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HomeMy WebLinkAboutPB-01/17/1973Southold Town Planning Board SOUTHOLD, L. I., N, Y. 11971 PLANNING BOARD MEMBERS John Wlokham, Chairman Henry Molsa Alfred Grebe Henry Raynor Frank Coyle MINUTES SOUTHOLD TOWN PLANNING BOARD January 17, 1973 A regular meeting of the Southold Town Planning Board was held at 7:30 p.m., Wednesday, January 17, 1973, at the Town Office, Main Road, Southold, New York. There were present: Messrs. John Wickham, Chairman; Henry Moisa, Vice Chairman; Henry Raynor, Frank Coyle. Absent: Alfred Grebe. Also present: Howard Terry, Building Inspector The Board discussed the prpposed subdivision at East Marion for Pebble Beach Realty, Inc., with Lefferts P. Edson, Esq,, Rud6~ph Bruer, Esq., Joseph Donovan and Eugene Haberman. Mr. Donovan presented the maps showing the change in the streets to U streets along the bluff. Mr. Wickham said the planning Board was also interested in the setbacks for the lots along the bluff. Mr. Haberman asked if the Planning Board had any suggestions as to what should be the distance from the top of the bluff to the building line. Mr. Terry said the Soil Conservation Department did not make any recommendation on that. Mr. Donovan said they ~ook the bluff line from the U.S.G.S. They hope to have the topographical map from Van Tuyl in a week or ten days. Mr. Raynor asked if anything had been Southold Town Planning Board - 2 - January 17, 1973 done about clustering. Mr. Donovan said they had explored it and found that clustering as he understood it was not possible. All that would be done was enlarge the easements and take control of the back yard property from the owner of the lot. Mr. Haberman saidl he thought the Planning Board must reassess the provisions of the Zoning Ordinance concerning lot sizes. Mr. Donovan said they would get no particular advantage if you still have to maintain 100 foot frontage and 50 foot roads in the clustering. Mr. Wickham told him that when the Town had quarter acre zoning 100 feet was still required for frontage. What the Planning Board is saying is within the limits you could get 100 foot frontage with quarter acre zoning by setiing aside all the back yards which are not necessary. You still have to go all the way from the Main Road to the Sound with the road. Over two thirds of the property you have to have a double road approach. Mr. Haberman said. at this time they want to stay with the layout presented. Clustering might be given on a second section. Mr~ Donovan said at a later time they would be very happy to show sections in clustering. Mr. Wickham explained that the Planning Board does not have delegated authority to proscribe the Conditions on clustering. It must go before the Town Board. The Town Attorney has been saying we ought to have within our ~wn authority rules and regulations,~under the enabling zoning ordinance, to reduce lot sizes a certain percentage and fr6ntages a certain percentage. Within a year, this might be available. Mr. Wickham also said that Southold ~own is apparently the only Town in eastern Suffolk County which does not allow condominiums in a residence zone and we are not goin9 to. Mr. Terry asked Mr. Donovan how they proposed to section the property and wh~t is their priOrity. Mr. Donovan said they did not know now but it would be roughly four sections. Mr. Coyle asked -what the difference in the number of lots on this map~was. Mr. Haberman said there were two less on this map, approximately 260. Mr. Wickham told them the Planning Board will not accept 100% design. There is going to be a cushion. The County requires 10% cushion for design. Mr. Donovan said there was 163.26 acres and about 260 lots so this was not 100% design. Mr. Wickham also told them in a report of Holzmacher, McLendon & ~urell, home owners contribute as much nitrates from lawn and garden as in the normal potato operation per acre. The County is looking for basically 1.2 acres per family. With Long Island rainfall it takes that much more to dilute the nitrates. The Village sewage treatment plant contributes signifi- cantly more nitrates per unit than cesspools. Mr. Wickham reported that today he had a call from a reporter for Newsday who said the Commissioner of the Department of Environmental Control, John Flynn, made a comment that by the year 2000 Southold Town will be importing a ~ajor Southold Town Planning Board - 3 - January 17, 1973 portion of the water.from the west. Mr. Wickham said he has dictated a letter to Pebble Beach Realty ad~isiing them the County requires denitrification in the sewage treatment plant and also that the Town Board has said in other cases that you must have your sewage plant in and in operation by the time one third~ of the units are built and occupied. Mr. Haberman said they had been told to design the plant for denitrification. Mr. Wickham also told Mr. Haberman that the manager of the Greenport Municipal Plant said it would be better if some sort of a deal could be worked out where it could be put through the Greenport Plant. But, the Planning Board would not allow primary treatment, we are talking about secondary treatment. The Greenport Plant has had funds approved for their secondary treatment from the State and Federal. Mr. Donovan said he would rather see a centralized sewer plant that a few all over. Mr. Wickham said with the individual plants it is not only the original investment, it is the continuing cost of operation so that you might well consider that you could go above your f~gl~e. At the present time I see no reason for the TOwn of Southold entering into this picture at all. This could be an arrangement you might make with the Incorporated ~illage of Greenport and the County and approved by us. The Town Board would have to approve an increase in the franchized area. Mr. Moisa asked who is responsible for the operation of the plant. Mr. Hab~rman said the County will take over the operation of the resid~Rtial system. If you build the plant on the property as here it must be build to County speci- fications. We can't run it.as a privat~ sewerage plant. We will have to pay for a periOd of time. Mr. Wickham said his understanding was they might find themselves paying ~efull cost. Mr. Raynor said as soon as there are enough completed residences to run the sewage plant it woUld be put in operation. As far as the GreenpOrt facilities are concerned until'they come up with a secondary system that is suitable we won,t consider it. Mr. Donovan said they are commited to building a plant satisfactory to everybod~ concerned. If we can tie into the Greenport System it has to be satisfactory to the Town. Mr. Raynor asked if they had given any thought to the amount of the bond; we will end up bonding for about 130%. Mr. Donovan said he assumed theyI would bond only on the Section they are filing except for the access road and the facilities. Mr. ~ickha~ said, assuming you have a sewer plant, we have a lot of~people speaking up and saying we don't want any part of half acre zoning Southold Town Planning Board January 17, 1973 under any circumstances. The Planning Board has asked the Soil and Water Conservation District to Make a study and suggest a setback. We are goin~ to ask our engineer for his opinion. We will come up with a f~gure that is going to be substantially different from your 125 feet. You will have'to pull the lots back. Mr. Raynor said the Planning Board now holds hearings on preliminary approvals. This ruling by the County still has to be endorsed by the Town Board and until it is we are proceeding on past pr~actices. It is conceivable that we will h61id two headings, one on the preliminary and one on.the final. Mr. Donovan said they would haveito get an idea about ~ke bluff line before the preliminary. Mr. Wickham sa:id the Planning Board would want to look at the topographical map before a preliminary hearing is held. Mr. Wickham asked about a buffer st~p around the sewagel plant. Mr. Haberman said he did not know ~here was a requirement for one. Mr. Wickk~m said the Planning Board would not have a public hearing until they also have approval of the Superintendent of Highways. Mr. Donovan said they would have the topographical map for the next meeting and the profiles. Mr. Raynor said the Highway Committee will not accept the spurs for the east-west road unless they are.paved. Mr. Haberman said the Suffolk County Department of Environmental Control has required a preliminary report to be filed with them. Mr. Wickham said the Planning Board will wan~ an engineer's estimate on the operating cost. Mr. Donovan said thsy will talk to the Superintendent of Highways, ~n~ironmental Control and the Greenport Minicipal System manage~. Bob Krupski presented the map of Ismar Acres with approvals of both the Departments of Health aSd Environmental Control. Mr. Coyle asked if all t~e prpperty is owned by the same owner (referring to adjac~n~ pr~uerty). Mr. KrupSki said Stepnoski has a farm there. Mr. Coyle asked if there is a building on property owned by Carroll. Mr. Krupski s&id there was a barrack on the prDperty. Mr. Wickham said the Planning Board did not get a determination fr~m Bob Tasker on accepting cash in lieu of property for park and playground. Mr. Wickham said he thought the Planninq Board can approve it subject to a determination on the money ~n lieu of park and play- ground. Mr. Raynor asked if the property is owned solely by Mr. Krupski's mother and father and he said yes. Southold Town Planning Board - 5 - January 17, 1973 On motion of Mr. Wickham, seconded by Mr. Raynor it was RESOLVED ghat the Plahning Board will hold a public hearing on Ismar Acres on February 21, 1973, at 7:30 p.m. at. the Town Office, Main Road, Southold, New York. Vote of the Board: Ayes: Messrs. Wickham, Raynor, Moisa, Coyle, Mr. Wickham said he will have to put up a lot for ievery.50 lots. So you have to have 1/50th of your total area or 2%. Somebody would establish how ~uch.. Mr. Krupski said he had sold one lot and asked if they can be used to determine a price. Mr. Raynor said no, it will be about 2% of the value of your frontage. Maybe the assessors will look at it, 'but we don't k~ow how they will arive at it. Mr. Krupski said they plan to sell the lots for $6500. Mr. Wickham said the park and playground would then be approximately $300B. Mr. Krupski asked if they had done this before and Mr.~Wickham said in the past they required half a lot for park and playground. If money will be taken in lieu of park and playg~Qn~d in your case it will be done all the way around or it won't be done at all. Mr. Raynor asked what the nitrates tested out at and asked Mr. Krupski to submit a copy of the report. The Planning Board received a letter from the Superintendent of Highways recommending r~lease of t~e bond for Cleaves Point, Section 3. On motion of Mr. Coyle, seconded by Mr. Moisa, it was RESOLVED that the Southold Town Planning Board recommend to the Southold Town Board, the release of the performance bond on the subdivision, Cleaves Point, Section 3, East Marion, New York, owned and developed by Dawn Estates Building Corp. Vote of the Board: Ayes: Messrs. Coyle, Moisa, ~De~ Raynor, Wickham, Southold Town Planning Board - 6 - January 17, 1973 The Planning Board has received a requ~s~ from Richard Cron, Esq., attorney for Leeward Acres, requesting release of the bond. The Superintendent of Highways has sent a letter stating the roads are in compliance. The last engineer's report is dated December 28, 1971~ The Planning Board feels this report should be followed up in some way and a letter will be sent to the Town Board for their adviee on the matter. The Planning Board also received a letter from the Superintendent of Highways recommending release of the bond for Harvest Homes Estates. After inspection of the file the Planning Board finds that there is no engineer~ report and a letter will be sent to the Town Board for their advise on this matter. The Planning Board received a letter from the Superintendent of Highway recommending release of the bond for Corey Creek Estates. There is an engineer's report dated September 20, 1972. On motion of Mr. Raynor, seconded by Mr. Coyle, it was RESOLVED that the Southold Town Planning Board recommend to the Southold Town Board, the releass of the performance bond on the subdivision Corey Creek Estates, located at S/S Main Bayview Road, Southold, New York, owned and developed by South Fork Development Corp. Vote of the Board: Ayes: Messrs. Raynor, Coyle, Grebe~ Moisa, Wickham. Southold Town Planning Board - 7 - January 17, 1973 The Planning Board received a letter from Harold Mahony, Esq., attorney for Orient-By-The-Sea and also a letter and proposed layout from Walter Uht. The Board reviewed previous correspondence and minutes of Planning Board meetings. The layout submitted is not in accordance to agreements which were agreed to previously. The following letter will be sent to Walter Uhl with a copy to Mr. Mahony and the Supervisor: "Dear Mr. Uhl: At the meeting of the Planning Board January 17th, your map of the new Section III Orient-By-The-Sea by Van Tuyl, dated January 4, 1973, was presented. The Board felt that this map was not acceptable. To review the discussions on this, i~ our letter of July 10, 1972, to Mr. Mahony we pointed out that the lo~s to be changed to one acre zoning would be those included inside Ryder Farm Lane, Plum Island Lane and the Main Road and in addition the tier of lots out- side Ryder Farm Lane and in that letter the lots were signified by lot number. Subsequent to this and in consultation with Mr. Mahony and yourself it was generally agreed that the tier of lots outside Ryder Farm Lane, lots ~56 through 62 and 64 and 65 could remain in one half acre zoning. At a later date this compromise was cleared with the Town Board with an agreement on their part that as soon as this new Section III was submitted.they would proceed with the arranqements to put the remaining part of Section II on the approved list of Subdivisions of the Town. We thought that both you and Mr. Mahony had this clearly in mind and were surprized that your n~w Section III did not Conform to these requirements. We are taking the liberty of marking within a green outline the area Which should be the new Section III. There are two other points which should be brought up in this connection. The Highway Superintendent has not and probably will not approve cul de sacs, so Uhl Lane as shown should continue across the new Section III. Also, we prefer to have the engineer certify that each lot in the new Section is 40,000 or more square feet. The Planning Board has again had assurances from Southold Town Planning Board - 8 - January 17, 1973 the Town Board that if these requirements are met it can be expected that things will move very smoothly, and as we have stated before there can be no problem at the County level in this instance. Very sincerely7 John Wickham, Chairman Southold Town Planning BQard" The meeting was adjourned at 10:15 p.m. Respectfully submitted, Terri Lee Elak, Secretary Southold Town Planning Board , Chairman