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HomeMy WebLinkAbout1000-73.-1-1 & 73.-2-4 • OFFICE LOCATION: l" ''� ✓ MAILING ADDRESS: Town Hall Annex P.O.Box 1179 WV°= g Southold,NY 11971 54375 State Route 25a (cor.Main Rd. &Youngs Ave.) :,. Southold,NY 11971Telephone: 631 765-1938 , " V LOCAL WATERFRONT REVITALIZATION PROGRAM cm a TOWN OF SOUTHOLD I Prir E ''� ,DEC 2 2015 b' S: td7C1ld1 TomTo: Donald Wilcenski,Chair ..„ P1�ntlin6 Board Town of Southold Planning Board From: Mark Terry, Principal Planner 4,1 LWRP Coordinator Date: December 15,2015 Re: The 80/60 Conservation Subdivision The Vines SCTM#1000-73-1-1 SCTM#1000-73-2-4 This 80/60 Conservation Subdivision proposal will subdivide two R-80 and AC split zoned parcels SCTM 1000-73-2-4 and SCTM 1000-73-1-1 into 7 lots where the total acreage of the parcels equal 36.8 acres. SCTM 1000-73-2-4(Parcel East) equals 31 acres proposed to be subdivided into 2 lots where Lot 1 equals 30.1 acres inclusive of an 1.3 acre reserved area, 0.7 acres of unbuildable land and 28.1 acres of preserved agricultural land upon which Development Rights are proposed to be sold to the Town of Southold, Lot 2 equals 0.9 acres. SCTM 1000-73-1-1 (Parcel West)equals 5.8 acres proposed to be subdivided into 5 lots where Lot 3 equals 1.1 acres inclusive of a 0.4 acre buffer, Lot 4 equals 1 acre, Lot 5 equals 0.9 acres, Lot 6 equals 0.9 acres and Lot 7 equals 1 acre inclusive of a 0.4 acre buffer.This parcel includes a right-of-way which equals 0.9 acres. This project includes the transferring of yield from SCTM 1000-73-2-4 to SCTM 1000-73-1-1 pursuant to §240-42 F of the Southold Town Code. The proposed action has been reviewed to Chapter 268,Waterfront Consistency Review of the Town of Southold Town Code and the Local Waterfront Revitalization Program(LWRP)Policy Standards. Based upon the information provided on the LWRP Consistency Assessment Form submitted to this department,the proposed action is CONSISTENT with the LWRP below listed policies: The action proposes a 80/60 Conservation Subdivision; achieving 80 percent preservation of buildable lands and a density reduction of 60 percent of the total yield. This type of subdivision was developed to meet Town Goals. Localized impacts to the parcel and the characteristics of the community require assessment to NYS SEQR regulations. Policy 2.2. Protect and preserve archaeological resources. A. Conduct a cultural resource investigation when an action is proposed on an archaeological site,fossil bed, or in an area identified for potential archaeological sensitivity on the archaeological resources inventory maps prepared by the New York State Department of Education. 1. Conduct a site survey to determine the presence or absence of cultural resources in the project's potential impact area. A Cultural Resource Survey or determination from the Office of Parks Recreation and Historic Preservation is recommended to be conducted to determine the presence or absence of archeological/cultural resources. Policy 3. Enhance visual quality and protect scenic resources throughout the Town of Southold. ; The preservation of scenic resources is a State and Town goal established in many plans. At the State level the elevation and preservation of the value of scenic resources in Southold is listed as a NYS ` Areas: LI North Shore Heritage Area goal. The designation is supported by a plan that includes strategies and specific policy recommendations on the unique historical, maritime and special environmental resources contained within the area. Oregon Road is a scenic area that has been identified by the community. The Towns Comprehensive Plan contains many goals and objectives to identify and protect scenic qualities from land and waters. The Conservation Subdivision was developed to further these goals and objectives by requiring land preservation and clustered development. The proposed application furthers this policy by preserving 80 percent of the buildable lands of the combined two parcel acreage. A density reduction of 60%±of the total yield is also proposed. A winery facility is proposed on Lot 1 setback 253 feet from Bridge lane. A. Minimize introduction of structural design components (including utility lines, lighting, signage and fencing)which would be discordant with existing natural scenic components and character. As discussed above the action proposes an 80/60 Conservation Subdivision. The lots are clustered to SCTM 1000- 73-1-1 to minimize impacts to scenic character from public vantage points. Road specifications include a 25' right of way with a 16' wide pavement surface. Utility lines will be placed underground. E. Preserve existing vegetation and establish new indigenous vegetation to enhance scenic quality: The proposal for SCTM 1000- 73-1-1 will include vegetated buffer on the north and south property boundaries to mitigate residential build out. Each residential lot will also be subject to clearing limits and the following definition should be included in a Covenant and Restriction. It is recommended that the landscaped buffers be accounted for in the clearing limit percentage on lots 3 and 7. LANDSCAPED BUFFER-A land area of a certain length and width which is planted with indigenous, drought-tolerant vegetation similar to that found within the immediate proximity of the parcel. Vegetation shall be installed in sufficient densities to achieve 95%ground cover within two years of installation. Survival of planted vegetation shall be 90%for a period of three years.Maintenance activities within the buffer are limited to removing vegetation which is hazardous to life and property, trimming tree limbs up to a height of 15 feet to maintain viewsheds, replanting of vegetation and establishing a four-foot-wide access path constructed of pervious material for access to the water body. The parcel where lots 3 through 7 are proposed is mowed and little to no shrub or tree vegetation exists. Since the area is high in scenic quality and the roads are proposed to be parallel and adjacent to one another it is recommended that the Board require that a landscaped "median" be established between Camille's Way and Castle Hill Road. A shift of the road to the west may be required to provide adequate width for the vegetation. Native, drought tolerant vegetation should be required in addition to the required street trees. The median in the cul-de-sac is also recommended to be landscaped. Maintenance of the areas should be appropriated within a Road and Maintenance Agreement. It is recommended that lot 2 be required to be landscaped to meet the minimum 50 percent clearing limit required. A landscape plan for each lot, buffers and the road shoulders/medians should be required. K. Protect visual quality associated with agricultural land, open space and natural resources. 2. Group or orient structures during site design to preserve open space and provide visual organization. The application meets this policy by clustering the residential lots to provide visual organization of the developed areas and agricultural lands and open space. The clustering of structures furthers Chapter 240-43 Article Xl. Cluster Development § 240-43. Determination of location of open spaces created by cluster development using primary and secondary conservation areas. B. The location of open space lands shall be determined in general accordance with the goals of the Town's Comprehensive Plan and in particular with the Southold Town Farm and Farmland Protection Strategy to provide an interconnected network of open space and farmland. The prime farmland(agricultural soils)and scenic views into the property from adjacent properties, Oregon Road and Bridge Lane are secondary conservation areas. 3. Avoid structures or activities which introduce visual interruptions to natural landscapes including: A 100'wide vegetated buffer is being required against Oregon Road to mitigate the development of the single family residences. To maintain the rural character of the area reduced road specifications should be considered (Less than the 50'right of way and 24'wide road). As discussed above existing vegetation is proposed to be used to greatest extent practical to mitigate the introduction of structural components into natural landscapes. a. introduction of intrusive artificial light sources It is recommended that the number of street lights be reduced to the minimum necessary to mark intersections of roadways. Further it is recommended that the Board require that the applicants covenant dark sky standards (Chapter 172) for all structures to further preserve the night sky. Policy 5.4. Limit the potential for adverse impacts of watershed development on water quality and quantity. Recent studies have linked on-site sanitary systems with contributing nitrates to surface waters and cumulative impacts could be moderate to large. Both the Long Island Sound and Peconic Estuary have experienced detrimental changes from increased nutrient loads to ground and surface waters. In the Long Island Sound,and more recently in the Peconic Estuary, low Dissolved Oxygen (DO)conditions (hypoxia) develop due to excessive levels of Nitrogen (N) and Phosphorous (P). Hypoxia is a result from planktonic algae blooms that feed on the nutrients.The algae die and settle to the bottom of the water body then decay,using up Dissolved Oxygen in the process. The Oxygen levels frequently fall below the levels necessary to sustain life and often result in fish and shellfish die offs. The development of residential structures results in incremental and compounding affects to the quality of the Towns coastal waters. This action proposes seven new sanitary systems in an area that is not served by public water. New development is encouraged to utilize sanitary systems capable of reducing the Nitrate loading to the groundwater. Further, best management practices to reduce the application of fertilizers are also recommended(see below)to lower nutrient loading. Policy 5.5. Protect and conserve the quality and quantity of potable water. The area is not served by public water and the water supply to surrounding properties is from private wells. It recommended that the Board require that the applicant show the 150' required distance from existing adjacent property wells and sanitary systems to determine if lot placement would allow compliance. Suffolk County Department of Health approval is required for all proposed private wells and sanitary systems. In the event that the action is approved it is recommended that the following best management practices be required for all residential lots to further policies 5.2, 5.3, 5.4 and 5.5 and protect the ground and surface waters; a. Require the use of native,drought-tolerant plants in landscaping. b. Require only the use of organic fertilizers where the water-soluble nitrogen is no more than 20%of the total nitrogen in the mixture. c. Require a maximum of 1 lb. of nitrogen per 1000 square feet in any one ---- -- ------------------ application, with acumulative application of no more thari2 lbs. per 1,000 square feet per year. d. Prohibit the application of fertilizer products containing nitrogen, phosphorus, or potassium between November 1g and April 1St. e. The use of phosphorous containing lawn fertilizer is prohibited unless establishing a new lawn or soil test shows that the lawn does not have enough phosphorus. Fertilizer labels have three bold numbers. The number in the middle is the percentage of phosphorus in the product, e.g. 22-0-15. Use of products with 0.67 in the middle or lower is not restricted. Products with a number higher than 0.67 may only be used if a new lawn is being established or a soil test indicates it is • necessary. Policy 12.1. Protect agricultural lands from conversion to other land uses. Lot one is currently is in vineyard. The area where lots 3 through 7 are proposed is fallow/old field. Lots have been clustered to avoid active agricultural lands to greatest extent practicable. Both parcels contain prime farmland soils and soils of statewide importance. Impacts to these soils include agriculture areas converted to non-farm(in this case, residential)use. Policy 12.3. Minimize adverse impacts on agriculture from unavoidable conversion of agricultural land. The LWRP states that "Where farmland is converted to residential or other non-agricultural land use, the adverse impacts of that change on the remaining agricultural land should be minimized. To the maximum extent possible, clustering and other techniques should be utilized to retain sufficient land suitable for agricultural opportunities within the new development area. Arrangements for keeping viable fields in production through lease arrangements or easements should be encouraged. Site design should minimize potential conflicts between new residential or commercial uses and the agricultural use." As indicated above the preservation of the 80% of open space supports future agricultural uses and preserves scenic qualities of the area to meet Town goals. Consequently, the transfer of two lots to SCTM 1000-73-1-1 and required clustering will minimize impacts to agriculture. Please contact me at(631)765-1938 if you have any questions regarding the above. Cc: Alyxandra Sabatino,Planner OFFICE LOCATION: l,��� MAILING ADDRESS: Town Hall Annex /,iii*QF SO(, P.O. Box 1179 54375 State Route 25 ��0 ®1 o� • Southold,NY 11971 (cor.Main Rd. &Youngs Ave.) d ~ Southold,NY * Telephone: 631 765-1938 lk css www.southoldtownny.gov a� !'COUNT`I,�,��' ,sI PLANNING BOARD OFFICE NA-r- TOWN OF SOUTHOLD _ 11 ECEIIVE7' MEMORANDUM - NOV 2 2015 J Southold Town Planning Board To: Mark Terry, LWRP Coordinator From: Alyxandra Sabatino, Planner 1P�' Date: November 12, 2015 Re: Request for Review on the Proposed Conservation Subdivision The Vines Located at 15105 Oregon Road, Cutchogue SCTM#s1000-73-1-1 & 1000-73-2-4 The Planning Board refers this application to you for your information, comments, review, and certification, if applicable. The file is available at your convenience. This 80/60 Conservation Subdivision proposal will subdivide two R-80 and AC split zoned parcels SCTM#1000-73-2-4 and SCTM#1000-73-1-1 into 7 lots where the total acreage of the parcels equal 36.8 acres. SCTM#1000-73-2-4 (Parcel East) equals 31 acres proposed to be subdivided into 2 lots where Lot 1 equals 30.1 acres inclusive of an 1.3 acre reserved area, 0.7 acres of unbuildable land and 28.1 acres of preserved agricultural land upon which Development Rights are proposed to be sold to the Town of Southold, Lot 2 equals 0.9 acres. SCTM#1000-73-1-1 (Parcel West) equals 5.8 acres proposed to be subdivided into 5 lots where Lot 3 equals 1.1 acres inclusive of a 0.4 acre buffer, Lot 4 equals 1 acre, Lot 5 equals 0.9 acres, Lot 6 equals 0.9 acres and Lot 7 equals 1 acre inclusive of a 0.4 acre buffer. This parcel includes a right-of-way which equals 0.9 acres. This project includes the transferring of yield from SCTM#1000-73-2-4 to SCTM#1000-73-1-1 pursuant to §240-42 F of the Southold Town Code. Thank you for your cooperation. Please respond by November 30, 2015.