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OFFICE LOCATION:
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® � 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.
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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.
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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.