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Home My WebLink About01/21/2016 Elizabeth Thompson,Chairperson ,,,,,,, Town Hall Annex Reynolds duPont,Jr. �,��'S�3l Fi ,- 54375 Route 25 Joseph Lee } pti� 0,p PO Box 1179 Ronald McGreevy � c �; Southold,NY 11971 Nicholas Planamento y . Mark Schwartz d i Telephone: (631)765- 1892 Stephen Geraci :t. �• �+� Fax(631)765-6641 James Grathwohl 41 � � southoldtown.northfork.net Patricia Butler --... .••''' Town of Southold Architectural Review Committee Minutes 4:00p.m.,December 17,2015 &January 21,2016 Town Hall Annex Executive Board Room Members Present: Elizabeth Thompson,Chairperson;Mark Schwartz;Ron McGreevy;Joseph Lee;Stephen Geraci; Patricia Butler;Elizabeth Cantrell,Secretary. Nicholas Planamento attended the December 17, 2015 meeting but was absent during the January 21,2016 meeting. The minutes for the November 10,2015 meeting were approved. Introduction: All applicants will give a presentation consisting of drawings, exterior materials samples and other information required by the Planning Department to the Committee. The Committee will ask questions and make suggestions as part of a general discussion with each applicant. Final recommendations from the ARC will be presented to the Planning Board in the ARC Meeting Minutes,and be made part of the Planning file for that application. The Planning Board will consider these recommendations,together with all comments from other agencies, and provide the applicant with a comprehensive written list of its requested revisions. New Application: • THE HERITAGE AT CUTCHOGUE SCTM# 1000-102-1-33.3 This proposed Residential Site Plan is for the development of 124 detached and attached dwellings classified in three types:48 "Type A" units (1,999+/-sq.ft.livable area),72"Type B" units (1,599+/-sq.ft. livable area), and 4 "Type C" units (1,999+/-sq.ft.livable area). In addition,there are proposed the following: a 6,188sq.ft. community center with a+/-1,125sq.ft. outdoor swimming pool,one tennis court, 284 parking spaces of which 256 are associated with the individual dwelling units and 28 are associated with the community center, and various other associated site improvements,on a vacant 46.17 acre parcel in the Hamlet Density (HD) Zoning District located on the northwest corner of Griffing Street and Schoolhouse Road, approximately 1,079 feet north of the Main Road in Cutchogue. Brian Cummings,Town Planner attended the December 17, 2015meeting. Heather Lanza, Director of Planning attended the January 21, 2016 meeting. Charles W. Kuehn, Architect and John Wagner,Attorney for The Heritage at Cutchogue presented the proposed project during the two meetings. - 1 - d ' Habitable Space Calculations: The ARC-takes special note of the condominium structure of this Development. This means the Developer/Condo managers control and maintain the property and building exteriors only. Individual owners control and maintain their own interior spaces. Once the units are sold,the Developer will no longer be responsible for future changes to interior layouts,which could greatly increase the habitable space of each unit. Future owners could perform renovations that would not be visible from the exterior and might therefore potentially be unpermitted construction.The ARC sees potential for large future square footage creep that in the long term, could lead to increased population per unit,increased car parking needs as well as larger utility and waste loads. There are two areas as presently designed,not included in the Heritage habitable space calculations which,with minor interior renovation,could meet basic building code requirements for additional habitable space. (1) Basement space:All the units have deep window wells with large operable windows and 9 foot ceilings. (2) Attic space.The non-habitable attics have dormer windows which meet habitable light& ventilation requirements. In combination with minor interior modifications to roof trusses, these areas could become habitable spaces. The ARC recommends that the Developer be accountable for preventing this situation by:" (1) Requiring a reduction of basement height to maximum 7 foot,from top of slab to bottom of typical joist. (2) Requiring an elimination of all attic dormers and windows in non-habitable attic areas,or else include the space in the habitable square footage calculations. Heritage Habitable Space Calculations by ARC from plans provided: (pending verification) Unit A (48 ea.) 2,200 sf Unit B (72 ea.) 1,675 sf (request clarification if Unit B-2 has been deleted) Unit C (4 ea.) 2,050 sf (request clarification if Unit C-1 has been deleted) House Design Elements:. The ARC notes the 15 ft. x 15 ft.breezeway connecting the A units.We think it is unlikely that vegetation will grow under these vestigial breezeways as specified.Understanding there are ramifications concerning the definition of"attached housing", the ARC recommends that the roofs be deleted and the units truly attached. Also recommended is changing the breezeway roof to an open pergola structure and/or reconsidering the ground surface beneath. - 2 - The ARC notes that garage doors are extremely prominent features of the street frontage and out of character with the existing community. The ARC recommends recessing garage doors 4-6 feet under an overhang and moving front entrances forward to be the more dominant street elements. Note that floor plans for unit A have garages pushed closer to the street,while recessing front doors. B/C units have side entrances. Housing Resilience: Current real estate information shows people are rapidly losing interest in large houses.In addition,recent research sponsored by the Department of Energy shows buyers are willing to pay more for homes with rooftop solar panels. Owners are increasingly interested in low heating bills, solar panels, geo-thermal systems,well-insulated LEED-type construction and a house that will stay warm even if there is a power failure. We recommend that the Developer take these current market trends more seriously,including amenities that will increase the resilience of this housing stock into the future.The ARC recommends design elements that reflect sensitivity to solar orientation as it relates to both passive and active solar design. The proposed hip roofs are problematic for future roof top solar installations. The ARC notes that there are only two housing prototypes (B/C types are the same) for 124 units,and those are segregated by street.We think diversity of house shape,color and texture is important in a neighborhood,promoting greater character and quality of life. We think the units lack a sense of place, and a person easily could get lost navigating the roads,particularly individuals with any kind of memory issues. Landscape: The ARC recommends greater plant and tree diversity,and inclusion of more indigenous materials.White pines should be removed from the plant list.White oaks should be added to the plant list. Within the development,we recommend that the hard sidewalks circling the open"landscaped areas" be moved to the house side of the roads,where pedestrian traffic is more likely.This will reduce the total amount of impermeable pavement since then sidewalks will overlap driveways. The present sidewalk location should be replaced with mulch paths. Relationship to Community: The ARC notes that having only one entrance/exit to the development is problematic for the quality of life of nearby residents and adversely affects local traffic patterns. Noting the projected long term construction schedule, (+/-6 years), there will be an extraordinary increase in construction vehicle traffic for the medium term. The ARC objects to the card-key security-gated entrance to this community. To our knowledge, it would be the first such gated residential community in Southold Town. We think this is not warranted by local crime statistics, and is antithetical to a sense of community appropriate for this central village location. ARC encourages any additional sidewalks and plantings that would improve the pedestrian link to the village center. - 3 - Contaminated Soil on Site: Because this is a wooded lot,the ARC recommends leaving the site as undisturbed as possible. However,we have been informed that due to Arsenic in the soil, the clear cutting of the entire 46.17 acre site may be required,along with the removal of contaminated soil to a depth of one foot across the full acreage. Additionally,the soil (approx. 74,000 cu. yds.) is to be mounded, covered,and kept on site. This is a serious concern. Tabled Application: The Committee is Tabling the application as submitted. Due to the size and scope of this project,the Architectural Review Committee comments included here concern only our general observations about this development. As the approval process proceeds,the Architectural Review Committee recommends a later review of more routine details such as lighting,plant lists,topography, exterior construction materials and colors. Motion made and seconded. I lizabeth Cantrell,A.R.C. Secretary • - 4 -