HomeMy WebLinkAboutHARBORVIEW ENVIRONMENTAL ASSESSMENT FORM
HARBORVIEW LANDING SUBDIVISION AND GHANGE OF ZONE
SOUTHOLD, NEW YORK
ADDITIONAL INFORMATION
This Environmental Assessment From (EAF) is submitted for
the proposed action to subdivide 24.989 acres from a 83.1I?-acre
parcel to enable the construction of 40 clustered townhouse
units. A change of zone for the subdivided 24.959 acres from
the current "Residential A" to "M-]" would be required to permit
construction of the attached townhouse units. The remaining
58.157 acres, representing 70% of the site, would be preserved
and dedicated to the Nature Conservancy or a similar organiza-
tion to be held in trust as forever wild.
The site, approximately 83 acres, is located east of Main
Road (Route 25), north of Tarpon Drive and north of Southold Bay
in the Town of Southold. The
County Tax Map as Section 53.
owned by H~'rborview Realty Co.
in Hauppauge, New York.
sine is designated on the Suffolk
Block 5, Lots 12.3 and 12.4 and is
with offices at 300 Rabro Drive
The property is currently zoned "Resident/al-A" and contains
31 substandard, non-conforming cottages. The proposed action
would remove the cottages and construct a we/l-designed,
upscale, low-density residential development.
A rezone to "M-i" is requested on the development portion of
the site (24.959 acres, in order ~o construct the proposed
pro3ect. The proposed project would conform, in all areas, with
the M-1 Multiple Residence District except for the necessity of
a variance for the separation between principal buildings.
6
,~$. "Ap~)row{fs Require~h
Type
Submittal
Date
~R~. Town, -~'Fa:g~e Board ~]Yes :~lNo
~P~, Town. ¥~'f,~¢,~e Planning Board ~Yes l]No
~ftV. Town Zoning Board of Appeals
6kv. County -lealth Department E:qYe~ ~]No
Other Local Agencies EaYes [~No
Other Regional Agencies ~Ye_~ ,r~No
State Agencies DEC ~]Yes ~No
Federal Agencies E:]Yes ~No
Town Truaceea []Ye8
C. Zoning and Planning Information
_Zonin~g_.~hange
p u_b~ ~_~_!~ ~i~o_~ IS~ t e__~.a_n_.~Ehr ova 1
Var~n_~e__
Sewage and water
Greenport Water District
Wetlands Permit
Wetlands
1 Does proposed action involve a planning or zoning .leos onr ~Yes r~Nc
If Yes. indicate decision required:
[~zoning amenc'nent [~zoning variance .Jspeclal use oerm~t ~5ubdlviston ~}$i~e o}an
[qne,,vfrevision of master plan [~resource management otan [~other
2. What ~s the zoning c[assification(s)of the s~te? Residentia~ A
3. What is the maximum potential develooment of the s~te if deve~ooec as ~ermitted ov the present zoning?
31 units existing
4. What is the ~roposed zoning of the site? M~i General Multiple - Residence District
5. What is the maxtmum potential development of the s~m if develooed as oermittec by the proposed zoning?
40 units
Pending
6 Is the proposed action consistent with the recommended uses m adopted local ~ano use 3]ans? [~Yes F~No
7 Wi~at are the predominar[ land use{s) and ?onmu classifications withh a 'z roue radius of proposed action? Res. A
Land use ~s primarily single-family residential on avera~ lot size of 1~.000 sq.ft
and commercial (marina) use
8 ]s the proposed acuon compatible with adjoinJng/surrounomg ~ano uses w~thin a ~,~ mile? ~Yes
9 ' the proposed action is the subdivision of [and now man tots ate oroDosed? 2 sec~Lons:58.$57-ac~es
forever-'~ild
a. What is the minimum ~o~ size proposed~24-959 acres for 40 unit townhouse development
10. Wi[[ ProPosed action require any authorization ~ [or the ~ormat~on of sewer or water a,stricts~ ~Yes X]No
11 Wil[ the 3rooosed action crea[e a oemand for any co[l~mun[tv provided services recreat:o~ educat~or oolite
fire protection)? ~Yes ~No
a. If ves, ~s existing :aDac~tv sufficient to narme -)roected demand? ~Yes ~No
12 Wdl [ne DrODOSefl action result m me generation --- u'a~nc significandy above oresen[ levels? [~Yes ~Nc
a. If yes. is the existing road network ~fleatJa[u to qanq[e tne additional traffic? ~Yes ~No
D. Informational Details
Attach any additional information as may be needed to c[a-:fv your prolec[ l[ there are or may De any a~verse
re)acts associated with your proposa~ please discuss such moacts and the measure~ which you propose to
avoid them.
E. Verifioation
[ certify that the informauon orovided aoov~ s ~rue u~(, oest of m~ knowledg~
;..0+ N~ J~ P~nnin~orp for Harborview Realty Co .... ~e~ua=y 11, i988
-naure~'~"t~~-~~~-~,~~~ ~~2 .... ~'- --'~ate -.~ ....
'g 'e~, ~ -( ~_ - -~ - - Title Jean A. Cel, nder, President
.... - -. .......
o sta~Area, an~ you are a state agency, complele the Coastal Assessmen ~orm be~¢r~proceedh~
with ,~,s assessment, - ~/~/ ~//
ENVIRONMENTAL ASSESSMENT FORM
ADDITIONAL INFORMATION (C0NT'D.)
The clustering of the buildings reduces the impacts on the
natural features of the site and reduces the amount of imper-
vious surfaces necessary for road and walkways. It also allows
the new structures to remain in the area currently occupied by
the unconforming cottages.
This project would consist of 40 townhouse units which would
be clustered in 10 buildings (4 units per building) along the
southern half and the point of the eastern most portion of
the property. (See attached site plan.) This configuration
follows, in essence, that of the existing 31 substandard
cottages and, therefore, would reduce the impact to the site's
sensitive natural features.
Among the amenities provided for the development would be 40
boat slips, a dock house for storage and 2 tennis courts, all of
which would be available for residents only. A total of 90
parking spaces would be provided, 40 of which would be in Two
20-car garages. The additional parking would be provided proxi-
mate to each townhouse cluster except for 8 spaces, which would
be located at the tennis court area.
An interior roadway/walkway system would be constructed
within the subdivided 24.959 acres. This system would be
designed as a private road with access controlled at a gate
house at the entrance ro the development. Access would be
maintained To Main Road, through the dedicated port/on of the
ENVIRONMENTAL ASSESSMENT FORM
ADDITIONAL INFORMATION {CONT'D.)
property, using the existing roadway, This roadway will remain
as-is with only minor repairs necessary for safe use (such as
pothole repair),
In addition to concentrating the development in the area of
the property that contains the existing structures, the site
plan will maintain the integrity of wetland areas by observing
75-foot setbacks for all components of the development.
The existing bulkhead in the eastern portion of the site
along Southold Bay (approximately 375 feet)
by Hurricane Gloria (September 27, 1985).
restored with similar materials To original
was severely damaged
The bulkhead will be
condition under an
existing Army Corps of Engineers permit. A permit granted by
the Town Trustees of October 2], 1985 lapsed and a request for
its reissuance has been submit%ed.
A previous application for a subdivision entitled "Sage
Property, Section 1," was determined not to have a significant
effect on the environment (Negative Declaration) and was granted
approval by the Southold Planning Board on March 4, 1985. This
application was amended on November 6, 1985 and included, in
brief, the following modifications:
1. single-phased project
2. 28 cluster lots as oppose~, to 31 lots in two sections
3. removal of non-conformin~ cottages
4. removal of docks on east side of lagoo~n and replacement
width a floating 18-slJp dock on the west side of the
lagoon and a smaller 5-slip dock
5. Preservation of 32.61 acres of open space.
8
ENVIRONMENTAL ASSESSMENT FORM
ADDITIONAL INFORMATION (CONT'D.)
The current pian represents s further improvement in design
and protection of environmental features with a significant
increase in land area which will be undeveloped and kept forever
wild. Although there is a slight increase in the number of
units, there are benefits to clustered multi-family units when
compared to single-family lots.
Census figures have shown that
number of persons per unit and
less compared to single family
Water
condominium units
that water use is
homes.
district records and
have a reduced
substantially
Attached homes are energy efficient and land held in
common is maintained in a more environmentally responsible and
professional manner in terms of landscaping and maintenance.
The following information is supplied to further clarify
responses to the EAF. The numbered notes refer To the item
numbers on the EAF.
(Item Al2) Unique Land Forms
In addition
PoSnt, which
56.591 acres
includes the
to the 1.566~ acre island at Conkting
will be kept forever wild, an additional
would remain undeveloped. This acreage
11.551 acres of underwater land.
(Item B13)
ENVIRONMENTAL ASSESSMENT FORM
ADDITIONAL INFORMATION (CONT'D.)
Sewag~
The project site is
which is outside of
Hydrogeologic Zone
located in Hydrogeologic Zone IV,
the deep recharge area of
III as defined in the "208 study."
According to Suffolk County Health Department regula-
tions, a conventional sub-surface sewa§e disposal
system may be approved when the equivalent wastewater
flow of 600 gallons per day per acre in Zone IV is
not exceeded as long as there is a public water
supply available and the soils and groundwater condi-
tions are conducive to the proper operation of a
sub-surface sewage disposal system.
At maximum, each cluster of the proposed development
would have a design flow requirement of 1,200 gallons
per day (4 units x 300 gallons per unit). For the
total 10 clusters, design flow would equal 12,000
gallons/day which is well within the 14,975 gallon
per day equivalent wastewater flow (24.959 acres x
60O gpd).
10
ENVIRONMENTAL ASSESSMENT FORM
ADDITIONAL INFORMATION (CONT'D.).
Test hole data collected in 1988 indicated that soils
on-site are capable of supporting sub-surface septic
tanks and cesspools. The proposed action would
eliminate the present old sub-surface systems which
service the existing cottages,
(Item B23) Water Use
Public water by the greenport Water District is
available on-site via an existing water main along
Sage Road. New connections will be provided to the
water ma~n for each of the new residences. Suffi-
cient supply of potable water is available to service
this development, which is projected to
maximum water use of 12,000 gallons per
summer months.
have an
day for the
In accordance with 6 NYCRR Part 617 (State Environmental
Quality Review Act Regulations), the applicant sets forth as
indicated by the insignificant effects noted above, that the
proposed action will not have a significant effect on the
environment and should be issued a Notice of Non-Significance
(Negative Declaration) by the Lead Agency.
11
12
~' 617.21
Appendix E
State Environmental Quality Review
POSITIVE DECLARATION
Notice of Intent to Prepare a Draft EIS
Determination of Significance '
SEQR
Project Number Petition No. 286 Date April 19, 1988
This notice is issuec~ pursuant to Part 617 of the implementing regulations pertaining to Article
8 (State Envfronmental Quality Review Act) of the Environmental Con~erv'a~ion Law.
The Soueho't~ m~w~ R~)-,H . as lead agency,
has determined that the proposed action described below may have a significant effect on the
environment and that. a Draft Environmental Impact Statement will be prepared.
Name of Action:
Harborview Realty
Change of Zone
SEQR Status: Type
Unlisted
Description of Action:
Proposal is for a change of zone on 24.95'9 acres from A-R Acricuttural-
Residential District to M-1 General Multiple Residence District,
to provide for the development of 40 homes in 10 buildings.
Locatiod: ( nc uoe street address and the name of the municipality/county. A location map of apg rooriare
scale ~s also recommended.)
Proposal
Suffolk
map.
is located at Main Road and Sage
County Tax Map'No..1000-53-5-12o3
Boulevard, Greenport;
and 12.4; See also location
SEQR Positive Declaration
Page 2
Reasons Supporting This Determination:
A)
B)
See Part II and Part III attached, and
The proposed zone change is requested on 24.959 acres of land and
would constitute a Type I act!on if it were Droposed for.25 acres
of land. This.is interpreted as contrivance'to avoid an automatic
Type I classificat!on.
For Fu~her Infonzation:
Contact Person: Judith T. Terry, Town Clerk
Address:iTown Hall, 53095 Main Road, Southold, NY
Telephone Number: 516-765-1801
11971
A Copy of this Notice Sent to:
Commissioner, Department of Environmental Conservation, 50 Wolf Road, Albany, New York 12233-0001
Appropriate Regional Office of the Department of Environmental Conservation (Stony Brook, NY)
Office of the Chief Executive Officer of the political subdivision in which the action will be 0rincipally
located.
Applicant (if any)
Other involved agencies (if any)
Southold Town Building Department
Southold Town Planning Board
Town Clerk's Bulletin Board
Jeffrey D. Forchelli, Esq., for Harborview Realty Co.
Suffolk County Department of Planning
Suffolk County Department of Health Services
B. Water Resources
Groundwater items a-b
Surface water items a-d
The surfacewater to be discussed includes the water to
the East of the existing access road and the water
quality within the Bay.
D. Terrestrial and Aquatic Ecology items 1-3
E. Agricultural Resources - are not required to be addressed.
Human Resources
A. Transportation
Transportation items a-b. Traffic counts are required
for Main Road (Rt. 25) and Sage Blvd., Kerwin and Main
Road (Rt. 25) and August Acres road intersection with
Kerwin. It was noted that the spur road from the August
Acres subdivision road will be the main access into the
site and the access from Sage Blvd. to Main Road will be
secondary. The traffic for the traffic count should be
weekend, seasonal traffic. Consideration of existing
traffic conditions from the cottages may also be taken
into account. It was noted that the marina continues use
over the existing right-of-way which they have and will
not be allowed to use the proposed right-of-way. There
is'no right-of-way passage over the existing right-of-way
for the existing cottages since they are only seasonal
rental units.
B. Land Use and Zoning
Items~l-3
It was noted that the wetlands in close proximity to the
proposed access road should be flagged, however, it would
not be necessary to flag the entire site.
A mechanism to preserve the "forever wild" land is to be
included.
The existing land use, adopted master plan, and proposed
zoning should be indicated. A public benefit for the change
of zone should also be indicated. The project description
should show the layout.
Community Services
2. Police Protection
3. Fire Protection
8. Public Water Supply
10. Sewage Treatment Facilities
SZEPATOWSKI ASSOCIATES INC. ENVIRONtv~ENTAL CONSULTANTS
These services should be described to the degree that an impact
is anticipated. The above four should be discussed in depth and
to a lesser degree the following: education facilities, health
care facilities, social services, recreational facilities,
utilities and solid waste disposal.
Demography - there should be a general discussion of this.
Cultural Resources
1. Visual Resources
items a-c
any elevations of the buildings should
be included.
2. Historic and Archaeological Resources items a-b. The
archaeological resources should include a statement from
recognized source.
V. Significant Environmental Impacts - The following should
be discussed:
Construction in a flood zone
Dredging - It was noted that there may be dredging to
deepen the dock area.
Documentation for Suffolk County Department of Health
Services and Village of Greenport. It was agreed that
there could be a parallel review of the DEIS and Health
Department review.
Rare and endangered species - areas that may be disturbed
should be reviewed and discussed.
VI.
Mitigation Measures to Minimize Environmental Impact
should be discussed.
VII. Adverse Environmental Effects should be discussed.
VIII.
Alternatives
Items C-F
This should also include a discussion on the existing and
proposed zoning, the present application, no action,
continuing the existing use, and R-40 zoning.
Construction staging and time is not an important
consideration.
Xe
Irreversible and Irretrievable Commitment of Resources
should be discussed.
SZEPATOWSKI ASSOCIATES INC. :-NVIRONMEN]AL CONSULTANTS
PART III
HARBORVIEW IJ~NDING
SAGE PROPERTY
Access road will within 75 feet of
be
constructed
[wetlands quite possibly within wetlands.
Proposed buildings will be within a flood zone
freshwater
40 boat slips are proposed in conjunction with proposal which
will have an impact on water quality, drainage and parking.
Proposal would need approval from the Suffolk County Department
of Health Services for sewage disposal systems as well as for
the water hookup, without documentation, it is difficult to
assess if the soil would support subsurface septic tanks and
cesspools since ~he area conatins clay. Approval would also
be needed from the Village of Greenport for the water hook-up.
As assessment would also be needed to determine the presence
of rare, threatened and endangered species on the site and
whether there would be any adverse impact.
There would be a ma]or reduction in aesthetic resources which
are important to the community, although, there will be a
preservation of open space, it may not mitigate the impact of
the construction, especially the view from the water.
There should be some public access provided and the zmpact of
none should be discussed particularly with regard to the LWRP.
The roadway access to the site is questionable since it is
right-of-way which does not provide adequate width for new
development. The 40 dwelling units proposed is twice the
number that the Planning Board would ordinarily allow using a
single access of adequate width.
There should be a dedication of open space and proof that this
will be left in fact "forever wild"
"A" RES I DENTIA L ' AGEE:U LTUR A L
ZONING USE DISTRICT
LocUST AvE.
LOTS2
LoT#O'
(40) ',
Supply
LOT ! g
50,4785, .
HALL~
LOT$O T IOTP9
54r{.~80 S'F' 55,352 S. F.
/ /OT
35
40) (~1)
\
cREEK
or MUD cREEK
£0T28 LOT24
LOTP3
47, 677 S. F,
43.296 :~' -
40,
[:)rai~age
~,rea
" LOT 8 $.F.
· ~, 48,825
: HoU$E ,MOVERS, ,lNG
MATT/TucK
DRIVE
LOT20
42, 298 S. £
FEEO G. 8 ROSEblARY $' MORITT
~ LOTI8 ~
LOT/9
~ ~°~ CREEK
. _ LoT l/
I~ LoT I0 ¢//)
LoT 9 _
.47, I~' ~o~'
~ ~ ~,.t oRED6ED
~d
H006 i HoUsE
S TREE T
TYPICAL PLOT PLAN
LOT 12
45~541 S.F.
cREEK
45,74
47.662 $.r. I d
LOTI6
LOT I5
56, i~o $.F.
20206
TEST /40£ ES
HOWARD~YOUN~NYS.~J~ L/DNO. 45Bg$
/ HEPEBY CERTIFY THAT THIS MAP WAS MADE BY US F~OM AC~AL SURVEYS COMPLETED
~. ~ AND THAT ALL CONCRET~ MONUMENTS SHOWN THUS ~ HE~EON ACTUALLY
NO5
0.0
7.0
LOCATION MAP
TYPICAL SEWAGE DISPOSAL SYSTEM
VIEI/Y
SOU TI-LOt