HomeMy WebLinkAbout1000-102.-5-4 J
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OFFICE LOCATION: �0� Ol0MAILING ADDRESS:
Town Hall Annex P.O. Box 1179
54375 State Route 25 Southold, NY 11971
(cor. Main Rd. &Youngs Ave.)
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Southold, NY 11971
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LOCAL WATERFRONT REVITALIZATION PROGRAMj U11
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TOWN OF SOUTHOLD
OCT 2 a 2016
Scuthoid Town
Planning Board
MEMORANDUM
To: Donald Wilcenski, Chair
Town of Southold Planning Board
From: Mark Terry, LWRP Coordinator V\�c
Date: October 21, 2016
Re: Terp Retail
SCTM# 1000-102-5-4 Zoning District—HB
This proposed Site Plan is for the demolition of an existing 2,108 sq.ft. building and the construction of
an 81'x 68' (5,537 sq.ft.) building with five (5) retail stores where there exists a ±10,000 sq.ft. retail
building on 1.35 acres in the Hamlet Business Zoning District, Cutchogue.
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 CONSISTENT with the LWRP provided the Planning Board considers
the following.
Policy 1.
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.
The longstanding planning goals of the Town of Southold "reflect the interest in preserving and
enhancing the natural and built environment and providing opportunities for a level of growth and
expansion of the economic base that is compatible with the existing scale of development, availability of
water, existing sensitive environment of the Town and its historic heritage" (Town of Southold Planning
Board, 1985, p3). The future pattern of land use proposed in the "Master Plan Update" encouraged
residential development to locate in and around existing hamlets "in order to preserve and enhance the
historic and cultural centers of the community, to support existing commercial centers, to provide
locations for moderately priced housing and to encourage efficient and effective provision of community
facilities and services"(Town of Southold Planning Board, 1985, p6) and for commercial development to
locate in hamlet centers (LWRP)
The purpose of the Hamlet Business (HB) District is to provide for business development in the hamlet
central business areas, including retail, office and service uses, public and semipublic uses, as well as
hotel and motel and multifamily residential development that will support and enhance the retail
development and provide a focus for the hamlet area.
The proposed use meets the policy and the purpose of the zoning district. Further the location of
commercial uses within the hamlet center is supported by the Hamlet Study, however, the build out of
these uses should support the unique character of each hamlet and not degrade the scenic and historic
qualities.
Policy 2.
Policy 2. Preserve historic resources of the Town of Southold.
The character of the Town is defined by its vast wealth of historical and cultural resources. The
Comprehensive Survey of Historic Resources in the Town of Southold and Fishers Island (Society for the
Preservation of Long Island Antiquities (SPLIA), 1988) identified approximately fifteen-hundred historical
structures of regional importance. Of these, eight individual properties and two historic districts are
listed on the State and National Registers of Historic Places. In addition, the Town Southold Historic
Preservation Commission maintains its own listing of locally significant historic landmarks.
Throughout the years many historic buildings that once punctuated the Town have been destroyed,
demolished, renovated or modified--eroding the Town's heritage. The site is occupied by a building
constructed in 1905 that now houses a pharmacy and orthodontist. The building enhances the historic
character of Cutchogue due to its age, scale and architecture, however, it is proposed to be demolished
and replaced with a newly constructed building.
In 1983, Southold adopted a Landmarks Preservation Law (Chapter 170, Town Code), which established
a Landmarks Preservation Commission to identify and preserve significant historic resources within the
Town. In 1996, the Landmark Preservation Commission published a guide to landmarks titled: Town of
Southold Register of Designated Landmarks 1983-1996. The Commission also maintains reference files
on historically significant properties, encourages individual owners to apply for local landmark
designation and assists property owners interested in historically or architecturally consistent
renovations and restorations.
In Cutchogue the historic value is significant. The Commission identified the following locally designated
historic landmarks from 1983-2011:
Cutchogue
• Cutchogue Presbyterian Church
• "The Old Place", New Suffolk Road
• Honeymoon Cottage,Village Green
• Wickham Farmhouse,Village Green
• David Tuthill Farmstead-Wickham House, New Suffolk Road
• Moore-Lizewski House & Barn, Main Road
• Early Colonist's House, Main Road
• Independent Congregational Church, Main Road
0 Hamid House, Main Road
• Buckingham-Case-Richmond House, Main Road
• Richard Hallock House,Skunk Lane
• The Cutchogue Diner, Main Road
• Hurricane Hall,Skunk Lane
• Einstein House, West Cove Road
• The Old House,Village Green
• Fort Corchaug
Due to the significance of the historic character of Cutchogue, new buildings should be designed to
support and not detract from the historic qualities.
The proposed building includes vernacular design incorporating doghouse dormers and a faux brick
fagade to continue the architectural style of the building to the east. However, the proposed building
size (5,537 sq. ft.) coupled with the existing building to the west will redefine on how people will
experience the streetscape and hamlet due to location and size.
The proposed building does not fully meet the below policies and sub-policies, rather, it attempts to
further the policies integrating supported design elements (e.g. faux brick fagade and doghouse
dormers).
Policy Standards
2.1 Maximize preservation and retention of historic resources.
A. Preserve the historic character of the resource by protecting historic materials and
features or by making repairs using appropriate methods.
B. Provide for compatible use or reuse of the historic resource, while limiting and
minimizing inappropriate alterations to the resource.
The historic (1905) pharmacy building located on parcel (SCTM# 1000-102.-5-4) is
proposed to be demolished.
C. Minimize loss of historic resources or historic character when it is not possible to
completely preserve the resource.
1. Relocate historic structures only when the resource cannot be preserved in place.
The relocation of the 1905 pharmacy building has not been proposed.
2. Allow demolition only where alternatives such as rehabilitation or relocation are
not feasible.
D. Avoid potential adverse impacts of new development on nearby historic resources.
The proposed building is large and there are potential impacts to the historic properties
that occur within the vicinity of the parcel. Many properties that line the main street
are historic and on Suffolk County Long Island Antiquities (SPLIA) list.
The property to the east of the parcel is SPLIA listed. The structure was built in 1858.
Currently the structure houses the Old Town Arts and Crafts Guild.
The property further east of the Old Town Arts and Crafts Guild is also SPLIA listed and
known as the H.P. Goldsmith House/to William Harrison Case in 1884, (ca. Pre 1858).
The structure is a unique vernacular half-house with Queen Anne stylistic elements like
bracketed hoods over front door and windows.
Southwest and south of the parcel are five SPLIA listed properties: The C.P. Tuthill-
Plumber building, Cutchogue Diner (1941), H.J. Wolf, (ca.1910), Case House and stores,
(ca.1878, ca.1920 store), Goldsmith & Tuthill/North Fork Bank (now Capitol One Bank),
(ca. 1828, rebuilt 1850's) and Honeymoon Cottage/Joseph Wickham, (ca.1775-1800)
house.
The large number of historic structures (7) in the immediate vicinity of the proposed
building defines the historic, streetscape character of the hamlet. Impacts from new
buildings designed with modern architecture could erode the historic character of the
hamlet. Similarly large buildings embedded in the streetscape often result in disruption
of the spatial context of the structures. Meaning, a large structure sited next to a
historic, small structure changes the "feel' on how people experience the streetscape.
It is important to know how the new proposed building could affect the historic building
to the east(SCTM#1000-102-5-6) and overall character.
It is recommended that the proposed building be designed to conform to the historic
character of the hamlet by including architectural elements and scale that complement
and support the historic character.
Policy 3. Enhance visual quality and protect scenic resources throughout the Town of Southold.
The Town of Southold contains a variety of unique and beautiful scenic components. These resources
are defined by traditional patterns of development that were based on agriculture, the strongest visual
element in Southold, and maritime activities.
The visual quality of the landscape is a major contributor to the community character of the Town of
Southold. The Town includes different landforms, a variety of upland and shoreline vegetation, a
complex land and water interface, well-defined harbors, and historic hamlets. In addition to the many
highly scenic natural resources found throughout the Sound, the variety of cultural elements in the
landscape and the interplay of the built and natural environments, especially along the waterfront, are
of particular importance to the visual quality of the Town.
The intent of this policy is to protect and enhance the visual quality of the Town of Southold as well as to
improve the quality of deteriorated areas and other negative visual elements. The preservation of the
aesthetic, historic, and scenic character of the Town is critical to the continuance of its attraction and
economic vitality as a year-round waterfront community.
Many of the important scenic components in the Town of Southold can be viewed from local roads and
from the public parks along the shoreline. NYS Route 25 runs the length of Southold and is one of the
Town's more aesthetic as well as heavily traveled roadways. Views from this road are extensive and
varied. It offers unfolding views of the hamlet centers and open agricultural areas and views of Long
Island Sound,Orient Harbor and the open countryside of Orient.
The Town of Southold is promoting the protection of the scenic components associated with SR 25 and
CR 48 through a Scenic Byway Corridor Management Plan (2001).
The parcel is located in the Cutchogue hamlet center north of NYS 25, a designated New York Scenic
Byway. The following LWRP policies apply.
Policy Standards
3.1 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.
C. Screen components of development which detract from visual quality.
Site inspection revealed that tree wells in the NYS right of way were cemented in. It is
recommended that street trees(wire friendly)and planters be required to break up the
mass of the proposed buildings. Lighting should be designed to compliment the historic
character of the hamlet.
D. Use appropriate siting, scales, forms, and materials to ensure that structures are
compatible with and add interest to existing scenic components.
Siting the building to maintain the street wall supports the "main street' form. The
mass and scale of the building is large and is, in part, compatible with existing scenic
components (architecture) with the existing building to the west located on SCTM#
1000.-102-5-3. However, the building is not compatible with the smaller historic,
structure to the east. A visual impact study (photographic) is recommended to better
understand and assess the proposed building and how it fits within the streetscape.
F: Improve the visual quality associated with hamlet areas.
Whether this proposed action improves the visual quality of the hamlet is viewer
defined. The historic context of the hamlet center does add an appealing quality that
encourages tourism and supports quality of life. It is recommended that the additional
historical architectural elements be integrated into the building design to further this
policy.
J. Protect visual quality associated with public lands, including public transportation
routes,public parks and public trust lands and waters.
NYS Route 25 is a Designated New York Scenic Byway. As discussed above, the
proposed building is recommended to be further designed to fit into the streetscape,
and include historical architectural design elements to further this policy.
Policy 5.1
5.1 Prohibit direct or indirect discharges that would cause or contribute to contravention of water
quality standards.
C. Ensure effective treatment of sanitary sewage and industrial discharges by:
8. providing and managing on-site disposal systems:
a. use on-site disposal systems only when impractical to connect
with public sewer systems,
A public sewer system is not available to the property.
b. protect surface and groundwater against contamination from
pathogens and excessive nutrient loading by keeping septic
effluent separated from groundwater and by providing adequate
treatment of septic effluent,
Encourage the use of alternative or innovative on-site sanitary
systems to treat waste water on site.
Policy 5.5
5.5. Protect and conserve the quality and quantity of potable water.
Water conservation measures should be integrated in the use.
Further protecting the quality of potable water is a Town goal.
A. Prevent contamination of potable waters by limiting discharges of pollutants to maintain
water quality according to water quality classification, and limiting, discouraging or
prohibiting land use practices that are likely to contribute to contravention of surface and
groundwater quality classifications for potable water supplies;
It is important to recognize that all drinking water and irrigation water supply on the
North Fork is withdrawn from the upper glacial aquifer because groundwater in the
deeper aquifers is mostly saline. Groundwater resources are delineated by the NYSDEC as
Special Groundwater Protection Areas. These areas are the core areas of recharge to
Southold's aquifer.
The SUFFOLK COUNTY COMPREHENSIVE WATER RESOURCES MANAGEMENT PLAN
((SCCWMP) 2015) identifies nitrate causing the most widespread concern to the regions
groundwater.
Recognizing the problem of Nitrogen (nitrates) loading in ground and surface waters,the
Suffolk County Legislature established a goal of reducing fertilization in residential areas
by 10 to 25 percent, and passed Local Law 41-2007 to reduce Nitrogen pollution
countywide. The law states that"the quality of our water should be considered a higher
priority than the aesthetics of lawns, and those high maintenance lawns require more
Nitrogen and are more likely to leach excess Nitrogen,so that high maintenance lawns
should be discouraged".
To further lessen impact on ground water quality or quantity the following best
management practices should be required to be filed within a Covenant and Restriction:
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 Ib. 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 13.2
Policy 13.2. Promote alternative energy sources that are self-sustaining, including solar and wind
powered energy generation.
It is recommended that the board consider requiring the incorporation of solar on the
building as a renewable energy source to further this policy.
Pursuant to Chapter 268, the Board shall consider this recommendation in preparing its written
determination regarding the consistency of the proposed action.
Cc: Brian Cummings, Planner