HomeMy WebLinkAboutVisual Impact Analysis AUG 1 ® 2017
VISUAL IMPACT ANALYSIS
Southold Town
OF Planning Board
PROPOSED CONSERVATION SUBDIVISION
OF
QUANTUCK PROPERTIES LLC
RELATING TO
2155 MILL LANE
MATTITUCK, NEW YORK 11952
DATED: July 30, 2017
SUBMITTED BY: Quantuck Properties LLC
CONSULTANTS: Salvatore Iannone, Jr
Architect
Remsenburg, NY
James Lee
Houston 3D Renderings L.L.C.
Great Hudson, Texas
Howard Young
Young & Young Engineering
Riverhead, New York
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Table of Contents
Page
Tableof Exhibits......................................................................................................................... 1
Introduction.....................................................................................................................2
A. Overview of Proposed Conservation Subdivision.................................................2
B. Additional Documents Required By Town Planning Board..................................3
H. Overview of Development Plan Contemplated by Proposed Conservation
Subdivision .....................................................................................................................4
A. Overview of Development Plan for Property........................................................5
B. Winery and Tasting Room Building.....................................................................5
C. Outdoor Patio and Pergola...................................................................................7
D. Residential Buildings...........................................................................................7
E. Storage Building .............8
F. Parking Lot..........................................................................................................8
III. Zoning Code Considerations............................................................................................8
IV. Overview of Viewsheds...................................................................................................9
A. Identification of Specific Viewsheds....................................................................9
B. Methodology Employed in Developing Photo-Simulated Viewshed
Renderings......................................................................................................... 11
C. Photo-Simulated Viewshed Renderings.............................................................. 12
Table of Exhibits
Exhibit Number Description
1 Letter dated April 11, 2017 from Mr. Donald Wilcenski,
Chairman of the Southold Town Planning Board, to
Robert I Sullivan of Quantuck Properties.
2 Letter dated May 12, 2017 from Ms. Erica Bufkins of the
Southold Town Planning Board Staff to Robert Sullivan
of Quantuck Properties, together with map showing
proposed"vantage points."
3 Proposed Design of Winery/Tasting Room Building.
4 Schematic#1 of Proposed Layout of Development Area
of Lot 3.
5 Schematic#2 of Proposed Layout of Development Area
of Lot 3.
6 Proposed Design of Residential Building to be
constructed on Lot#1.
7 Proposed Design of Residential Building to be
constructed on Lot#2.
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8 Schematic of Revised Layout of Building Location 3.
9 Proposed Design of Storage Building on Agricultural
Preserve Portion of Lot 3.
10 Calculation of Required Parking Space Requirements for
Development Area of Lot 3.
11 Photo-Simulated Viewsheds for Building Location 1.
12 Photo-Simulated Viewsheds for Building Location 2.
13 Photo-Simulated Viewsheds for Building Location 3.
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I. Introduction
On February 24, 2017, Quantuck Properties LLC submitted an"80/60"
Conservation Subdivision Application(the"Application")to the Planning Board of the Town of
Southold (the"Planning Board") relative to property located at 2144 Mill Lane in Mattituck,
New York(the"Property"). The purpose of this Visual Impact Analysis is to accurately portray
the visual impact of the Quantuck Properties' proposed development of the Property as if it were
fully developed. To that end, buildings and layouts were designed for the proposed lots and
photo-realistic images (or "viewsheds") of these structures were made from certain vantage
points along Route 48 and Mill Lane. This analysis describes the overall development plan, sets
forth the design, size and placement of the principal structures being contemplated, demonstrates
how such plans comply with applicable zoning requirements and provides a the photo-realistic
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"viewshed" renderings which are the end result of the project.
A. Overview of Proposed Conservation Subdivision
The proposed Conservation Subdivision involves 15.4320 acres located at 2155
Mill Lane in Mattituck,New York(the"Property"). This Property is located in the R-80
agricultural zone and presently has no improvements on it.
The proposed Conservation Subdivision contemplates the following:
• The transfer of a"drainage area" on the Property which comprises
approximately 0,8523 acre to the Town of Southold.
• The subdivision of the remaining 14.5797 acres as follow:
— A 12.7066 acre parcel to be used for a vineyard and privet farm, of
which 52,849 SF will be designated as a development area for a
Winery and Tasting Room, an outdoor patio and related parking
(the"Development Area"). This parcel is designated as"Lot 3" on
the Sketch Plan included as part of the Application(the"Sketch
Plan") and will be referred to as Lot 3 in this analysis. It is
! proposed that the development rights relating to the 11.4934 acre
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agricultural preserve portion of this property be sold to the Town
of Southold.
Two residential lots, one totaling 40,088 SF and the other totaling
41,507 SF. These lots are designated as"Lot 1" and "Lot 2"
respectively on the Sketch Plan and will be referred to as such in
this analysis. These lots, which aggregate 1.8731 acres, will be
accessed from a common driveway off Mill Lane, all as set forth in
the Sketch Plan as well as Exhibit 9 attached to this Analysis.
B. Additional Documents Required By Town Planning Board
After reviewing Quantuck Properties' Application, the Planning Board
determined at its April 10, 2017 Work Session that such Application was incomplete and
requested that the following additional documents be submitted before the Application would be
deemed complete:
• The first deliverable was a revised ERSAP map, which revised map which
was submitted to the Planning Board under cover letter from Robert J.
Sullivan of Quantuck Properties dated June 8, 2017.
• The second deliverable (which was described in the letter from the
Planning Board's letter dated April 11, 2017, a copy of which is attached
for reference as Exhibit 1)was as a"photo-simulated viewshed analysis
that includes all proposed residential and commercial structures, parking
lots with cars and crops/vines".
In order to assure that the photo-simulated viewshed analysis complied with the
requirements and expectations of the Planning Board, Quantuck Properties LLC reached out to
Planning Board Staff to discuss the following:
• Potential vantage points for the viewsheds. In response to an email
inquiry from Quantuck Properties dated April 20, 2017, the Planning
Board staff provided a map depicting the vantage points to be utilized in
the viewshed analysis. A copy of that map is included as part of Exhibit 2;
• Photos to be used for viewsheds. On June 2, 2017, a representative of
Quantuck Properties met with Planning Board Staff to go over photos
corresponding to the various vantage points identified by the Planning
Board. Based on those discussions, the photos for a number of the
viewsheds were altered to meet the Planning Board's requirements;
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• Clarification of Building Location 3. Although the April 11, 2017 letter
from Mr. Wilcenski proposed that Building Location 3 should be sited
"north of the parcel against the residential lots,"the maps attached to the
May 12, 2017 letter from Ms. Buflcins sited Building Location 3 where
residential Lot 1 is sited on the Sketch Plan. After seeking clarification on '
the proper location for Building Location 3, we were advised that since the
May 1P map was developed at a later time after a field visit, we should
follow the guidance set forth on such map;
• Technical issues relating to the viewsheds. Quantuck Properties also had a
number of communications, both in person and by email, with Planning
Board staff on specific aspects of the viewshed analysis being requested,
including whether the viewstand renderings should generally present a
winter or summer scene; and
• Review of other viewsheds analyses submitted to Planning Board. A
representative of Quantuck Properties visited the offices of the Town
Planning Board to review other photo-simulated viewshed analyses which
were submitted in connection with other conservation subdivision
applications to the Planning Board.
H. Overview of Development Plan Contemplated by Proposed Conservation
Subdivision
In order to provide the photo-simulated viewshed analysis required by the
Planning Board, as a preliminary matter it was necessary for Quantuck Properties and its
consultants to (i) develop designs for the structures to be eventually built as part of the overall
Development Plan; (ii) develop design layouts for the Development Area of Lot 3 as well as the
residential lots; (iii) provide specific locations for the alternate Development Area locations on
Lot 3 generally identified by the Planning Board; and (iv) evaluate applicable zoning
requirements affecting the overall Development Plan and assure that those zoning requirements
are met in connection with the renderings. This section of the Visual Impact Analysis will
describe the designs and layouts to be utilized by Quantuck Properties as described in(i), (ii)
and (iii) above. Section III of this analysis will address compliance with the applicable zoning
law requirements.
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A. Overview of Development Plan for Property
The development plan contemplated by Quantuck Properties' Conservation
Subdivision Application(the"Development Plan") includes the following principal structures:
• A Winery and Tasting Room Building, as well as an outdoor patio and
parking lot, within the Development Area on Lot 3. The aggregate size of
Lot 3 is 12.7066 acres of which 11.4934 acres will be utilized as an
agricultural reserve;
• Two (2) residential homes to be built on the residential lots situated at the
r northerly end of the property; and
• A Storage Building on Lot 3 for the storage of farm and other equipment
related to the maintenance of the proposed vineyard/privet farm on the
Property.
The design and size of the proposed structures were developed, with the following
objectives in mind. First, the structures would be architecturally appropriate and have community
appeal. Second, the Development Area of Lot 3 would blend into the overall character of the
adjoining properties and maintain the agricultural character of the Agricultural Reserve on Lot 3.
Lastly, the structures would be adequate for their intended purpose without overbuilding any of
the proposed lots.
Although the structures presented in the attached viewsheds do not reflect the
maximum size of the buildings permitted by existing zoning requirements, they do represent the
maximum size which Quantuck Properties intends to construct. By presenting the structures in
this fashion, the impact of the proposed structures on the viewsheds are accentuated.
B. Winery and Tasting Room Building
The Winery/Tasting Room Building depicted in the photo-simulated renderings
is based on the Winery/Tasting Room design attached as Exhibit 3. The Building's dimensions
are 40 feet by 80 feet for an aggregate footprint of 3,200 SF. The height of the building will not
Ll; exceed 30 feet, which is below the maximum allowed by the Town Zoning Law. For purposes
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,-- of the photo simulations, the Winery Building is shown at its maximum height of 30 feet.
Approximately 1200 SF of the Winery/Tasting Room Building will be used for wine tasting,
while the remaining portion will be used for the operations of the vineyard.
As is evident from the architectural design of the Winery/Tasting Room Building,
the building is a traditional barn design with oversized windows. In our considered view, this
design fits seamlessly into the landscape surrounding the Property, which includes barns of
approximately the same size and height on all three parcels which adjoin the Property.
As referenced in Quantuck Properties' Conservation'Subdivision Application, the
Winery/Tasting Room Building will house a"boutique"winery and tasting room. As such, it
will not permit buses or limousines.
Attached as Exhibits 4 and 5 are schematics on how the Winery/Tasting Room
Building, the outdoor patio and the related parking lot will be laid out on the Development Area
of Lot 3. This layout is reflected in the photo-simulated renderings submitted as part of this
Visual Impact Analysis.
In the renderings for Building Location 1, the Winery/Tasting Room Building is
positioned 143 feet off of Mill Lane, providing a significant buffer from Mill Lane. Since Mill
Lane is not a"major road,"the requirements that the winery be set back at least 1Cr feet from
any major road would not appear applicable. Nevertheless, by providing a 103 foot flag lot to
the Development Area of Lot 3, the Sketch Plan complies with this requirement.
The Development Area for Building Location 2 was moved 600 feet north on Lot
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3 from where that Development Area was cited on Building Location 1. In addition, the flag lot
off of Mill Lane was reduced from 103 feet to 53 feet to comply with Planning Board's request
in its April 11, 2017 letter that Building Location 2 be shown closer to Mill Lane. Aside from
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moving the Development Area north on Lot 3 and closer to Mill Lane, the layout, design and
size of Building Location 2 is identical to Building Location 1.
Given the fact that the Planning Board requested, for purpose of these renderings,
that the Winery/Tasting Room in Building Location 3 be placed on one of the proposed
residential lots, the layout of the two residential lots had to be reconfigured in connection with
the photo-simulated viewsheds associated with Building Location 3. A schematic of the revised
layout for Building Location 3 is, therefore, attached as Exhibit 8. While the layout of Lot 3 in
-Building Location 3 is largely the same as Lot 3 in the other building locations, the flag lot is 50
feet long and the distance from Mill Lane to the west side of the winery is also 50 feet (as
compared to 93 feet in Building Location 2 and 143 feet in Building Location 1).
C. Outdoor Patio and Pergola
(_ The photo-simulated renderings also reflect a 1,000 SF outdoor patio outside the
southerly exterior of the Winery/Tasting Room, which patio is covered by an open air pergola.
The patio will be used for wine tasting. By being situated outside the southerly exterior of the
Winery/Tasting Room Building, the northerly and westerly neighbors of the Property will, to a
significant extent, be insulated from any sound which may emanate from the outdoor patio.
D. Residential Buildings
The residential houses depicted on the renderings reflect the two house designs
attached as Exhibits 6 and 7.
Both houses designs are based on"gambrel" style houses which exist throughout
the Town of Southold. For purposes of the renderings, each house is approximately 5,000 S.F.,
which is considerably below the maximum size permitted on these lots Both house structures are
two stories and are shown at the height of 32 feet. As set forth in the Sketch Plan, these two
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residential lots will share a common driveway off Mill Lane, thereby reducing the points of
ingress and egress off Mill Lane.
E. Storage Building
The design of the Storage Building contemplated on Lot 3 is depicted in Exhibit
9. The Storage Building, which will be used exclusively for storage of equipment and materials
used to maintain the Property, measures 40 feet by 60 feet for a total of approximately 2,400 S.F.
As reflected in the photo-simulated renderings, this building will be approximately 16 feet tall.
The Storage Building has been sited on the northerly portion of Lot 3, and sits
back from the rear property line approximately 50 feet to assure compliance with applicable set
back requirements. Also included in Exhibit 9 is a layout of the Storage Building in relationship
to the houses on the residential lot as depicted in Building Location 1 and Building Location 2.
F. Parking Lot
`._ The parking area for the Winery/Tasting Room is set forth in Exhibits 4 and 5.
Attached as Exhibit 10 is a calculation of the minimum number of parking spaces required for
the proposed Development Area of Lot 3 under Section 280-78 of the Town Code.
As set forth in Exhibit 10, the total number of minimum required spaces for the
Development Area is 18. Notably, the Development Area parking lot lay out schematics show
almost double the required amount. All of the photo-simulated renderings included in Exhibits
11, 12 and 13 of this Analysis reflect the parking lot filled to capacity with cars.
M. Zoning Code Considerations
The Property sits on an R-80 Agricultural Zone. The Sketch Plan, as well as the
overall Development Plan presented in this analysis (and reflected in the photo-simulated
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viewshed analysis set forth in Exhibits 11, 12 and 13), clearly meet or exceed applicable zoning
requirements. Specifically:
• The buildings and structures in the Development Area on Lot 3 meet the
applicable setback and building height requirements of the Town's Zoning
Code.
• Lot 3 clearly meets the requirements for a winery as set forth in the
Town's Zoning Code, including the 10 acre requirement for agricultural
use set forth in Section 280-13(A)(4).
• The residential houses and proposed residential lots meet the maximum
bulk regulations for the R-80 zone, namely 20% lot coverage, 60 foot front
yard setbacks, 45 foot total setback for both side yards and 35 foot
building height.
• The proposed Storage Building on Lot 3 complies with all applicable
zoning requirements. Like other contracts for the sale of development
rights which have been entered into by the Town of Southold, we fully
expect that Quantuck Properties will have the right to build an agricultural
building on the portion of Lot 3 which will be encumbered by a
development Rights easement.
` • The parking lot lay-out in the Development,Area of Lot 3 meets the
parking requirements set forth in the Town Zoning Code. As required by
Section 280-78(C), the size of the proposed parking spaces and related
parking lot meet or exceed the applicable parking space requirements.
• Although not depicted on the proposed layout and design of the
Development Area, the Development Area of Lot 3 will comply with the
landscaping requirements set forth in Section 280-95 ofthe Town Zoning
Law.
IV. Overview of Viewsheds
A. Identification of Specific Viewsheds
In its letter of May 12, 2017, (a copy of which is attached as Exhibit 2), the
Planning Board provided seven(7) "vantage points" from which the viewshed analysis should be
prepared and two (2) alternate locations for the Development Area of Lot 3.1 Since photo-
' Quantuck Properties has indicated in its Application that it remains open to the Planning Board's suggestions
on the appropriate location of the Development Area of Lot 3 as long as such development area is accessed by a
(cont'd)
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simulated viewsheds from these seven vantage points were requested by the Planning Board for
each of three (3)Building Locations, the total number of renderings or"viewsheds" being
provided with this analysis is 21.
In order to easily identify the specific viewsheds, we have numbered the photo-
simulated renderings by listing the Building Location number followed by the number assigned
below to the"vantage points" identified by the Planning Board. For an example, Viewshed 1-1
is the viewshed rendering for Building Location 1 from Vantage Point 1. Viewshed 2-4 is the
rendering for Building Location from Vantage Point 4.
The"Vantage Points" identified by the Planning Board and the corresponding
viewshed numbers utilized in this report are as follows:
Vantage Point Viewshed
Identified by Planning Board Number
East of Three Line 1
Second Guard Rail/ 2
Southside of Road
End of Vegetated Rail/ 3
Start of Guard Rail
Railroad Tracks 4
Stop/Street Sign 5
Stand Alone Tree 6
South of Tree Line 7
(cont'd from previous page)
Rag lot off Mill Lane and there is meaningful separation between the proposed residential lots and the
Cdesignated Development Area on Lot 3.
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B. Methodology Employed in Developing Photo-Simulated Viewshed Renderings
The photo-simulated viewshed renderings that are included as part of this
Analysis (See Exhibits 11, 12 and 13)were developed in the following manner:
• First, Salvatore Iannone, Jr., the architect for the overall project,
developed the designs for the principal structures to be placed on the
Property and which are described in this Analysis. As partof this process,
Mr. Iannone developed CAD drawings for certain of the structures.
• Second, Mr. Iannone worked with Quogue Properties and the other
consultants to lay the Development Area of Lot 3,both to be workable as
Winery/Tasting Room as well as to compliant with the Town of Southold's
zoning laws.
• Third, multiple photos of the Property were taken from the seven(7)
viewshed "vantage points" identified by the Planning Board and those
photos were shared with the Planning Board Staff. Based on comments
received from the Planning Board staff, additional photos were taken to
reflect the staff s recommendations.
• Fourth, Houston Renderings, Quogue Properties' imaging consultant,
developed a 3D computer model of the Property and surrounding area
based on both the Sketch Plan prepared by Young&Young, the surveyor
and planning consultant for the overall project, as well as the alternate
locations for the Development Area of Lot 3 identified by the Planning
Board.
• Fifth, once the 3D computer model of the Property and surrounding area
was completed, Houston Renderings developed 3D models were made of
the Winery/Tasting Room Building, the residential houses, the Storage
Building and pergola. Those models were then place on the site.
• Sixth, Houston Renderings, with the assistance of Quogue Properties'
other consultants, set up camera views in the 3D,model that marked the
on-site photos and the appropriate angles in the field.
• Seventh, Houston Renderings inserted the vineyard into the 3D model,
representing a "winter scene" of the vineyards on the developed Property2.
• Eighth, Houston Renderings produced a rendering for each of the 21
viewsheds and "photoshopped" each image.
z Since the photos were taken in May and June of this year,the surrounding areas represent a spring scene.
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• Lastly, before finalizing the viewshed renderings, Houston Renderings
confirmed that such renderings were consistent with the selected on site
photos as well as required view angles.
The end result of the process was photo-simulated viewshed renderings which
provide an accurate impression of what the Property would look like if fully developed with the
winery, two residential houses, storage barn, parking lots, driveways and vineyards., It should be
noted that the exterior materials and exterior colors of the proposed structures in the viewshed
renderings were selected in order to accentuate the presence of such structures within the
viewshed renderings. Quogue Properties is certainly amendable to modifying such exterior
materials and color`s to the extent that the Planning Board believes such changes would improve
upon the overall viewsheds of the Property.
C. Photo-Simulated Viewshed Renderings
Attached are the following photo-simulated viewshed renderings:
• The photo-simulated viewsheds for Building Location 1 are attached as
Exhibit 11.
• The photo-simulated viewsheds for Building Location 2 are attached as
Exhibit 12.
• The photo-simulated viewsheds for Building Location 3 are attached as
Exhibit 13.
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7_� AL4MING ADDRESS:
_NNING BOARD MEMBERSyi .1- P.O.B=1179,
PL&
DONALD J.WILCENqla Southold,,,NY 11971
ChairA.
K 'OFFICE LOCATION:
WIL1J"J.C,REMERS Town HallAnnex
PIERCR �g
RAFFERTY
!�76 e 54376Sfata Route 25
JAMES H.RIC411f.
(cok.Main Rd: &Youngs Ave.)
TVtARTiN,11.SIDOR C_0YUNTJ,.�'` Southoid,NY
41
Telephone:631'7654938
www.southoldtownny.gov
PLANNING IROA]RD OFFICE
- TPVVN OF SOU` HOLD
April 11, 2017
Robert Sullivan
Quantuk Properties
P.O. Box 1045
Quague, NYI 1,969
RE: Proposed Conservation Subdivision of Quantudk'Properties, LLC
Located at 2155'Mill,Lan6j Mattituck
SCTM#1 000-1'07-.-,l o_8 Zoning,District X,C
[)ear Mr. Sullivan:
The Planning Board at the April 10, 2017 Work session found the Sketch Plan,
Application to'be incomplete., The,foll.owing imaterials,must be submitted:
1. Primary and.Secondary Conservation Area Plan;
Submit a Primary and Secondary Conservation,Area Plan to assess potential
impacts to scenic viewsheds from the public roadw6ys Suffolk County Route'4S',.
Mill Lane and Wickham Avenue.
Scenic view sheds are a secondary conservation area as defined by:
CONSER�VATION-AREA,S, ,SECONDA,RY '
Shall bac'om' prisled of areas contributing to open space, recreation and
environmental- resources.
rces.Areas include-all&�?posed scenic)-and
jurisdictionalbu buffers (i.e., 1011 feet,from wetland boundary);ndary)-, prime farmland,
woodlands, aquifer` recharge areas, natural floodplain And drainage patterns,
areas containing protected species, significant,wildlite habitat areas, historic,
archeolb,ftal or cultural features listed(or eligible to be listed), on national, stat6.
County or local,registers ofinventories, trails and recreational areas, and scenic
views into the.,property from adjacent properties sial existing public roads.
Southoldi Town Planning Board Page 2 April 11, 2017
The parcel has high scenic value supported by the views from Suffolk County
Route 48', a New York Scenic Byway, Mill Road and Wickham-Avenue. The
potentie is impacts to the scenic quality must be,assessed to direct the design of
lots and future proposed structures.
The Primary,"and Secondary Conservation Area Plan 'should include"photo,-
.simulation view-shed'analysis that'includes all proposed residential,and
commercial;structures,"'p,arking Jots with'cars and crdpslvines. The view-shed
'analysis and photo-simulation must include alternate locations as W' ell,as,the:
proposed location of future buildings. At least two alternate,locations need;to,'be
provided, including one in the north of;the parcel against the residential lots and
one closer to:MiII'Lane; and farther north than the proposed site..The views to be
analyzed include multiple points from CR 48, and,several points along Mill Lane.
2. Provide the following on,the ERSAP dated February 22, 2017:
a. Shoal areas-legally protected by County of Suffolk/Town of-
Southold/Private Trusts-within,500' of the parcel.
b. Show NYSCjEC Critical EnVitonmental Areas—A.Special Groundwater
Protection Area,is located,to the.eattof the parcel.
-Staff is available to meet on-site'to review locations. Please,call ( 31-765-1938 with any
questions.
Sincerely;
W.
Donald J. Wilcenski'
Ck�airnr an
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f- PLANNING BOARD MEMBERS ��Of SO(/ly® MAILING ADDRESS:P.O.Box 1179
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DONALD J.WILCENSKI ,`® Southold,NY 11971
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OFFICE LOCATION:
WILLIAM J.CREMERS N Town Hall Annex
PIERCE RAFFERTY �` �O� 54375 State Route 25
JAMES H.RICH III (cor.Main Rd. &Youngs Ave.)
MARTIN H.SIDOR Cowl Southold,NY
Telephone:631765-1938
www.southoldtowuny.gov
PLANNING BOARD OFFICE
TOWN OF SOUTHOLD
May 12, 2017
Robert Sullivan
Quantuck Properties
P.O. Box 1045
Quogue, NY 11959
RE: Proposed Conservation Subdivision of Quantuck Properties, LLC
Located at 2155 Mill Lane, Mattituck
( SCTM#1000-107.-10-8 Zoning District A-C
Dear Mr. Sullivan:
The Planning Board has provided vantage points for the viewshed analysis to assess
the potential visual impacts of the above-referenced application. The vantage points are
notated by red X's in the attached document. The Planning Board requires the
aforementioned locations at minimum, but additional applicable vantage points are
highly encouraged. When conducting the analysis, each view should be distinguished
by a number for reference.
If you have any questions regarding the above, please contact this office.
Sincerely,
j
Erica Bufkins
Planner Trainee
" South of Tree
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Quantock Properties' Conservation Subdivision
,ParkingSpace'Requirements(Section 2�iU;=78a
1fuimuin'Niamber of `I
RCequir6d
1 !
_Parking Spaces for• ;
Type-OF Usage Zoning,Regtdrement 3,600 sf Wiuegfrastirig
'Roam and 1;000•SF Utitside,
;Patio
Tasting Room Treated as,"Retail",-I parking I
(1,240 SF) space,for each 200 SF of floor
space (` 6
Production Arca- Treated as warehouse space—I }
(21000 SF) parking,space-for each'1•,000 5F,of
floor space 2
WMT a Production 1 parking-,pace,for.each-ernployee' 3
Outdoor•Patio Treated-,as "Reta.il"'space I
parkigg space for each 200;SF of
patio,area S ' I
Handicap Parking Not applicable since the total i
number•ol`'r`equir, paricing'spaccs, 1
is less than,25 2
Total Required Parking:Spaces
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