HomeMy WebLinkAbout1000-115.-10-1 p�
OFFICE LOCATION: �"its# - 6'o� MAILING ADDRESS:
Town Hall Annex t
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54375 State Route 25 " et. «°y Southold, NY 11971
(cor. Main Rd. &Youngs Ave.) : .
Southold, NY 11971 ; Telephone: 631 765-1938
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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 d
LWRP Coordinator
Date: April 21, 2015
Re: Proposed Clustered Standard Subdivision of Koehler Family Limited Partnership
SCTM# 1000-115.-10-1 Zoning District: R-80
This proposal is a Clustered Standard Subdivision of a 14.94 acre parcel into eight lots where
Lot 1 equals 0.83 acres inclusive of 0.04 acres of unbuildable lands; Lot 2 equals 0.85 acres
inclusive of 0.05 acres of unbuildable lands; Lot 3 equals 1.13 acres inclusive of 0.26 acres of
unbuildable lands; Lot 4 equals 0.70 acres; Lot 5 equals 0.66 acres; Lot 6 equals 0.70 acres;
Lot 7 equals 0.73 acres; and Lot 8 equals 8.72 acres of Open Space and 0.05 acres of
unbuildable lands, located in the R-80 Zoning District. This property includes•a proposed road
totaling 0.54 acres.
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 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
See comments on lot design below.
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.
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• 2. If cultural resources are discovered as at 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 Department of State GIS- Public Access map was
referenced for occurrence of arched-sensitive areas on site. The
parcel is located within an arched-sensitive area and a Cultural
Phase I resource survey is 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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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
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.
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 subdivision will proposed to preserve a minimum of 60% of the
buildable lands on the parcel as open space. Scenic views from New
Suffolk Road and Marratooka Road (figure 2) have been identified as
important to the community and as indicated below, the proposal
includes a split cluster layout locating Lot 7 on the western
boundary of the parcel. The lot will visually interrupt the viewshed
from of New Suffolk Road and Marratooka Road; public
transportation routes.
The reconfiguration of lots to prevent fragmentation of interruption
of scenic views should be considered to further this policy.
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Figure 2. View across property looking south.
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.
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 Deep Hole 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.
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 incorrectly shown on the survey. The regulated natural feature is the top-of-
bluff and the 100' setback should be measured from that point. Building
envelopes must be located outside of the setback area.
Three private docks are proposed on the plan that would extend into public
waters. A total of ten slips to accommodate vessels are proposed. The extension
of the three docks into public waters would change shoreline of Deep Hole Creek
and may result in potential adverse impacts to public trust waters, including
recreation opportunities, wildlife (waterfowl) habitat and water quality (from docks
and vessels).
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 bluff
(including existing hardwoods and underst®ry 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.
• b
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 require a common
dock to minimize impacts to public trust lands, waters and ecological functions
and values of Deep Hole Creek.
Policy 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 soils is proposed to be
converted to residential use. It is recommended that design of residential
development limit the removal of agricultural soils from agricultural production to
the greatest extent practicable. Design consideration could include the further
reduction of lot sizes to lessen the land area committed to residential purposes.
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."
The proposal includes a split cluster layout. Lot 7 is split from the clustered lots
and is located in the open space area which could result in potential conflicts
between the new residential use and future agricultural uses on Lot 8. Lot design
should attempt to include elements that would minimize conflicts. If Lot 7 remains
split from the rest of the lots, it should be designed as a reserved area connected
to the open space to lessen impacts and promote agricultural use in the future.
As indicated above, the purpose and design of the minimum 60% of open space in
this instance is to support future agricultural uses (prime agricultural soils) and
preserve scenic qualities of the parcel to meet Town goals.
Please contact me at (631) 765-1938 if you have any questions regarding the above.
Cc: Alyxandra Sabatino, Planner
OFFICE LOCATION: i��� MAILING ADDRESS:
Town Hall Annex �••��®? S®Ury® - P.O. Box 1179
54375 State Route 25 /��,. �® Southold, NY 11971
(cor.Main Rd. &Youngs Ave.) �
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Southold NY Telephone: 631 765-1938
G t. www.southoldtownny.gov
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COMO,Os
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' PLANNING BOARD OFFICE
TOWN OF SOUTHOLD
MEMORANDUM
To: Mark Terry, LWRP Coordinator
From: Alyxandra Sabatino, Planner
Date: January 30, 2015
Re: Subdivision Application Review— Proposed Standard Subdivision for the
Koehler Family Limited Partnership
Located: on the corner of Marratooka Road and New Suffolk Avenue, in Mattituck
SCTM#s 1000-115-10-1
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 a Standard Subdivision of a 14.94 acre parcel into eight lots where Lot
1 equals 0.83 acres inclusive of 0.04 acres of unbuildable lands; Lot 2 equals 0.85
acres inclusive of 0.05 acres of unbuildable lands; Lot 3 equals 1.13 acres inclusive of
0.26 acres of unbuildable lands; Lot 4 equals 0.70 acres; Lot 5 equals 0.66 acres; Lot 6
equals 0.70 acres; Lot 7 equals 0.73 acres; and Lot 8 equals 8.72 acres of Open Space
and 0.05 acres of unbuildable lands, located in the R-80 Zoning District. This property
includes a proposed road totaling 0.54 acres.
Thank you for your cooperation. Please respond by February 27, 2015.