy Pantry store. It is held that this will be an appropriate extension of the hamlet business district due to the current use m~d design. The rezoning to HB in this case is expected to encourage redevelopment (whereas rezoning to mirror the opposite side of Main Road with RO would encourage keeping the current use). Recommended zone changes in Area III are shown on Figure 7B. Tax Parcel Current Use Current Zone Proposed Zone 122-3-1.4 * Residential B RO 122-3-7 Residential B RO 122-3-8 Residential B RO 122-3- t 7.1 Bank R-40 RO 114-12-2 Angelina Plaza (Deluxe Cleaners, B HB La Tienda) * frontage/erisiing General Business-zoned portion, only Page 56 Town of Southold Mattituck Business Corridor Study Area VI Rezone the following parcels to a new [non-retail] zoning district that allows offices, services, health and fitness and education uses as summarized in Recommendation #1. This would fulfill the demand in the area for such uses, as well as possibly draw new customers to the businesses on Love Lane, but not add to retail competition. The following recommended zone changes are illustrated on Figure 7C - parcels are identified with the letters "NB" to symbolize a "New Business" zoning district. Tax Parcel Current Use Current Zone Proposed Zone 141 ~3~18 Vacant LI NB 141-3 -39 Residential LI N B 141-3-40 Residential LI NB 141-3-41 Lumber yard LI N B 141-3 -43 Residential LI N B 141-3-44 Office L1 NB 14 t-3 ~45.1 Residential LI NB 141-3-45.2 Residential LI NB 140-2-30 Mattituck Sanitation LI NB p/o 140-2-32 Vacant (p/o Mattituck Sanitation) LI NB 140-2-9 Vacant LI NB p/o 141-2-15 Electrical Office & Residence LI NB p/o 141-3-29.3 Residential L1 NB (Note: No parcel specific zone chm~ges recommended for Areas IV, V or VII) Provide redevelopment incentives to promote development and redevelopment that support uses which are desirable. Promote appropriate economic development by exploring and providing for a favorable business environment. Consider the following: hnplementation of a tax relief program on major improvements, similar to those used in economic development zones, which increase tax revenue over a period of ten years, or the creation of a special tax district which establishes reduced taxes for desired enhancements for existing commercial uses (such as Mattituck Plaza). Establishment of dedicated fund for streetscape improvements through the creation of a Business Improvement District (B1D) or similar program for the commercial districts and nearby properties. Page 57 Town of Southold Mattituck Business Corridor Study Encourage LEED (Leadership in Energy and Environmental Design) certification and/or development of sites and construction of buildings in a manner that utilizes LEED standards. LEED for Neighborhood Development is a new rating system that integrates the principals of smart growth and green building into a standard to development of new neighborhoods and provides a basis for principals that may be applied in a revitalization plan for the area. Some LEED Credits that may be applicable within the Mattituck Hamlet and Corridor are noted as follows: a. Bicycle Network and Storage (Install bicycle racks where appropriate to facilitate use of bicycles) b. Long-Term Conservation Management of Habitat or Wetlands and Water Bodies (Conservation management of habitat and wetlands) c. Compact Development d. Mixed-Use Neighborhood Centers (Diversity of Uses) e. Walkable Streets f. Access to Civic and Public Spaces g. Certified Green Buildings h. Existing Building Reuse i. Historic Resource Preservation and Adaptive Use j. Stormwater Management (Reduce pavement and utilize porous asphalt where possible, Use innovative stormwater design; promote bio- filtration) k. Heat Island Reduction (Use landscaping to reduce heat effect of pavement areas) Transportation Related Recommendations Transportation and parking related recommendations are illustrated in Figure 8 and are discussed below. Seek funding for and implement improvements at the Love Lane/Sound Avenue/Main Road intersection. The following graphic provides a conceptual design which achieves traffic calming, safe pedestrian access between the south side of Main Road and Love Lane and simplifies vehicular movement. A roundabout could also be considered for this location, however it is expected that a roundabout would require acquisition of private property. The conceptual design provided below illustrates the boundaries of tax map parcels and illustrates that such a concept may be implemented without the need for easements or acquisition of private property. In addition, if the eastern portion of Sound Avenue is closed to create a new public space, the conceptual design may be modified to realize the traffic calming desired for this intersection. Page 58 Town of Southold Mattituck Business Corridor Study Source: Town of Southold grant application to NYS DOT under the Transportation Enhancements Program. Graphic prepared by RGB and modified by NP&V to illustrate approximate location of tax parcel boundaries. Install new sidewalks m~d improve existing sidewalks along Main Road, particularly between Factory Avenue and Love Lane. New continuous sidewalks should ideally meet ADA standards, provide a vegetated or decorative strip between the walk and travel lanes and be wide enough to accommodate two people walking side by side. Sources: Montgomery County, MD DOT and www.pedbikeimages~org/Libb~v Thomas Page 49 Town of Southold Mattituck Business Corridor Study Extend sidewalks along Factory Avenue between Mattituck Plaza and the railroad tracks. If sidewalk is located on the east side of Factory Avenue, establish a safe location for a highly visible crosswalk and connection to the existing path to the Cottages development. Consider a lighted crosswalk across Factory Avenue and/or install adequate signage for visibility. Source: www.pedbikeimages, org /Dan Burden 9. Address track traffic and vehicle speed concerns on Factory Avenue. a. Install new No Parking signs to prohibit truck parking on Factory Avenue south of the railroad. b. Conduct a traffic calming study for Factory Avenue. c. Consider methods to slow traffic and improve pedestrian access and safety (see Section 2.3). NP& I~ July 2010 Photo looking south on Factory Avenue 10. Work with the LIRR to explore options for improving the at-grade railroad crossing on Factory Avenue and establishing safe pedestrian access across the railroad tracks. 11. Improve pedestrian safety by establishing new crosswalks and improving existing crosswalks as illustrated on Figure 8 including the addition of countdown signals. Enhance existing crosswalk at Wickham Avenue across CR 48. Install new crosswalk at Westphalia Avenue. Consider feasibility of installing a new traffic signal at the Love Lane/CR 48 intersection in association with a new crosswalk. Improve sidewalks on CR 48 to enhance access between Wickham Avem~e and the Mattituck Park Disthct and include buffer strip of at least 4' to provide separation between vehicular traffic and pedestrians. Page 50 Town of Southold Mattituck Business Corridor Study 12. Consider highly visible lighted crosswalks where sight distance and or high vehicle speed are factors. Consider use of decorative crosswalks to enhance sense of place. Design of crosswalks can vary depending upon the location to enhance visibility, or to be consistent with a community theme. Source of images: www. in tegratedpaving, corn 13. Promote walking and bicycling through provision of safe accessible walkways paths, and routes. Connections between Mattituck Creek, Love Lane and the Route 25 Business Corridor along the main roads are most critical; however, connections and routes through residential neighborhoods should also be established. 14. Establishment of bicycle racks and availability for bike rentals should also be encouraged. It is noted that artistic bicycle racks are available commercially; including a few that could be used in a theme that is appropriate for Mattituck (see following images). Sample of artisiic bike racks from www. dero. com 15. Explore the potential to enhance LIRR use and Suffolk Transit bus ridership and increase use of bicycles in connection with other forms of transportation (now permitted on trains and some bus routes). 16. Work with the Trm~sportation Commission on improvement plans and ideas currently under consideration to identify priority locations for pedestrian crossings and other transportation enhancements. 17. Consider retaining a grant writer/administrator to research fiJnding opportunities m~d work with the commission on obtaining funds. 18. Consider establishment of a Transportation Improvement District funded through new development to provide funds incrementally for upgrade of intersections, streetscape improvements and traffic calming. Page 51 Town of Southold Mattituck Business Corridor Study 19. Increase coordination with the Mattituck Park District focusing on increased boater access and connections between the business districts and marinas. Consider establishing new piers for short term docking for visiting boaters. Parking 20. Work with the local Chamber of Commerce or other group in preparation of a map/guide of public parking to provide to visitors which illustrates the locations of parking lots and on- street parking, restrictions and accessibility issues. The map may be combined with a map highlighting local destinations. 21. Ensure adequate parking is provided in connection with new development and continue to consider cross access between properties to allow for shared parking and reduced curb cuts. Consider requiring assessment of cross access for all new site plan applications as illustrated in the following graphic. Property lines ' ( nterparcel c rc~ al on) [ Increased spacing >'~~ Shared 0om ) access Source: Transportation Research Board of the National Academies - Access Management Manual 22. Encourage smart design of parking areas. The following image illustrates a parking lot which incorporates landscaping and distinct pathways for walking. Page 52 Town of Southold Mattituck Business Corridor Study Source: wvv",v.pedbikeimages.org /Dan Burden 23. Install improved signage for municipal parking facilities - particularly for the lot on Pike Street. Source: www. binemaps, com with arrows indicating potential locations for signs. Page 53 Town of Southold Mattituck Business Corridor Study Community Character Recommendations regarding community character and improvements in aesthetics are illustrated in Figure 9 and discussed below. 24. Install appropriate gateway signs and landscaping to acknowledge the rural and historic importance of the Mattituck area including colorful seasonal plantings surrounding signage. Possible gateway locations are depicted on Figure 9. Source: Town of Southold North Fork Scenic Byway report. Note: Wayfinding sign modified by NP& V to illustrate garden enhancement. 25. Consider a cornmunity wide public art initiative to build upon the artistic murals established in alleys along Love Lane (as well as the Love Lane heart-shaped sign). An art program might include painted utility boxes, decorative themed crosswalks and pavement enhancements, banners and plants and a community-based theme sculptures project such as is established in several cities. The establishment of a public green could provide a location for an "Art in the Park" program where local artists display their art outdoors. Page 54 Town of Southold Mattituck Business Corridor Study Discovery Dogs - Sioux City, FesfivalofFins, NewOrleans, l~ 26. Revise Town code to incorporate design standards for all new site plan applications in all zoning districts (see Recommendations 2a & 2i). Design standards should apply regardless of whether the application is for an independent business or a chain or franchise. Although most chains/franchises have a prototypical building style, many conununities with adopted design standards have been successful in achieving architecture in keeping with the community's architectural vernacular. The following provides examples of franchises that Page 55 Town of Southold Mattituck Business Corridor Study have been persuaded to enhance the architecture of their prototypical building with great success.3 27. Improve pedestrian environment aesthetics and walkabitity by adding new and enhancing existing sidewalks, including vegetated strip, area for street trees and decorative lighting, as well as amenities such as benches and trash receptacles. 28. Revise Town Code to require fencing, landscaping and/or vegetated berms to screen outdoor storage areas of boats, automobiles and equipment (see Recommendation 2h). 29. Consider creation of a Business Improvement District (BID) to fund aesthetic improvements and assist with streetscape maintenance and beautification. 30. Encourage architectural styling and details reminiscent of historic context and appropriate to the type of development. Treatments may include some or all of the following elements: wood shingles, clapboard, board and batten siding; appropriate window treatments (proportional shutters); porches and overhangs; articulated building details; varied roof lines; cornices; and steep-peaked and/or mansard roofs. 31. Consider implementing a design standards document to supplement the site plan application package to assist applicants with preparation of site plans which conform to the goals established by the Town. Source of photographs: "Envisioning Better Communities" by Randall Arendt Page 56 Town of Southold Mattituck Business Corridor Study 32. Encourage updates at Mattituck Plaza shopping center to improve pedestrian safety, upgrade appearance (buildings, walkways and parking area) and improve the overall setting. The design illustrated below provides a sketch of an upgraded parking lot which shares all parking with the proposed development on the comer of Factory Avenue. The concept includes a possible pad site in the parking lot, which could incentivize the upgrade of the center.4 The following could be considered in redesign: · Fagade improvements; · Cross access with separate pamel on comer of Factory Avenue and Main Road; · Use of decorative pavers in walkways; · Addition of landscaped islands in the parking area; · Greater definition between vehicular isles and pedestrian walks through the parking lot; · Addition of bike racks on the premises to encourage bike trips and to serve bikers currently using the plaza; and, · Addition of benches, trash receptacles, pedestrian scale lighting. Conceptual redesign of Matt~'tuck Plaza, prepared by Hawkins Fffebb Jaeger 4 Further study would be required to ensure that proposed use of a new pad site and the existing uses in the shopping center have adequate sanitary capacity and parking. Page 57 Town of Southold Mattituck Business Corridor Study 33. Improve Entrance to Mattituck Creek Boat Launch and Park Mattituck Creek is an important economic, environmental and recreational resource in the hamlet of Mattituck. To build upon this resource and encourage link between the creek and the business corridor it is recommended that the appearance of the entrance and parking area be enhanced. The following shows a concept for a driveway garden entrance which could be implemented with little capital expense. It is recommended that plantings be native or near native plants to keep maintainance to a minimmn and build upon the native plantings and educational signage that have been implemented at the park. Existing view of Mattituck Park District entrance on CR 48 Conceptual driveway improvement project at Mattituck Park District entrance Page 58 Town of Southold Mattituck Business Corridor Study 34. Consider creation of new public space by closing eastern end of Sound Avenue. The area would serve as a location for gathering and would not restrict access to the existing parking lot or church access. Sidewalks are illustrated surrounding the new green area which in this example is planted with garden areas along the per/meter. Conceptual sketch of green area at end qf Sound Avenue Page 59 Town of Southold Mattituck Business Corridor Study 3 5. Implement improvements at existing municipal parking lots. The following graphic provides conceptual improvements for the existing municipal parking area west of Love Lane, incorporating landscaped islands as well as a pocket park towards Sound Avenue. Conceptual sketch c4f improvements to existing parking lot including pocket park Page 60 Town of Southold Mattituck Business Corridor Study 4.0 IMPLEMENTATION STRATEGIES AND FUNDING OPPORTUNITIES 4.1 Implementation Strategies The following implementation strategies and checklists provide suggestions and guidance for future actions to meet the goals of the Mattimck Business Corridor Study. This should be used as a guide for the Town of Southold, interested citizens, business owners, as well as other local organizations and should not be thought of as a cookbook to be followed exactly, but as a guide for initiating actions that can be refined as goals are met and new challenges unfold. The study identifies 31 specific recommendations to be considered. These elements include both long and short term solutions. Some can be implemented with relative ease while others require varying degrees of longer term planning and coordination of efforts to secure the financial resources necessary to realize their implementation. The following sections expand upon the numbered recommendations from Section 3.0 and where appropriate, a checklist of actions is provided following discussion. Land Use and Zoning In the Town of Southold, the current business zoning districts need revising to reflect the goals of the Town to focus retail development near hamlet centers and provide opportunities for other non-residential development outside hamlet centers. Recommendation #1 suggests changes in the code language to modify pemaitted uses in business zoning districts or consider the adoption of one or more new zoning districts to encompass various levels of business use. Revisions may include changes to the existing lists of permitted uses or in the case where none of the existing zoning districts serve the Town's goals, new districts created. It is suggested that the modifications occur as part of the comprehensive plan update, underway at the time of this study. Recommendations #2 and #26 consist of several specific modifications to the Zoning Code including the addition of design standards/guidelines, revision to the coverage requirement to include all impervious surfaces, implementation of a maximum building size per district/use, redevelopment requirements for the RO district to ensure residential character, pemaitting on-site sale of items manufactured on-site within the LI district, enhanced screening requirements for appropriate districts/uses and the inclusion of a graphic portion of the code to illustrate appropriate development types and styles. Recommendation #3 identifies zone changes for specific parcels and will require language drafted by Town Attorney with input from Town Planning, SEQRA analysis and a Town Board Change of Zone. The western part of the study area (identified as Area I in this study) is suitable as a "service commercial" district which would be a modification of the existing B district or a new zoning district to remove general retail and restaurants from the list of permitted uses and to Page 61 Town of Southold Mattituck Business Corridor Study primarily permit office and other non-retail commercial uses. Alternatively, the Toxvn might consider adopting an overlay zoning district for application in Area I and similar areas within the Town of Southold. All changes to the Town Zoning Code would require the following: [] Authorization by the Town Board to proceed [] Drafting revised changes and/or additions to the zoning code with input from Plamfing Department and Plamfing Board [] Legal input (generate Local Laws, public hearing, noticing requirements and referral to Suffolk County Planning Commission) [] SEQRA analysis and determination [] Town Board resolution for adoption [] Application by Planning Department and Planning Board Reco~rnnendation ,~4 offers options to spur development and redevelopment and energize community revitalization efforts which are consistent with the goals for the m'ea, including tax exemptions (if available through the County ICIP~ or tltrough a Town program), and establishment of a Business Improvement District. Tax Exemptions [] Town Board action to apply for eligibility under the Suffolk Industrial/Commercial Incentives Plan [] Identify boun&nries for eligibility [] Identify criteria (uses, degree of expansion/expenditure) [] Town assessor implementation of tax exemptions Business Improvement District [] Review success stories and literature regarding the benefits of BIDs such as: County The publication "Business Improvement Districts" available through the Urban Land Institute2 is a comprehensive guide to planning and establishing a BID. Long Island BID success stories include the Villages of Patchogue, Greenport, and Port Jefferson (www.patcho~uebid.com, www.~reenportvitlage.com, and www.portieffbid.com) Other success stories in New York include the Downtown Ithaca Alliance BID and New Rochelle BID (_www.downtownithaca. com and www.newrochelledowntown.com) [] Create and file a District Plan (a report which includes general information about the district including boundaries, land uses, improvements to be funded, time-line for implementation; rules and identification a Management Association implementing the District Plan and making recommendations to the Town)3. ~ Suffolk County Industrial/Commercial Incentives Plan 2 Lawrence O. Houstoun, Jr. is the author of this publication ~ New York's stalutor~ authority and the procedure for establishing a BID is provided in Article 19-A of the NYS General Municipal Law, §980 - §980-q Page 62 Town of Southold Mattituck Business Corridor Study [] Public Participation and Voting on the District Plan [] Town Hearing/Establishment of the District [] Approval by the State Comptroller Reconnnendation #5 suggests the utilization of LEED standards for Neighborhood Development as guidance for growth and redevelopment in the Mattituck corridor. The standards achieve many of the goals for the corridor such as walkability, mixed use centers, conservation of environmental resonrces and public space. [] Town Board adoption of policy [] Inclusion of energy conserving/environmental design standards in the Town Comprehensive Plan Transportation and Parking Recommendation #6 relates to implementation of a project that has been identified in prior studies; improvements at the Love Lane/Main Road intersection to improve safety for motorists and pedestrians, and provide safe access across Main Road while uniting the north and south sides the hamlet center which is divided by Main Road. Recommendation #17 suggests retaining an experienced grant writer to assist in obtaining funding for this and other initiatives. [] Consider pursuing funding opportunities for improvements at Love Lane/Main Road [] Proceed with engineering design of proposed configuration which requires no acquisition of private property [] Coordinate with NYS DOT for review of proposed design [] Consider request of funding for improvements from local congressman Recommendations #s 7, 8, 11, 12, 13, and 16 relate to improvements in the pedestrian environment, including providing new sidewalks, widened sidewalks and crosswalks where appropriate. The recommendations relate to specific locations, and specific design of improvements. [] [] [] Work with Transportation Commission to consider desi~ standards (sidewalk width, planting, utility strip (decorative or planted)), locations and materials for crosswalks, lighting, and additional locations for pedestrian access Coordinate with County DPW for crosswalks on CR 48 Coordinate with NYS DOT for improvements on Main Road Consider retaining grant writer/administrator to seek opportunities, prepare applications and administer on behalf of the Town Page 63 Town of Southold Mattituck Business Corridor Study [] Encourage formulation of a BID to implement beautification of pedestrian environment Recommendation #9 suggests implementation of measures to address truck traffic and high speed, as well as a traffic cahning study to identify appropriate roadway and pedestrian improvements to reduce conflicts generated by high volume of traffic through a residential area. [] Town Board authorization of study [] Scoping and project management through Town Engineering or Planning [] Preparation of study Recommendation #14 suggests encouraging bike racks and rentals. [] Chamber of Commerce could pursue artist bike rack initiative to expand on a public art pro,am or expand upon heart theme for the hamlet. Images of artistic bike racks were provided in Section 3.0 and include a red heart shaped bike rack. [] Private opportunity for bicycle rental at Town park, train station. Recommendation #15 suggests working with the LIRR and Suflbtk County Transit to expand use. Recommendation #10 suggests LIRR input on improving the at-grade crossing at Factory Avenue and the safe crossing by pedestrians at this location. [] Meet with LIRR/MTA to address specific problems [] Meet with LIRR/MTA to discuss their role in realizing goals of increasing ridership and how the Town can play a role. [] Meet with Suffolk Transit to discuss opportunities for special programs, bicycle use, and promoting ridership Recommendations #20 and #23 relate to municipal parking in the hamlet center. Parking in the hamlet center is not a prominent feature, which from a design perspective, is a positive aspect. However, for visitors, the location of public parking should be made clear. In the hamlet center, this may be achieved simply by improving signage. In addition, signs within the parking lots would be helpful to indicate where parking is restricted - if applicable. [] Prepare map of public parking and facilities in the hamlet (Chamber of Commerce or Town of Southold) [] Install signage at Sound Avenue, Love Lane and Main Road to indicate location of municipal parking tots. [] Reach out to property owner with shared access to establish easement for public access to parking (east of Love Lane) Page 64 Town of Southold Mattituck Business Corridor Study Recommendations # 21 and 22 relate to parking design on private property. The Town currently encourages smart design of parking lots and cross access to reduce curb cuts. It is recommended that these efforts be continued and supported by the Town Board. Community Character The study includes several recommendations related to maintaining and enhancing the visual quality of the corridor including enhanced gateway treatments, a public art initiative, establishment of a Business Improvement District, establishing and implementing design standards and encouraging a redesign of Mattituck Plaza, the main shopping center in the corridor and enhancements at the Mattituck Park. Public Art Initiative and Mattituck Park enhancements [] Chamber of Commerce program [] Town Board support Mattituck Plaza [] Initiate public private parmership with owner [] Prioritize design elements most important to the Town (fagade improvement, parking tot improvements, pedestrian aisles, improved lighting, definition of lanes for vehicles, cross access to comer lot, landscaping) [] Consider potential incentives for applicant to implement (consider Town assistance in design plans, expedited review, additional floor area as a pad site, parking relief, tax exemption on improvements for first 10 years) 4.1 Funding Opportunities A summary of funding opportunities for select reconm~endations are provided in Table 4-1. Many sources of grant funding for the types of projects recommended in this study assign priority to communities with adopted land use plans, such as this hamlet and corridor study. By connnissioning and adopting the corridor study, both the Town and community organizations wilt be in a better position for securing funding. The Transportation Enhancements Program listed is one example of an opportunity which relies heavily on a project having been identified in an adopted plan. Page 65 Town of Southold Mattituck Business Corridor Study TABLE 4-1 FUNDING SOURCES Community Development U.S Department of Housing and Sidewalks, signage, lighting ~ Block Grant (CDBG) Urban Development ADA Compliance items Local Safe Streets and NYS Dept. of Transportation (NYS Traffic Calming Study Traffic Calming Program DOT) Walkways, sidewalk Transportation NYS Dept. of Transportation/New improvements, lighting, signage, pedestrian islands, turning lanes Enhancements Program York Metropolitan Transportation and bump outs, trees, vegetation, SAFTEA-LU Committee (NYMTC) other landscaping, art work, bicycle racks or lockers A. Surface NYS DOT thru Sufl:blk County Main Road (NY 25) Transportation System DPW Improvements and related (STS) sidewalks B. Congestion Mitigation NYS DOT thru Suf~blk County Main Road (NY 25) Improvements, related sidewalks, Air Quality (CMAQ) DPW and bicycle racks Restore NY Communities Empire State Development Side~valks, Crosswalks, Improve Corporation railroad crossing Incentives for New and Empire State Development As a result of recommended Expanding Businesses Corporation zoning changes Strategic Investment Dormitory Authority of the State of All initiatives can be fanded Program New York through this program. Local Waterfront lmplemeutation projects for Revitalization l~'ogram New York State Department of State connections between Mattituck (LWRP) (NYS DOS) Creek and the downtown Core Grant Program New York State Council for the Arts Art work and murals Sustainable Communities Regional Planning Grant U.S. Department of Housing and All capital improvements Program Urban Development LIPA, NYSERDA, and the U.S. Retrofitting, Couversions and Green Energy Buildings Department of Energy New Construction Various projects related to Long island Sound Futures National Fish and Wildlife preserving and enhancing water Fuud Foundation quality of Mattituck Creek and the LI Sound Cooperative Forestry New York State Dept. of Trees Assistance Environmental Conservation Federal Legislative Grants Various - thru Congressman and All initiatives Senators NYS Member Item Various - thru State Senate and All initiatives Fundiug Assembly Page 66 Town of Southold Mattituck Business Corridor Study APPENDIX A Demographics Town of Southold Mattituck Business Corridor Study APPENDIX A- DEMOGRAPHICS Population As seen in Table 1 and Figure 1, Mattituck's population has grown considerably since 1940. The boundaries of present-day Mattimck have changed over time, though the current botmdary has remained the same since the 1980 census. Between 1990 and 2000, the population of Mattituck grew by 7.6% - at a faster pace than Southold Town on the whole. This indicates that more persons chose to move to Mattituck than other parts of the Town during the 1990s. However, this growth has since slowed, growing by a mere 0.1% between 2000 and 2009, with an estimated 4,201 residents as of 2009. The population projected to increase by an additional 0.7% through 2014. Mattituck's growth rate since 2000 is much lower than that of the Town as a whole. Table 1 POPULATION TRENDS: 1940 - 2000, 2009 (Estimate) and 2014 (Projection) 1940 1,578 12,046 1950 1,089 11,632 1960 1,485 13,295 1970 3,039** 16,804 1980' 3,923 t9,172 1990 3,902 19,836 2000 4,198 20,599 2009 (Estimate) 4,20t 21,605 2014 (Prqiection) 4,229 22,090 Source: U.S. Census Bureau Long Island Regional Planning Board; Claritas MarketPlace Census Demographic Overview Report * The communily boundaries were revised between the 1970 and 1980 census. The 1970 population figures illustrated in this table are comparable with the 1980 census designated place boundary, and as such the reported population changed from its original count under the 1970 census. ** Prior to 1980, Cutchogue-New Suffolk included present-day Cutchogue, part of Laurel-East Mattituck and part of present-day Peconic; Laurel included part of Laurel-East Mattituck; Mattituck included present-day Mattituck and part of Lanrel-East Mattituck. Town of Southold Mattituck Business Corridor Study Figure 1 CHANGE IN POPULATION: 1990 - 2014 Source: U.S. Census Bureau; Claritas MarketPlace Census Demographic Overview Report 8% 6% 4% 2% O% 0.7% Matfituck Town of Southold 131990-2000 1~2000-2009(Estknate) 1~2009-20t4(Proje¢fion) I Households Reflective of the population trends, Mattituck experienced significant growth in terms of the number of households during the 1990s, as seen in Table 2 and Figure 2. Between 1990 and 2000, the Hamlet grew by 11.6%. When compared to townwide household growth of 4.1%, it is clear that a greater percentage of persons chose to reside in Mattituck during this period than in other hamlets within the Town. This growth slowed between 2000 and 2009, and both Mattimck and Southold Town on the whole are projected to experience continued growth - but at a lesser rate - in terms of the number of households through 2014. Table 2 NUMBER OF HOUSEHOLDS: 1990 - 2014 1990 1,479 8,125 2000 1,651 8,46t 2009 (Estimate) 1,680 8,890 2014 (Projection) 1,704 9,080 Source: U.S. Census Bureau; Claritas MarketPlace Census Demographic Overview Report Town of Southold Mattituck Business Corridor Study Figure 2 CHANGE IN THE NUMBER OF HOUSEHOLDS: 1990 - 2014 Source: U.S. Census Bureau; Claritas MarketPlace Census Demographic Overview Report 12% 10% 8% 6% 4% 2% 0% Mattimck Town of Soufimld D I990-2000 ~2000 - 2009 (Estimate) Q 2009 - 20 t4 (Projection) Age An analysis of age groups is an important component in determining Mattituck's demographic profile. Various age groups have different needs, changing over time as the population ages, and an examination of these age groups assists in planning for new types of development that may be demanded. Table 3 illustrates the existing distribution of the population. Mattituck is comprised of a relatively young population, reflected in the larger share of infants and toddlers, school-aged children, college-age persons, and working-age persons when compared to the Town as a whole. As evidenced by a median age that is two and a half years younger, it is not surprising that Mattituck has a smaller share of empty nesters and retirees when compared to the Town. However, it is important to note that both Mattituck and Southold on the whole are comprised of a significantly older population when compared to Suffolk County. Town of Southold Mattituck Business Corridor Study Table 3 AGE OF POPULATION: 2009 Mattituck 5.2% 15.6% 8.5% 36.5% 14.4% 19.8% 45.5 years Town of Southold 4.8% 14.6% 8.1% 33.5% 15.0% 24.1% 48.0 years Suffolk County 6.3% 18.1% 9.3% 41.0% 12.0% 13.3% 38.8 years Source: Claritas MarketPlace Demographic Snapshot Report; ESRI Business Analyst Average Household Size Reflective of the population and household growth, as well as the age of the population, the average household sizes of Mattituck and Southold differ from each other and from Suffolk County on the whole. This is illustrated in Table 4. Mattituck's larger household size - when compared to the Town - is reflective of the younger population and the greater share of children residing within these households. The relatively older townwide population is evidenced in the smaller household size. While remaining relatively steady throughout the Town, the average household size in Mattituck has decreased slightly since 1990. Table 4 AVERAGE HOUSEHOLD SIZE: 1990 - 2014 Mattituck 2.64 2.53 2.49 2.53 Town of Southold 2.41 2.40 2.40 2.40 Suffolk County 3.04 2.96 2.94 2.96 Source: U.S. Census Bureau; Claritas MarketPlace Census Demographic Overview Report, Demographic Snapshot Report; ESRI Business Analyst Educational Attainment Educational attailwnent refers to the highest level of education that a person has aclfieved. Table 5 compares the educational attainment levels of Mattituck residents to those living in the Town and County. It is clear that residents of Mattituck have a higher level of educational attainment, as evidenced by a smaller share of persons who did not complete high school, and a greater percentage of the population attaining a bachelor's, graduate or professional degree. Town of Southold Mattituck Business Corridor Study Table 5 EDUCATIONAL ATTAINMENT: 2009 Population 25+ 2,971 t 5,672 961,974 Less than 9,h Grade 3.0% 4.1% 4.4% 9~h - 12th Grade, No Diploma 6.0% 7.7% 9.5% High School Graduate 27.4% 30.5% 31.4% Some College, No Degree 21.1% 18.4% 19.5% Associate Degree 8.1% 7.6% 8.0% Bachelor' s Degree 17.6% 17.4% 15.5% Graduate or Professional Degree 16.9% 14.3% 11.7% Source: Claritas MarketPlace Demographic Snapshot Report Income As of 2009, a given household in Mattituck earns $74,045, significantly higher than the median household income found townwide. When adjusting for inflation over the past two decades, median household income has increased in Mattituck. As seen in Table 6, this is reflective of townwide and countywide trends. An examination of per capita income in Table 7 reveals similar trends to median household income levels. Mattituck's per capita income, as well as that of Southotd Town and Suflbtk County, has increased over time when adjusted for inflation. This can be partially attributed to the age of the population and the household size. In hamlets with a relatively older population and a smaller household size, increasing per capita incomes may not necessarily translate into increasing household incomes. Table 6 MEDIAN HOUSEHOLD INCOME, ADJUSTED*: 1990 - 2009 $68 962 I $74,045 I $62 166 $66,464 $81 340 $83,344 Source: U.S. Census Bureau; Claritas MarketPlace Census Demographic Overview Report, Demographic Snapshot Report; ESRI Business Analyst; CPI Inflation Calculator via Bureau of Labor Statistics * 1990 and 2000 data have been adjusted to reflect 2009 dollars. Town of Southold Mattituck Business Corridor Study Table 7 PER CAPITA INCOME, ADJUSTED*: 1990 - 2009 Source: U.S. Census Bureau; Claritas MarketPlace Census Demographic Overview Report, Demographic Snapshot Report; ESRI Business Analyst; CPI Inflation Calculator via Bureau of Labor Statistics * 1990 and 2000 data have been adjusted to reflect 2009 dollars. Poverty Level While median household income and per capita income depict the financial state of a community, poverty levels are what actually determine whether there is economic hardship.~ The portion of Mattituck families in poverty is estimated to be at 4.4% in 2009. This is slightly lower than that of Southold Town, yet slightly higher than that of Suffolk County. It is important to note that such poverty levels are not adjusted for local variation in the cost of living, and as such the figures presented in Table 8 represent a very conservative depiction of the poverty status of resideuts of Mattituck, Southotd Town and Suffolk County. When adjusting for the cost of living, it is likely that many more persons and families are in poverty than deemed under federal standards. Table 8 POVERTY STATUS: 2009 Mattituck 1,255 4.4% Town of Southold 6,093 4.5% Suffolk County 371,501 4.2% Source: Claritas MarketPlace Demographic Snapshot Report Unemployment Unemployment patterns illustrate the current economic state of Mattituck. As seen in Figure 3, Mattituck boasted a lower unemployment rate when compared to the Town and County, in both 2000 and 2009. Regardless, unemployment rates have increased substantially since 2000, with the rate more than tripling in Mattituck, m~d more than doubling in the Town and County between 2000 and 2009. Such trends are indicative of the ongoing economic crisis throughout ~ Poverty is measured by federal thresholds and associated income, taking into account family size and the number of children present. According to the U.S. Census Bureau, the poverty threshold ranged from $6,268 for one person over 65 years old in 1990, $8,259 in 2000, and $10,289 in 2009, to $29,087 for a family of nine people or more with one related child in 1990, $38,322 in 2000 and $47,744 in 2009. Town of Southold Mattituck Business Corridor Study Suffblk County, the state and the nation, and illustrate the demand for additional jobs throughout Mattituck, as well as other parts of the Town and County. Figure 3 UNEMPLOYMENT: 2000 - 2009 Source: U.S. Census Bureau; ESRI Business Analyst 10% 8% -~ 6% ~. 4% ~ 2% 0% Mattituck Town of Southold Suffolk Cotmty ~12009 (Estinmte) [:12000 Employment by Occupation As seen in Table 9, the majority of residents in Mattituck m'e employed within management, professional and related occupations, which is followed by sales and office occupations. When compared to the Town, fewer residents of Mattituck are employed within service occupations, as well as farming, fishing and forestry occupations. This is partially attributed to the location, land use and a relatively greater share of year-round residents and tourists. Table 9 EMPLOYMENT BY OCCUPATION: 2009 Mattituck 2,036 36.5% 13.2% 28.2% 0.6% 10.6% Town of Southold 9,938 36.9% 15.8% 26.2% 1.8% 11.0% Suffolk County 718,088 35.7% 14.4% 28.7% 0.3% 10.2% Source: Claritas MarketPlace Demographic Snapshot Report Employment by Industry Table 10 illustrates the breakdown of employment by industry. Mattituck's strongest industries include educational, health and social services, as well as arts, entertainment, recreation, Town of Southold Mattituck Business Corridor Study accommodation and food services - both of which have a greater percentage of residents employed within these industries when compared to the Town and County. Townwide, the share of residents employed within professional, scientific, management, administrative and waste management services, as well as those employed within educational, health and social services, and arts, entertairmaent, recreation, accommodation and food services has increased considerably between 2000 and 2009. Such industries are currently the most promising and additional measures should be taken to ensure job stability, as well as attracting and retaining new businesses focused on these types of employment opportunities. Table 10 EMPLOYMENT BY INDUSTRY: 2009 Employed Civilian Population: 16+ Years Old 2,036 9,938 718,088 Agriculture, Forestry, Fishing and Hunting, and Mining 2.6% 2.1% 0.3% Constrocfion 8.3% 9.6% 7.2% Manufacturing 3.5% 3.3% 6.2% Wholesale Trade 3.9% 3.5% 4.0% Retail Trade 10.6% 11.4% 1 t .8% Transpm~ation and Warehousing, and Utilities 3.5% 3.9% 5.8% Information 2.5% 3.7% 3.2% Finance, Insurance, Real Estate and Rental and Leasing 7.4% 7.4% 7.3% Professional, Scientific, Manage~nent, Administrative 8.4% 10.4% 10.7% and Waste Management Services Educational, Health and Social Services 31.4% 26.7% 28~3% Arts, Entertainment, Recreation, Accommodation and Food Services 7.6% 7.1% 5.8% Other Services (Except Public Administration) 2.3% 4.2% 4.3% Public Administration 7.9% 6.8% 5.0% Source: ESRI Business Analyst Town of Southold Mattituck Business Corridor Study APPENDIX B Issues and Opportunities Map Town of Southold Mattituck Business Corridor Stud' Water L Source: NYSGIS Orthoimagery Program, 2007; Town of Southold PRELIMINARY RECOMMENDATIONS Add bike racks and bike trails Add sidewalks/pedestrian connections Enhance LIRR use/ridership Promote intermodal transportation Expand Parking Opportunities Add traffic calming ISSUES AND OPPORTUNITIES Facilitate cross access agreements Reduce curb cuts/congestion points Promote transient boat foot traffic Coordinate architectural styles install gateway signs/landscaping Use HB design standards Expand "Downtown" (2nd story residences) Coordinate landscaping (public/private) Add public gathering space Install banners Promote community sponsored events Provide opportunity for STP Town of Southold Mattituck Business Corridor Study APPENDIX C Parcel Inventory TOWN Of SOUTHOLD MAT~ITUCK BUSINESS CORRIDOR STUDY TOWN Of SOUTHOLD MATTITUCK BUSINESS CORRIDOR STUDY TOWN Of SOUTHOLD MATTITUCK BUSINESS CORRIDOR STUDY TOWN Of SOUTHOLD MAT~ITUCK BUSINESS CORRIDOR STUDY TOWN Of SOUTHOLD MATTITUCK BUSINESS CORRIDOR STUDY TOWN Of SOUTHOLD MATTITUCK BUSINESS CORRIDOR STUDY TOWN Of SOUTHOLD MAT~ITUCK BUSINESS CORRIDOR STUDY TOWN Of SOUTHOLD MAT~ITUCK BUSINESS CORRIDOR STUDY TOWN Of SOUTHOLD MAT~ITUCK BUSINESS CORRIDOR STUDY TOWN Of SOUTHOLD MATTITUCK BUSINESS CORRIDOR STUDY TOWN Of SOUTHOLD MAT~ITUCK BUSINESS CORRIDOR STUDY TOWN Of SOUTHOLD MAT~ITUCK BUSINESS CORRIDOR STUDY TOWN Of SOUTHOLD MAT~ITUCK BUSINESS CORRIDOR STUDY TOWN Of SOUTHOLD MATTITUCK BUSINESS CORRIDOR STUDY TOWN Of SOUTHOLD MAT~ITUCK BUSINESS CORRIDOR STUDY TOWN Of SOUTHOLD MAT~ITUCK BUSINESS CORRIDOR STUDY TOWN Of SOUTHOLD MAT~ITUCK BUSINESS CORRIDOR STUDY TOWN Of SOUTHOLD MATTITUCK BUSINESS CORRIDOR STUDY TOWN Of SOUTHOLD MAT~ITUCK BUSINESS CORRIDOR STUDY Town of Southold Mattituck Business Corridor Study APPENDIX D Zoning Code Use Regulations Town of Southold Mattituck Business Corridor Study Agricultural-Conservation (A-C) District and Low-Density Residential R-80, R-120, R-200 and R-400 Districts (§ 280-12 § 280-15) In A-C, R-80, R-120, R-200 and R-400 Districts, no building or premises shall be used and no building or part of a building shall be erected or altered which is arranged, intended or designed to be used, in whole or in part, for any uses except the following: A. Permitted uses. [Amended 5-23-1989 by L.L. No. 8-1989; 11-29-1994 by L.L. No. 25-1994; 11-29-1994 by L.L. No. 26-1994; 5-13-1997 by L.L. No. 8-1997; 7-17-2007 by L.L. No. 15-2007; 6-15-2010 by L.L. No. 2-2010] (1) One-family detached dwellings, not to exceed one dwelling on each lot. (2) The following agricultural operations and accessory uses thereto, including irrigation, provided that there shall be no storage of manure, fertilizer or other odor- or dust-producing substance or use, except spraying and dusting to protect vegetation, within 150 feet of any lot line: (a) The raising of field and garden crops, vineyard and orchard t:amfing, the maintenance of nurseries and the seasonal sale of products grown on the premises. (b) The keeping, breeding, raising and training of horses, domestic animals and fowl (except ducks) Editor's Note: See also Ch. 83, Art. I, Ducks. on lots of 10 acres or more. (c) Barns, storage buildings, greenhouses (including plastic-covered) and other related structures, provided that such buildings shall conform to the yard requirements for principal buildings. (d) The retail sale oflocat produce from structures of tess than 20 square feet floor area shall be set back at least 10 feet from any lot line. (3) Buildings, structures and uses owned or operated by the Town of Southold, school districts, park districts and fire districts. (4) Wineries which meet the following standards: (a) The winery shall be a place or premises on which wine made from primarily Long Island grapes is produced and sold; (b) The winery shall be on a parcel on which at least 10 acres are devoted to vineyard or other agricultural purposes, and which is owned by the winery owner; (c) The winery structures shall be set back a minimum of 100 feet from a major road; and (d) The winery shall obtain site plan approval. (5) Small wind energy systems on parcels greater than seven acres in size, which parcels are dedicated primarily to uses necessary for bona fide agricultural production, and subject to the standards provided in Chapter 277 of this Town Code. (6) One accessory apartment in an existing one-l~amily dwelling, subject to the issuance of a rental permit in accordance with § 280-13D and the following requirements: (a) The accessory apartment shall be located in the principal building. (b) The owner of the existing dwelling shall occupy one of the dwelling units as the owner's principal residence. The other dwelling unit shall be leased for year-round occupancy, evidenced by a written lease for a term of one or more years. (c) The existing one-family dwelling shall contain not less than 1,600 square feet of livable floor area. (d) The accessory apartment shall contain not less than 450 square feet of livable floor area. Town of Southold Mattituck Business Corridor Study (e) The accessory apartment shall not exceed 40% of the livable floor area of the existing dwelling unit and any addition thereto permitted under § 280-13B(13)(j) hereof. (f) A minimum of three off-street parking spaces shall be provide& (g) Not more than one accessory apartment shall be permitted on a lot. (h) The accessory apartment shall meet the requirements of an apartment as defined in § 280-4 hereof. (i) The exterior entry to the accessory apartment shall, to the maximum extent possible, retain the existing exterior appearance of a one-family dwelling. (j) Subject to all other restrictions and requirements in this Code, a reasonable expansion of the existing foundation, not to exceed 25% of the living space of the existing dwelling unit, may be permitted to accommodate the creation of an accessory apartment. (k) All conversions shall be subject to the inspection of the Building Inspector and issuance of a certificate of compliance. (1) The dwelling which is converted to permit an accessory apartment shall be in existence and be eligible for or have a valid certificate of occupancy issued prior to January 1, 2004, or proof of legal occupancy prior to that date. (m) The existing building, together with the accessory aparm~ent, shall comply with all other requirements of Chapter 280 of the Town Code of the Town of Southold. (n) Notwithstanding the provisions of § 280-13B hereof, no site plan approval by the Planning Board shall be required for the establishment of an accessory apartmenL (o) Approval by the Suffolk County Department of Health Services of the water supply and sewage disposal systems shall be required. (p) No bed-and-breakfast facilities, as authorized by § 280-13B(14) hereof, shall be permitted in or on premises for which an accessory apartment is authorized or exists. B. Uses permitted by special exception by the Board of Appeals. The following uses are pem~itted as special exception by the Board of Appeals, as hereinafter provided, and, except for the uses set forth in Subsections B(1), (13) and (14) hereof, are subject to site plan approval by the Planning Board: [Amended 3-14-t989 by L.L. No. 3-1989; 5-20-1993 by L.L. No. 6-1993; 12-21-1993 by L.L. No. 3-1989; 11-29-t994 by L.L. No. 26-1994; 12-27-1994 by L.L. No. 30-1994; 2-7-1995 by L.L. No. 3-1995; 11-12-1996 by L.L. No. 20-1996; 11-12-1997 by L.L. No. 26-1997; 12-8-1998 by L.L. No. 26-1998; 10-25-2005 by L.L. No. 18-2005; 6-15-2010 by L.L. No. 2-2010] (1) Two-family dwellings not to exceed one such dwelling on each lot. (2) Places of worship, including parish houses (but excluding a rectory or parsonage, which shall conform to the requirements for a one-family dwelling), subject to the following requirements: (a) No building or part thereof shall be erected nearer than 50 feet to any street line and nearer than 20 feet to any lot line. (b) The total area covered by all principal and accessory buildings shall not exceed 20% of the area of the lot. (3) Private elementary or high schools, colleges and other educational institutions, subject to the following requirements: (a) No building shall be less than 50 feet from any street or lot line. (b) The total area occupied by all principal and accessory buildings shall not exceed 20% of the area of the lot. (c) Any school shall be a nonprofit organization within the meaning of the Internal Revenue Act and shall be registered effectively thereunder as such. Town of Southold Mattituck Business Corridor Study (d) Any such school shall occupy a lot with an area of not less than five acres plus one acre for each 25 pupils for which the building is designed. (4) Nursery schools. (5) Philanthropic, eleemosynary or religious institutions, health care, continuing care and life facilities, but excluding t:acilities for the treatment of all types of drug addiction, subject to the following requirements: (a) No building or part thereof or any parking or loading area shall be located within 100 feet of any street line nor within 50 feet of any lot line. (b) The total area covered by principal and accessory buildings shall not exceed 20% of the area of the lot. (c) The maxinmm height shall be 35 feet or 2 1/2 stories. (d) The entire lot, except areas occupied by buildings or parking or loading areas, shall be suitably landscaped and properly maintained. (e) Any health care, continuing care or life care facility shall meet the following standards: [1] All buildings shall be of fire-resistive construction. [2] All such uses shall be served by adequate water and sewer systems approved by the Suffolk County Department of Health. [3] Patients suffering from communicable diseases shall not be permitted in any nursing home or sanatorium. (Communicable diseases are defined by the Sanitary Code of the Public Health Council of the State of New York.) [4] Eight thousand square feet of lot area shall be provided for each patient bed. (6) Public utility rights-of-way as well as structures and other installations necessary to serve areas within the Town, except that wireless communication facilities must obtain approval pursuant to Article XVII, subject to such conditions as the Board of Appeals may impose in order to protect and promote the health, safety, appearance and general welfare of the community and the character of the neighborhood in which the proposed structure is to be constructed. (7) Beach clubs, tennis clubs, country clubs, golf clubs and annual membership clubs and accessory playgrounds, beaches, swimming pools, tennis courts, recreational buildings and maintenance buildings catering exclusively to members and their guests, subject to the following requirements: (a) No building or part thereof or any parking or loading area shall be located within 100 feet of any street line or within 50 feet of any lot line. (b) The total area covered by principal and accessory buildings shall not exceed 20% of the area of the lot. (c) No such use shall occupy a lot with an area of less than three acres. (8) Children's recreation camps organized primarily for seasonal use and subject to the following requirements: (a) No building, tent, activity area or recreation facility shall be less than 200 feet from any lot line, and any such building, tent, activity area or recreation facility shall be effectively screened therefrom as required by the Planning Board. Buildings intended for use as sleeping quarters shall be not less than 30 feet from each other, except tents, which shall be not less than 10 feet apart. (b) The minimum lot area shall be not less than 10,000 square feet for each cottage, tent or other principal building and not less than 3,000 square feet of land area shall be provided for each person accommodated in the buildings or tents on the premises. (c) The sound level of all outdoor public-address systems shall not exceed the intensity tolerable in a residential neighborhood. (9) Farm labor camps, subject to the following requirements: Town of Southold Mattituck Business Corridor Study (a) All farm labor camps on farms shall be construed in conformance with applicable laws and shall not be located nearer to any other residence than the residence of the employer, except by specific review and approval of the Planning Board. (10) Veterinarian's offices and animal hospitals, subject to the following requirements: (a) The housing of alt animals shall be in a fully enclosed structure, if nearer than 150 feet to any lot line. (11) Cemeteries. (12) Stables and riding academies. (13) One accessory apartment in a lawfully existing detached accessory garage, barn or storage building, subject to the following requirements: (a) The accessory apartment shall contain no less than 450 square feet and shall not exceed 750 square feet of livable floor area and shall have no more than one bathroom. (b) A minimum of three ofl~street parking spaces shall be provided on premises. (c) Not more than one accessory apartment shall be permitted on a lot. (d) The accessory apartment shall meet the requirements of an apartment as defined in § 280-4 hereof. (e) The entirety of the living floor ama of the accessory apartment must be on one floor of the accessory structure. (f) The accessory structure which is converted to permit an accessory apartment shall be in existence and be eligible for or have a valid certificate of occupancy issued prior to January 1, 2008. (g) The existing accessory structure shall comply with all other requirements of this chapter. (h) Approval of the Suffolk County Department of Health Services of the water supply and sewage disposal systems shall be required. (i) No bed-and-breakfast facilities, as authorized by § 280-13B(14) hereof shall be pern~itted in or on premises for which an accessory apartment is authorized or exists. (j) Occupancy of resident structures on the premises shall be subject to the issuance of an annual rental permit in accordance with § 280-13D and the following requirements: [ 1 ] The owner of the premises shall occupy either the existing single-family dwelling unit or the accessory apartment in the detached accessory structure as the owner's principal residence. The other dwelling unit shall be leased for year-round occupancy evidenced by a written lease for a ternl of one or more years to: Iai A family member; or [bi To a resident who is currently on the Southold Town Affordable Housing Registry and eligible for placement. [2] Rents charged to a resident on the Affordable Housing Registry shall not exceed the rent established by the Town Board annually pursuant to § 280-30(F) of this Code. [3] No accessory apartment shall be occupied by more than the number of persons permitted to occupy the dwelling unit under Section 404 of the Property Maintenance Code of the New York State Uniform Fire Prevention and Building Code. [4] An accessory apartment shall only be occupied or other~vise utilized in accordance with the certificate of occupancy issued for the dwelling unit. (k) The Chief Building Inspector, Zoning Inspector, and Town personnel who are engaged in the enforcement of the provisions of this chapter are authorized to make or cause to be made inspections to deternfine compliance with this chapter and are authorized to enter upon any property for the purpose of said inspections. (14) Bed-and-breakfasts which have been issued a bed-and-breakfast permit by the Building Inspector. Said permit shall be issued for a term of one year if the following conditions are met: Town of Southold Mattituck Business Corridor Study (a) A smoke alarm shall be provided on each floor and in every guest room. (b) The dwelling shall have at least two exits and there shall be a window large enough for emergency egress in each guest room. (c) The identification sign shall be no larger than two square feet in areas zoned Residential- Office or higher, but there shall be no exterior signage identifying the use as a bed-and-breakfast in residential areas. (d) No accessory apartment, as authorized by § 280-13B(13) hereof, shall be permitted in or on premises for which a bed-and-breakfast i:acility is authorized or exists. (15) Historical society. (16) Preservation and use of a federal or state designated historic building for the purpose of hosting community events, together with the use of part of such building for professional offices and/or one apartment, not to exceed a total of three uses per building, provided that such building is owned and maintained by a not-for-profit historic organization. In no event shall there be more than one apartment per building. C. Accessory uses, limited to the following uses and subject to the conditions listed in § 280-t5 herein: (1) Any customary structures or uses which are customarily incidental to the principal use, except those prohibited by this chapter. (2) Home occupation, including home professional office and home business office. In pem~itting these uses, the Town Board recognizes that the residents historically have operated small businesses which provide services to the community from their homes. The Board finds that these businesses have not impacted negatively on the appearance of these residential zones. In the Board's judgment, it finds that in order to maintain the economic viability of the Town, to maintain the rural quality of life and in the interests of the welfare of the residents, these businesses (or home occupations) should be permitted to continue. In setting forth the following subsections, the Board intends to permit as of right certain business uses in residential zones with the understanding that these uses are to be conducted in a manner that will not alter the character of the residential neighborhoods. The Board believes that the following subsections provide sufficienl safeguards to accomplish that aim. These uses shall be permitted, provided that: [Amended 4-9-1991 by L.L. No. 10-1991; 7-28-1992 by L.L. No. 14-1992] (a) No display of products shall be visible from the street, and no stock-in-trade shall be kept on the premises. (b) Such occupation is incidental to the residential use of the premises and is carried on in the main building by the residents therein with not more than one nonresident assistant for whom off'- street parking must be provided on site. (c) Such occupation is carried on in an area not to exceed 25% of the ama of ail floors of the main building, and in no event shall such use occupy more than 500 square feet of floor area. (d) There shall be no exterior effect at the property line, such as noise, traffic, odor, dust, smoke, gas, fumes or radiation. (e) Studios where dancing or music instruction is offered to groups in excess of five pupils at one time or where concerts or recitals am held are prohibited. (f) In no manner shall the appearance of the building be altered, nor shall the occupation be conducted in a manner that would cause the premises to lose its residential character, including but not limited to the use of colors, materials, construction or lighting. (g) Notwithstanding anything set forth elsewhere in this article, home occupations, home business offices and home professional offices shall in no event be deemed to include animal Town of Southold Mattituck Business Corridor Study hospitals, kennels, barbershops, beauty parlors, clinics or hospitals, mortuaries, nursery schools, clubs, auto repair shops, restaurants, tourist homes, rooming houses or boardinghouses and uses similar to those listed above. Editor's Note: Former Subsection C(2)(h), regarding signs, which previously followed this subsection, was repealed 11-29-t994 by L.L. No. 25-1994. For current sign provisions, see Art. X1X, Signs. (h) Home occupations, home business office and home professional offices shall not include manufacturing, fabrication or construction of any type on the site. (i) The outdoor storage of equipment necessary for residents connected with aquaculture shall be screened from view and shall conform to the setbacks for accessory structures. (3) Boat docking facilities for the docking, mooring or accommodation of noncommercial boats, subject to the following requirements: (a) There shall be docking or mooring facilities forno more than two boats other than those owned and used by the owner of the premises for his personal use. (b) The Town Trustees shall approve new boat docking facilities. (c) Boats at such docking facilities shall not be used for overnight sleeping purposes. (4) Garden house, toolhouse, storage building, playhouse, wading pool, swimming pool or tennis court incidental to the residential use of the premises and not operated for gain, subject to the following requirements: (a) Any swimming pool shall be completely enclosed with a permanent chain tiuk (or similar type) fence of not more than two-inch mesh, not less than four feet in height, erected, maintained and provided with a self-closing, self-latching gate to prevent unauthorized use of the pool and to prevent accidents. However, if said pool is located more than four feet above the ground, then a fence is not required, provided that all points of access to said pool are adequately protected by a self-closing, self-latching gate. Any swimming pool in existence at the effective date of the provisions of this subsection shall, within one year from such date, comply with all of the provisions hereof. (b) Individual outdoor tennis court related to residential use on a lot containing a single-family detached dwelling, provided that the same is set back not less than six feet from all lot lines and that there is no lighting for after dark use. (5) Private garages; provided, however, that not more than two passenger automobile spaces in such garages may be leased to persons not resident on the premises. (6) Off-street parking spaces accessory to uses on the premises. Not more than four oft-street parking spaces shall be permitted within the minimum front yard. (7) The storage of either a boat or travel trailer owned and used by the owner or occupant of the premises on which such boat or travel trailer is stored, for his personal use, subject to § 280-78Q, Supplemental parking regulations, Editor's Note: See now § 280-78P. and the following requirements: (a) Such boat or trailer shall not exceed 30 feet in length. (b) Such boat or trailer shall be stored only in the required rear yard, and the area occupied thereby, together with the area of all buildings in the rear yard, shall not exceed 40% of the area of the required rear yard. (c) Such boat or trailer shall not be located within 15 feet of any street or lot line. (8) Horses and domestic animals other than household pets, provided that such animals shall not be housed within 40 feet of any lot line. Housing for flocks of more than 25 fowl shall not be constructed within 50 feet of any line. Town of Southold Mattituck Business Corridor Study Editor's Note: Former Subsection C(9), as amended, regarding signs, which previously followed this subsection, was repealed 11-29-1994 by L.L. No. 25-1994. For current sign provisions, see Art. X1X, Signs. (9) Yard sales, attic sales, garage sales, auction sales or similar types of sales of personal property owned by the occupant of the premises and located thereon, subject to the following requirements: [Amended 6-2-2009 by L.L. No. 6-2009] (a) No more than two such sales shall be conducted on any tot in any one calendar year. (b) Adequate supervised parking facilities shall be provided. (c) No signs, except one on-premises sign not larger than six square feet in size, displayed for a period of not longer than one week immediately prior to the day of such sale, shall be permitted. (d) A permit shall be obtained therefor from the Town Clerk upon the payment ora fee of $15. (e) The display permit issued by the Town Clerk shall be posted on the premises so it can be read from the street and removed before sundown on the day of the sale. (10) Wineries may have an accessory gig shop on the prenfises which may sell items accessory to wine, such as corkscrews, wine glasses, decanters, items for the storage and display of wine, books on winemaking m~d the region and nonspecific items bearing the insignia of the winery. Wineries may not have a commercial kitchen as an accessory use but may have a noncommercial kitchen facility for private use by the employees. [Added 11-29-1994 by L.L. No. 26-1994] (11) Child care. [Added 11-12-1996 by L.L. No. 20-1996] D. Rental perufit for accessory apartments. Notwithstanding any prior course of conduct or permission granted, no owner of property shall cause, peru~it, or allow the occupancy or use of an accessory apartment created pursuant to § 280-13A(6) or § 280-13B(13) without a valid rental pem~it issued upon application to the Chief Building Inspector. [Added 6-15-2010 by L.L. No. 2-20t0] (1) Content of application. An application for a rental permit or for a renewal of a rental pelunit shall bear the notarized signature of the owner and contain the following information: (a) The name, date of birth and telephone number of the owner. (b) The address of the subject property including street address and Suffolk County Tax Map number. (c) In the event the owner is a corporation, partnemhip, limited liability company or other business entity, the name, address and telephone number of each owner, principal, officer, shareholder, partner or member of such business. (d) The name(s) and telephone number(s) of all tenants. (e) A copy of the lease agreement between owner and tenant. (f) A copy of the certificate of occupancy or preexisting certificate of occupancy for the property. (2) The owner of an accessory apartment within an existing one-family dwelling shall, in addition to the information required in § 280-13D(1)(a) through (f), provide a certification that the existing dwelling or accessory apartment is occupied by the owner and that the premises is in compliance with all of the provisions of the Code of the Town of Southold, the laws and sanitary and housing regulations of the County of Sufl:blk and the laws of the State of New York. (3) The owner of an accessory apartment in an accessory structure lawfully existing pursuant to § 280-13B(13) shall, in addition to the information required in § 280-13D(1)(a) through (f), provide a certification that: Town of Southold MaUituck Business Corridor Study (a) The existing single-family dwelling or the accessory apartment in the accessory structure is occupied by the owner as the owner's principal residence. (b) The other dwelling unit on the subject property is to be occupied by either a family member or a resident who is currently on the Southold Town Affordable Housing Registry and eligible for placement. (c) Rents charged to a tenant from the Affordable Housing Registry shall not exceed the rent established by the Town Board annually pursuant to § 280-30F of this Code. (d) The dwelling unit is in compliance with all of the provisions of the Code of the Town of Southotd, the laws and sanitary and housing regulations of the County of Suffolk and the laws of the State of New York. (4) Review of application. The application for a rental permit shall be reviewed for completeness and accuracy by the Chief Building Inspector and, in the case of applications pertaining to accessory apartments in accessory structures, by the Special Projects Coordinator. The Chief Building Inspector shall not issue a rental permit unless the application includes all of the requisite information enulnerated in § 280-13D(1) through (3) and written approval by the Special Projects Coordinator that the requirements of § 280-13B(13)(j) have been satisfied. The Chief Building Inspector shall have the right to inspect the property to confirm compliance with the New York State Uniform Fire Prevention and Building Code and this Code. (5) Fees. A nourefundable annual permit application fee in the amount of $150 shall be paid at the time of filing of an application for a rental permit or a renewal rental permit for an accessory apartment in an existing single-~amily dwelling. A nonrefundable annual permit application fee in the amount of $100 shall be paid at the time of filing of an application for a rental permit or a renewal rental permit for an accessory apartment in an accessory structure. (6) Registry of perufits. It shall be the duty of the Chief Building Inspector to maintain a register of permits issued pursuant to this chapter. Such register shall be kept by name of applicant and street address and set forth the date of expiration of the rental permit. (7) Annual renewal. Rental permits issued pursuant to this chapter shall be valid for a period of one year fi.om the date of issuance and must be renewed by application to the Chief Building Inspector in accordance with the procedures for the issuance of the initial rental permit within 10 days of expiration. (8) Penalties for ofl;enses. In addition to any other penalties for violations of this chapter, the Chief Building Inspector or Zoning Inspector shall revoke a permit when he or she finds that the owner has caused, permitted or allowed to exist and remain upon the premises a violation of any provision of the Code of the Town of Southold for a period of 14 days or more after written notice has been given to the owner. Should the owner permit any such violation of this Code, the laws and sanitary and housing regulations of the County of Suffblk and the laws of the State of New York to remain uncured for a period of 30 days or more after written notice has been given to the owner, the Chief Building Inspector may revoke the certificate of compliance for the accessory apartment. (9) Appeal by owner. An appeal ufa denial, revocation or renewal ufa rental permit by the Chief Building Inspector based upon the owner's failure to satisfy the requirements of § 280- 13B(13)(j)[ 1 ] and [2] may be taken to the Housing Advisory Commission, by written request, made within 30 days from the date of such revocation. The Housing Advisory Commission shall hold a public hearing on such appeal within 30 days after receipt of written notice of such appeal and, after such hearing, shall make written findings and a decision either sustaining such denial or revocation or issuing or reinstating such permit within 30 days after close of such public hearing. Any appeal of the revocation of a certificate of compliance must be presented to the Zoning Board of Appeals within 30 days from the date of revocation. Town of Southold Mattituck Business Corridor Study ARTICLE VIII Residential Office (RO) District (§ 280-37 -- § 280-39) § 280-38 Use regulations. In the Residential Office (RO) District, no building or premises shall be used and no building or part of a building shall be erected or altered which is arranged, intended or designed to be used, in whole or in part, for any uses except the following: A. Permitted uses. (1) One-family detached dwellings, not to exceed one dwelling on each tot. (2) Owner-occupied two-family dwellings. (3) The following uses are permitted uses subject to site plan approval by the Planuing Board: (a) Buildings, structures and uses owned or operated by the Town of Southold, school districts, park districts and fire districts. (b) Buildings, structures and uses owned or operated by fraternal organizations and utilized for activities typically conducted by a fraternal organization, including but not limited to public meeting places, charitable and fund-raising events, patriotic observances and catering for public and private functions. (c) Bed-and-breakfast uses as set forth in and as regulated by § 280-13B(14). (d) Professional offices. (e) Churches or similar places of worship, parish houses, couvents and monasteries. (f) Libraries, museums, art galleries, exhibit halls, artists'/photographers' studios and dance studios. (g) Small business offices such as insurance agencies, real estate agencies, computer software services, financial planning securities brokers and like-kind small business establishments excluding retail sales of any kind or nature and limited to overall floor space of 3,000 square feet. B. Uses perufitted by special exception by the Board of Appeals. ~ne following uses are permitted as a special exception by the Board of Appeals as hereinafter provided and subject to site plan approval by the Planning Board, provided that not more than one use shall be allowed for each 40,000 square feet of lot area: (1) Special exception uses as set forth in and regulated by § 280-13B(1) through (7) of the Agricultural-Conservation District. (2) Funeral homes. (3) Apartments may be permitted over business and professional offices as regulated by § 280- 45B(4)(a) through (f), inclusive. Editor's Note: Former Subsection B(4) was amended 5-6-2003 by L.L. No. 10-2003. For regulations on apartments, see now § 280-45C. (4) Restaurants, except fast-food or formula restaurants. (5) Custom workshops, provided that they shall not be all or part of a commercial center. C. Accessory uses. The following uses are permitted as accessory uses and, except for residential accessory uses and signs, which are governed by Article XIX, am subject to site plan review: (1) Accessory uses as set forth in and regulated by § 280-13C(1) through (7) of the Agricultural- Conservation District and subject to the conditions set forth in § 280-t5 thereof. Town of Southold Mattituck Business Corridor Study (2) Accessory uses set forth in and regulated by § 280-22C(2) of the Hamlet Density Residential District. D. Additional standards. All permitted structures as set forth in this article, except for single- family dwellings, shall be subject to the following: (1) No outdoor storage or display of any kind shall be permitted. (2) All permitted buildings and other structures shall be visually residential in character, the visible architectural features of which shall be consistent and compatible with the architectural styles of the existing structures in the immediate neighborhood. (3) Store frunB of anY kind whatsoeyer shall not be pem!itted: Town of Southold Mattituck Business Corridor Study § 280-41 Use regulations. In the LB District, no building or premises shall be used and no building or part of a building shall be erected or altered which is arranged, intended or designed to be used, in whole or in part, for any uses except the following: A. Permitted uses. The following uses are permitted uses. All permitted uses except single- family and owner-occupied two-family residences require site plan approval. [Amended 4-22-2008 by L.L. No. 4-2008] (1) Any permitted use as set forth in and regulated by § 280-13A of the Agricultural- Conservation District, except wineries, which shall be as set forth in Subsection A(9) below. (2) Retail businesses complementary to the rural and historic character of thesurrounding area, limited to the following: (a) Custom workshops and machine shops; (b) Wholesale or retail sale and accessory storage and display of garden materials and plants, including nursery operations, provided that the outdoor storage or display ofptants and materials does not obstruct pedestrian flow or vehicular traffic and does not occur within three feet of the property line. (c) Libraries or mnsemns. (3) Professional and business offices. (4) Funeral homes. (5) Restaurants, except drive-in restaurants or fornmta restaurants. (6) Repair shops for household, business or personal appliances, including cabinet shops, carpenter shops, electrical shops, plumbing shops, furniture repair shops and bicycle and motorcycle shops, landscaping and other service businesses. (7) Hotels. (8) Retail uses supplemental to the service business establishment. (9) Wineries which meet the following standards: (a) Wineries shall be a farm winery licensed under New York State law from which wine made from primarily Long Island grapes is produced and sold. (b) Wineries shall obtain site plan approval. (c) Wineries shall have retail sales on site. (10) Bed-and-breakfast uses as set forth in and as regulated by § 280-13B(14). (11 ) Private warehousing. (12) Indoor dog and cat care facilities. B. Uses permitted by special exception by the Board of Appeals. The following uses are permitted as a special exception by the Board of Appeals as hereinafter provided and are subject to site plan approval by the Planning Board: (1) Any special exception use as set forth in and regulated by § 280-13B of the Agricultural- Conservation District, except that wineries are not required to be in connection with a vineyard, and except bed-and-breakfasts. (2) Contractors' businesses or yards, including but not limited to building, electrical and plnmbing yards. Town of Southold Mattituck Business Corridor Study (3) Telephone exchanges. (4) Antique, art and craft shops and galleries. C. Accessory uses. The following uses are permitted as accessory uses and, except for residential accessory uses and signs, which are governed by Article XIX, are subject to site plan review: (1) Any accessory use as set forth in and regulated by § 280-13C(1) through (8) and (10) of the Agricultural-Conservation District, and subject to the conditions set forth in § 280-15 thereof. (2) Outside storage of equipment, supplies and materials associated with any of the normal operations of the principal use, provided that the storage is adequately screened along the road frontage and contiguous residential lots with natural vegetation, landscaping, fencing and/or as shall be deemed appropriate by the Planning Board. Town of Southold Mattituck Business Corridor Study ARTICLE X Hamlet Business (HB) District (§ 280-44 -- § 280-46) § 280-45 Use regulations. In the HB District, no building or premises shall be used and no building or part ora building shall be erected or altered which is arranged, intended or designed to be used, in whole or in part, for any uses except the following: A. Permitted uses. The following are permitted uses and, except for those uses permitted under Subsection A(1), (2), (3) and (20) hereof, are subject to site plan approval by the Planning Board: [Amended 4-20-2004 by L.L. No. 11-2004] (1) One-family detached dwelling, not to exceed one dwelling on each lot. The dwelling must be occupied by the owner of the property. (2) Two-family dwelling, not to exceed one dwelling on each lot. The dwelling must be occupied by the owner of the property. (3) Buildings, structures and uses o~vned or operated by the Town of Southold, school districts, park districts and fire districts. (4) Boardinghouses and tourist homes. (5) Business, professional and governmental offices. (6) Banks and financial institutions. (7) Retail stores, up to a maximum of 6,000 total square feet of gross floor area in any building (excluding tmfinished basement and attic areas), notwithstanding the provisions of the Bulk Schedule for Business, Office and Industrial Districts. Editor's Note: The Bulk Schedule for Business, Office and Industrial Districts is included at the end of this chapter. Such retail stores greater than 3,000 total square feet shall comply with the retail building standards for HB Districts listed below, in addition to the site plan requirements of this chapter: (a) Building massing and facade treatment. [1] Variation in massing. Iai A standardized building mass shall be prohibited. For the purposes of this subsection, the term "standardized" shall include an array of articulated elements, layout, design, logos or similar exterior features that have been applied to four or more retail buildings nationwide. [bi Exterior building walls timing side yards shall include materials and design characteristics consistent with those on the front of the building. [2] Building walls that face public streets, connecting pedestrian walkways, or adjacent development shall meet the following standards: Iai Facades shall be subdivided and proportioned using features such as windows, entrances, arcades, arbors, awnings, trellises with vines, or alternate architectural detail that defines human scale, along no less than 60% of the facade. [bi To maintain the "Main Street" character in the Hamlet Centers, where practical, buildings shall be sited with a zero or minimum setback from the front property line or primary pedestrian walkways and be transparent between the height of three feet and eight feet above the grade of the walkway for no less than sixty 60% of the horizontal length of the building facade. [3] Awnings. Iai Awnings shall be no longer than a single storefront. [bi Fabric awnings and canvas awnings with a matte finish are permitted. Awnings with high- gloss finish and illuminated, plastic awnings are prohibited. Town of Southold Mattituck Business Corridor Study [4] Customer entrances. Buildings shall have clearly defined, highly visible customer emrance(s) featuring no fewer than three of the following: [al Canopies or porticos; [bi Overhaugs; [c] Recesses/Projections; [dj Arcades; lei Raised corniced parapets over the door; If] Peaked roof fom~s; [g] Arches; [hi Outdoor patios; [ii Display windows; [j] Architectural detail such as tile work and moldings integrated into the building structure and design; or [k] Integral planters or wing walls that incorporate landscaped areas and/or places for sitting. [5] Buildings containing a drive-through or drive-up window are prohibited. (b) Building materials. [1] All buildings should be constructed or clad with materials that are durable, economically maintained, and of a quality that will retain their appearance over time, including, but not limited to, natural or synthetic stone; brick; stucco; integrally colored, textured, or glazed concrete masonry units or glass. [2] Exterior building materials shall not include the following: Iai Smooth-t~aced gray concrete block, painted or stained concrete block, unfinished tilt-up concrete panels; lb] Field-painted or pre-finished standard corrugated metal siding; (c) Signage. [1] Advertisements, including trademark logos and service marks, may not be affixed, painted or glued onto the windows of the business or onto any exterior structures, including waste disposal receptacles and flags. [2] Florescent and backlit signs located within or on a building or structure and facing an exterior public space are prohibited. (d) Site design. [1] The principal building entrance shall Face the primary street frontage and/or sidewalk where practical. [2] New construction along primary pedestrian walkways within the Hamlet Centers shall have a zero or minimum setback from the sidewalk/front property line, whenever possible, to reinforce the "Main Street" street wall. (e) Oft-sWeet parking. [1] Off-street parking shall not be located in the front yard between the front facade of the building(s) and the primary abutting street. Parking areas must be located in the side and rear yards of the building. Adequate parking shall be provided in accordance with that required by Article XVIII of this chapter of the Town of Southold Town Code. [2] Parking areas shall be screened from adjacent properties, streets and public sidewalks, pursuant to § 280-95, Landscaped parking area. (8) Restaurants, excluding formula food and take-out restaurants. (9) Bakeshops (for on-premises retail sale). (10) Personal service stores and shops, including barbershops, beauty parlors, professional studios and travel agencies. (11) Art, antique and auction galleries. Town of Southold Mattituck Business Corridor Study (t2) Artists' and craftsmen's workshops. (13) Auditoriums or meeting halls. (14) Repair shops for household, business or personal appliances, including cabinet shops, carpenter shops, electrical shops, plumbing shops, furniture repair shops and bicycle and motorcycle shops. (t5) Custom workshops. (16) Bus or train stations. (17) Theaters or cinemas (other than outdoor). (18) Libraries or museums. (19) Laundromats. (20) Bed-and-breakfast uses as set forth in and as regulated by § 280-13B(14). (21) Multiple dwellings. (22) Grocery stores up to a maximum of 25,000 square feet of gross floor area, exclusive of tmfinished basements or attic areas, notwithstanding the provisions of the bulk schedule. [Added 6-20-2006 by L.L. No. 8-2006] (23) Convenience stores. [Added 11-4-2009 by L.L. No. 14-2009] B. Uses permitted by special exception by the Board of Appeals. The following uses are permitted as a special exception by the Board of Appeals as hereinafter provided, except Snbsection B(10), which may be permitted as a special exception by the Planning Board, and alt such special exception uses shall be subject to site plan approval by the Plarming Board: [Amended 6-20-2006 by L.L. No. 8-2006] (1) Any special exception use set forth in and as regulated by § 280-13B(3) to (6) and (13) and (14) of the Agricultural-Conservation District. (2) Motel and hotel uses as set forth in and regulated by § 280-35B(4) of the Resort Residential (RR) District, except that minimum lot size shall be three acres. (3) Boarding and/or tourist homes as set forth and regulated by § 280-35B(5) of the Resort Residential (RR) District. (4) Fraternal or social institutional offices or meeting halls. (5) Drinking establishments. (6) Public garages. (7) Funeral homes. (8) Flea markets. (9) Takeout and fornmla food restaurants, subject to the following requirements: (a) Adequate parking shall be provided in accordance with that required by Article XVIII, Parking and Loading Areas, of this chapter. All par!(~ng spaces shall be located within reasonable walking distance of the site or 300 feet, whichever is less. The improvement or development of municipal parking may be used to satisfy this requirement. The adequacy of municipal parking shall be determined by the Planning Board as part of its site plan review procedure by conducting a parking survey of the capacity of the existing municipal parking area to accommodate the projected increase in usage due to the introduction of the subject land use. (b) An assessment of the potential traffic impacts of the proposed use must accompany the tong environmental assessment form. The appropriate mitigation measures must be incorporated into the site plan. (c) There shall be no counter serving outdoor traffic via a drive-in, tkive-through, drive-up, drive-by or walk-up window or door. Town of Southold Mattituck Business Corridor Study (d) Exterior signage shall conform in all respects to Article XIX, Signs, of this chapter and, further, may not be lit from within. (e) Advertisements, including trademark logos, may not be affixed, painted or glued onto the windows of the business or onto any exterior stmctures, including waste disposal receptacles and flags. (f) The physical design, including color and use of materials, of the establishment shall be compatible with and sensitive to the visual and physical characteristics of other buildings, public spaces and uses in the particular location. (10) Retail stores in excess of 6,000 total square feet of gross floor area in any building, up to a maximum of 12,000 total square feet of such gross floor area in any building (excluding unfinished basement and attic areas), subject to the following requirements: [Added 6-20-2006 by L.L. No. 8-2006] (a) Compliance with the retail building standards listed below, in addition to the site plan requirements of this chapter. [1] Building massing and facade treatment. Iai Variation in massing. [ii A standardized dominant building mass shall be prohibited. For the purposes of this subsection, the term "standardized" shall include an array of architectural elements, layout, design, logos or similar exterior features that have been applied to four or more retail buildings nationwide. [ii] Exterior building walls facing side yards shall include materials and design characteristics consistent with those on the front of the building. [iii] Building walls that face public streets, connecting pedestrian walkways, or adjacent development shall meet the following standards: [A] Facades shall be subdivided and proportioned using features such as windows, entrances, arcades, arbors, awnings, trellises with vines, or alternate architectural detail that defines human scale, along no less than 60% of the facade. [BI To maintain the "Main Street" character in the Hamlet Centers, where practical, buildings shall be sited with a zero or minimum setback from the front property line or primary pedestrian walkways and be transparent between the height of three feet and eight feet above the grade of the walkway for no less than 60% of the horizontal length of the building facade. ICI Buildings shall achieve architectural variation through the inclusion of architectural features such as columns, ribs or pilasters, piers, changes in wall planes and changes in texture or materials consistent with the architecture of adjacent buildings and community character. [bi Awnings. Iii Awnings shall be no longer than a single storefront. [ii] Fabric awnings and canvas awnings with a matte finish are permitted. Awnings with high- gloss finish and illuminated, plastic awnings are prohibited. Ici Customer entrances. Buildings shall have clearly defined, highly visible customer entrance(s) featuring no fewer than three of the following: Iii Canopies or porticos; [ii] Overhangs; [iii] Recesses/Projections; [iv] Arcades; Iv] Raised corniced parapets over the door; [vi] Peaked roof forms; [vii] Arches; [viii] Outdoor patios; Town of Southold Mattituck Business Corridor Study [ix] Display windows; Ix] Architectural detail such as tile work and moldings integrated into the building structure and design; or [xi] Integral planters or wing walls that incorporate landscaped areas and/or places for sitting. [d] Buildings containing a drive-through or drive-up window are prohibited. [2] Building materials. la] All buildings should be constructed or clad with materials that are durable, economically maintained, and of a quality that will retain their appearance over time, including, but not limited to, natural or synthetic stone; brick; stucco; integrally colored, textured, or glazed concrete masonry units or glass. lb] Exterior building materials shall not include the following: lc] Smoothq~aced gray concrete block, painted or stained concrete block, tmfinished tilt-up concrete panels; [d] Field-painted or pre-finished standard corrugated metal siding. [3] Signage. la] Advertisements, including trademark logos and service marks, may not be affixed, painted or glued onto the windows of the business or onto any exterior structures, including waste disposal receptacles and flags. lb] Florescent and backlit signs located within or on a building or structure and facing an exterior public space are prohibited. [4] Site design. la] The principal building entrance shall face the primary street frontage and/or sidewalk where practical. lb] New construction along primary pedestrian walkways within the Hamlet Centers shall have a zero or minimum setback from the sidewalk/front property line, whenever possible, to reinforce the "Main Street" street wall. [5] Off-street parking. la] Off-street parking shall not be located in the front yard between the front Facade of the building(s) and the primary abutting street. Parking areas must be located in the side and rear yards of the building. Adequate parking shall be provided in accordance with that required by Article XVIII of this chapter of the Town of Southold Town Code, lb] Parking areas shall be screened from adjacent properties, streets and public sidewalks, pursuant to § 280-95, Landscaped parking area. (b) The Planning Board shall determine that the proposed retail store(s) will not have an undue adverse impact on the community. In making such a determination, the Planning Board shall conduct orhim a consultanl to conduct a Market and Municipal Impact Study, at the expense of the applicant. The study shall be completed within 90 days of receipt of all requested materials, and the applicant shall be afforded the opportunity to submit its own such study. The Planning Board shall make such determination within 30 days of its receipt of the study. Such study shall include an analysis of the projected impact of the retail store(s) on: [1] The existing local retail market, including market shares, if applicable. [2] The supply and demand for local retail space. [3] Local wages, benefit and employment. [4] Revenues retained within the local economies of the Town of Southold. [5] Public service and l~acilities costs. [6] Public revenues. [7] Impacts on municipal taxes. [8] hnpacts of property values in the conmaunity. Town of Southold Mattituck Business Corridor Study [9] Effects on retail operations in the surrounding market area. [10] Employee housing needs, if applicable. [11] The Town of Southold's ability to implement its Comprehensive Plan consistent with the proposed project. C. Accessory uses. The following uses are permitted as accessory uses and, except for residential accessory uses and signs, which are subject to Article XIX, are subject to site plan review: (1) Accessory uses as set forth in and regulated by § 280-13C(1) through (7) of the Agricultural- Conservation District, and subject to the conditions set forth in § 280-15 thereof. (2) Apartments are permitted within the principal building ouly, subject to the following requirements: (a) The Building Department issuing an accessory apartment permit. (b) The habitable floor area of each apartment shall be at least 350 square feet. (c) There shall be no more than three apartments created or maintained in any single structure. (d) Each apartment shall have at least one oft-street parking space. (e) Construction and/or remodeling of an existing structure to create an accessory apartment shall not trigger the need for site plan approval set forth specifically in § 280-127 and Article XXIV in general unless such construction or remodeling results in an increase of the foundation size of the structure. (f) The apartment(s) shall not comprise more than 40% of the principal building. (3) Convenience store located with a prior nonconforufing gas station use (gas stations are not a permitted use in the HB Zone; however, there are a number of preexisting gas stations in operation) shall be considered an accessory use subject to site plan review, only if the following requireraents are met: [Added 11-4-2009 by L.L. No. 14-2009] (a) Maximum gross floor area of the retail store equals 800 square feet or less, including storage and counter area. (b) Parking requirement equal to one space per 100 square feet of floor area devoted to retail sales area, including the sales counter and retail products storage. The gas station must still meet its parking requirement separately; however, each fuel dispenser can count as one parking space toward the convenience store requirement. (c) The physical design, including color and use of materials, of the establishment shall be sensitive to the visual and physical characteristics of other buildings, public spaces and uses in the particular location, and shall comply with the retail building standards in § 280-45A(7) (a) through (e) to the extent practicable. (d) Signs for the convenience store shall conform with Article X1X of this chapter, and, further, may not be lit from within. (e) Formula food franchises are not permitted within accessory convenience stores. (4) Convenience stores associated with gas stations that do not meet these requirements are considered a second principal use and must meet the minimum bulk schedule requirements (e.g., a gas station with a convenience store that is 1,200 square feet in size must have a minimum of 40,000 square feet of lot area). [Added 11-4-2009 by L.L. No. 14-2009] (5) Preexisting, nonconforming convenience stores with the proper approvals in place prior to the enactment of this subsection may continue as they are with no increase in size unless they can meet the requirements for a second principal use. Town of Southold Mattituck Business Corridor Study ARTICLE XI General Business (B) District (§ 280-47 -- § 280-50) § 280-48 Use regulations. In the B District, no building or premises shall be used and no building or part thereof shall be erected or altered which is arranged, intended or designed to be used, in whole or in part, for any uses except the following: A. Permitted uses. The following uses are permitted uses and, except for those uses permitted under Subsection A(1), (12) and (13) hereof, are subject to site plan approval by the Planning Board: (1) Any permitted use set forth in and regulated by § 280-13A(2) and (3) of the Agricultural- Conservation District. (2) Any pemfitted use set forth in and regulated by § 280-45A(3) to (22) of the Hamlet Business District, except Subsection A(7) as applicable in the Business District is herein modified as follows: [Amended 6-20-2006 by L.L. No. 8-2006; 4-22-2008 by L.L. No. 3-2008] (a) Retail stores, up to a maximum of 8,000 total square feet of gross floor area in any building (excluding unfinished basement and attic areas), notwithstanding the provisions of the Bulk Schedule for Business, Office and Industrial Districts. Editor's Note: The Bulk Schedule for Business Office and Industrial Districts is included at the end of this chapter. Such retail stores greater than 4,000 total square feet shall comply with the retail building standards for B Districts listed below, in addition to the site plan requirements of this chapter. [1] Building massing and facade treatment. Iai Variation in massing. [ii A standardized building mass shall be prohibited. For purposes of this subsection, the term "standardized" shall include an array of architectural elements, layout, design, logos or similar exterior features that have been applied to four or more retail buildings nationwide. [ii] Exterior building walls facing side yards shall include materials and design characteristics consistent with those on the front of the building. [iii] Building walls that face public streets, connecting pedestrian walkways, or adjacent development shall meet the following standards: IA] Facades shall be subdivided and proportioned using features such as windows, entrances, arcades, arbors, awnings, trellises with vines, or alternate architectural detail that defines human scale, along no less than 60% of the facade. [bi Awnings. Ii] Awnings shall be no longer than a single storefront. [ii] Fabric awnings and canvas awnings with a matte finish are permitted. Awnings with high- gloss finish and illuminated, plastic awnings are prohibited. lc] Customer entrances. Retail buildings shall have clearly defined, highly visible customer entrance(s) featuring no less than three of the following: [i] Canopies or porticos; [ii] Overhangs; [iii] Recesses/Projections; [iv] Arcades; [v] Raised corniced parapets over the door; Town of Southold Mattituck Business Corridor Study [vi] Peaked roof forms; [vii] Arches; [viii] Outdoor patios; [ix] Display windows; Ix] Architectural detail such as tile work and moldings integrated into the building structure and design; or [xi] integral planters or wing walls that incorporate landscaped areas and/or places for sitting. Id] Buildings containing a drive-through or drive-up window are prohibited. [2] Building materials. [al All primary buildings should be constructed or clad with materials that are durable, economically maintained, and of a quality that will retain their appearance over time, including, but not limited to, natural or synthetic stone; brick; stucco; integrally colored, textured, or glazed concrete masonry units or glass. [bi Exterior building materials shall not include the following: [i] Smooth-faced gray concrete block, painted or stained concrete block, unfinished tilt-up concrete panels. [ii] Field-painted or pre-finished standard corrugated metal siding. [3] Signage. Iai Advertisements, including trademark logos and service marks, may not be affixed, painted or glued onto the windows of the business or onto any exterior structures, including waste disposal receptacles and flags. [bi Florescent and backlit signs located within or on a building or structure and facing an exterior public space are prohibited. [4] Site design. [al The principal building entrance shall face the primary street frontage and/or sidewalk where practical. [5] Off-street parking. Iai No greater than 30% of the ofl2street par!~lng spaces provided for all uses contained in the development's building(s) shall be located between the front facade of the building(s) and the primary abutting street. Adequate parking shall be provided in accordance with that required by Article XVIII of this chapter of the Town of Southold Town Code. [bi Parking areas shall be screened from adjacent properties, streets and public sidewalks, pursuant to § 280-95, Landscaped parking area. (3) Wholesale businesses, private warehousing and public warehousing, and building material storage and sale, but excluding storage of coal, coke, fuel oil ur junk. (4) Building, electrical and plumbing contractors' businesses or yards. (5) Cold storage plants, baking and other food processing and packaging plants that are not offensive, obnoxious or detrimental to neighboring uses by mason of dust, smoke, vibration, noise, odor or effluent. (6) Wholesale or retail sate and accessory storage and display of garden materials, supplies and plants, including nursery operations, provided that the outdoor storage or display of plants and materials does not obstruct pedestrian flow or vehicular traffic and does not occur within three feet of the property line. (7) Wholesale/retail beverage distribution. (8) Funeral homes. (9) Train or bus stations. (10) Telephone exchanges. (11) Wineries which meet the following standards: Town of Southold Mattituck Business Corridor Study (a) It shall be a farm winery licensed under New York State law from which wine made from primarily Long Island grapes is produced and sold. (b) It shall obtain site plan approval. (c) It shall have retail sales on site. (12) One-family detached dwelling, not to exceed one dwelling on each lot. (13) Two-family dwelling, not to exceed one dwelling on each lot. The dwelling must be occupied by the owner of the property. (14) Convenience stores. B. Uses permitted by special exception by the Board of Appeals. The following uses are permitted as a special exception by the Board of Appeals as hereinafter provided, except Subsection B(17), which may be permitted as a special exception by the Planning Board, and all such special exception uses shall be subject to site plan approval by the Planning Board. [Amended 6-20-2006 by L.L. No. 8-2006] (1) Any special exception use as set forth in and regulated by § 280-13B(2) to (12), except wineries are not required to be in co~mection with a vineyard. (2) Hotel or motel uses as set forth in and regulated by § 280-35B(4) of the Resort Residential (RR) District, except that the minimum lot size shall be three acres. (3) Bed-and-breakfast enterprises or boarding and/or tourist homes as set forth in and regulated by § 280-13B(t 4) of the Agricultural-Conservation District, except that no site plan approval is required. (4) Tourist camps as regulated by Chapter 253, Tourist and Trailer Camps, of the Town Code. (5) Research, design or development laboratories, provided that any manufacturing shall be limited to prototypes and products for testing. (6) Fully enclosed commercial recreation facilities, including but not limited to tennis clubs, skating riuks, paddle tennis, handball and squash facilities, dm~ce halls, billiard parlors, bowling alleys, health spas and clubs and uses normally accessory and incidental to commercial recreation, such as locker rooms, eating and drinking facilities and retail sate of goods associated with the particular activity. (7) Laundry or dry-cleaning plants, subject to the following conditions: (a) All processes and storage shall be carried on within an enclosed building. (b) All fluids used in processing shall be recycled, and the overall facility shall be designed, located and operated to protect surface waters and the groundwater reservoir from pollution. (8) Fraternal or social institutional offices or meeting halls (nonprofit). (9) Take-out restaurants, provided that eating on the premises of the take-out restaurant shall be permitted only inside the structure or in areas specifically designated and properly maintained outside of the structure and where the minimum lot size for a freestanding structure is 40,000 square feet. (10) Drinking establishments. (11) Automobile laundries. (12) Public garages, gasoline service stations, new and used motor vehicle lots, vehicle sales and rental, including the sate of recreation vehicles and trailers and boat sales, with accessory repair facilities, all subject to the following requirements: (a) Entrance and exit driveways shall have an unrestricted width of not less than 12 feet and not more than 30 feet and shall be located not less than 10 feet from any property line and shall be so laid out as to avoid the necessity of any vehicle backing out across any public right-of-way. Town of Southold Mattituck Business Corridor Study (b) Sale of used vehicles or boats shall be conducted only as accessory to the sale of new vehicles or boats. (c) Vehicle lifts or pits, dismantled automobiles, boats and vehicles and all parts or supplies shall be located within a building. (d) All service or repair of motor vehicles, other than such minor servicing as change of tires or sale of gasotine or oil, shall be conducted in a building. (e) The storage of gasoline or flammable oils in bulk shall be located fully underground and not less than 35 feet from any property line other than the street line. (f) No gasoline or fuel pumps or tanks shall be located less than 15 feet from any street or property tine. (g) No gasoline service or repair shops or similar businesses are to be located within 300 feet of a church, public school, library, hospital, orphanage or rest home. (13) Partial self-service gasoline service stations, subject to all of the provisions of§ 280- 48B(12) herein and the following additional requirements: (a) Each partial self-service gasoline facility shall have a qualified attendant on duty whenever the station is open for business. It shall be the duty of the qualified attendant to control and operate both the console regulating the flow of gasoline to the dispensing equipment thereafter to be operated by the customer at the self-service pump island and the dispensing equipment on the other pump islands. (b) Gasoline shall at no time be dispensed without the direct supervision of the qualified attendant. A control shall be provided which will shut off the flow of gasoline to the dispensing equipment at the self-service pump island whenever the qualified attendant is absent from the control console for any reason whatever, including when he is operating the dispensing equipment on the other pump islands. (c) The console regulating the flow of gasoline to the remote dispensing equipment thereafter operated by the customer at the self-service pump island shall be situated in such a manner as to give the qualified attendant controlling said console an unobstructed view of the operation of said remote dispensing equipment. (d) The self-service pump island shall have controls on all pumps that will permit said pumps to operate only when a dispensing nozzle is removed from its bracket on the pump and the switch for this pump is manually operated. (e) The self-service pump island shall be protected by an automatic fire-protection system in the form of an approved system of dry powder release which will act as an automatic fire extinguisher. (f) No customer shall be permitted to dispense gasoline unless he shall possess a valid motor vehicle operator's license. (g) There shall be no latch-open device on any self-service dispensing nozzle. (14) Private transportation service, including garage and maintenance facilities. (15) Formula food restaurants located within a shopping center in this zone, subject to the following requirements: (a) There must be sufficient parking as provided for by the Article XVIII, Parking and Loading Areas, of this chapter, and such parking area shall be available within the shopping center site to accommodate the use. (b) The operation of the establishment shall not create traffic problems. (c) There shall be no counter serving outdoor traffic via a drive-in, drive-through, drive-up, drive-by or a walk-up window or door. (d) Exterior siguage shall conform in all respects to Article XIX, Signs, of this chapter and, further, may not be lit from within. Town of Southold Mattituck Business Corridor Study (e) Advertisements, including trademark logos, may not be affixed, painted or glued onto the windows of the business or onto any exterior structure, including waste disposal receptacles and flags. (f) The signage must conforn~ to the existing color theme and signage style of the shopping center. (g) The existing exterior architectural style of the shopping center building may not be altered or modified in any way to accommodate the proposed use. (h) The use must be located within the shopping center's main primary building complex and may not be located within a single freestanding structure within the shopping center site. (16) Flea markets. (17) Retail stores in excess of 8,000 total square feet of gross floor area in any building, up to a maximum of 15,000 total square feet of such gross floor area in any building (excluding unfinished basement and attic areas), subject to the following requirements: [Added 6-20-2006 by L.L. No. 8-2006] (a) Compliance with the retail building standards for B Districts listed below, in addition to the site plan requirements of this chapter. [1] Building massing and facade treatment. [al Variation in massing. Iii A standardized building mass shall be prohibited. For purposes of this subsection, the term "standardized" shall include an array of architectural elements, layout, design, logos or similar exterior features that have been applied to four or more retail buildings nationwide. [ii] Exterior building walls facing side yards shall include materials and design characteristics consistent with those on the front of the building. [iii] Building walls that face public streets, connecting pedestrian walkways, or adjacent development shall meet the following standards: IA] Facades shall be subdivided and proportioned using features such as windows, entrances, arcades, arbors, awnings, trellises with vines, or alternate architectural detail that defines human scale, along no less than 60% of the fhcade. [BI Buildings shall achieve architectural variation through the inclusion of architectural features such as columns, ribs or pilasters, piers, changes in wall planes and changes in texture or materials consistent with the architecture of adjacent buildings and community character. [bi Awnings. [ii Awnings shall be no longer than a single storefront. [ii] Fabric awnings and canvas awnings with a matte finish are pem~itted. Awnings with high- gloss finish and illuminated, plastic awnings are prohibited. Ici Customer entrances. Retail buildings shall have clearly defined, highly visible customer entrance(s) featuring no tess than three of the following: [ii Canopies or porticos; [ii] Overhangs; [iii] Recesses/Projections; [iv] Arcades; Iv] Raised corniced parapets over the door; [vi] Peaked roofforn~s; [vii] Arches; [viii] Outdoor patios; [ix] Display windows; Ix] Architectural detail such as tile work and moldings integrated into the building structure and design; or Town of Southold Mattituck Business Corridor Study [xi] Integral planters or wing walls that incorporate landscaped areas and/or places for sitting. Id] Buildings containing a drive-through or drive-up window are prohibited. [2] Building materials. Iai All primary buildings should be constructed or clad with materials that are durable, economically maintained, and of a quality that will retain their appearance over time, including, but not limited to, natural or synthetic stone; brick; stucco; iutegrally colored, textured, or glazed concrete masonry units or glass. [bi Exterior building materials shall not include the following: Ii] Smooth-faced gray concrete block, painted or stained concrete block, unfinished tilt-up concrete panels. [ii] Field-painted or pre-finished standard corrugated metal siding. [3] Signage. Iai Advertisements, including trademark logos and service marks, may not be affixed, painted or glued onto the windows of the business or onto any exterior structures, including waste disposal receptacles and flags. [bi Florescent and backlit signs located within or on a building or structure and facing an exterior public space are prohibited. [4] Site design. Iai The principal building entrance shall face the primary stTeet frontage and/or sidewalk where practical. [5] Off-street parking. Iai No greater than 30% of the off-street parking spaces provided for all uses contained in the development's building(s) shall be located between the front facade of the building(s) and the primary abutting street. Adequate parking shall be provided in accordance with that required by Article XVIll of this chapter of the Town of Southold Town Code. [bi Parking areas shall be screened from adjacent properties, streets and public sidewalks, pursuant to § 280-95, Landscaped parking area. (b) The Planning Board shall determine that the proposed retail store(s) will not have an undue adverse impact on the community. In making such a detemfination, the Planniug Board shall conduct or hire a consultant to conduct a Market and Municipal Impact Study, at the expense of the applicant. The study shall be completed within 90 days of receipt of all requested materials, and the applicant shall be afforded the opportunity to submit its own such study. The Planning Board shall make such determination within 30 days of its receipt of the study. Such study shall include an analysis of the projected impact of the retail store(s) on: [1] The existing local retail market, including market shares, if applicable. [2] The supply and demand for local retail space. [3] Local wages, benefit and employment. [4] Revenues retained within the local econonfies of the Town of Southold. [5] Public service and l~acilities costs. [6] Public revenues. [7] Impacts on municipal taxes. [8] Impacts of property values in the community. [9] Effects on retail operations in the surrounding market area. [10] Employee housing needs, if applicable. [11] The Town of Southold's ability to implement its Comprehensive Plan consistent with the proposed project. Town of Southold Mattituck Business Corridor Study C. Accessory uses. The following uses are permitted as accessory uses and, except for residential accessory uses and signs, which are governed by Article XIX, are subject to site plan review: (1) Accessory uses set forth in and as regulated by § 280-13C(1) through (8) and (10) of the Agricultttral-Conservation District, subject to the conditions set forth in § 280-15 thereof. (2) Open storage of materials or equipment, provided that such storage shall be at least 25 feet from any lot line, not be more than six feet high and be suitably screened by a solid fence or other suitable means of at least six feet in height. (3) Apartments are permitted within the principal building only, subject to the following requirements: (a) The Building Department issuing an accessory apartment permit. (b) The habitable floor area of each apartment shall be at least 350 square feet. (c) There shall be no more than three apartments created or maintained in any single structure. (d) Each apartment shall have at least one oft-street parking space. (e) Construction and/or remodeling of an existing structure to create an accessory apartment shall not trigger the need for site plan approval set forth specifically in § 280-127 and Article XXIV in general unless such construction or remodeling results in an increase of the foundation size of the structure. (f) The apartment(s) shall not comprise more than 40% of the principal building. (4) Convenience store located with a gas station use shall be considered an accessory use subject to site plan review, only if the following requirements are met: [Added 11-4-2009 by L.L. No. 14-2009] (a) Maximum gross floor area of the retail store equals 800 square feet or less, including storage and counter area. (b) Parkiug requirement equal to one space per 100 square feet of floor area devoted to retail sales area, including the sales counter and retail products storage. The gas station must still meet its parking requirement separately; however, each fuel dispenser can count as one parking space toward the convenience store requirement. (c) The physical design, including color and use of materials, of the establishment shall be sensitive to the visual and physical characteristics of other buildings, public spaces and uses in the particular location, and shall comply with the retail building standards in § 280-45A(7) (a) through (e) to the extent practicable. (d) Signs for the convenience store and gas station shall conform with Article XIX of this chapter. (e) Formula food franchises are not permitted within accessory convenience stores. (5) Convenience stores associated with gas stations that do not meet these requirements are considered a second principal use and must meet the minimum bulk schedule requirements (e.g., a gas station with a convenience store that is 1,200 square feet in size must have a minimum of 60,000 square feet of lot area). [Added 11-4-2009 by L.L. No. 14-2009] (6) Preexisting, nonconforming convenience stores with the proper approvals in place prior to the enactment of this law may continue to operate as a nonconforming use with no increase in size nnless they can meet the requirements for a second principal use. Town of Southold Mattituck Business Corridor Study ARTICLE XII Marine I (MI) District (§ 280-51 § 280-53) § 280-52 Use regulations. In an MI District, no building or premises shall be used and no building or part of a building shall be erected or altered which is arranged, intended or designed to be used, in whole or in part, for any uses except the following: A. Permitted uses. The following uses are permitted uses and, except for those uses permitted under Subsection A(1) hereof, are subject to site plan approval by the Planning Board: [Amended 5-9-1989 by L.L. No. 6-1989] (1) One one-family detached dwelling per single and separate lot of record in existence as of the date of adoption of this article. (2) Marinas for the docking, mooring and accommodation of recreational or commercial boats, inclnding the sale of fuel and oil primarily for the use of boats accommodated in such marinas. (3) Boat docks, slips, piers or wharves for pleasnre or fishing trips or for vessels engaged in fishery or shetlfishery. (4) Boatyards for building, storing, repairing, renting, selling or servicing boats, which may include the following as an accessory use: office for the sale of marine equipment or products, dockside facilities for dispensing of fuel and, where pumpout stations are provided, rest room and laundry facilities to serve overnight patrons. (5) Boat and marine engine repair and sales and display, yacht brokers and marine insurance brokers. (6) Buildings, structures and uses owned or operaled by the Town of Southold, school districts, park districts and fire districts. (7) Retail sale or rental of fishing, diving or bathing supplies and equipment if accessory to a marina or boatyard or ship's loft or chandlery. B. Uses permitted by special exception by the Board of Appeals. The following uses are permitted as a special exception by the Board of Appeals, as hereinafter provided, subject to site plan approval by the Planning Board: (1) Beach clubs, yacht clubs or boat clubs, including uses accessory to them, such as swimming pools, tennis courts and racquetball Facilities. (2) Mariculture or aquaculture operations or research and development. (3) Bed-and-breakfast uses as set forth in and regulated by § 280-13B(14). [Added 9-9-2008 by L.L. No. 10-2008] C. Accessory uses. The following uses are permitted as accessory uses and, except for residential accessory uses and signs, which are governed by Article XIX, are subject to site plan review: [Amended 5-9-1989 by L.L. No. 6-1989] (1) Accessory uses as set forth in and regulated by § 280-13C(1) through (7) of the Agricultural- Conservation District, and subject to the conditions of § 280-15 thereof. Editor's Note: Former Subsection C(2), which regulated signs and immediately followed this subsection, was repealed 11-29-1994 by L.L. No. 25~1994. For current sign provisions, see Art. XIX, Signs. Town of Southold Mattituck Business Corridor Study ARTICLE XIll Marine 1I (MII) District (§ 280-54 -- § 280-56) [Added 1-10-1989 by L.L. No. 1-1989] § 280-55 Use regulations. In the MI1 District, no building or premises shall be used and no building or part of a building shall be erected or altered which is arranged, intended or designed to be used, in whole or in part, for any uses except the following (one use per 80,000 square feet of land above mean high water, [mless otherwise specified): A. Permitted uses. The following uses are pem~itted uses and, except for those uses permitted tinder Subsection A(1) hereof, are subject to site plan approval by the Planning Board: [Amended 5-9-1989 by L.L. No. 6-1989] (1) One one-family detached dwelling per single and separate lot of record in existence as of the date of adoption of this article. (2) Marinas for the docking, mooring and accommodation of recreational or commercial boats, including the sale of fuel and oil primarily for the use of boats accommodated in such marina. (3) Boat docks, slips, piers or wharves for charter boats carrying passengers on excursions, pleasure or fishing trips or for vessels engaged in fishery or shellfishery. (4) Beach clubs, yacht clubs or boat clubs, including uses accessory to them, such as swimming pools, tennis courts and racquetball facilities. (5) Boatyards for building, storing, repairing, renting, selling or servicing boats, which may include the following as an accessory use: office for the sale of marine equipment or products, dockside facilities for dispensing of fuel and, where pumpout stations are provided, rest room and laundry facilities to serve overnight patrons. (6) Mariculture or aquaculture operations or research and development. (7) Boat and marine engine repair and sales and display, yacht brokers or marine insurance brokers. (8) Buildings, structures and uses owned or operated by the Town of Southold, school districts, park districts and fire districts. (9) Retail sale or rental of fishing, diving or bathing supplies and equipment if accessory to a marina or boatyard or ship's loft or chandlery. B. Uses permitted by special exception by the Board of Appeals. The following uses are permitted as a special exception by the Board of Appeals, as hereinafter provided, subject to site plan approval by the Plmming Board: (1) Restaurants, excluding outdoor counter service, drive-ins or curb-service establishments. Such prohibition shall not prevent service at tables on a covered or uncovered terrace or porch incidental to a restaurant. (2) Ferry terminals. (3) Transient hotels or motels, subject to the following conditions: (a) The minimum area for such use shall be not less than three acres. (b) The number of guest rooms permitted in the hotel or motel shall be determined by the proportion of the site utilized for such use and the availability of public water and sewer. The maximum number of guest units shall be one unit per 4,000 square feet of land with public water and sewer. Town of Southold Mattituck Business Corridor Study (4) Fish processing plants. (5) Fish markets, which may include a combination of wholesale and retail sate of finfish and shellfish. (6) Museums with a nautical theme or art galleries. (7) Bed-and-breakfast uses as set forth in and regulated by § 280-13B(14). [Added 9-9-2008 by L.L. No. 10-2008] C. Accessory uses. The following uses am permitted as accessory uses and, except for residential accessory uses and signs, which are governed by Article XIX, are subject to site plan review: [Amended 5-9-1989 by L.L. No. 6-1989] (1) Accessory uses as set forth in and regulated by § 280-13C( 1 ) through (7) of the Agricultural- Conservation District, and subject to the conditions of § 280-15 thereof. Editor's Note: Former Subsection C(2), which regulated signs and immediately followed this subsection, was repealed 11-29-1994 by L.L. No. 25-1994. For current sign provisions, see Art. X1X, Signs. Town of Southold Mattituck Business Corridor Study ARTICLE XV Light Industrial (LI) District (§ 280-61 -- § 280-64) § 280-62 Use regulations. In the LI District, no building or premises shall be used and no building or part of a building shall be erected or altered which is arranged, intended or designed to be used, in whole or in part, for any purpose except the following: A. Permitted uses. The following uses are permitted uses and, except for those uses permitted under Subsection A(1) and (2) hereof, arc subject to site plan approval by the Planning Board: [Amended 5-9-1989 by L.L. No. 6-1989; 11-29-1994 by L.L. No. 26-1994; 4-28-1997 by L.L. No. 6-1997] (1) The agricultural operations and accessory uses, including irrigation, the raising of field and garden crops, vineyard and orchard farming, the maintenance of nurseries and the seasonal sale of products grown on the premises, the keeping, breeding, raising and training of horses, domestic animals and fowl, barus, storage buildings, greenhouses and other related structures to the same extent and subject to the same conditions allowed in the AC Zone. (2) Buildings, structures and uses owned or operated by the Town of Southold, school districts, park districts and fire districts. (3) Wholesale businesses, private warehousing and public warehousing, and building material storage and sale, but excluding storage of coal, coke, fuel oil or junk. [Amended 11-19-2002 by L.L. No. 7-2002] (4) Contractors' businesses or yards, including but not limited to building, electrical, plumbing, and landscapers' yards. [Amended 1-20-2004 by L.L. No. 4-2004] (5) Cold storage plants, baking and other food processing and packaging plants that are not offensive, obnoxious or detrimental to neighboring uses by reason of dust, smoke, vibration, noise, odor or effluent. (6) Office buildings for businesses, governmental and professional uses, including administrative training, data processing, publication, financial and sales offices. (7) Telephone exchanges. (8) Wineries as regulated by § 280-48A(11). (9) Auto repair shop. (10) Repair shop (not including auto and marine). (11) Custom workshop. (12) Machine and equipment workshop. (13) Light industrial uses. (14) Publishing and printing plants. (15) Boat building, servicing and storage, excluding wholesale and retail sales of boats and accessories. B. Uses permitted by special exception of the Board of Appeals. The following uses are permitted as a special exception by the Board of Appeals as hereinafter provided and subject to site plan approval by the Planuing Board: [Amended 4-28-1997 by L.L. No. 6-1997] Town of Southold Mattituck Business Corridor Study (1) Research, design or development laboratories, provided that any manufacturing shall be limited to prototypes and products for testing. (2) Laundry or dry-cleaning plants, subject tn the following conditions: (a) All processes and storage shall be carried on within an enclosed building. (b) All fluids used in processing shall be recycled, and the overall facility shall be designed, located and operated to protect surface waters and the groundwater from pollution. (3) Light industrial uses, subject to the following conditions: (a) No such process or operation shall involve the handling, storage or discharge of explosives or permit upon the premises any virus or other type of infectious organisms identified with diseases of animals or humans. (b) No offensive noises, gases, fumes, smoke, odors, dust, effluent or vibrations shall emanate from such use and no waste products shall be discharged therefrom of a character to create a nuisance or to be injurious to health or to negatively impact groundwater. (c) Such processes shall involve the use of only oil, gas or electricity for fuel. (4) Conference facilities, subject to the following conditions: (a) Where rooms are provided for conference attendees, said rooms are peru~itted as set forth and regulated by § 280-35B(4) of the Resort Residential (RR) District. (5) Public utility structures and uses. (6) Truck or bus terminals (garages, parking facilities, loading docks, etc.) (7) Food processing and packaging plants, not including fish processing plants. (8) Repair of boats and marine items. C. Accessory uses. The following uses are permitted as accessory uses and, except for residential accessory uses and signs, which are governed by Article XIX, are subject to site plan review: [Amended 5-9-1989 by L.L. No. 6-1989] (1) Accessory uses on the same lot with and customarily incidental to any permitted or special exception use and not involving a separate business. Editor's Note: Former Subsection C(2) and (3), regarding signs, which previously followed this subsection, were repealed 11-29-1994 by L.L. No. 25-1994. For current sign provisions, see Art. XIX, Signs. (2) Accessory uses as set forth in and as regulated by § 280-58C(5) through (8) of the Light Industrial Park/Planned Office Park District. Town of Southold Mattituck Business Corridor Study APPENDIX E Zoning Code Dimensional Regulations ZONING 280 Attachment 2 Town of Soulhold Density and Minimum Lot Size Schedule for Nonresidential Districts~ [Added 1-10-1989 by LL. No. 1-1989; amended 8-1-1989 by L~L. No. 14-1989; 5-6-2003 by LL. No. 9-2003] District LB Limited Business HB Hamlet Business B General Business Minimum lot size (square feet): M -I M-II Marine I Marine II LIO Light Industrial Park/Planned Office Park LI Light Industrial Business, office, industrial or other nonresidential use Use with or without utilities l-family detached dwelling I go,ooo I 20,000 I 3°'°°°1 40,000 I go,ooo I 12o,ooo I o,ooo Residential unit without utilities 80,000 (iii) 20.000 (vii) 40.000 40.000 NA NA Residential unit with community water NA 20,000 (vii) 40,000 20,000 NA NA Residential unit wkh community water and sewer 2-~amily detached dwelling NA lO,OOo (xi) 40,000 10,000 40.000(vii) 20,000(vii) 10,000(xi) NA NA 2-family dwelling without utilities 160,000 (xii) 40,000 (ii) 40,000 NA NA NA 2-family dwelling with community water NA 40,000 (ii) 40,000 NA NA NA 2-family dwelting with community water and sewer Multiple dwelling unit or townhouse~ NA 20,000 (vii) 40,000 NA NA NA NA NA NA Multiple dwelling or townhouse without utilities NA 20,000 40,000 NA NA NA Multiple dwelling or townhouse with commuulty watex NA 20,000 40,000 NA NA NA Multiple dwelling or townhouse with community water and sewer Motel, hotel or conferenc, a center guest unit2 NA 10,000 40,000 NA NA NA NA NA NA Guest unit without utihties NA 6,000 6.000 6,000 6.000 6,000 Guest unit wkh community watex NA 6,000 6,000 6,000 6,000 6,000 Guest unit with community water alal sewer NA 4,000 NA NA NA 6,000 4,000 KEY: NA = Not applicaNe. NOTES: ~ Roman numerals refer to the applicable column in the Residential Bulk Schedule. 2 For mukiphi dwelling, hotel, motel anddor conference uses (where permittnd), this table refers to minimum lot size per udit. Refer to the Residential Bulk Schedule for total lot size, yard and setback dimensions for the applicable district, udiess more-restrictive requirements ~re indicated in the text of the chapter. 280 Attachment 2:1 0g - 0~. 2oo6 ZONING 280 Attachment 4 Town of Southuld Bulk Schedule for Business, Office and Industrial Districts [Added 1-10-1989 by L.L. No. 1-1989; amended 8-22-1995 by L.L. No. 18-1995] LIO Light LB ItB B Industrial LI Limited Hamlet General Md M ~II Park/Planned Light ffistrict Business Business Business Marine I Marine I1 Office Park Industrial Minimum requirements for business, office, industrial or other nonresidential use~ Lot size (square feet) 80,000 20,000 30,000 40,000 80,000 120,000 40,000 Lot width (feet) 175 60 150 150 150 200 100 Lot depth (feet) 250 1 {JO 150 150 150 300 150 F~x)nt yard (feet) vmfable~ 15 vafiab le2 35 35 vmfable~ vmSable2 Side ym~d (feet) 20 10 25 20 25 30 20 Both side yards (feet) 45 25 50 45 50 60 40 Rear yard (feet) 75 25 35 25 25 75 70 Landscape area (percent) 35 25 35 25 20 35 25 Maximum permitted dimensions Lot coverage (percent) 20 40 30 30 30 20 30 Building height (feet) 35 35 35 35 35 35 35 Number of stories 2V2 2 2 2 2 2 2 NOTES: ~ For minimum requirements for residential uses, refer first to Density and Minimum Lot Site Schedule for Nonresidential Districts and then to appropriate indicated column in file Bulk Schedule for Residential Districts. In the Marine I and Marine 1I Districts, only land above mean high water slmll qualify for area calculations. 2 Refer m appropriate zone ordinance, 280 Attachment 4:1 0s - 01.2oo6 ZONING 280 Attachment 3 Town of Southold Bulk Schedule for Residential Districts [Added 1-10-1989 by L~L. No. 1-1989] Column No. i ii iii iv v vi vii ix x xi xii Residential Unit 2-Family Where Detached Community Dwellings Water and in R-80 District A-C R-40 R~80 R-120 R-200 R-400 HD RR Rd Sewer Available District Minimum requirements for 1 -fmnily detached dwellings~ Lot size (square feet) 80,000 40,000 80,000 120,000 200,000 400,00 20,000 20,000 40,000 10,000 160,000 Lot width (feet) 175 150 175 200 270 270 75 75 150 60 270 Lot depd~ (feet) 250 175 250 300 400 40(} 120 120 175 80 400 Front yard (feet) 60 50 60 60 60 60 35 35 50 30 60 Side yard (feet) 20 15 20 30 30 30 15 15 15 15 30 Both side yards (feet) 45 35 45 60 60 60 30 30 35 30 60 Rear yard (feet) 75 50 75 85 10B 1 0(} 35 35 50 30 85 Livable floor area (square feet per dwelling unit) 850 850 850 850 850 850 8502 850~ 850 850 850 Maximum permitted dimensions: Lot coverage (percent) 20 20 20 I 0 5 5 25 25 20 25 10 Building height (feet) 35 35 35 35 35 35 35 35 35 35 35 Number of stories 2V= 2~/= 2V= 2V= 2V= 2V= 2V= 2V= 2V= 2V= 2V= NOTES: ~ See text of chapter and Density and Minimum Lot Size Schedules for applicable districts. 2 Excep~ one-bedroom or studio in multiple dwelling may have 600 square feet. Minimum floor area may be reduced up to 200 for moderate- and/or lower-cost dwellings. ~ Except one-bedroom or studio in multiple dwelling may have 600 square feet. 280 Attachmem 3:1 os - 01.200~ Town of Southold Mattituck Business Corridor Study APPENDIX F Traffic Data HDMS220 New York State [)Dp~rmem coff~~ Dsp)rtati{ ~ Date: 08/19/2010 Page: 76 of 294 County End Mile Count LOC Section Order Point Reference Marker Length 3 1332 3 13.73 3 15.10 3 15.93 4 0115 25 03031166 4 02,31 25 07041012 4 03,54 25 07041023 4 04:99 25 07041036 4 06,78 25 07041050 4 07.90 25 07041068 4 08.98 25 07041079 4 0913 25 07041090 4 09.43 25 07041092 4 11.98 25 07041095 4 13.35 25 07041121 4 13.90 25 07041135 Section End Description Route NY25 County 059 NASSAU 25 03031133 00.72 S OYSTER BAY RD / JACKSON AVE 25 03031141 00.41 RT 135 25 03031145 01.37 WOODBURYRD 25 03031159 00.83 SUFFOLK CO LINE WESTGATE DR Route NY25 County 103 SUFFOLK 01.18 SWEET HOLLOW RD 01.16 RTl10 01.23 DEPOT RD / PIGEON HILL RD 01.45 CR 35 PARK AVE 01.79 CR 10 ELWOOD RD 01.12 LARKFIELD RD 01.08 CR 400MMACK RD 00.15 RT 454 VETS MEM HGWY 00.30 ACC SUNKEN MEADOW PKWY 02.55 OLD WILLETS PATH 01.37 START 25A CLAP 00.55 RR OVERPASS 4 14,70 25A07031184 00.80 RT 111 END 25A CLAP 4 1661 2507041149 01.91 LAKE AVENUE 4 17.48 25 07041167 00.87 RT 347 4 18.36 25 07041176 00.88 HALLOCK RD 4 19,15 2507041185 00.79 HAWKINS AVE/STONYBROOK RD 4 21 47 25 07041193 02.32 CR 97 NICOLLS RD 4 23,80 25 07041217 02.33 CR 83 N OCEAN AVE 4 24.65 25 07041240 00.85 RT 112 OORAM 4 24196 25 07041249 0031 MTSINANCORAMRD 4 28,03 25 07041253 0307 CR 21MIDDLE ISLAND RD ROCKY PT RD 4 31 18 25 07041284 0315 CR46WFLOYDPKWY 4 3390 25 07041316 02.72 WADING RIVER RD 4 36,40 25 07041344 02,50 RT 25A 4 3860 25 07041369 02,20 EDWARDS AVE 4 39,60 25 07041392 01 00 CR 58 OLD COUNTRY RD 4 40.12 25 07041402 00.52 RT 495 L I E 4 41:80 25 07041407 01.68 MILL RD 4 43~00 2507041424 01.20 CR 94A RIVERHEAD 4 4340 25 07041436 00.40 CR 63 ROANOKE AVE 4 45.10 25 07041441 01.70 CR 58 OLD COUNTRY RD 4 45.50 25 07041458 00.40 CB 105 CROSS RIVER DR 4 4880 25 07041462 03.30 LATEST COUNT EST AADT YR Region 18 35970 ** 37490 ** 24970 Region 10 23010 ** 30960 09 33800 09 32340 39220 ** 40650 ** 35280 09 32260 24140 32690 ** 29470 ** 48040 ** 24310 2459O ** 26780 09 32230 ** 40560 34200 ** 20450 24430 ** 22970 ** 17020 8060 14540 13970 09 5390 8340 8680 09 13150 20820 09 ........... PREVIOUS COUNTS ...... EST EST EST CountSta6on AADT YR AADT YR AADT YR Number 35730 08 34260 05 33390 04 0021 37240 08 42280 07 40860 04 0019 39210 02 37480 96 0020 24000 03 23660 02 23200 00 0057 22860 08 0032 31370 08 32350 07 33610 06 0013 CO 35390 03 31600 02 32860 00 0022 33660 07 26440 04 0023 31900 07 23760 04 22760 96 0024 38960 08 23130 01 32480 96 0025 39840 06 36800 02 0026 47010 03 55850 O0 0027 31830 07 31610 04 0028 23350 04 24240 03 28550 00 0078 31620 04 30790 02 31570 99 0029 29270 08 40970 04 41480 03 0229 46470 04 30890 00 30050 97 0058 23990 07 30040 04 32100 99 0094 24260 07 25410 04 24690 99 0034 27360 02 27870 01 26260 98 0079 31590 06 34910 02 37030 01 0035 38480 01 38010 98 36280 96 0036 33090 04 36990 00 38550 97 0186 19520 02 19780 01 20800 97 0037 23950 06 31140 02 29270 01 0080 22220 04 26070 97 0106 16680 06 15910 02 15030 99 0040 11830 08 11840 06 13030 02 0081 7950 07 7230 04 7250 99 0041 14440 08 15228 07 16190 04 0042 11450 08 13280 01 12220 97 0043 5320 07 7440 04 4450 98 0083 8280 08 13340 05 10770 01 0044 13030 08 13850 07 13380 04 0010 7670 08 11260 05 8290 0I 0045 12970 07 14240 05 12100 04 0046 20680 08 24150 06 22410 98 0178 13970 08 14240 07 14190 06 0112 CC Page 76 YR HDMS220 County End Mile Count LOC Section Order Point Reference Marker Length Route 2 2 2 2 2 2 2 2 2 2 2 52.60 25 07041495 03.80 55.50 25 07041533 02.90 59:90 25 07041562 04.40 65.23 25 07041606 05.33 66.37 25 07041659 01.14 71.95 25 07041670 05.58 74.62 2507041724 02.67 Route 00.00 00.00 00.38 00.38 00.91 00.53 03.07 02.16 05.43 02.36 06.28 00.85 09.04 02.76 09:95 00.91 10.90 00.95 12.47 01.57 Route 01.00 25A03021000 01.00 01.92 25A03021011 00.92 04,05 25A00021020 02.13 04.61 25A0302t 041 00.56 06.38 25A03021047 01.77 08.71 25A03021065 02.33 09.68 25A03021085 00.97 11.90 25A03021098 02.22 13.43 25A03021121 01.53 15.12 25A03021136 01.69 15.82 25A03021153 00.70 Route 00.12 25A03021159 00.12 02.44 25A07031002 02.32 02.88 25A07031025 00.44 03.42 25A07031030 00.54 03.95 25A07031035 00.53 06.07 25A07031040 02.12 08.78 25A07031062 02.71 New York State Department cof Transportation Traffic Volume Report Date: 08/19/2010 Page; 77 of 294 LATEST COUNT Section End EST Description AADT YR NY25 County 103 SUFFOLK Region 10 N SUFFOLK AVE CUTOHOGUE 13940 09 TUCKER LA SOUTHOLD 13650 09 RT1t4 7610 ** CR48 7410 ** NARROW RIVER RD 4210 ** ORIENT PT END 25 3620 ** NY25A County 081 QUEENS Region 11 ACC 4951 QUEENS MID-TOWN TUNNEL JACKSON AVE 6530 ** RT 25 QUEENS BLVD 18500 ACC RT 2781 BQE 34130 ACC GRAND CENTRAL PKWY 35100 ACC VAN WYCK EXPWY 73010 ACC FRANCIS LEWIS BLVD 46940 09 ACC CLEARVIEW EXPWY 36890 ACC CROSS ISLAND PKWY 34220 NASSAU CO LN 35380 09 NY25A County 659 NASSAU Region 10 LAKEVILLE RD 26310 EAST SHORE RD ! COMMUNITY DR 30020 09 RT 101 ROSLYN ESTATES 29910 09 W SHORE RD VIL FLOWER HILL & ROSLYN (1ST 29220 09 TIME) GLEN COVE RD 32130 ** RT 107 23380 09 WOLVER HOLLOW RD / WHEATLEY RD 16680 09 RT 106 16810 09 BERRY HILL OYSTER BAY 15670 09 JCT COLD SPRING HARBOR RD 16390 09 SUFFOLK CO LINE 18890 09 NY25A County 103 SUFFOLK Region 10 RTl08 21140 ** LAWRENCE HILL RD 14460 ** RT 110 HUNTINGTON 12740 09 PARK AVENUE 25010 ** GREEN LAWN RD 20630 ** CR 86 CENTERPORT RD / LITTLE NECK RD 20800 VERNON VALLEY RD WATERSIDE RD 14910 ** .......... PREVIOUS COUNTS ...... EST EST EST Count Station AADT YR AADT YR AADT YR Number 16580 07 13420 04 13580 02 0047 14340 08 11920 01 11470 98 0048 12940 08 11350 02 13990 00 0049 7560 08 7400 06 8180 01 0050 7460 07 6630 06 5890 04 0052 4180 08 7440 01 4950 98 0296 3500 04 2800 01 3540 98 0295 6440 05 8800 02 9360 99 0016 18370 07 18930 05 20080 04 0017 33900 07 46330 04 35660 02 0018 34980 08 33290 05 38830 03 0019 72760 08 92220 02 46100 99 0020 43790 08 50320 05 56000 04 0086 36770 08 37730 07 42370 04 0021 34110 08 33860 05 38180 04 0022 37380 08 37410 07 37560 06 0023 26140 08 28990 02 26340 99 0225 34590 05 32070 02 29970 99 0226 30040 08 30880 07 31400 06 0227 CC 35210 05 36850 02 24460 99 0229 31920 08 34600 02 36570 99 0230 27320 05 24970 02 23320 99 0231 22380 05 18440 02 19060 99 0232 22720 06 21210 05 19740 02 0233 17590 06 15840 02 18020 00 0235 17530 06 16000 02 17020 0O 0059 24850 03 20570 02 22840 00 0238 21000 08 23360 06 23140 02 0111 14370 08 14050 05 14500 02 0084 20770 02 20330 98 0238 24690 07 20580 04 22570 02 0241 20490 08 21920 04 22980 02 0087 20410 06 15740 00 23230 96 0239 14720 07 17490 04 20930 01 0240 YR Page 77 STATION: 071114 New York State Department of Transportation Traffic Count Hourly Report FROM:~i~ ~ ~b REC. SERIAL #: 60i9 ROAD NAME: CR 48 FACTOR GROUP: 40 WK OF YR: 31 Page 1 of 2 OR 48 - 01 EB ROAD #: 0480 COUNTY: Suffolk DIRECTION: FUNC. CLASS: 02 TOWN: SOUTHOLD STATE DIR CODE: 1 NHS: yes BIN: DATE OF COUNT: 07/30/2007 @ REF MARKER: NA JURIS: County RR CROSSING: NOTES LANE 1: EASTBOUND ADDL DATA: CC Sin: HPMS SAMPLE: COUNT TYPE: AXLE PAIRS BATCH ID: DOT-r10sw31b COUNT TAKEN BY: ORG CODE: DOT INITIALS: ABR PROCESSED BY: ORG CODE: DOT INITIALS: 12 I 2 3 4 8 6 7 8 9 10 11 12 1 2 3 4 5 6 7 8 9 10 11 TO TO TO TO TO TO TO TO TO TO TO TO TO TO TO TO TO TO TO TO TO TO TO TO DAILY DAILY 1 2 3 4 5 6 7 8 9 10 11 12 , 1 2 3 4 5 6 7 8 9 10 11 12 DAILY HIGH HIGH DATE DAY! AM __ PM TOTAL COUNT HOUR 30 M 510 498 566 600 388 316 225 172 106 48 -- 31 T 27 16 7 13 12 65 330 492 516 487 484 515 473 468 486 542 542 612 451 316 206 170 149 62 7441 612 17 1 W 37 21 10 8 13 79 358 536 503 466 481 541 513 513 550 602 633 570 469 319 267 198 130 68 7885 633 16 2 T 38 17 19 7 14 80 309 524 547 527 446 544 573 546 641 601 649 592 484 383 280 217 159 90 8287 649 16 3 F 48 17 13 7 19 90 319 485 450 526 551 630 651 665 747 737 801 769 683 558 448 375 255 152 9996 801 16 4 S 74 58 24 14 13 87 281 455 618 619 791 937 1040 971 849 769 640 571 441 351 307 242 172 128 10452 1040 12 5 S 67 51 18 14 23 54 178 393 341 450 603 840 949 886 761 627 474 431 344 277 227 145 97 54 8304 949 12 6 M 30 12 9 9 28 82 284 476 469 428 427 454 448 503 505 579 630 526 400 279 225 162 98 46 7109 630 16 7 T 35 18 8 7 14 67 284 510 562 446 454 530 497 495 523 475 579 599 410 318 212 171 105 74 7393 599 17 8 W 35 13 11 6 14 52 202 378 328 404 405 508 492 585 529 587 647 597 478 311 222 231 117 60 7212 647 16 9 · 34 27 9 11 23 87 318 542 521 515 492 586 609 538 54t 633 629 651 428 386 280 227 141 79 8307 651 17 10 F 50 19 16 11 16 75 300 442 493 421 456 534 600 580 689 747 835 841 560 515 375 362 233 125 9295 84~ 17 11 S 59 37 18 21 13 70 218 366 524 571 735 887 1085 960 918 810 697 559 486 350 276 237 240 112 10246 1085 12 12 S 72 49 24 16 23 54 190 262 334 471 587 722 958 888 796 607 570 375 28t 297 239 172 94 62 8143 958 12 13 M 22 24 12 8 14 80 305 520 476 441 434 501 545 AVERAGE WEEKDAY HOURS (Axle Factored, Mort 6AM to Fri Noon) 35 17 1t 8 15 68 278 452 449 430 427 493 479 481 495 521 562 547 404 303 222 DAYS HOURS WEEKDAYS WEEKDAY AVERAGE WEEKDAY Axle Adj. Counted Counted Counted Hours High Hour % of day Factor 14 335 8 203 562 8% 0923 ROAD #: 0480 STATION: 071114 Seasonal/Weekday Adiustment Factor ROAD NAME: CR 48 STATE DIR CODE: FROM: W/O COX RD PLACEMENT: 300' W/O COX NECK RD TO: SE 25 ADT 179 116 61 7053 ESTIMATED !one way) AADT 5843 COUNTY: Suffolk DATE OF COUNT: 07/30/2007 12,039 STAT!ON: 071114 New York State Department of Transportation Traffic Count Hourly Report Page 2 CR 48 - 01 WB REC SERIAL #: 6019 ROAD #: 0480 ROAD NAME: DR 48 TO: COUNTY: Suffolk DIRECTION: FACTOR CROUP 40 ~ON~i CLASS: 02 TOWN: SOUTHOLD STATE DIR CODEr g WK OF YR: 31 NHS; yes BIN: DATE OF COUNT: 07/B0/8007 @ REF MARKER: NA JURIS; County RR CROSSING; NOTES LANE 1: WESTBOUND ADDL DATA; CC Stn; HPMS SAMPLE: COUNT TYPE: AXLE PAIRS BATCH ID; DOTr10sw31b COUNT TAKEN BY: ORG CODE: DOT INITIALS: ABR PROCESSED BY: CRC CODE: DOT INITIALS: 12 1 2 3 4 5 6 7 8 9 10 11 12 1 2 3 4 5 6 7 8 9 10 11 TO TO TO TO TO TO TO TO TO TO TO TO TO TO TO TO TO TO TO TO TO TO TO TO DAILY DAILY 1 2 3 4 8 6 7 8 9 t0 1t 12 I 2 3 4 5 6 7 8 9 10 11 12 DALLY HIGH HIGH AM DATE DAY PM TOTAL COUNT HOU~R 30 M 525 712 697 695 500 332 258 186 125 7t 31 T 4t 10 10 13 36 11! 277 468 634 450 632 455 503 488 569 604 723 594 536 282 315 146 112 58 7856 723 16 1 W 42 10 0 16 28 102 278 466 $50 480 459 485 506 518 604 610 787 613 570 296 335 210 157 82 8158 737 16 2 T 30 15 6 10 24 112 258 479 646 530 466 468 832 542 530 579 707 63t 866 279 347 202 161 68 8088 707 16 3 F 33 14 11 10 30 108 260 440 470 467 532 536 496 587 580 611 6t2 666 480 344 302 305 239 144 8227 668 17 4 S 37 18 19 t6 21 53 110 222 356 466 577 578 583 574 592 695 735 707 687 887 508 457 307 220 9i26 735 16 5 S 84 42 23 18 14 37 76 141 261 304 506 668 711 756 914 996 967 1021 938 821 860 635 327 202 11~00 1021 17 6 M 35 16 6 12 62 t82 324 500 508 605 662 611 890 665 560 689 656 620 506 300 217 178 117 55 8508 665 13 7 T 23 20 7 10 28 98 270 474 509 510 542 485 518 486 560 62~ 675 590 560 319 362 I28 140 72 7954 6~5 !6 8 W 29 9 5 9 33 112 238 388 422 421 553 517 526 647 532 571 686 615 497 264 892 140 157 98 7738 883 16 9 T 2! 14 11 13 20 118 261 474 549 520 504 460 506 561 533 659 777 671 552 329 324 169 187 69 8311 777 16 10 F 34 26 12 13 32 09 231 407 476 444 492 544 848 582 516 699 595 632 448 260 19~ 226 165 160 7688 599 15 11 S 38 18 14 9 26 80 108 225 344 482 5t6 588 573 666 599 789 689 733 874 524 825 422 308 23t 9087 789 15 !2 S 74 46 28 18 14 5t 73 137 244 381 570 684 639 803 753 953 939 949 942 847 843 554 274 210 11036 953 15 !3 M 42 13 8 12 42 146 338 480 524 536 599 643 ~27 30 !4 8 DAYS HOURS Counted Counted 14 335 AVERAGE WEEKDAY HOURS (Axle Factored, blon 6AM to Frl Noon) ADT 11 28 98 252 421 470 458 484 480 485 499 509 579 653 581 495 277 281 158 133 66 7478 WEEKDAYS WEEKDAY AVERAGE WEEKDAY Axle Adj. Seasonal/Weekday ~o.u?~te~ Hours High Hour % of day Factor &diL~trp~nt 8 203 653 9% 0,923 1,207 ESTIMAteD (one way) AADT 6196 ROAD Cf: 0480 ROAD NAME: CR48 FROM:W/O COX RD TO: SR 25 COUNTY: Suffolk STATION: 07tt14 STATE DIR CODE: 2 PLACEMENT: 300' W/O COX NECK RD DATE OF COUNT: 07/30/2007 STATION: 078346 New York State Department of Transportation Traffic Count Hourly Report FROM REC. S~I~[ PLACEMENT: ~ REF MARKER: NA ADDL DATA: COUNT TYPE: AXLE PAIRS ROAD #: 0480 ROAD NAME: CR048 DIRECTION: FACTOR GROUP: 40 STATE DIP CODE: t WK OF YR: 33 DATE OF COUNT: 08/14/2009 NOTES LANE 0: EASTBQUND CR 48 - 06 EB Page 1 of 2 COUNTY: Suffolk FUNC. CLASS: 08 TOWN: NHS: yes LION#i JURiS: County BIN: CC Stn: RR CROSS!NG: BATCH ID: DOT-r10sw10011 la HPMS SAMPLE: COUN· ·AKEN BY: ORG CODE: DOT INITIALS: ABR PROCESSED BY: ORG CODE: DOT INITIALS: afa 12 t 2 3 4 5 6 7 8 9 10 11 12 1 2 3 4 5 6 7 8 9 10 11 TO TO TO TO TO TO TO TO TO TO TO TO TO TO TO TO TO TO TO TO TO TO TO TO DAILY DAILY I 2 3 4 5 6 7 8 9 10 11 12 1 2 3 4 5 6 7 8 9 10 11 12 DAILY HIGH HIGH DATE DAY ANd PM TOTAL COUNT HOUR 1 S 715 758 792 676 564 469 411 292 198 132 72 27 24 26 20 82 223 314 522 567 670 851 882 788 765 659 567 489 430 314 234 178 150 90 8944 882 12 46 21 16 9 18 47 193 189 333 354 512 805 806 747 658 543 496 344 307 246 201 136 70 67 7164 806 12 47 21 13 t3 15 83 322 411 486 379 456 502 572 501 480 503 463 468 359 268 170 155 86 42 6815 5¢2 12 17 16 12 8 11 89 379 434 507 408 433 473 496 467 466 479 483 468 342 259 208 138 11t 47 6751 507 8 23 16 4 8 19 99 341 446 468 403 404 476 492 463 532 466 559 501 380 268 223 158 111 65 6925 559 16 35 15 11 7 29 89 365 463 500 419 467 514 574 508 571 522 543 838 421 324 238 174 134 70 7531 574 12 32 28 10 16 17 101 369 436 540 402 486 590 606 596 667 709 707 625 538 395 277 270 192 89 8698 709 15 47 26 17 19 14 90 197 303 393 474 528 759 703 781 659 635 584 457 351 242 170 169 139 89 7813 781 13 50 22 19 17 13 35 135 184 304 366 408 556 2 S 3 M 4 T 5 W 6 T 7 F 8 S 9 S 10 M 12 W 13 T 14 F 15 S 16 S 17 M 19 W 20 · 21 F 22 S 23 S 24 M 25 T 26 W 27 · 28 F 29 S 30 S 31 M 26 DAYS Counted 10 ROAD #: 0480 STATION: 078346 AVERAGE WEEKDAY HOURS (Axle Factored, Mon 6AM to Fri Noon) ROAD NAME: CR048 STATE DIP CODE: I ADT 7049 18 9 10 18 89 338 417 476 383 427 486 508 462 487 468 487 470 358 267 200 149 105 53 6711 HOURS WEEKDAYS WEEKDAY AVERAGE WEEKDAY Axle Adj Seasonal/Weekday ESTIMATED {one way} Counted Counted Hours High Hour % of day Factor Adjustment Factor 214 4 102 508 8% 0.952 1 197 AADT 5607 FROM: SR 25 (EXT) TO: WESTPHALIA COUNTY: Suffolk PLACEMENT: 0R048 500' E/O SHIRLEY RD DATE OF COUNT: 08/14/2009 11,228 STATION: 078346 New York State Department of Transportation Traffic Count Hourly Report ROAD #: 0480 ROAD NAME: CR048 FRO~ ~i~ i DIRECTION: FACTOR GROUP: 40 REC. S~ ~ ~ STATE DIR CODE: 2 WK OF YR: 33 DATE OF COUNT: 08/14/2009 @ REF MARKER: NA NOTES LANE 0: WESTBOUND ADDL DATA: COUNT TYPE: AXLE PAIRS COUNTTAKEN BY: ORG CODE: DOT INITIALS: ABR PROCESSED BY: ORG CODE: DOT INITIALS: afa 12 1 2 3 4 5 6 7 8 9 10 11 12 1 2 3 4 5 6 7 8 9 TO TO TO TO TO TO TO TO TO TO TO TO TO TO TO TO TO TO TO TO TO TO 1 2 3 4 5 6 7 8 9 10 11 12 1 2 3 4 5 6 7 8 9 10 BATHE DAvY AM PM 63 33 27 11 80 33 21 16 19 5 5 19 19 7 7 17 2 S 3 M 4 T 5 W 6 T 7 F 8 S 9 S 10 M 12 W 13 T 14 F 15 S 18 S 17 M 18 T 19 W 2O T 21 F 22 S 23 S 24 M 25 T 26 W 27 T 28 F 29 S 30 S 31 M OR 48 - 06 WB Page 2 of 2 COUNTY: Suffolk FUNC CLASS: 96 TOWN: NHS: yes LION#: dURIS; County BIN: CC Stn: RR CROSSING: BATCH ID: DOT-rl0swl00111a HPMS SAMPLE: TO TO DAILY DAILY 11 12 DAILY HIGH HIGH TOTAL COUNT HOUR 477 510 555 609 632 609 530 411 390 227 237 120 18 34 107 209 316 365 506 467 520 605 508 567 821 634 647 490 560 451 295 133 8184 647 18 17 37 66 119 223 345 503 688 678 749 826 820 728 670 764 554 537 342 191 96 9103 826 14 33 117 272 373 509 468 454 477 474 485 531 633 573 541 456 312 259 158 112 42 7339 633 15 28 97 250 390 452 443 437 459 455 472 462 586 558 506 448 290 280 134 86 55 6936 586 15 20 78 228 394 460 447 449 445 454 516 497 602 567 586 406 3t6 199 192 100 56 7066 602 15 24 74 226 384 427 451 485 458 474 535 485 536 548 557 433 270 299 158 102 67 7043 557 17 24 81 219 355 396 492 439 449 481 22 DAYS Counted 8 ROAD #: 0480 STATION: 078346 9 8 HOURS Counted 169 AVERAGE WEEKDAY HOURS (Axle Factored, Mort 6AM to Fri Noon) 23 78 228 361 427 438 431 436 442 478 470 561 535 522 415 283 247 152 WEEKDAYS WEEKDAY AVERAGE WEEKDAY Axle Adj. Seasonal/Weekday Counted Hours High Hour % of day Factor Adjustment Factor 4 102 561 8% 0.952 1.197 ROAD NAME; CR049 STATE DIR CODE: 2 FROM: SR25 (EXT) PLACEMENT: 500' E/O SHIRLEY RD TO: WESTPHALIA RD ADT 95 52 6728 7067 ESTIMATED (one way) AADT 5621 COUNTY: Suffolk DATE OF COUNT: 08/14/2009 STATION~ 078347 New York State Department of Transportation CR 48 - 07 EB TO: COUNTY: FUNC CLASS: 06 TOWN: NHS: yes LION#: JURIS: County BIN: CC Stn: RR CROSSING: BATCH ID: DOT r10sW100111a HPMS SAMPLE: Traffic Count Hourly Report 6 7 8 TO TO TO 7 8 9 ROAD#: 0480 BOAD NAME: CR48 DIRECTION: FACTOR GROUP: 40 REC. sERIAL Cf 3765 STATE DIP CODE: WK OF YR: 33 DATE OF COUNT: 08/16/2009 @ REF MARKER: NA NOTES LANE 0: EASTBOUND ADDL DATA: COUNT TYPE: AXLE PAIRS COUNT TAKEN BY: ORG CODE: DOT INITIALS: ABR PROCESSED BY: ORG CODE: DOT INITIALS: ara 12 1 2 3 4 5 6 7 8 9 10 11 12 t 2 3 4 5 TO TO TO TO TO TO TO TO TO TO TO TO TO TO TO TO TO TO 1 2 3 4 5 6 7 8 9 10 11 12 1 2 3 4 5 6 Page 1 of 2 Suffolk TO TO TO DAILY DAILy 10 11 12 DAILY HIGH HIGH DAT~E DAvY AM PM TOTAL COUNT HOUR I S 2 S 3 M 4 T 5 W 6 T 7 F 8 S 9 S 10 M 12 W 13 T 14 F 15 S 16 S 17 M 18 T 19 W 2O T 21 F 22 S 23 S 24 M 25 T 26 W 27 T 28 F 29 S 3O S 31 M 24 14 8 7 13 3i 4 8 6 28 40 17 9 6 9 37 18 10 12 23 67 38 21 19 21 52 42 26 20 30 629 701 770 636 470 387 325 314 204 168 84 55 67 299 427 499 455 436 450 532 497 507 602 630 585 413 307 203 141 74 37 7207 630 16 76 309 499 492 446 436 506 512 454 539 556 633 580 418 286 200 162 98 46 7319 633 16 64 360 483 485 412 440 481 557 542 519 590 661 626 439 374 220 174 135 51 7699 661 16 69 326 478 531 452 449 553 606 571 664 650 718 687 463 420 271 201 181 77 8448 718 16 85 330 489 536 513 577 685 793 809 757 917 855 797 675 542 379 316 231 126 10512 917 15 82 271 375 542 624 804 1059 1038 932 976 830 654 546 438 337 282 220 156 121 10453 1059 11 55 194 252 363 484 663 956 985 1062 927 880 676 476 430 294 243 152 101 72 9435 1062 13 32 DAYS Counted 8 ROAD Cf: 0480 STATION: 078347 HOURS Counted 180 AVERAGE WEEKDAY HOURS (Axle Factored, Mon 6AM to Fri Noon) 17 70 309 452 485 434 446 509 526 491 WEEKDAYS WEEKDAY AVERAGE WEEKDAY Counted Hours High Hour % of day ROAD NAME: CR 48 STATE DIP CODE: 1 4 102 628 8% 530 573 628 585 412 330 213 162 116 Axle Ad. Seasonal/Weekday Factor Adjustment Faclof 0.952 1.197 FROM:WESTPHALIA RD TO: WICKHAM AV PLACEMENT: 500' E/O WESTPHALIA RD ADT 50 7401 7774 ESTIMATED (one way) AADT 6183 ~ COUNTY: Suffolk DATE OF COUNT: 08/1612009 12,419 STATION: 078347 ROAD #: 0480 DIRECTION: STATE DIR CODE: 2 DATE OF COUNT: 08103/2009 NOTES LANE 0: WESTBOUND COUNT TAKEN BY: ORG CODE: DOT INITIALS: ABR 12 1 2 3 4 5 6 7 TO TO TO TO TO TO TO TO 1 2 3 4 5 6 7 8 DATE DAY AM 1 S 2 S 3 M 4 T 36 5 W 37 6 T 35 7 F 43 8 S 76 9 S 89 10 M 30 12 W 23 13 T 24 14 F 37 15 S 16 S 17 M 18 T 19 W 20 T 21 F 22 S 23 S 24 M 25 T 26 W 27 T 28 F 29 S 3O S 31 M New York State Department of Transportation ROAD NAME: CR 48 FACTOR GROUP: 40 WK OF YR: 32 Traffic Count Hourly Report FROM: ~ REC. SERIAL #: PLACEMENT: .~ @ REF MARKER: NA ADDL DATA: NHS: yes JURIS: County CC Stn: CR 48 - 07 WB COUNT TYPE: AXLE PAIRS BATCH ID: DOT-r10sw10011 la PROCESSED BY: ORG CODE: DOT INITIALS: ara 8 9 10 11 t2 1 2 3 4 5 6 7 8 9 10 TO TO TO TO TO TO TO TO TO TO TO TO TO TO TO PM Page 2 of 2 COUNTY: Suffolk TOWN: LION#: BIN: RR CROSSING: HPMS SAMPLE: 11 TO DAILY DAILY 12 DAILY HIGH HIGH TOTAL COUNT HOUR 570 641 617 709 504 300 325 169 117 64 26 9 10 32 96 260 436 531 521 530 480 447 468 500 633 687 575 468 288 344 169 113 77 7705 657 16 20 18 14 32 84 276 404 443 453 436 476 463 510 517 624 606 606 477 319 297 196 108 63 7488 624 15 20 15 9 21 80 246 415 494 529 487 453 539 568 537 640 678 647 539 404 356 189 122 100 8123 678 16 19 14 9 19 93 270 395 494 503 505 5i3 538 574 628 668 689 666 590 446 411 250 247 139 8723 689 16 35 26 15 16 36 114 232 357 414 575 539 604 690 557 624 679 ~2f 701 510 563 474 318 154 9030 721 17 40 24 18 16 37 68 131 254 382 567 750 727 830 896 901 780 724 821 595 588 369 207 110 9924 901 15 13 13 7 31 121 297 419 556 528 531 545 534 533 577 704 619 602 520 365 295 179 130 48 8197 704 15 8 5 18 29 97 260 420 498 490 480 511 517 544 523 641 614 554 506 329 316 154 105 71 7717 641 15 11 11 14 21 80 245 4t6 502 502 497 496 497 579 553 674 628 624 461 359 222 211 118 63 7807 674 15 7 9 18 27 78 245 405 472 505 525 510 534 613 533 605 618 617 491 308 323 174 118 84 7840 618 16 14 13 11 23 83 225 392 443 552 500 503 544 633 DAYS HOURS Counted Counted 12 264 12 AVERAGE WEEKDAY HOURS (Axle Factored, Mon 6AM to Fri Noon) 25 82 246 391 469 485 475 475 480 519 513 614 600 587 472 318 295 WEEKDAYS WEEKDAY AVERAGE WEEKDAY Axle Adj. SeasonalANeekday CoUnted Hours High Hour % of day Factor Adiustment Factor 9 196 614 8% 0.952 1.197 ROAD #: 0480 ROAD NAME: CR48 STATION: 078347 STATE DIR CODE: 2 FROM: WESTPHALIA RD PLACEMENT: 500' E/O WESTPHALIA RD ADT 7841 171 110 68 7465 ESTIMATED (one way) AADT 6236 TO: WlCKHAM AVE COUNTY: Suffolk DATE OF COUNT: 08/03/2009 STATION: 078348 New York State Department of Transportation ROAD #: 0480 ROAD NAME: CR 48 DIRECTION: FACTOR GROUP: 40 STATE DIR CODE! I WK OF YR: 33 DATE OF COUNT: 88/14/2009 NOTES LANE 0: EASTBOUND COUNTTAKEN BY: ORG CODE: DOT INITIALS: ABR 12 1 2 3 4 5 6 TO TO TO TO TO TO TO 1 2 3 4 5 6 7 Traffic Count Hourly Report REC. SERIAL #: 0693 8 REF MARK~ ~ ADDL DATA: COUNT TYPE: AXLE PAIRS PROCESSED BY: ORG CODE: DOT iNITIALS: afa 7 8 9 10 11 12 1 2 3 4 5 6 TO TO TO TO TO TO TO TO TO TO TO TO 8 9 10 11 12 1 2 3 4 5 6 7 CR 48 - 08 EB Page 1 of 2 TO: MAp.~S; RD COUNTY: Suffolk ~O~ ~I]~Ss: 06 TOWN: NHS; yes LION#: JURIS: County BIN: CC Stn: RR CROSSING: BATCH ID: DOT-r10sw10011 la HPMS SAMPLE: DAT~E DA~Y~ AM PM 97 33 38 28 70 26 24 15 52 28 18 13 31 22 6 8 46 26 18 20 1 S 2 S 3 M 4 T 5 W 6 T 7 F 8 S 9 S 10 M 12 W 13 T 14 F 15 S 16 S 17 M 18 T 19 W 2O T 21 F 22 S 23 S 24 M 25 T 26 W 27 T 28 F 29 S 3O S 31 M TO TO TO TO TO DAILY DAILY 8 9 10 11 12 DALLY HIGH HIGH TOTAL COUNT HOUR 913 825 769 672 557 488 384 271 178 28 105 267 374 600 633 789 973 974 912 801 763 677 551 483 371 296 263 204 137 10397 974 12 18 46 224 241 374 444 613 879 884 837 748 635 558 410 373 308 273 177 99 84 8360 88¢ 12 19 104 397 501 598 477 534 878 642 610 596 613 593 559 442 332 239 202 128 80 8355 642 12 15 107 451 537 581 494 528 545 580 574 575 553 593 585 440 331 267 218 142 92 8276 593 16 23 117 432 520 564 489 497 583 630 538 604 580 684 629 438 332 297 220 161 98 8503 684 16 27 116 443 547 603 500 563 599 682 629 645 651 669 624 499 427 314 241 202 101 9169 682 I2 23 120 415 540 647 487 599 720 740 672 34 19 13 DAYS HOURS Counted Counted 8 167 11 AVERAGE WEEKDAY HOURS (Axle Factored, Nlon 6ANI to Fri Noon} ADT 21 109 407 504 570 466 818 576 604 560 576 670 605 570 433 339 266 209 180 89 8219 8633 WEEKDAYS WEEKDAY AVERAGE WEEKDAY Axle Adj Seasonal/Weekday Counted Hours High Hour % of day Factor Adiustment Factor 4 102 605 7% 0.952 1197 ROAD #: 0480 ROAD NAME: CR 48 STATION: 078348 STATE DIR CODE: 1 ESTIMATED (one way) AADT -- 6866 FROM:WICKHAM AVE TO: MARYS RD COUNTY: Suffolk PLACEMENT: 100' E/O WICKHAM AVE DATE OF COUNT: 88/14/2009 13,552 STATION: 078348 New York State Department of Transportation CR 48 - 08 WB Page 2 of 2 Traffic Count Hourly Report ROAD #: 0480 ROAD NAME: CR 48 FROM:Wi~!~ ~ TO:;;~RYS ~; COUNTY: Suffolk DIRECTION: FACTOR GROUP: 40 REC. SERIAL #: I~26 FUNC CLASS: 06 ·OWN: STATE DIR CODE: ~ WK OF YR: 33 PLACEMENT NHS: yes LION#: DATE OF COUNT: 08/14/2009 @ REF MARKER: NA JURIS: County BIN: NOTES LANE 0: WESTBOUND ADDL DATA: CC Stn: RR CROSSING: COUNT TYPE: AXLE PAIRS BATCH rD: DOT-r10sw100111a HPMS SAMPLE: COUNT TAKEN BY: ORG CODE: DOT INITIALS: ABR PROCESSED BY: ORG CODE: DOT INITIALS: ara 12 1 2 3 4 5 6 7 8 9 10 11 12 1 2 3 4 5 6 7 8 9 10 11 TO TO TO TO TO TO TO TO TO TO TO TO TO TO TO TO TO TO TO TO TO TO TO TO DAILY DAILY 1 2 3 4 5 6 7 8 9 10 11 12 , 1 2 3 4 5 6 7 8 9 10 11 12 DAILY HIGH HIGH DATE DAY AM PM TOTAL COUNT HOUR 1 S 2 S 3 M 4 T 5 W 6 7 7 F 8 S 9 S 10 M 12 W 13 T 14 F 15 S 75 39 26 16 S 91 41 30 19 W 22 12 10 21 F 35 15 10 22 S 23 S 24 M 25 · 26 W 27 T 28 F 29 S 3O S 31 M 676 739 702 616 456 415 271 249 145 18 24 36 132 258 397 448 639 564 628 690 592 592 668 701 727 529 569 435 326 153 9265 727 18 22 25 39 75 151 291 418 596 748 790 877 921 923 746 740 859 612 557 391 195 120 10258 923 15 8 43 127 309 464 607 575 686 587 556 572 633 712 622 652 519 356 319 160 122 64 8652 7i2 15 16 38 121 271 487 543 511 814 539 531 566 549 710 665 544 507 354 315 153 110 69 8151 710 15 13 32 105 271 468 576 544 555 544 532 622 595 700 652 677 478 351 197 226 107 75 8364 700 15 16 33 98 275 496 553 549 572 570 547 670 628 647 630 663 554 313 328 167 136 81 8564 670 13 12 32 112 244 475 530 561 559 517 599 658 23 10 10 DAYS HOURS Counted Counted 8 167 ROAD #: 0480 STATION: 078348 AVERAGE WEEKDAY HOURS (Axle Factored, Mon 6AM to Fri Noon) 32 104 261 456 535 522 530 525 516 679 572 659 611 604 489 327 276 168 113 WEEKDAYS WEEKDAY AVERAGE WEEKDAY Axle Adj Seasonal/Weekday counted Hours High HQur % of day Factor Adjustment Pactor 4 102 659 8% 0.952 1 197 ROAD NAME: CR 48 STATE DIR CODE: 2 FROM:WICKHAM AVE PLACEMENT: 100' E/O WICKHArvl AVE TO: MARYS RD ADT 8407 69 8003 ESTIMATED (one way) AADT 6686 COUNTY: Suffolk DATE OF COUNT: 0811412009 Town of Southold Mattituck Business Corridor Study FIGURES Source: NYS GIS Orthoimage~T Program, 2007 FIGURE 1 STUDY AREA 2007 AERIAL MAP Town of Southold Mattituck Business Town of Southold Corridor Study Scale: I inch = 600 feet FI'GURE 2 LAND USE & PARCEL I'NVENTORY MAP Land Use Hi Commercial Low Density Residential ~ Industrial Medium Density Residential ~ Institutional High Density Residential ~*',~ Recreational Vacant Transportation Utilities Source: NYS GIS Orthoimagel3' Program, 2007 Town of Southold Scale: I inch = 600 feet Town of Southold Mattituck Business Corridor Study FTGURE 3 ZONTNG MAP Source: ESRI World Imagery Program, World Street Map Program Town ofSouthold Parcels~ Zoning Layers Scale: I inch = 600 feet Legend Zoning Districts RO ~ Mil AC B HB LB R-40 LI AHD MI R-80 Town of Southold I~lattituck Business Corridor Study FTGURE 4 STUDY AREA SUB-AREAS Legend ~ Mattituck Corridor Study Area Tax Parcels Town of $outhold I~lattituck Business Source: NYS GIS Orthoimage]3' Program, 2007 Town of Southold Scale: I inch = 600 feet Corridor Study FTGURE 5 ENVTRONMENTAL & CULTURAL RESOURCES MAP Source: ESRI World Imagery Program, World Street Map Program NYS DEC, ]'oWn of Southold Parcel Database Scale: I inch = 600 feet Legend ~ STUDY AREA (i12111i Freshwater Wetlands NYS Property Suffolk County Land Tax Parcels Protected Parcels National Register Site Tidal Wetlands Approximate location of Arched Sensitive Areas per OPRHP Town of Southold I~lattituck Business Corridor Study Crosswalk with pedestrian signal FIGURE 6 TRANSPORTATION FEATURES MAP Source: NYS GIS Orthoimage~y Program, 2007 Town of Southold Scale: I inch = 600 feet Crosswalk Legend Bus stops Add Crosswalk Crosswalk Needs Improvement Existing Crosswalk Add Sidewalk Sidewalk Needs Improvement Existing Sidewalk Add Walkwalk Existing Walkway ~ Bus Route Long Island Bikeways Connecting Route (unsigned) Class 3 On-Road Signed Route Town of Southold lqattituck Business Corridor Study FTGURE 7A RECOMMENDED ZONTNG (WEST) Source: ESRI World Imagery Program, World Street Map Program Town of Southold Parcels, Zoning Layers Scale: 1 inch = 250 feet Legend Recommended Zoning Parcels ~ Mattituck Corridor Study Area Existing Zoning ~B HB LB ~ LI LIO R-40 AHD R-80 RO Town of Southold Mattituck Business Corridor Study Legend Recommended Zoning Parcels ~ Mattituck Corridor Study Area Existing Zoning FTGURE 7B RECOMMENDED ZONTNG (CENTRAL) Source: ESRI World Imagery Program, World Street Map Program Town of Southold Parcels, Zoning Layers Scale: I inch = 250feet R-40 AHD R-80 RO Town of Southold Mattituck Business Corridor Study FTGURE 7C RECOMMENDED ZONTNG (NORTH) Source: ESRI World Imagery Program, World Street Map Program Town of Southold Parcels, Zoning Layers Scale: 1 inch = 250 feet Legend Recommended Zoning Parcels ~ Mattituck Corridor Study Area Existing Zoning ~B HB LB ~ LI LIO R-40 AHD R-80 Ro Town of Southold Mattituck Business Corridor Study Establish one ortwo lit crosswalks across CR 48. Note, that exact placement of crosswalks and connections needs further study by a traffic engineer. Provide sidewalk access between parks & marina between Wickam Ave and Love Lane Potential location for enhanced crosswalk Conduct traffic calming study for Factory Avenue Close portion of Sound Ave. Improve signage to municipal parking. Prepare map of parking and pedestrian network in area. Improve intersection, include pedestrian islands, turning lanes and bump outs to shorten crossing distance. Note: crosswalks should not be installed across Main Road without safe haven median. Traffic engineering design required. Noted that concept will not require acquisition of private land will still function if portion of Sound Ave is closed. See graphic below prepared for theTown of Southold by RBA, Add crosswalkand extend sidewalk south to the Mattituck Plaza Shopping Center (study appropriate safe location of crosswalk) Improve railroad crossing to reduce noise Widen and improve sidewalk on north side of Main Road. Consider establishment of a Transportation Enhancement District to provide funds incrementally for eventual upgrade of intersection at Factory Avenue and Main Road. Prohibit on street parking between Main Road and railroad tracks. Add new universally accessible sidewalks along south side of Main Road. Include street trees, vegetated strip between sidewalk and travel lanes as illustrated in the graphic above. FIGURE 8 TRANSPORTATION RECOMMENDATIONS MAP Source: NYS GIS Ol'thoimagelT Program, 2007 Town of Southold Scale: 1 ii, ch =400 feet Legend [] Bus stops Add Crosswalk Crosswalk Needs Irnprovement Existing Crosswalk ~ Add Sidewalk ~ Sidewalk Needs Improvement .............. Existing Sidewalk Add Walkwalk Existing Walkway Town of Southold Mattituck Business Corridor Study Improve existing kiosk Utilize banners and red flowers along Love Lane on lamp posts. Improve ! entranoe Conceptual Design for Mattituck Plaza shown above - Consider providing incentives to encourage redesign of Mattituck Plaza to incorporate new pad store, enhanced landscaping in parking lot and facade improvements (not illustrated), Consider establishment of new village green by closing end of Sound Avenue Improve Gatewa Provide vegetated screening in parking area. Create uniform streetscape appearance with continuous sidewalks, decorative lighting, street trees and landscaping along Main Road Establish Public Art Program which may include: Painted utility boxes Murals (expanding upon the existing murals on Love Lane) A sculpture theme (similar to Austin's 'Guitartown") Giant heart sculptures - building on the theme of Love Lane FTGURE 9 COMMUNTTY CHARACTER RECOMMENDATTONS Source: NYS GIS Orthoimagery Program, 2007 Town of Southold Scale: I inch = 600 feet Town of Southold Hattituck Business Corridor Study