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HomeMy WebLinkAbout1000-27.-1-3 e„, pF S011j OFFICE LOCATION: ��° ,#1_,‘' ® � MAILING ADDRESS: Town Hall Annex �� �O � � %: l0 P.O.Box 1179 54375 State Route 25 auet Southold,NY 11971 (cor.Main Rd. &Youngs Ave.) o *- `-c ` Telephone: 631 765-1938 Southold, NY 11971 _ . a ,� ®�(COUNTY,11/4 ''° LOCAL WATERFRONT REVITALIZATION PROGRAM TOWN OF SOUTHOLD To: Donald Wilcenski, Chair Town of Southold Planning Board From: Mark Terry, Principal Planner LWRP Coordinator Date: April 15, 2015 Re: Proposed Clustered Standard Subdivision of The Orchards SCTM# 1000-27-1-3 Zoning District: R-80 This proposal is for a Clustered Standard Subdivision to subdivide a 13.3 acre parcel into five lots where Lot 1 = 9.33 acres including a 1.35 acre building envelope and 7.98 acres of preserved Open Space, Lot 2 = 0.99 acres, Lot 3 = 1.14 acres, Lot 4 = 0.92 and Lot 5 = 0.92 acres in the R-80 Zoning District. 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 INCONSISTENT with the LWRP below listed policies: 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 occurrence off cultural resources on the parcel is unknown. It is • recommended that the applicant contact the New York State Office of Parks, Recreation and Historic Preservation State Preservation Office http://parks.ny.gov/shpo/to determine if a Cultural Resource Survey is recommended. GISVener � 'r1.1-041'14111' 3 + t rircc Z AT'r X a 4,,,,..,34s,:-,,44.44%.'4'.+- 1-4.34 } K a a,. '1 '"m".`� ( y �{ Arto MFbkCarR/Nt'��H `"� �.MtK1�i 1'a"��— '�..1, d , , ✓k 3... d° er a.yaan 0 3a .it Q 1€r',1.0,%''',. a i r7.7 �, ..C, uri ttirt+.'' arc.k,. s .� w n.�°.'.ry ,t ,0 .. P,4.iL ,' sk. ,.�� "s�i` ,: V J� yam , a+r >aid li- � -sn ` % a m - e4. q' `} ", r , .40 Y. ��(" tI+. a0 nxcxwrn,+ n �L . � 'o 'F °,. .,.t n/ "S' 1.... 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"'s^'+ .r`'�"' ��S^�` � i'�°�� �'A�f'� .,,f' �w "'.,,,, rye, 4 i M �� v�� • i 4#k ,,.s *>4x ,' ,� ; " y'+.r'7 r- „,,,,,-4,,, . ,. jug`.,ter:?,, �, -A, ., .::- ":,:' $” 4,-,..,..,,, ,f• Ap , - 3_� � �„,4 }y . ,,+5.9 .+` � xM �,,�nT A +k, r ,,,, u' V.", vk. .. _ Via'-.« • x t z �_ �t-j. t • • Figure 1. Subject parcel (white arrow) Policy 3. Enhance visual quality and protect scenic resources throughout the Town of Southold. 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. The development the proposed lots would interrupt the scenic qualities of the parcel; Lots 4 and 5 at their current location would interrupt the scenic character of the parcel significantly. In the event that the action is approved it is recommended that the Board allow reduced road specifications to maintain the rural character of the area. Recommended road specifications include a 25' right of way with a 16'wide pavement surface. Note that the building envelope setbacks on Lots 2-4 appear to be incorrect. It is recommended that the Boar establish building envelopes that support the intent of Article XI. Cluster Development and the rural character of the area. The location of the street trees is incorrect. Street trees must be placed on the parcel. Currently, they are shown in the Orchard Street right of way. E. Preserve existing vegetation and establish new indigenous vegetation to enhance scenic quality: In the event that the action is approved as submitted, it is recommended that a natural vegetated buffer be required on Lots 3, 4 and 5. The natural vegetated buffer should be established against Orchard Street on Lots 4 and 5, be 25'-30' in width and incorporate existing vegetation. A 20-30' wide natural buffer should also be established on Lots 3 and 5 against the existing right of way adjacent to Platt Road. The areas on the lots dedicated to the natural vegetated buffer should be credited to the required clearing limits on each lot and the following definition should be included 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 a four-foot-wide access path constructed of pervious material for access to the water-body. The area of the buffer should be included in the clearing limit requirements for each lot. 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 does not meet or further this policy. Due to the scenic quality and agriculture potential of the property, all structures should be clustered to not fragment open space and impede the ability to farm the parcel. Lot 1 residential and agricultural structures should be located in one building area and clustered with proposed residential lots. The clustering of structures will further 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 and existing public roads (Orchard Street) are secondary conservation areas. It is recommended that the lots be designed to preserve the scenic view shed from Orchard Street looking north and northwest. Lots 4 and 5 are recommended to be relocated to preserve the view. , _..........__. .z, -,.;•y.:' ...;;•-;...:.-'4:-.!! :...-,, ; ,.. .,': ; v.,... -, ' '-•,•..".°` ' tcteadjewinftlA 11.9 1Exi,t Streq View1 - . ., -.. . • , I :-- . • t '''' ''::. :,,,- 'i.,.:''''''••.1.:--' "? - `:,-.,.,-, ,,,:..,. _ , -, , ,_ A ,,,, ,_ ."'-'74-,,',"" ,-,<",,,'„,'2,,!,:,,;.,," ,•.:::,„,.,.:-,. ',:.4,'-,*'„ - , *• :' : - . ,•,, ,, ,: '',. 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M^�b�41.;;I -"s• 430a tl� portTiu$s-t�n .'�rc dl * t 7 f.' , "1:s3.ir i 3 3 C-. r `` r ''-" TourGwdo-" .*VV IW `*V'''"'r ',. �-; Imagery"Datej10/2012 41°081781 N 7Z°173 1 Welev -9,ft `eYe-alt -11 Figure 5. Scenic view looking northwest from the intersection of Orchard Street and Platt Road. 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 pursuant to § 240-46. Lighting to preserve the night sky in the area. 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. The area is not served by public water and the water supply to surrounding properties is from private wells. It is 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 are required to further policies 5.2, 5.3, 5.4 and 5.5 and protect the ground and surface waters of Orient. 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. 12.1. Protect agricultural lands from conversion to other land uses. The parcel contains prime agricultural soils. The proposed action does not fully meet this policy. A total of 5.8 acres of prime agricultural soil is proposed to be converted to other land uses. 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 purpose of the 60% of open space in this instance is to support future agricultural uses and preserve scenic qualities of the parcel to meet Town goals. Consequently, the clustering of the proposed developed areas - should be required to the greatest extent practicable. Please contact me at (631) 765-1938 if you have any questions regarding the above. Cc: Alyxandra Sabatino, Planner OFFICE LOCATION: MAILING ADDRESS: Town Hall Annex �� i ,�' SOUry_ P.O. Box 1179 54375 State Route 25 '�0 A 4, - Southold,NY 11971 (cor.Main Rd. &Youngs Ave.) t Southold,NY Telephone: 631 765-1938 co , www.southoldtownny.gov " PLANNING BOARD OFFICE TOWN OF SOUTHOLD -2 FEB 13 2015 I MEMORANDUM Southa,r'r,rnrr Pfau;i'u t;,,,,rd To: Mark Terry, LWRP Coordinator From: Alyxandra Sabatino, Planner as Date: February 13, 2015 Re: Request for Review on the Orchards Clustered Standard Subdivision Located on the Northeast side of Orchard Street, approximately 17' Northwest of Platt Road, in Orient SCTM#1000-27-1-3 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 Clustered Standard Subdivision to subdivide a 13.3 acre parcel into five lots where Lot 1 = 9.33 acres including a 1.35 acre building envelope and 7.98 acres of preserved Open Space, Lot 2 = 0.99 acres, Lot 3 = 1.14 acres, Lot 4 = 0.92 and Lot 5 = 0.92 acres in the R-80 Zoning District. Thank you for your cooperation. Please respond with comments by March 13, 2015.