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
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LOCAL WATERFRONT REVITALIZATION PROGRAM cm a
TOWN OF SOUTHOLD
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''� ,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
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css www.southoldtownny.gov
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PLANNING BOARD OFFICE NA-r-
TOWN OF SOUTHOLD _
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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.