HomeMy WebLinkAbout1000-140.-1-6 ' e•
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OFFICE LOCATION: / c O MAILING ADDRESS:
Town Hall Annex �� �� . ; ' P.O.Box 1179
54375 State Route 25Southold,NY 11971
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(cor.Main Rd. &Youngs Ave.) ; * ,, ,� Telephone: 631 765-1938
Southold,NY 11971 \ • •
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LOCAL WATERFRONT REVITALIZATION PROGRAM
TOWN OF SOUTHOLD
To: Donald Wilcenski, Chair
Town of Southold Planning Board
From: Mark Terry, Principal Planner
LWRP Coordinator
Date: July 30, 2015
Re: Proposed Clustered Standard Subdivision Harold R. Reeve & Sons, Inc.
SCTM# 1000-140.-1-6 Zoning District: R-40 & B
This proposal is for a Standard Subdivision of a 5.1 acre split-zoned parcel into 4 lots where Lot
1 equals 1 acre inclusive of 0.06 acres of unbuildable land, Lot 2 equals 1 acre inclusive of 0.05
acres of unbuildable land, Lot 3 equals 1 acre inclusive of 0.04 acres of unbuildable land located
in the R-40 Zoning District and Lot 4 equals 1.8 acres located in both the R-40 and B Zoning
Districts. A 0.3 acre proposed private road, Creek View Lane, is located on the northeast side of
the subdivision off of Wickham Avenue.
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 provided that the following is required to further and/or meet the policies:
Policy 1. Foster a pattern of development in the Town of Southold that enhances community
character, preserves open space, makes efficient use of infrastructure, makes beneficial use of
a coastal location, and minimizes adverse effects of development.
The proposed action is for three residential lots on a 5.1 acre R-40 and B split zoned
parcel. A fourth lot is being proposed and involves a change of zone petition where the
zoning is proposed to change from the R-40 and B Zoning Districts to the LB Zoning
District. The change of zone action will be reviewed separately to the LWRP.
The residential lots proposed are located adjacent to Mattituck Creek. The use and
density is permitted in the R-40 zoning district. The use does not conflict with the zoning
district or community plans, however, adverse impacts to surface waters of Mattituck
Creek could occur as a result of the action. Best management practices are proposed
below to mitigate the potential impacts.
Access is proposed to the residential lots from Wickham Avenue via a 25' wide right of
way with a 16' wide private road. Future traffic to and from the subdivision would have
access to the Wickham Avenue and County Route 48 traffic light, controlled intersection.
It is recommended that the access road be centered in the 49.58' curb cut between the
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two adjacent property lines and evergreen screening required. Public water is proposed
via a water main easement running under Maiden Lane (Private)to the west of the parcel.
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.
2. If cultural resources are discovered as a result of the initial survey,
conduct a detailed evaluation of the cultural resource to provide
adequate data to allow a determination of the resource's
archaeological significance.
The New York ®apartment of State GIS- Public Access map was
referenced for occurrence of archeo-sensitive areas on site. The
parcel is located within an archeo-sensitive area and a Cultural
Phase I resource survey may be recommended by the Office of
Parks Recreation and Historic Preservation in the areas where
development would occur. The results of such a survey are
unknown at this time.
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Policy 3. Enhance visual quality and protect scenic resources throughout the Town of Southold.
The parcel is located north of the County Route 48, a New York State Scenic Byway.
The proposed lots will be visible form the road.
E. Preserve existing vegetation and establish new indigenous vegetation to
enhance scenic quality:
It is recommended that a 100' wide natural vegetated buffer be required on
Lots 1, 2 and 3 landward from the tidal wetland boundary. The natural
vegetated buffer should incorporate existing trees and understory
vegetation and be shown on the final plat. The areas of the lots dedicated
to the natural vegetated buffer should be credited to the required clearing
limits for each affected lot. The following definition of the Natural
Vegetated Buffer is recommended to be required in a Covenant and
Restriction.
NATURAL VEGETATED BUFFER A land area of a certain length and width
where existing vegetation occurs prior to the commencement of any
grading or clearing activity. Vegetation shall be maintained to achieve a
minimum percentage of ground cover of 95%. To achieve the percentage of
ground cover, indigenous, drought-tolerant vegetation shall be planted.
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
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a four-foot-wide access path constructed of pervious material for access to
the water-body.
J. Protect visual quality associated with public lands, including public transportation
routes, public parks and public trust lands and waters.
The 100' wide Natural Vegetated Buffer would further this policy.
K. Protect visual quality associated with agricultural land, open space and natural
resources.
3. Avoid structures or activities which introduce visual interruptions to
natural landscapes including:
a. introduction of intrusive artificial light sources
It is recommended that the Board minimize street lighting
requirements to preserve the night sky in the area pursuant to § 240-
46. Lighting.
Street lighting shall be provided along all streets in the subdivision
and along all streets upon which the subdivision abuts, as required
by the Town Engineering Office and/or the Highway Superintendent.
Public safety, power conservation and preservation of the night sky
shall be of primary consideration in choosing the design, location
and number of lighting fixtures. Fixtures must be designed to hide
the source of illumination from the side and must direct the light
downward.
Policy 4. Minimize loss of fife, structures, and natural resources from flooding and erosion.
Portions of the property are located in the FEMA flood zone AE el 8' and X. The
majority of the property is unmapped. Home sites and roads are proposed to be
located within the unmapped areas.
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Figure 1. Parcel and FEMA flood zone AE el 8'.
The required 100' wide Natural Vegetated Buffer will prevent the building of structures in
the AE flood zone and minimize flooding threats and damage.
Policy 5 Protect and improve water quality and supply in the Town of Southold.
The area of Mattituck Creek where the parcel is located is an impaired water body,
uncertified for shellfishing based on water quality, therefore future action to control
storm water and implement best management practices to lessen water quality impacts
is necessary.
Policies
5.2. Minimize non-point pollution of coastal waters and manage activities causing non-point
pollution.
5.3. Protect and enhance quality of coastal waters.
5.4. Limit the potential for adverse impacts of watershed development on water quality and
quantity.
5.5. Protect and conserve the quality and quantity of potable water.
To meet and further policies 5.2, 5.3, 5.4 and 5.5 above and protect the ground water and
surface waters of Mattituck Creek, it is recommended that the Board require the following
best management practices in a Covenant and Restriction applied to each residential lot:
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 a cumulative application of no more than 2 lbs. per
1,000 square feet per year.
d. Prohibit the application of fertilizer products containing nitrogen,
phosphorus, or potassium between November 1st 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.
To further protect groundwater clearing limits will be required for each residential lot
(clearing limits reduce turf areas that require fertilization, irrigation and insecticides) As
indicated above, it is recommended that the area of the 100' Natural Vegetated Buffer be
credited to meet minimum clearing limit percentages.
Policy 6. Protect and restore the quality and function of the Town of Southold ecosystem.
6.3. Protect and restore tidal and freshwater wetlands.
The 100' setback requirement pursuant to Chapter 275, Wetlands and Shorelines
is not shown from the tidal wetlands on the survey. Building envelopes must be
located outside of the setback area.
E. Maintain buffers to ensure that adverse effects of adjacent or nearby
development are avoided:
1. Maintain buffers to achieve a high filtration efficiency of surface runoff
2. Avoid permanent or unnecessary disturbance within buffer areas.
3. Maintain existing indigenous vegetation within buffer areas.
As recommended above, a natural vegetated buffer adjacent to the tidal
wetlands (including existing hardwoods and understory vegetation) is
recommended to meet the purpose of Chapter 275 Wetlands and Shorelines
of the Southold Town Code and meet this policy. Vegetation within the
buffer should not be cleared except to establish common access to public
waters.
Policy 9.3. Preserve the public interest in and use of lands and waters held in public trust by
the state and the Town of Southold.
It is recommended that to meet the above policy that the Board requires a
common access to minimize impacts to public trust lands, waters and
ecological functions and values of Mattituck Creek.
Please contact me at (631) 765-1938 if you have any questions regarding the above.
Cc: Alyxandra Sabatino, Planner
����'' MAILING ADDRESS:
PLANNING BOARD MEMBERS �0 of SO(/7 P.O.Box 1179
DONALD J.WILCENSKI 1 1, 1®� ®l® ; Southold, NY 11971
Chair , OFFICE LOCATION:
WILLIAM J.CREMERS • co `� Town Hall Annex
S .
PIERCE RAFFERTY "ts® F • a�11 1� 54375'State Route 25
JAMES H.RICH III \ z�' 10 or.Main Rd. &Youngs Ave.)
MARTIN H.SIDOR = COM 1* ill' Southold, NY
Telephone: 631 765-1938
www.southoldtownny.gov
PLANNING BOARD OFFICE
TOWN OF SOUTHOLD
ECELIV-in
MEMORANDUMAl
JUN 0 8 2015 -19
Southold Town
Planning Board
To: Mark Terry, LWRP Coordinator
From: Alyxandra Sabatino, Planner C -S
Date: June 8, 2015
Re: Request for Review on Proposed Standard Subdivision for the
Harold R. Reeve and Sons
Located at 1605 Wickham Avenue, on the n/s/o County Road 48,
approximately 190' w/o Wickham Avenue, in Mattituck
SCTM#1000-140-1-6
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 proposal is for a Standard Subdivision of a 5.1 acre split-zoned parcel into 4 lots
where Lot 1 equals 1 acre inclusive of 0.06 acres of unbuildable land, Lot 2 equals 1
acre inclusive of 0.05 acres of unbuildable land, Lot 3 equals 1 acre inclusive of 0.04
acres of unbuildable land located in the R-40 Zoning District and Lot 4 equals 1.8 acres
located in both the R-40 and B Zoning Districts. A 0.3 acre proposed private road,
Creek View Lane, is located on the northeast side of the subdivision off of Wickham
Avenue.
This proposal includes a Change of Zone Application where the zoning on Lot 4 is
proposed to change from the R-40 and B Zoning Districts to the LB Zoning District.
Thank you for your cooperation. We would appreciate a response by June 29, 2015.