HomeMy WebLinkAbout1000-83-3-4.6 OFFICE LOCATION: h0��of $U(/lyOlO MAILING 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 PROGRAM
TOWN OF SOUTHOLD SEP 2 8 2016
Southold Town
Planning Board
MEMORANDUM
To: Donald Wilcenski, Chair
Town of Southold Planning Board
From: Mark Terry, LWRP Coordinator
Date: September 20, 2016
Re: Threes Brewing East
SCTM# 1000-83-3-4.6 Zoning District—LI
This Site Plan Application is for the proposed construction of a 100'x 65' (6,500 sq.ft.)steel building for
production (brewery with no retail), office and storage with 21 parking stalls on 0.96 acres in the Light
Industrial 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
i
facilities and services"(Town of Southold Planning Board, 1985, p6) and for commercial development to
locate in hamlet centers (LWRP)
"The purpose of the Light Industrial (LI) District is to provide an opportunity for business and industrial
uses on smaller lots than would be appropriate for the LIO Light Industrial Park/Planned Office Park
District."
The proposed use meets the policy and the purpose of the zoning district.
There is a concern that the truck traffic generated by the use will impact the quality of life and safety of
the surrounding community. In a September 26, 2016 letter the applicant indicates that a total of 3
trucks per week would access the site. This frequency is a negligible impact to the area transportation
systems and therefore disruptions to the quality of life to the surrounding community are not expected.
In the event that a significant number increase in truck trips to the site occurs, it is recommended that
the Planning Board is notified by the applicant and or owner of the site at the time. A concern of the
cumulative truck trip impacts that could result from the entire build out of the parcels in the subdivision
remains.
Routing of trucks to a controlled intersection (traffic signal) in the area is important to improve
transportation safety. Both Cox Land and Depot Lane are signal controlled, however, routing of truck
traffic will be over Cox Lane. An amendable covenant and restriction should be required.
Policy 3.
Two out of the ten (20%) landscape plan species proposed are native to the United States. It is not
known if the species are drought tolerant and this information should be provided.
To further Policy 3, Enhance visual quality and protect scenic resources throughout the Town of
Southold.
E. Preserve existing vegetation and establish new indigenous vegetation to enhance
scenic quality:
1. Restore or add indigenous vegetative cover that presents a natural appearance.
Require an increase in native, drought-tolerant plants in landscaping.
K. Protect visual quality associated with agricultural land, open space and natural
resources.
1. Maintain or restore original landforms except where altered landforms provide
useful screening or contribute to scenic quality.
Screening will be accomplished by open space/vegetated buffers along the
northern and western property boundaries.
3. Avoid structures or activities which introduce visual interruptions to natural
landscapes including:
a. introduction of intrusive artificial light sources.
It is not expected that artificial light sources would interrupt
natural landscapes. Lighting will comply with Chapter 172
Lighting, Outdoors.
Breweries are a large consumer of water and periods of drought can complicate the operation of such
facilities. A total of 6500 gallons per day is anticipated for the use. Sanitary waste will account for 300
gallons per day and 6200 gpd for the brewery process water. The 6200 gpd will be discharged to a
separate system.
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.
The large amount of water used for the proposed use is a concern with more drought conditions during
the summer months. 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.
R
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.
A total of 500,000 Kilowatts or 500 Megawatts is proposed for the use. Renewable
energy generation (solar) is not proposed on site and therefore the action does not fully
meet this policy.
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