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HomeMy WebLinkAboutComprehensive Development Plan Part II 1967 TOWN OF $'OUTHOLD Lester Albertson, Supervisor I-Ienry A. Clark, Iustice of the Peace Ralph W~ Tuthill, Iustlce of the Peace Eo Perry Edwards, Iustice of the Peace Ptoward Valentine, Councilman Louis Demarest, Councilraan Robert Tasker, Town Attorney Albert Richmond, Town Clerk PLANNING BOARD lohn Wickham, Chairman ~H 8n~z Moiss Wilt, ia m Hnkelback Frank Goyle Alfred Gi~ebe RAYMOND & MAY ASSOCIATES Planning Consultants White Plains, New York RICHARD MAY, IR., AoI.P. - Partner STUART No POLLY, A.I. Po - Associate Partner WILLIAM Ro BARRON - Planning Associate The preparation of this reporz was financially aided through a Federal grant from the Department of Hous- ing and Urban Development, under the Urban Planning Assistance Program for the Bureau of Community Plan- ing~ New'York State Office of Planning Coordination. It Was financed in pa~t hy the State of New York, ~nd the To~n of'So~thold. HI(3HLI(3HTS OF THE DEVELOPMENT PLAN FOR THE TOWN OF SOUTHOLD WHY A PLAN FOR SOUTHOLD ForSouthold acommun~w wi~hahistory ofmorethanZ0Oyears, planning has now become essential for maintaining its agricul- tural character protecting naturaland historic features which astract seasonal residents and tourists, preventing obsoles- cence and tecay, ~nd preserving the Town's rich coastal re- sources. A large zncrease in population is predicted for Suffolk County by1985. The To~vn withits 14 , 780 residents in 1966, isbound to feel the pressures of this growth The question before the Town is whether ~t can meet the demands of new residential development, traffic, and commerce ~vithout losing the rural character that Southotd nov; enjoys. The answer will be pos- itive only if the Town plans its future by establishing and pursuing the commumty goals shared by its citizens. It is important to understand that planning for ;ommunlty provement is a continuing process. Although any area ts at- ways subject to unforeseen Dhanges, the community without a plan may find~tselfthe vlc%~m of such changes. Withe plan a community can adapt and take better advantage of changing Conditions. THE DEVELOPMENT PLAN This leaflet presents a summary of the Develppmenz Plan for the Town of Southold, a two-volume work prepared by the plan- ning consultants working with the Planning Board. Valuable background for the plan was provided by the Cornell Univer- sity studies of agriculture, the economic base, recreanon and fisheries and the analysis of underground~vaterresources by Malcolm Pirnie Engineers. Part I of this Plan ~ontalns the background studies dealing with population composition, housing conditions, the local econ- omy, and land use. It describes the goals and objectives of the Town's planning program and contains a discussion of various means to parry out the proposals m the Plan. Part II conts [ns the detailed proposals for achieving the objectives set forth ~n Part I. It establishes broad planning policy with respect to transportation, future land uses and community fa- cilities. The Plan proposals are graphically expressed onthe Development Plan Map which is reproduced on the reverse side of this leaflet. Whether proposals are precisely set forth or only generally ~escribed and located, rheim interrelationships are significant, and these must be studied with each new step in Southold's ~ro~th. Beyond certain needs which exist today the Development Plan sets no precise timetable for the achievemen~ of all its rec- ommendations but should rather serve as a guide to the loca- tion of various land uses and facilities as they develop inthe future. HOMES The To~vn of Southoldis primarily a r~sidential and agricultural community, and the Development Plan proposes that this char- ac~er be maintained in the future. Over the next twenty to thirty years the Town can be expected to grow from ~ts pres- ant population to about 34,000. Because buildable landis abundant, care must be taken to see that new homes are no~ developed m a random pattern testroylng the agricultural economy and the countryside The Pevelopmen~ Plan proposes that, in ~eneral, intensive residential developmen~ be confined to the vacant land south of State Route 25 and a narrow stri~ on the north shore along Long Island Sound. Prime farm land lying north of Route 25 should be preserved for agricultural uses, and any develop- men~ that might occur in this area limited to a very low density. ~wo residential categories are proposed (see Plan map): The A~riculture-Residence Area coverzng most of Southold's important agricultural land is located primarily north of Route 25. Housing types are limited to one family homes and density recom- mendations vary groin .5 to 1 al%veilings per net acre depending upon the availability of a public water system. Low-density residential development is shown on the Devei¢ pmen~ Plan primarily along the south shore and in a narro-~v ssrlp along Lon~ Island Sound. Housing types suggested hers are limited to single family houses, but a higher density than in the Agriculture-Res~dence Areas. The densities for these areas are 1 to 2 dwelling units per ne~ acre depending upon the provision of a public water system. A(3RICULTURE Approximatelyhalf of Southold's 28, I50 acres of land area ~re ~n agricultural use. The 1965 value ofthetotal farm cropwas tn excess of eight million dollars, making Southold one of the leading dollar-value agricultural towns in New York State. [f the Town ~s to exert effective control over the development of ~griculture and open lands, financial measures will have to be employed in addition to the normal regulatory ]evices pro- vided by zoning. The following are several ways which the Town may consider in seeking to preserve its farm lands: 1. Adjusting tax assessments on the basis of periodic contracts. 2. Purchase of development rights. 3. Restriction of municipal services to areas proposed for intensive development in the plan. If the basic policy of agricultural land preservation set forth in the Plan is adopted an zntensive effort should be under- taken to devise an appropriate program for the achievement of this aim. COMMERCE AND INDUSTRY Industrial areas. More than 600 acres in the Town are pro- posed for industrial uses, ~n areas well separated from res- idential development but convenient to trans~ sr~atlon routes. The largest such area is west of ~Iattituck CentralAree be- tween Routes 25 and 27~ two others are located west of the Village of Greenport and in the northwest portion ct the Town (see Plan map/. The nature Df the industries attracted zo these areas and the impact they have on residential areas and highway traffic can be controlled through approprzate zomng regulations. COMMERCIAL AREAS Retail development zs primarily limited to business centers which are presently in existence. The Mattituck CentralArea is of ma]or lmporzance s~nce it is already subject zo develop- mental pressures [rom ~rowth spreading eastward from River- head. To strengthen the retail development of established business centers, zommercial ribbon development should be discours ~ed along State Route 25 and absolutely prohibited along County Route 27 TF~AFFIC CIRCULATION Street system proposals are designed to satisfy present defi- ciencies as well as those which will,surely develop as the result of the inevitable increase in traffic resulting from the population growth and greater use of the automobile in the Town. The major goal of the Development Plan is a highway network that will eliminate present hazards and bottlenecks and accom- modate the greater traffic volumes anticipated in the future. To this end each thoroughfare in the Town has been identified either as a major street; a collector road (linking major and minor streets); or a minor street (giving direct access tohomes and stores). Proposed standards for each type of street are set forth, and specific recommendations are made for raising existing and future streets to these standards. One of the ma]or ssreets proposed is a link between Routes 25 and 27 that would enable through traffic to by-pass the Vi]- iage of Greenport. To solve this problem, a by-pass is pro- posed west of the Villa ~e at Chapel Lane. Perhaps the most important collector sfreet proposed is an ex- tension of Sound View Avenue along the north shore. The De- velopment Plan:also proposed the extension of Bowery Lane to Sound View Road. Both of these recommendations would'facil- itate more diree~ access to and from the residential develop- ment and proposed parks and beaches on the Long IslandSound shore. COMMUNITY FACILITIE~S of Southoldhas heretoforepre- program for active and pas- -Ho~vever. as the community character becomes and as family leisure time increases, new The Plan proposes ~ill take advan- tages. Beachfront ~ in the vicinity of Matti- the Great Pond, and in ,. Both Stare and Federal aid is In addition, the State Park at ed to include the salt marshareas andpublic control of wetland [ of wetland basins can 3eopar- underlying aquifers. In seriously contributes to salt water · storage area s. The Proposed Zoning opmerltal encroachment on "Wetland ~roposedOfficialMap. These areas te purposes of an c pen nature which affect the natural attributes of the wet- Schools To meet future educationatneeds, the Develcpment Plan endorses the recommendations of the i958NewYorkState Master Plan for school district reorganization to centralize gll seven school districts tn the Mattituck-SoutholdArea. Public Buildinc;s. New public buildings proposed by the Plan fnclude a new Town Hall. and several new firehouses· Public Utilities. Residential ~rowth along the south and north shore is predicated upon the development of a public water supply system. The Greenport water system should be grad- ually ext~ded eastward along the main road ~o supply water to East Marion lnd Orient. The areas along the southerly shore line, between Greenport and Mattituck. could be ~up- plied by an extension of the Greenport Byg~em or by a new system derek ped by the Town o~rby the Su~folk,~ County Water Authority. MAKIN(3 THE PLAN WORK The preparation and adoption of a Development Plan does not alone insure the development of the Town m accordance with the Plan's ob]ectives and pro~ baals An important part of the planning program is that which describes ways of implement- ~ng ~s proposals. Some of the planning tools available to the Zonina and Subdivision Reaulations Through zoning, a community can regulate the use of each parcel of]and, the density of development, endthe size and location of buildings. The Town's present ordinance ~s, in mo st instances, not adequate to enable the Town torealize the alms ofthe proposedPlan. The new regulations recommended by the consultants wil! be reviewed by the Planning Board and the Town Board. and with such changes as may be appropriate submitted to the community at a public hearing prior to adoption. Subdivision regulations ~re designed to insure high standards of residential development. A new set o~ regulations were prepared by the planning consultants ant after a public hearing, they can be adopted by the Plannin ~ Board with the approval of the Town Board. Official IV~aD An Officia]Map is a legal documentwhich prevents building in future or widened streets, parks, anddrain- sge r~ghts-of-way. [nthis waythe eventualcostofin- stalling such ~mprovements can be substantially re- duced. The first step is the adoption of a map showing ~11 ex~st~ng streets.parks~ and drainage areas. Based on the Development Plan proposals forthese facilities. amendments to the Official Map should then be made· Caeital Imerovement Proorammlng The Plan urges the Town to undertake a systematic pro- cedure lot preparing annual and long range programs for ~11 ~mprovements to be financed wholly or partly with Town funds. Under this procedure a program ~s drawn up annually for public ~mprovements needed in the next six years. Prioritiesarethenassignedtothe pro3ects, and a budge5 is adopted to finance the coming year's pro3ects. This process would enable the Town to an- ticipate future expenses and to assure long-term pro- 3 ects such $ s park acquisition and street improvements. Federal and State Aids New York State and the Federal ~overnment provide many assistance programs relating to specific community provements. These include park site acquisition, school construction, water supply and treatment facilities housing for the elderly, and beautification. Under the Housing Act of 1949 as amended, the Federal government, through the Department of Housing andUrban Development assumes three-fourths of the net cost of re- newing deteriorating areas in communities of 50,000 pop- ulation or smaller The other fourth ~s shared equally by the Stats of New York and the locality. Communities may qualify for aid only if they have undertaken compre- hensive planning programs and other measures to pre~ vent future blight such as concentrated code enforcement. YOUR ROLE The Development Plan ~ummarlzed here represents two years of careful thought and study by your Planning Board and ~ts professional consultants. Now ~z~s ready to be considered by those it will mosz directly affect--the citizens of Southold. The Planning Board urges you to study the plan and register your reactions and suggestions. Public meeting with oppor- tunities for open discussion may be held Only after such meetings and a Feview of c~tlzen opinion wilt the Planning Board consideracceptance of the Plan as its ¢[ficial policy. Bear in mindas you review the Plan thatit has no power to automatically bind present or future ~enerat~on s. It is essen- tially an advisory document, a guide, and one that w~I1 have to be adapted to changing times. Acceptance of the Plan does not necessarily assure ~ts success· The citizens of South- hold must provide the ~mpetus and vigilance to carry the plan Greot Pe~oni¢ Bay RESIDENTIAL AND RELATED ~ AGRICULTURAL- RESIDENTIAL ~ EOW DENSITY-RESIDENTIAL COMMERCIAL AND RELATED ~ COMMERCIA_ ~ INDUSTRIAL ~ RESORTS ~ AIRPORTS DASHED LINES INDICATE PROPOSED STREETS RECREATION AND OPEN SPACE AREAS ~ PARKS ~ WETLANDS AND INLETS ~ MARINA :~JBLIC LAND USE SCHOOLS TOWN HALL STREETS MAJOR COLLECTOR MINOR Island Sou~o~ SHELTER ISLAND Pe¢oni¢ B~y Gardeners Bay FISHERS ISLAND i / / ? / / DEVELOPMENT PLAN TOW N OF $OUTHOLD SUFFOLK COUNTY, N. Y. F~AYMOND & MAY ASSOCIATES- Planning Consul'~ants White Plains . New York dune,1967 11 HOLLAND AVENUE WHITE PLAINS NE',~ YORK 10603 914 948 6400 NEW YORK CITY FIE LINE 212 584 3355 52 TRUMBULL STREE] NEW HAVEN CONNECTICUT 06510 Mr. Charles T. Lanigan, Director New York State Office of Planning Coordination 488 Broadway Albany, New York Dear Mr. Lanigan: Re: Town of Southold Urban Planning Assistance Project - No. December 31, 1967 NoYo P-85 RM :pd Respectfully submitted, RAYMOND 6, MAY ASSOCIATES We wish to express our appreciation for the effective cooperation extended to us by Malcolm Pirnie Engineers, especially Mr. Ernest Whltlock and other members of his staff. We aisc wish to thank the New York State Gollege of Agriculture at Cornell UniversiTy, Mr. Bruce T, Wilkins and Mr. David J. Allee. Our planning staff has met frequefltly with the Planning:.Boai:d, Ir~ addition ~ V)~ ha,ye coordinated our efforts by meeting with other Town depar~:ments; age'ncieSl, ,and organizations. We take pleasure in submitting the Comprehensive Development Plan - Part II for the Town of Southold, A recommended set of Subdivision Regulations and Proposed Zoning Regulations hav, e be~n s~parate}~/ submitted~ FOREWOtTD The Town Development Plan, setting forth broad planning policy with respect to all future land uses ~ is described a~td illustrated in the following sections of this report. The Development Plan Map provides an overall view of the Town's future and summarizes the proposals for residential, commercial and industrial areas, community facilities, and streets and highways. Generally these proposals are related closely zo one another, and these interrelationships are basic to the planning approach to community development, The Town Development Plan sets no precise timetable for the realization of each component, but is rather a statement as to where these elements would best be located as they do develop. The only exceptions to this general statement are certain facilities whose need can be established at this time, Some of these are itemized in the Proposed Capital Improvement Program List, while others are discussed inthe following text. TABLE OF CONTENTS LIST OF ILLUS T RATI,ONS INTRODUCTION TOWN DEVELOPMENT PLAN Residential Land Use Plan Agricultural Land Use Plan Industrial and Commercial Land Use Plans Street and Highway Plan Open Space and Recreation Plan Community Facilities Plan PLANNING STUDIES Airport Development Impact of Proposed Long Island New England Bridge Planning District Analysis Capital Improvement Program Page 1 5 5 8 11 24 30 36 41 41 48 53 60 Regional Setting Typical Street Cross Sections Basis for the Official Map Proposed Airport Development Planning Districts Page 1 25 28 44 54 New HQver Glen Cove · Huntington RESIONAL SETTIN6 DEVELOPMENT PLAN PART TWO TOWN OF SOUTHOLD ~ [ SUFFOLK COUNTY NEW YOrK INTRODUCTION Urban planning within a democratic society is the translation of a community"s goals and values into three~dimensional reali/ies, frs highest achieve- ment is the realization of its purpose s by the creation of an urban form designed to serve the needs and desires of the community for which it was created. Each community is peculiar unto itself and no stan- dardized forms or patterns of development can be validly applied to all communities. Therefore, the essence of any planning program is to determine She conditions which have influenced a community's growth and development and to evolve the goals and development policies appropriate to deal with these conditions, Once these are determined and under- stood, the basis for planning for the future becomes evident. Unfortunately, most community developmenthas been /he result of spontaneous growth without the benefit of planning for future generatiOnSo The random par- terns of development and the need for dramatic revi- talization in older urban areas bear out this fact~ It is perhaps comforting to know that the Town of Sou/hold does not stand alone with its problems, but in the company of many other towns and villages throughout the nation. However, there is often a reluctance to face these problems squarely in terms of solutions, Only too often complacency pervades and there is general apathy towards the establish- menu of safeguards for the future. With the know- ledge that hindsight can offer, a framework for future planning can be established to overcome these re- straints and enable progress to occurin a more orga- nized manner. This Plan is the culmination of two years of intensive study of the Town of Sou/hold; a study which took into account all of the known internal and external factors affecting /he growth of the Town. Part I of the Development Plan is devoted to a presentation of the findings of these studies dealing specifically with physical, economic, and social con,i/ions as they exist in Sou/hold today. This background material provides the perspective to guide the formulation of concepts for the future. Th e recommen da t/on s a n d program s for a c/ton propo s e d in this Development Plan reflects community develop- ment policies -formulated by Southo[d's Planning Board. These policies may be either stated clearly or only implied, but results cannot be realized without their acceptance and support. By/ts very nature, the Plan must advocate or reflect policies on growth, popula- tion, economic activity, aesthetics, transportation, and other basic elements of Town structure. It is acknowledged that all of the proposals indicated in the Plan cannot be carried out at once or even in the near future. Many aspects will undoubtedly take many years to be effectuated, and possibly some never will be. The Plan is intended to be comprehensive and of a magnitude equivalent to Southold's develop- ment potential, with the practicalrealization that the execution of each aspect will occur as the Town's growth demands. -1- The following policy statements, relating to South- hold's development, provide the foundation and a yardstick for detailed consideration of the objectives to be met by the Plan and for the specific proposals of the Plan itself. 1. Positive measures should be taken to assure that land now in agrlcultura! usage should remain in such use for as many years To come as possible. The continuance of agriculture as a majoruser of land will have to be predicatedupon a substantial reduc- tion in the real property tax burden borne by farmland~ ]~his may be accompanied by such devices as the purchase of development rights, agricultural zoning, and the restriction of municipal services on farm land north of Route 25. Where residential development [s permitted, [ts land occupancy should be reduced by cluster zoning techniques. 2 o Ma3or residential development should be directed to the areas south of Route 25, andalong a narrow strip on the north shore abutting Long Island Sound. Residential densities of two dwelling units per acre or greater, proposedinthese areas, is predicated upon the development of a public water supply system serving these areas. The first step in the develop- menr of a public system should be the extension of the existing Greenport Water System in a westerly direction along Route 25, New wells forthis system should be located inland where the water is of a superior quality and is less likely to be affected by the potential hazard of salinization. 3, Dredging orfilling operations inlnlets and wet- land areas should be severely reduced and only -2- permitted under controlled conditions, either by direct legal action or by the public purchase of land or development rights. Each inlet and wetland area should be precisely delineated and a policy established with respect to the treatment of each such areao 4. Retail development should be confined to present centers. Provision for the expansion of business in the Mattituck Central Area is of major importance since this area will be the first to react to develop- mental pressures from the west. Asacorrotlaryto the emphasis on retail development in the central areas, further commercial strip or ribbon development along State Route 25 should be discouraged, and 'absolutely prohibited along County Route 27. Industrial development should be encouraged in areas adjacent to Mattituck Central Ares and the Village of Greenport. These industrial locations shouldhave direct access to the railroad, and Routes 25 and 27° 6, Open land should be viewed as one of the most important and irreplaceable resources Of the Town; Attention must be paid'to additional open space conservation an'd public land acquisition pro- grams before the tide of development engulfs South- hold, 7, Since the automobile provides and will continue to provide the principal means of transportation for the people of Southold, it [s incumbent upon the Town to continue to provide an adequate major and collector street system, minlmtztng traffic on local residential streets. Capital improvements should be programmed on basis of a priority system which is speDifically related to the present and future needs of Southold, Such a program should be in accordance with the Development Plan, -3- RESIDENTIAL LAND USE PLAN The Town of Southold is primarily a residential and agricultural community and the Development Plan proposes that the Town remain as such tn the future. This policy is to be implemented through the limita- tion of intensive residential development to the ample vacant lands south of State Route 25 and a narrow strip on the north shore along Long Island Sound. Prime farm land lying north of Route 25 will be pre- served for agricultural uses, and any residential development will be of a very low density. The rate of development should be limited in accord with the provision of public facilities and services in order to maintain tax rates within, the economic capacity of the Town. Population Capacity The zoning ordinance, through its various regulations and district boundaries, directly limits the maximum population potential of the Town. At any given point in time, it represents an image of Southold's future land uses and population distribution. The follow- ing estimate of the population capacity of the present zoning ordinance is based u~on a number of assumptions: So Farm [and will continue in its present use Residential development will occur only on pri- vately owned buildable vacant land [not including farmland or wetlands). The population estimate relates to permanent residents, only. It does not include seasonal residents. do Family size is assumed to be 3 persons per dwelling. On the basis, of these assumptions: All the buildable vacant land in Southold currently zoned for residential use was measured. This was found to be 3,639 acres. For each area measured, 50% of the land, or a total of 1,819 ac~es was deducted for accessory facil- ities (schools, roads, shopping, etc.). Based on~ current zoning regulations, the maximum number, of dwelling units for all such areas was calculated to be 6,342 dwelling units. The figure of 6,342 dwelling units was multiplied by 3 persons per dwelling. The resulting figure, which is somewhat in excess of 19,000 persons, is the theoretical additional population potential of the Town. Thus, the 1985 population for South- old based on these assumptions, is estimated at approximately 34,000 persons. Malcolm Pirnie Engineers have conducted a study on the availability andthe consumption rate of the exist- ing water supply and their relationship to the future popu!a.tionpotentiat ofthe Town. They have foundthat the available water resources is equal to an average of 10 million gallons, per day. The total estimated withdrawal of ground water in 1966 was an average of Y million gallons per day, of whieh an average of 5o 5 million gallons per day was used for irrigating vegetable crops and the remainder used for domestic uses~ The above figures indicate that an average of 3 million gallons per day will be available for future domestic use. Of this 3 million gallon reserve, it is estimated that summer residents will consume an average of about 500,000 gallons per day, during the next 20 years. This will leave approximately 2.5 million gallons available for an increase in permanent residents. Assuming a per capita consumption of 120 gallons per day, the remaining 2.5 million gal- lons will provide for an additional population of approximately 20,000 persons or a total of 35,000 · permanent residents. This estimate is based upon the assumption that that amount of water used for irrigation will remain constant at 5.5 million gallons per day, for the next 20 years~ If withdrawal for irrigation is deereased in the future, there will be water for a greater number of permanent and/or sea- sonal residents. It is also interesting to note that Robert L. Carroll in "A Social Analysis of Southold Town, Long Island", estimates the 1985 Population to be in the vicinity of 35,600 permanent residents. This estimate is based upon the assumption that the Town of Southold will continue to house about 2% of Suffolk County's total population. RESIDENTIAL LAND USE The various population estimates indicate that only a portion of the area of the Town of Southold will be needed for residential development over the next 20 years. One of the most important objectives of the Development Plan has been to select those areas most suited for residential development and, on the other hand, to discourage development in areas pres- ently used for farming in order to preserve the agri- cultural economy and the rural character of the com- munity as long as possible. It has therefore been established as a land use policy that newresidential growth will be limited to areas on the south shore, south of Route 25~ and on the north shore along Long Island Sound. The proposal for residential develop- ment along the south shore is prediCatedon th~ creation of a public water supply system serving this area° The two residential categories shown on the Town Development Plan map are intended to implement this policy° The Agriculture-Residence area cover's all of Southold's prime agricultural land and is located primarilynorth of Route 25~ Housing types are limited to one family houses and the density recommendations for the one family dwellings vary from . 5 to 1 dwelling per net acre, depending upon the availability of a public water system. '~ The Development Plan map shows low density resi- dential development along the south shore and in a narrow strip on the north shore along Long Island Sound. It is proposed that development in these areas be limited to single family houses, but at a higher density than in the Agriculture-Residence areas° The densities proposed for these areas are 1 to 2 dwelling units per net acre, depending upon the provision of a public water system. Garden Apartment and Attached House Development The Plan recommends consideration of medium density residential uses on various sites, some time in the future, when the need and demand for multi-familyunits develops. Such uses would be strictly controlled by zoning regulations. Specifically, areas which might be considered potentially suitable for multi-family development are those in the immediate vibinity of retail shopping, service, and general commercial areas° Zoning standards would assure low density, adequate landscaping, and sufficient off-street parking spaces so that the developments will be in harmony with the residential development in the remainder of the Town. Approval by the Planning Board of the layout of each apartment site will be required. Hence, the exac~ location of all structures, facilities, andlandscaping, and of all points of ingress and egress would be sub- 3ect to approval by the Plan{/lng Board prior to the issuance of any building permit. In evaluating the desirability of this ~ype of land use, a number of studies relating to multi-family develop- ment in other communities were analyzed. These studies were concerned with the effects of such development on existing community character and municipal services t the number of school~a ge children such a development might bring, the tax revenue produced by thi s use a s comparedwith other land us e s, the type of income levels of the probable residents of such units, and the benefits to be derived by the local ~bOppi'ng es,tablishme~ts. Services can be provided for a~partment developments with cohsiderably greater efficiency and economy than for single-familyhouses. Multi-family developments can add a significant amount of tax revenue ~o the community base, and usually house relatively few school age children. In addition, their occupants contribute substantial consumer buying power to the local retailareas. For these reasons, apartments usually require less in municipal services than the taxes they pay. -7- A( R CUtLJ URA _. LAND USE PLAN Approximately 47% (13,136 acres) of Southotd's 28,150 acres of [and area is tn agricultural use. The 1965 value of the total farm crop was tn excess of eight million dollars, making Southold one of the leading dollar-value agricultural towns in the State of New York. I-towever, over the past decade, there has been a relative decline in the actual number of acres farmed, andin the total number of farms, There has been a trend toward consolidation into larger singly-held units with Lhe application of more motorized equip- ment, thereby yielding more efficient farming methods. Yet, the price of potStoe~s has constantly been dropping, with a resultant loss in-desire and ability on the part of the farmers to continue their operations. 'These [acts indicate that the future of farming in Southoldis threatened, and that in the next twenty_ years agricul- ture could become a thing of the past.~ In spite of these trends, the Development Plan recom- mends the retention of 13, 136 acres tn agricultural use. This policy is based upon";the realization that even if agriculture should decline, the iran sition from an agricultural economy should be gradual so as to minimize economic hardship° Furthermore, continued haphazard scattered residential development in agri- cultural areas would create an additional economic burden by necessitating the provision of necessary public services and facilities. The problem of retaining Southold's agricultural heri- tage is thus primarily one of economics. The financial *Las E~,KOppelmsn~ ~ P18n for Open-Space in Suffolk Oountv. -8- benefits that attend the transmutation of potato farms into speculative real estate has caused many Long Island farmers to put out a welcome mat to the resi- dential subdivider. Those on the fringe of the large scale developmen~ tSking place in western Suffolk County, who did not wish to sell their land to the advancing suburbia, have eventually been forced to change their minds. Slowly, they have been over- whelmed by a series of tax increases needed to defray the mounting costs of new schools, roads, and munic- ipal services. As long as a community remains truly rural, the population remains relatively stable, and schools built by one generation ma y accommodate the next with slight additions and alterations, th'e tax base is adequate to support simple community services without a large annual increase. With suburban devel- opment pressure, the situation is altered° In the absence of an industrial ~ax base, the farms have had to bear the brunt of the heavier municipal expenseso A~ricultural land is assessed on the assumption that if some of the farm acreage can be sold for a highprice to a subdivider, then all of the acreage is worth more money° Such s policy means that it is often impos- sible to operate a farm at a profit and many farmers eventually succumb to the specula~or's offer° For the Town of Southold to achieve the aim in its Development Plan of preserwng agriculture and open space, it will have to do more than pass regulatory ordinances. Private ownership and respect for the vested rights inherent in such ownership are estab- lished [n ~adition and law, However, newtechniques and approaches for coping with the problem have recently been emerging throughout the nation. The · lowing measures used in concert may enable Southold to exercise some degree of control over the pre- servation of its farm lands; 1o Reduce Tax Assessments. Current tax assess- men[ practices usually result in a yearly loss of farm acreage° This is due, in par[, to the desire of the farmer to sell some of his land and obtain reli.ef from taxes; and secondly, from the need by municipal governments To gain greater taz yields from the real property tax. The Town could place s preferential assessment on agricultural land to encourage con- tinued use in such a category. In conjunction with this policy, the system of retroactive taxation might be used. The owner of agricultural tracts would re~ ceive an assessment based solely upon its use in that category. When and if the property is sold for developmental purposes, back taxes would have to be paid which would be representative ofwhat the total taxes would have been ~vithout a lowered assess- mentD This device is being employed in a number of state,s, notably California, Maryland and New Iersey~ Each State uses a somewhat different method of lowering assessments, and apparently none are completely successful. In New York State under Section 247, of the General Iv~unicipal Law, owners of open or agricultural land may enter into a contractural agreement to convey to theTown a nega'tive easement (not to develop). Inreturn, the assessed valuation is to be based on the e×lsting use of the land. The rare of reduction in assessed value which may be granted i~ limited by law. The terms and conditions of the contract are left open In regard [o the type of easement° In addition, a public hearing is requiredo Although this has been largely overlooked by agricultural interests~ it might well provide a satisfactory vehicle to create a more favorable economic climate for agriculture in Southold and, at the same time, stabilize the rural quality of the Town~ 2o Purchase, of Development Rlqhtso Under a recent act of the State Legislature~ the Town~can pur= chas~the development rights of vacant land, paying the landowner to retain the land in agricultural uses or as open ~pace. The payment is supposed to represent the differential .between the market value of the prop- erty at its present use and ~he value if developed for more intensive use. Under this prOcedure, only one payment is made and the development rights are purchased in perpetuity. The value of such rights is frequently difficult to determine and ma y cost almost as much as outright purchase of the land, 3o Zoninqo The Town can encourage the agricultural use of land through various zoning techniques. The culster zoning provisions of the proposed zoning regulations would allow for a relatively concentrated development in the[Agriculture-Residence District, while maintaining a low overall density as established by the conventional district regulation. The developer is allowed to concentrate his construction on a por- tion of the site, while the balance of the tract would remain in agriculture use. A number of communities throughout the country have adopted an exclusive agriailture zone, prohibiting residential development not relating to farm needs~ However, agricultural zoning has only been adopted with the consent of the farmer and therefore should not be considered a perpetual or even a long range protection: 4° Restriction of Municinal Services~ The scheduling of proposed public improvements ,loe. ~ public water and sewer facilities, could have an effect ~n preserving agricultural lands by limiting construction in these areas. It is recommended thst the Town of Southold encourage residential developmenz in the area south of Route 25 by giving this area a higher priority in the programming of a public water system. Conversely, a low priority would be applicable to agricultural lands north of Route 25. -10 - INDUSTRIAL- COMMERCIAL LAND USE PLANS INDUSTRIAL LAND USE Manufacturing is important to the economic well=being of the Town of Southold. It provides jobs and brings wages into the Town which, in turn, will create ditional jobs in retail and other service developments~ Manufacturing plants also create tax rateables with out contributing To the school burden, usually provid~ lng more in revenue than they require, in municipal services. Iqowever, industry should nor be taken es a cure-all for municipal ills, In certain locations industry may put a demand on municipal services, such as highways, utilities and police and ~lre pro- ~ection, thus drastically lowering its revenue- producing advantage to the community, Industrial sites, therefore , shoul'd-be lScat~dwh~refheyr,equire a minimum of highway improvements and no more then a reasonable extension of utllities~ Recent trends indicate that Southold is in a desirable position to foster limited new industrial growth. Since X/Vorld %Nar II, new industrial construction has shifted from multi-story buildings on sm~a-ll lots ~o one-story buildings on large tracts of land. This change has facilitated the use of horizontal production lines and the provision of off-street parking spaces and landscaped areas. Changes in space require- ments in many types of manufecturing and processing facilities has enhanced the industrial potential of a number of large, vacant sites in Southold, Good access zs the primary requirement for industrial areas, particularly for trucking and for workers coming by private car° Industry is largely concerned with the assembly of goods and people, and the energy and time costs of this assembly is a significant por- tion, of total cos~sL thus the present eraphasis on high capacity access, flat land, and one-story plants o It is proposed that a series of sites for industrial development be established along areas served by State Route 25 and Gounty Route 27. ~hese sites would Dro¥ide approximate] y 600 acres of land giving prospective industries a number of locational choices. The proposed sites sho%vn on the Development Plan MaD include the relativel y ~evel land west of Matti- tuck Oentral Area between Routes 25 and 27A; the land west of the Village of Gre~npOrt, between the Long Island Railroad and Route 25; and a site at the intersection oi Aldrich Lane and Route Z7 ~vh'~ch is immediately adjoining a proposed industrial park and salt-water desalinization plant ~n the Town of River~ 'head, One of the major problems of the proposed industrial areas, will be the visual impact upon the Town. Although the individual building may be competently designed, the structures will be typically dotted over a flat, ~rnpty landscape, dominated by parked cars. The view from bordering roads such as 8cutes 25 and 27, is important, both for its advertising and its scenic value° Factories should not be allowed to back onto arterials or other areas from which they are visible. Architectural control, or at least site plan review should be exercised over plant buildings and parking and loading areas~ The latter areas should be screened by planting and fencing° COMMERCIAL LAND USE In any communtty, people require the goods and services offered by commercial development° As new residential areas are created, they are followed closely by establishments which cater ro the needs of residents, The Town of Southold is typical of this pattern as illustrated by the commercial growth along State Route 25 As Southold continues to expand, so will the amount and variety of commercial establish - ments within the Town, The purpose of this plan is to gu[de the location of these uses and control the amount of land designated for them~ As general background for this section of the Pevel= opment Plan, it is important to note the differences between various types ofretailareas~ To reduce the possibility of confusions a general classification has been made of three distinct shopping center ~ypes: the nei~cLhhborhood (convenience}, the community (towD-wi. de), and the regional shopping center° The significant differences between these types of retail centers are detailed below; The Neiqhborhood Center~ The Neighborhood Center features primarily convenience goods and personal services (such as food, drugs, and sundries for everyday needs) o Itusuallyhasfrom 10 to 15 stores° A characteristic 'neighborhood center" requires the support of not less than I, 000 families and can serve as many as 7,500 people if they live within 5 to 6 minutes driving timec The average aggregate build= lng area for a neighborhood center is 40,000 square feet, requiring a site of between 4 to 10 acres° ]?he existing Central Area s such a s New Suffolk, Southold, and Cutchogue could be considered neighborhood shopping areas. The Community Center, The Community Center fea- tures soft line outlets (wearing apparel, etc~) and hard line (hardware, appliances, etc.) in addition ~o convenience goods and personal services It offers a greater variety than the neighborhood center° The number of stores in a community center can vary from 20 upwards of 40 and the aggregate building area averages 150,000 square feet. Such a center can serve a population of 20 . 000 to 70 , 000 ~ The existing central business di'strictofthe Village of Greenport and the Matt£tuck Central Area could be considered community shopping centers, _The Req!onal Center. The Regional Center features general merchandise, apparel, furniture, and home furnishings. It is generally oriented around one ct more department stores and contains 50 to 100 storeso A site between 35 and 80 acres isrequired~ A regional center needs a service area encompassing 100,000 to 250,000 persons. Because the regional center offers shopping goods in great depth and variety, its drawing power is a function of the opportunity for comparative shopping modified by the factor of travel time required to reach it. The Roosevelt Field in Mineola and the Walt Whitman Shopping Center in Huntin g~on exemplify this type of center. LJ Overall Obiectives For the various Centra'l Areas in Southold To prosper they must emulate the following principal design features of successful modern shopping centers, Io Easy access to the center is available over a network of arterial streets serving the entire trading area. At the same time, through traffic is not permitted to interfere with retail activity, and is routed arou nd the shopping area, 2. Efficient circulation is provided within the shop- ping area itself for cars, shoppers on foot, and trucks which supply the merchandise, 3. Ample short-term, off-street parking is provided convenient To each establishment, in addition to all-day parking spaces for those who work Jn the shopping area, 4~ The ~etai! facilities are grouped in a compact arrangement. This facilitates comparison shop- ping, leading to increased sales volumes, andaffords greater shopper convenience. Thus, once the shopper parks, a number of errands can be accomplished within easy walking distance, $, All non-retail businesses, such as manufactur- ing, wholesaling, and automotive uses, which interrupt continuous store layout, compete for street and parking space, and detract from the appearance oi a retail trading center, are excluded. 6o An attractive over-all appearance-is achieved through the provision of well-designed and efficient stores, harmonious architecture, order in adveriising and identification signs, and liberal landscaping with trees, shri~,bs, flowers and grass in appropriate areas throughout the shopping and parking areas o Retail Sales Space Proiections The geographical extent of the Town's tra de area has been defined ss encompassing all of the Town of Southold and a portion.of Riverhead~ Its extent is determined by various factors, including distance and driving time, location of competitive facilities, and the orientation of existing road patterns and conditions. Expected increases in population and personal income indicate that by t985 there will be significant market potential for new re/ail facilities or an expansion of existing ones in the Town of Sou/hold and especially tn the Mattituck Oentral Area. Wheth~rnewfacilities are constructed within the Town or.in surrounding areas suoh as Riverhead is, of course, subject to many factors~ The projections made below indicate that there is a potential market for retail sales which would justify a substantial increase in the total amounz of retail space in Sou/hold. Whether or not Southold captures this market is up to the residents, merchants, and public officials of the Town° ~orthe purposes of the study, the following assumptions have been made in estimating future retail sales. 1. Retail shopping faDilities within the Town of =13- Southold will serve primarily town residents permanent an d sea sonal o Personal income levels, which have risen in Southold at a raze varying from 2% to 10°/c per year for the past decade, will rise az the average annual rate of 3o2~Oo 3. The total 1985 personal income, in terms of 1966 dollars, would be 8188.3 million, 4o Approximately 35% or ¢'65 million, of this total 1985 personal income will be spent on retail sales in Southold. 5. The year-round population will mcrease approximately 34,000 persons by I985, Based upon the foregoing assumptions, retail sales in Southold will increase from Slg~ 5 million in 1966, to $65 million in 1985, a gain of 280 percent° A field survey, conducted by Raymond & May in 1966, disclosed approximately 830,000 square feet of retail space in the Town of Southold, including the Village of Greenport. Of this total, 392,000 square feet consisted of retail facilities and 438,000 square feet were automotive uses including auto sales and gasoline service. The estimate of floor area needs for 1985 was computed from projected sales for both retail an d automotive establishments° 1/On the basis of the present ratio between retail and automotive uses~ -14- Estimated Snace Needs of Retail Establishments 1985 la 1966 Retail square footage 2. 1963 Retail Sales 3, Estimated 1966 retail sales per sq. ft. 4. Estimated 1985 retail sales 5. Estimated 1985 retail sales per sq, fl, 6. Estimated 1985 retail space needs Rela'i] stores & servicesl_/ Automotive uses 7. Estimated. total retail space increase by 1985 830,000 sq. ft~ $19o $ million S47 S65 million S52 2,310,000 sq.ft o 1,150,000sq.fto 1,160,000 sq.ft 1,400,000 sq.ft. (o~ 180%) The Development Plan proposes that retail establish- ments continue to Se concentrated in the existing Central Areas and in the Village of Greenport. Pres- ently there are over 392,000 square feet2_~, in retail use in tn Town and it is projected that this figure will increase 1,150,000 square feet by 2985° The Development Plan for the Village estimates a total future retail space requirement of 275,000 square feet° The Mattituck Central Area, which is already reacting to increased development pressure from the west, can expec~ an increasing portion of future re- tail sales in Southold, The Development Plan esti- mates that the retail space requirement will increase 2_/This figure does not include automotive uses. from 102,000 square feet to 370,000 square feet in 1985. It is projected that Southold Central Area will need an additional 93,000 square feet, or a Total of 165,000 square feet by 1985. Cutchogue Central Area will have an estimated retail space requirement of 100,000 square feet, The remaining 240,000 square feet will be distributed among the Central Areas of Peconic, New Suffolk, East Marion, Orient, and Fishers Island and in a proposed commercial area in the vicinity of Mills Creek and 'Budds Pond, ad3a- cent to Route 25. Parkin ~ Survey A field survey of curb and off-street parking facilities was undertaken in the Central Areas of the Town. Its purpose was to determine: 1. The nature and intensity of present utilization of available parking spaces. 2. The future parking requirements of Southold's Central Area s. The survey collected information which noted the location of curb and off-street parking spaces, load- ing areas, etc. To determine the intensity of use of curb parking spaces (or rate of turnover of parked vehicles) by vehicle type, counts were made at one hour intervals. Off-street parking areas in Mattituck and Southold were surveyed every, two hours. The survey covered, in general, a time period of 10:0g AM to 6:00 PM for curb and off-street spaces. Itwas conducte~d on average mid-week days which were con - sidered to be unaffected by special conditions ahd heavy summer traffic. The parking survey covered Southold's CentralAreas, primarily along the Main Road (State Route 25). In addition, less intensive checks as well as visual obs'efvationS wer~ made of curb spaces and private parking area~ of~the fringes of the Central Areas. The survey covered s0me 273 unmetered spaces in the Town,* In addltion,.pe~iodic spot checks were made of approximately 230 curb, spaces in the fringe areas. The parking survey results show that the peak parking accumulation in the entire study areas occurred between 11:00 and 12:00. At that time, 116 or 45 percent of the surveyed spaces were occupied, A further breakdown of the survey results showed that the intensity (St utilization ~i-exi~tihg,~ parkin'g, space s varied in different Central Areas. For example, the 25 SU~z~y~d Spa'¢es in' Cutchogue a~hieved only 24 percent occupancy between 1I:00 and 12:00, The parking spaces in the survey area were utilized at an average of 32 percent of capacity. Parking inthe Town of Southold is in adequate supply overall; how- ever, spaces are located where there is little demand, and space is often in short supply in the higher demand areas. The most critical shortage is. on Love Street in the Ma~tituck Central Area and in the vicinity of the Post Office in the Southold Central Area. Conversely, the lot on Pike Street in the Mattituck Central Area is not heavily used. *This figure includes both curb and off-street parking. There is little doubt that during peak shopping days and during the summer months the demand for parking would be greater, It must also be noted that future retail development will require additional off=street parking at a ratio of one space for every 350 square feet of commercial use. Therefore, the Central Area Plans show a combination of development,iflcludihg off-street parking, flew commercial development 'and suggestions for improved pedestrian and vehicular circulation. CENTRAL AREA PLANS A sound commercial land use plan can help to el~t'minate vacant stores and decreased land values, This section of the Development Plan'rec- ommends that different zypes of businesses should be encouraged to locate so as to function [n accord- ance with the best interests of the Town. Possible financial success of commercial areas must not be the sole factor in determining their location, The question as to how they will blend into the existing community, what impact they will have on the traffic situation, and how they can be adequately served with public utilities must all be answered° The Development Plan proposes only zwo types of com- mercial areas: neighborhoodand community centers Neiqhborhood Shopping Areas The series of neighborhood shopping centers shown in the Central Areas Plans can be divided into two general classes. First, is the small shopping area ;;16- which may c,ontain only 20,000 to 40,000 square feet of retail space and a similar amount of off-street parking facilities, This type of facility would be located along the Main Roa"d at-East Marion. on Village Lane in Orient, on Peconic Lane in Peconic; and on Oriental Avenue on Fishers Island. It is recommended that off-street parking, at a ratio of 100 square feet of pa'rking for evew ~100 squar6' feet Of retail space, be located behind the existing and future Com-- ercial development. At the time that the Off~street park- ing facilities are provided, iris suggested;hat curbpark- lng on Peconic Lane, Village Lane and the Main Road eliminated. The second category includes the large~ neighborhood shopping center; These include New Suffolk and Cutchogue Central Areas. New Suffolk Central Area. The Development Plan delineates a neighborhood shopping area on First Street from Jackson Street to King Street. The busi- ness area is presently surrounded by single family residences on the east and marine oriented facilities on the west. Expansion along New Suffolk Avenue, a collector street, would only result in a greater scattering of businesses than exists at present. In light of these factors the King Street-First Street- Jackson Street area is proposed as the major site for an additional 45,000 square feet of commercial devel- opment. New off-street parking facilities, at a ratro of 100 square feet of parking space for each 100 square feet of retail floor space, are recommerf~led directly behind retail development facing onto First Street. These parking facilities will provide needed off-street parking and loading space, and will also serve the marine uses on the ea stern s ide'of First Street. Cutchoque Central.Area. The Development Plan de- lineates a neighborhood shopping area on the Main Road (Route 25) from Griffirig Street to Depot Lan¢~ This shopping area, c~nsisting of approximately 100,000 square feel of retail space would serve the daily shopping needs-of Cutchogue residents and adds sense of community identificatien to the area. The · shopping area ts located advantageously in relation to Route .25, which is one of the .~wo major routes in the Town. New off-street parking facilities are - propo~dir, ect~:~ehind CO~l~/l~rcia! ~¥'elop~ ,:.: merit facing the Main Road° A¢ces~s should be pro- vided to these facilities from North StreetandGriffing Street rather than from Route 25. It is recommended thee one parking.space be provided fo~:eacti 350~uare- feet of commercial development. Community Sho~l~lnq Centers Southold Central Area and Mattituck Central Area are delineated, as "community shopping centers". Each area exhibits not only an appreciable amount of con- venience activity; but some degree of maj'o~ shopping facilities as well. The heterogeneity that exists in their function is due to the fact ~hat:they are central t~ a residential community larger than a single neigh- bofhood. In addition to convenience activities,, banks, professional offices, and civic uses are usually present. $outhold Central. Area. The DeVelopment Plan lndi- cates'a community shopping area on the north side Of the Main Rca d between Railroad Avenue and Beckwith Avenue. The existing commercialuses ar~ presently intermingled with 'several public' and quasi-pUblic uses including churches, a post office, and' public a.nd p~¢hia.l.sCh~OlSo To th~ south, .a Su}Js~hhtial residential section along_Youngs Avenue is-l'rhmedi- ate!y a'.djacent to the shopping area? EXp~nsiOn'along the M-a~n Ro~.d.~o .th~ ea'~t.a~d west-would o~lyre'sult in .an even :greater scattering::~,f businesses f~n, ~h,e Southold CentraF~rea than exists at. presen~.~ In light of ~h~se f~tor$, the Tra(M~!er ~t~ee~rB~ckw~th~enue- -Me'c~nlc_s~reet a~ea is propo'Se~ as the major Sit~ for new retail., store censtructlon. In recognl ion of ex~stmg development which.exists in fhe South01d Central Ares,'a plan Was evolved. which envisions the revitalization bf existing ~om~ mercial eCtablfshments and'the development of an additional '90,0,00 sqsa~e .feet Of'commercial and0ffice space. Pedejst~ian movement should be facilit~ted:by the closing 6~: B'e~kwfth AvenUe and, Traveler Stheet, and the 6reaSon Of iandscaped malls which would connect 'the 'garious packing ~acilities wi~h retail development ~ Off;s~reet -parking, -at a rani0' 0f one space, for every 350 -s'qu~re feet ~f ~ommerci'al floor area should'be p~ovfded_by the construc/ion of ~ear of ~otu e parkxng.fac~ht~es~ .When off-st~et park- lng facilities a:re progfd~d, curb parking along Route 25 should be prohibited; The realization of potential retail development in S~)uthol'd Central'Area will require Considerable effort to improve the'appearance of existing buildings and the streets and sidewalkS, It is suggested thatWays and means of improving the over-all appearance of thts Central A~ea be devised to guide [ndividua! prop- erty owners, Any Sug2h Program Should include the rehabilitation ~f de~e~i~ra'tif~g sttudtUres,'the Iandscaping sign uont~o~, of pedestrian walkways andparkfDgl~t~, ' ' ~ ' ' ~ and the use of textured and colored pavement f~ unify the entire development. Mattituck Central Area, The retail concentration of the Mattituck Central Area is presently located on the Main Road (Route 25), Love Lane, and Sound Avenue. As the Town of $outhold continues togrow~ the demand for retail space wil'l exert increasing developmental pressures in the Mattituck Area. The plan for the Mattituck Central Area provides the framework within which the necessary expansion can be achieved. The Plan proposes that an additional 250,000 square feet of retail space be developed along Pike Street, Sound Avenue, New Suffolk Avenue, and V~lckham Avenue. Expansion of existing facilities and new development should not be in the longitudinal direc- tion along Route 25, but rather should be in the form of increased depth so as to obtain a cluster rather than a strip commercial development. Rear-lot park- ing sh~)~uld be developed at a ratio of one parking space for every 350 square feet Of retail development. The. commercial lands immediately south of Love Lane could be utilized by highway-oriented commercial activities. These activities should be encouraged to develop in clusters, a move which would not ~r~ly improve the appearance of Route 25, but also reduce traffic problems by limiting access to a predesignated numbe~ of driveways. The intersection of Main Road, Love Lane, andSound Avenue has been redesigned and channelized. The new design will help to alleviate a dangerous traffic problem and contribute to an improved circulation pattern within the Central Area. O~he~ ~e~S of ~he Rl~n include sm~ll g~e~ and ~e,d~'~'n ~all~ ~o ~h~B~~ the visu~'~p~a~ ss~?~{~ ~ D~teCt ~dj~n~ [e,Si¢~nt~a Improved circulation, additional off~street parking facilities, and landscaped pedestrian areas are not necessarily a panacea for the future ~ommerci61 growth in Mattituck, Although some retailoutlets have been modernized in recent years, a~ the present time a number of stores are becoming visibly obso- lescen¢. Improvement of both the~uter facades, as well as the interiors of such establishments, is essential if they are to help Mattituck compete-sac- cessfully for its share of the retail market. This improvement of facades and interiors must be an in- dividual effort by the property o~ners and merchants t~emselves. OTHER COMMERCIAL AREAS The r~sort areas in Southold serve portions of the 'New York Metropolitan Region~ l~rithin this region, such factors as incre~'sino population a rising stan- dard of living, more leisure time, and better frans- p~atI~, fa~s, ~h~, d~na~. f~' re~6~'!~t~ /The De~e~-ment .Plan nized 'tb~ Crend b~ recommsndi, n~ lhe.:hmited ex~ensf~n~ of resolt, areas containing ,'siloh t~D~ as. motel~ ~auranfs, hostels, ~nd mann~s. ~.he Plan. ou~lme~ the existing resort areas and recommends that these be maintained with some expansion into adjacent non-resort uses and vacant sites. Areas recom-~ mended for resort motels include sites along the North Shore, and along Silvermere Road and Shipyard Lane on the South Shore. Marinas are suggested on sites along Mattituck Creek, ~ames Creek, Wickham Creek, and adjacent To Sage Lane. oTREET AND HI6HWA¥ PLAN The proposals for the Town's street system are de- signed to satisfy present needs, as well as those which will surely develop as a result of the inevita= ble increase in vehicular traffic caused by the greater use of the automobile and intensification of land development in the Town and in Riverhead andShelter Island. While the road proposals discussed below were laid out with the best available maps, they remain approximate and subject to the modification of detailed engineertng studies. Minor deviations from the rou~es proposed on the Town Development Plan and Basis for an Official Map would not materi- ally alter the basic proposal in each case. Prompt action ts essential in placing agreed upon roads on an Official Map if the eventual cost of improvements are to be kept as low as possible, or if the achieve- ment of some of the proposed road improvements is not to be precluded by future development in the pro- posed rights-of-way, Street Classification and Standards The Part I report contains an analysis of the existing road system, including traffic volumes and highway capacity. It also establishes a functional street classification system in which roads are groupedinto several categomes based upon the type and amount of traffic using each road and the design standards required to handle this traffic, Within each of the road classifications the widths of rights-of-way will vary depending on the nature of abutting land uses -24- and topographic conditions. The accompanyingroad section diagram shows the breakdown of typical rights~of-way for all categories except "Expressway", Since no expressways are likely to be built in South- old, unless some area in the Town ts designated as the location for a Long island-to-New England bridge, no further analysis of this type of right-of-way is contained in this report, Maior Streets. These streets are designed to carry subs tantial vol umes of traffic rapidly from one section of the Town to another, or zo adjoining towns. A major street should be able to accommodate fourlanes of traffic, a median strip, and storage lanes for turn- ing movements° Depending upon the design features of this type of road, the right-of-way should be from 10(] to 150 feet. (In certain instances, particularly tn built-up areas, the right-of-way may be reduced to 70 feet. The road section diagram illustrates a ma3or stree'c with a 100 foot right-of-way.) Collector Streets. Collector streets serve primarily as carriers of local traffic from roads serving resi- dential developments to the major streets, and as connectors between ma3or streets. The right-of-way width of a collector road should be a minimum of 60 feet, sufficient to accommodate 2 (and in some in- stances 4) lanes of traffic. Minor Streets, These streets are intended to give direct access to abutting property. In low density residential areas, 50 feet is the minimum right-of- way, whereas in commercial and industrial areas a 60 foot right-of-way may be required. Major Street Co lector Street Minor Street TYPICAL CROSS SECTIONS DEVELOPMENT PLAN PART TWO TOWN OF SOUTHOLD ROAD SYSTEM PROPOSALS Every attempt has been made to view the road pro- posals for the Town as part of the larger regional framework. The Development Plan Map and the text below cover not only roads in the Town but a4so street proposals in the Village of Greenport insofar as they specifically relate re the traffic system of the Town. Needless to say, the approval of,any street in the Millage is the prerogative of Village Officials~ [t is suggested, however, that in the best interests of the Village and the Town that streets be planned as an integrated network irrespective of municipal boundary -lines (whfch h'aveTecent[y changed as a result of an annexation). The realization of a road system will require the continued cooperation of the Village and Town governments° Ma ior Streets Greennort By-Pass. Currently, the main east-west road, State Route 25, forms the backbone of the road system in the Village of Greenport and also acts as the major business street, This condition seriously reduces the ability of the Village to handle local traffic, especially in the Central Business District. A goal established for this planning program was to achieve a separation of these two functions. To solve this problem, the Town Development Plan con- tains a road proposal in the unincorporated area so that through traffic will be able to by-pass the more intensely developed areas in Greenport. The by- pass, which should follow the existing right-of-way of Chapel Lane, would provide a direct linkage be- tween County Route 27 and State Route 25. Such a system will provide the through movement for east- west traffic now using Main and Front Streets in the Village. County Route 27 and State Route 25. Existing major roads classified in Part I of this plan were Gounty Route 27 and State Route 25. The roads are Adequate for existing development and will, in general, effi- ciently serve future development if the Town Planning Board effectively limits strip commercial develop- ment. It has therefore been recommended in the section on commercial land use that commereial strip or ribbon development along State Route 25 be dis- couraged, and absolutely prohibited along County Route 27. Collector Streets A number of existing streets are shown on the Devel- opment Plan Map as collectors. They are listed in the table ~elow: Aldrich Lane (north of Route 27) Cox Neck Road Luthers Road Peconic Bay Avenue New Suffolk Avenue Reeve Road Wickham Avenue Oregon Ro'~d Elijahs Lane Depot Lane Duck Pond Road Old Suffolk Road Railroad Avenue Boisseau Avenue Rocky Point Road Bridge Lane Bay Avenue Eugenes Road Point Road Mill Lane Peconic Lane Sound View Rca d Bayview Road N. Bayview Road Pine Neck Road Bowery Lane OPEN SPACE AND RECRF_.AT ON PLAN The provision of parks and playgrounds, whether in predominantIy open or built-up areas, calls for far- sighted plannir~g and programming. The Natienal Recreation Association, which ha s been advising communities across the nation for overhalf a century, currently recommends a minimum of 10 acres of local recreation space for every 1.000 persons. Their standa.r, ds emphasize the importanceof distributing recreation areas throughout the community, as well as their Size and type of development. Standardsof this type must, of course, be tailored to meet pa, rtieular characteristics of each cOmmunity~ In dition to the standards ef 10 acres of local.recreation space-fo~ each 1,000 persons, the'National Recreation Association recommends that local facl'lities be sup- plemented by at l~ast 15 acres of regional recreation area for each 1,000 population. The State Park at Orient Point provides excellent regional facilities for Southold residents. A modern recreation system is composed of severa! different ty~)es of :facilities which fall into a. ntlmber of general dlassiflcations: Playgrounds. The.se are areas of asuggestedminimum size of 5 acres, developed for'Active play, primarily for children of elementary school age. A variety .of e~fuipment and play areas are appropriate for play- grounds, i~cl. uding Swings and other apparatus; a paved area for court games, a playing field for base- ball, soccer, and similar games,: and a play area for younger chil-dren. While not all of the above are essential, the list doesindicate the general character of the facilities. Th~ desirable distribution of play- grounds should be such that children do not have to travel more than 1/2' mile fr~m their homes, and the ,trip should not involve anyunusual hazards, such as the crossing of a major traffic artery. Plavflelds. These are facilities in which teenagers and yOung adults may P~rticipate In ~_ull scale sports such as baseball, football, soccer, {~ack, andtenniSo Pla yfield size sheuld range from -12 to 20 acres, and may be combined with otherfacilities such as neigh- borhood parks andhigh schools. Neighborhood Parks.. These are small parks which are prl:martly, intended to offer a quiet and attractive settlno for passive recreation within easy walking distance of residential areas. It is also desirable at times ~ to locate a park with o~her c~ntral facilities of a neighborheod, such 'as an elementary school, a playground, or commercial areas° Such an arrange- ment will contribute to the development of a neighbor- hood,focus with a variety of activities. Town Parks. A town park is a relatively large tract o~ land, forming a "landscaped unit", which would Include natural features such as ~vbods, streams, rivers, shoreline, inlets, or wetlands. The primary purpose' of such'a park:is to provide a pleasant .envi- ronment in which one can engage in a variety of recreational activities, including those which relate [o natural features o It should be noted that the above-mentionedNational' Recreation'Association standards recommend a variety ~lbertson Lane A4Oores Lane Casstday Lane Oriental Avenue and King Street ~Vil~age Lane) CreScent Avenue N~ro~¢ Rive~: Road' (Fishers Island) Proposed new'Collector Streets include: A'hew_North Shore Road° This collector road is pro- p(Ssed along the North Shore to provide access to residential development on Long Island Sound and th~ proposed park in the Peconic Inlet area° On the westerly side of I%4atti~uck Inlet it would extend from Ruth Road to Aldrich Lane which is immediately adjacent to a proposed industrial area. East of the Inlet it wou~d extend from Sound View Avenue to S(Sund View Road', where It terminates at Peconic Inlet o The proposed road would provide needed access te the north Shore which is now lacking. _Reeve Ro~d Extension, It is recommended that Reeve Road be extended over Long Greek to I~arys Road and thence, to Route 27° This proposal will provide improved access from the north shore to western Southold/ especially; the IV}~ttituck Central ]%reao As a linkage in the' proposed North Shore Ro~d, it will SubstantiaIly improve access to and from residential development in the I~4att~tuck Creek are~o Bowery Lane ExtensiO_no Bowery Lane should be ex- tended from its terminus at Route 27 to Sbdnd View Road. This proposal will provide additional access to the proposed park in the Peconic Inlet areao It will also serve as a linkage between Routes 25 and 27 and the development on the JLong Island Sound shore. M ~ noir. Streets The remaining existing streets in the Town are clas- sified as minor streetSo New minor streets in sub- divisions should be related to.each other in an orderly patter'n, The process of subdivision review provides the Planning Board with the opportunity to insure that ~'n l_n~grated street system is developed° Detailed Analysis of Street ImDrovements It is not within'the scope of this or. all Street and Highway Plan to make detailed S~udies of all possi- ble road deficiencies such as blind intersections due to high walls or shrubbery, narrow roadbeds, 9ocr roadbed surfaces~ poor sidewalks, lack of curbs or guard rails, and similar soriditions which may exist in the Town° Such detailed studies and surveys of street conductions are~ howe ver~ desirable° Some of the necessary maps are probably ~n the hands of the S~ate, County~ or Town, but s substantial amount of survey work will be necessary in order to prepare ac= curate maps with up-to-date information° Once the above data is secured, the best means of eliminating deficiencies in Southold's network can be determined° ~_hievin~ New Streets The Part I planning report sets forth several methods for securing new streets, In addition~ highways may be constructed by the County or State° Regardless of the method eventually utilized, the rights~of~way of future streets can be protected by the use of an Offi- cial IV~ap. The procedures and implications of the Official l~ap process have already been discussed in the Part I planning study, and a map to serve as the basis for preparing an Official l~ap of the Town is submitted herein° ~27- of active recreation facilities for all age groups. The Town of Southold is fortunate in having suffi- cient vacant area that could easily be acquired for future recreational facilities. Early acquisition of sites should be given a high priority even if there are no immediate plans for the development of recre- ational facilities. Once the more desirable sites in the Town are utilized for private development, they will be forever los t to the community, RECREATION AND OPEN SPACE PLAN The provision of adequately spaced recreation sites within walking distance of young age-groups in the Town is not feasible because of the large size and present low density of development. However, the Town's epen quality, which forms a rural background for the developed parts, fulfills a large part of the Town's need for open space. This condition will change as new development increases the need for open spaces and large parks. The following proposals for recreation and open- space comprise a major element of the Development Plan and are intended, to take full advantage of Southold's excellent physical features. Neighborhood Parks and Playgrounds Specific sites for small recreation facilities such as neighborhood parks and playgrounds are not shown on the Development Plan Map. It is recommended that [hese f~cHiti~s be provided through the'utilization of school play facilities and supplemented by neigh- borhood, play areas distributed in residential subdi- visions. The proposed subdivision regulations, prepared during the planning program, provide a m~a'ns ~f a~quiring recreation areas as land develop- Parks The folI~)wing new recreation sites and/~)r nature conservation areas are recommended: Proposed Addition to the State Park at Orient Point. tt is recommended that the State Park at Orient Point be ~nlarged te include sal% marsh areas to the north of the existing i~Ciiity, in acquiring the marsh for park purl~OSeS, it is proposed that the character of the area be retained as a conservation-oriented edu- cational facility. Facilities could include saltwater ponds, bird and animal study areas, soil and sand dune exhibits, shellfish and crustacea exhibits, fish exhibits, and areas of native plant materia[So Dock- age facilities ~hOuId be provided, affording access for those who arrive by boat and also for the purpose of expariding study opportunities by making it pos- sibke, to visit nearby marshlands and sandbars acces- sible only by water. Dam Pond. The existing Town beach should be expand- ed in a westerly direction along Long Island Sound. Additional acreage Would facilitate the development of a .more desirable and useful Town park at this site. Arshamoma(~ue Park, This attractive marsh area of approximately 65 acres is located immediately adja- cent to Arshamomaque Road. Prese'~Stly unused -3]- marshland, this natural asset could offer the possibility of boating, fishing, and swimming in summermonthso Paradise Point Road Park~ The Town should invesli- gate the possibility of developing approximately 15 acres of land as a public beach and picnic facility° Indian Neck Park. The existing park at Hog Neck Bay should be expandedin a westerly direction along Indian Neck Bay. The addition of approximately 20 acres of land would permit the development of a more functional park layout and additional bathing and parking facilities. Peconic Inlet Park. The proposed park extends from Great Pond to Peconic Inlet and is bounded on the north byLon9 IslandSound. It iS proposedthat beach, picnic and hiking facilities be provided. Thewater- front area in this portion of the Town is relatively undeveloped and offers a rare recreation opportunity which would benefit all Town residents. Laurel Lake. The existing Town park should be ex- panded to include land on either side of the present facility. It is recommended that maximum utilization of this area beachieved byopening the lake to Town andVillage residents for swimming, boating and fishing. In addition, picnic and other recreation facilities should be provided on the land adjoining Route 25. Marratooka Lake Park. This park is conceived as a lake front facility serving the population in the Mattituck area and especially Mattituck High School. Deeo Hole Creek Park. The site of this proposed park consists of a wooded parcel situated directly opposite the Matiituck Airport on Marratooha Road. It is naturally endowed with handsome shade trees -32- and its preservation [or park purposes Is desirable in order ~o buffer residential areas, lo the east and north, from the airport° Fishers Island Park. The proposed park is located in the southwest portion of the Island adjacent to the Airport. It is proposed thatthis facility contain a public beach and picnic area. Marinas A number of sites throughout the Town are proposed for marina development° This includes areas along Mattituck Inlet, James Creek, 'vlrickham Creek, and along Sage Lane. A~cording to the Recreation Study done by Bruce Wilkirfs~' of Cornel] University, there is an existing need for increased marina facilities throughout the Town. A combination of slips, bowties, andmoor- lngs should be provided. Additional services might aIso include adjacent land storage, repair facilities and parking areas, launch facilities and service for moorings, hardware and fuel sales facilities, gro- ceries and ice sales facilities,and boat and fishing tackle rental,and sales outlets. WETLAND AND INLET PRESERVATION The permanDnt retention and public, control of wetland and inlet area s, a s in dicated -on2 the ba sis for the Offi- cia I Map, is recommended for the following rea sons: Conservation. Harbors, bays, and inlets with their associated wetlands are nursery areas for many forms of marine life and Jiving areas for many otherso The specialized nature of wetlands also make them critically important to wildlife, especially shore and wading birds, and waterfowl. It is impor- tant that these types of natural areas be preserved. In so doing, we can conserve for future generations some of the unspoiled shore areas, which have formed a part of the uniqueness of Southold, 2. Storm,Buffers. Salt water marshes have proven to be invaluable buffer zones, lessening the violent effects from hurricane swept waves on an otherwise unpr~)tected shoreline. Wetlands andsalt water marshes are in effect natural breakwaters serv- ing to mitigate the shock of pounding waveso 3. Fresh Water Resources. Dredging of wetland bas[ns for the purpose of removing sand and gravel deposits, or for any other reason, can jeo,p- ardize the fresh water character of the underlying aquifers° In addition, such dredging seriously conr tributes to salt :water fnt'rusi~n into freshwate:r stora.~e area s o 4. Pollution Control. Providing natural drainage ways and reducing the number of streams un- naturally forced underground, or destroyed, will prevent infiltration of individual septic fields and resultant pollution of storm water drainage systems o 5. DrainaGe, Wetlands and inlets act as storage areas for the run-off of the higher surrounding ground. They also raise the water table by allowing run-off to remain in natural channels.and ponding area s. 6. Recreation. Marine wetland areas are ideal for passive recreation such a s walking, picnicing, fishing, and conservation education programs. In addition, they contribute to the present natural and open character of Southold and should be rets ined in the open space-inventory to provide a background for the developed parts of the Town. To preserve wetlands and inlets for these vital pur- poses, a detailed analysis and plan should be pre- paredfor each such area. Some need more protection than others. In some cases, marinas may be per- mitted, in others dams may be needed to eliminate salt water intrusion as recommended by Malcolm Pirnie Engineers in the Community Facilities Plan section of this report. MEANS OF ACOUIRING RECREATION SITES AND RETAINING oPEN SPACE AND CONSERVATION AREAS In considering a park open space, or conservation program, it is important to be aware of the various means by which Southold may acquire, and hold land for these purposes. The State of New York has en- abled municipalities to acquire such land in a variety of ways. Following are some of the existing methods by which such Sites may be acquired. Direct Acquisition. Towns may purchase or condemn property for parks and playgrounds. Land acquired for public water supply may be used for recreation under regulations of the New York State Health Com- missioner, which usually permit fishingandboating, -33- but not swimming. It should be nozed that expendi- tures for acquisition and operation of park Lands are affected by limitations in a community's debt and taxing position. The Federal and State governments have initiated programs to assist communities tn purchasing park lands and open space preserves~ Under these programs the State will contribute 75% and the Federal government 20% of the acquisition cost. Thus, $ single s~te could be purchased with financial aid totaling as much as 95% of the cost, The State program is limited to purchase of lands for recreational purposes while the Federal program allows for the retention of open space as a gain in and of itself, Purchase of Develooment Riqhts. This procedure guarantees preservation of open space but allows land to remain in private ownership and use. Open types of development such as agriculture or private recreation, are usually permit/ed, but the owner sells the right to develop his land for more intensive uses. This method of purchase allows the retention of o~pen space with a minimum of expenditure. Changes in the tax gtructure can further enhance such a method by reducing the assessed value of the land to reflect its limited development potential. Acauisition ~%,d Leaseback and Purchase of Conser- vation Easement are two methods along with the above item that allow a community to retain open spaces in private ownership as they simultaneously serve to protect the open community character from the rush of urban sprawl. Another desirable feature of these procedures, when compared to purchase in fee, is the lower cost involved. -34- Lease with Option to Buy: Leasing with the option to buy has the advantage of temporarily preserving threatened resources or open space without an im- mediate large public expenditure~ Transfer of Lands ~Amonq Governments. This is a method by which unused public lands or facilities may remain zn the public trust. Such lands may be deeded= by the Federal or State Governments to the Town government when and if they are available. Federal lands may be puurchased by local munici- palities at 50 percent of fair market value or may be leased by local recreational agencies. Tax Delinauent Lands. Tax delinquent lands are another example of how recreation areas may be obtained by transfer, this time between agencies of local government. Such lands may either be used directly for recreational purposes or may be traded for largei or more useful s~tes. Many communities have relied extensively upon this method to develop a park system, Zoninq (a) Wetland Zoninq. The proposed Zoning Regula- tions prohibit developmental encroachment on "Wetland Areas" designated on the Official Map. These areas can still be used for private purposes of an open nature which wilt not adversely affect the natural attributes of the area. (b) The proposed Zoning Regulations encourage subdividers to leave open areas by permitting cluster development which allows a reduction in the size of individual building lots if the overall density requirement is maintained~ The land thus preserved can be either retained as private property or dedicated to the Town. Subdivision Requlations. ~he proposed Subdivision Regulations require the dedication of land for recrea- tion purposes by a subdivider based on the size of his developmenT, and contain strict regulations gov- erning the dredging o f channels, landfill,and grading° -35- COM L TY FACiLiTiES ' LAN Schools, firehouses, and Town administration and maintenance facilities will have To expand as the Town's population, business, and industry grow, Public water and sewerage facilities must also be extensively provided to serve future development in the Town. The exact location of these facilitie s depend upon numerous economic and engineering consider- ations that should be guided by the comprehensive policies and proposals of this Plan. WATER FACILITIES The water system owned and operated by the Village of Greenportis, presently, the only public water system in the Town of Southold, This system provides fresh water for domestic use and fire protection in areas within and immediately adjacent to the Village o There are a small number of private water systems which supptywater to residential subdivisions. Most of the homes and commercial establishments in the Town, that are not supplied by the Greenport system, obtain their water from individual wells. The quality of the fresh wel['water in Southold is generally good, from a chemical and bacteriological standpoint. However, chlorides caused by the in- trusion of sea water has caused contamination in certain areas close to the shoreline and to saltwater inlets. -36- According zo Malcolm Pirnie Engineers, who have recently completed an investigation of Southold's water resources, the danger of salt water intrusion ts the principal factor limiting the amount of water that can safely be withdrawn from the ground in var- lous parts of Southold~ The Development Plan en- dorses the engineers' recommendation that Southold employ every available means To protect its ground water supply. Specific methods to accomplish this goal should include the following: Develqpment of a Public Water Sunmlv System. The Greenport Water System supplies water to about one- third of the total pet*manent population of Southold. Most of the remaining residents are supplied by in- dividual wells° As cesidential development increases along the south shore, public water supply facilities should be provided. ]?he Greenport System should be gradually extended eastward atong the Main Road to supply water to East Marion, Orient, and Orient Point. Areas between Greenport and Mattituck could be supplied by an extension of the Greenport System or by a new system developed and operated by the Suffolk County Water Authority. Location and Spacinq of Wells. The location, spac- ing, and depth of wells of large capacity depend upon a number of independent factors;, and each new in= stallation should be considered on an individual basiSo The possibility of the Town exercising legal, administrative, and engineering control over future well development should be considered. Drainaqe Channel Dikes. Malcolm Pirnie Engineers' report indicates that there are a number of drainage channels that extend to the South Shore of So'uLhold across which it may be feasible to provide low dams or dikes° These dikes would restrict surface and underground drainage of fresh water into salt' water inlets and bays, and would facilitate the conversion of existing salt water inlets into fresh water ponds o water pt¢nt at Suriside in the Town of Ri~erheado If ladustries, which use a large quantit.~ of fresh water, are developed'in the northwest portion o~. Southold, they .may find it advantageous to purchase ~,ater from .the proposed Surfside Plant. DredqinG of Wetlands and Inland Salt Water Ghannels. The dredging of wekand basins and salt water inlets for ~he purpose of removing and and gravel de~osifs; or for any other rea son, can j eopa~dize the fresh water character of the underlying aquifers. In addition, such dredging seriously contributes to salt water intrusion into fre'sh water wells and storage areas. The Town, through the'Proposed Zoning Regulations, should prohibit developmental encroachment in wet- lands and lnletso These areas can st/ll be de%,e~oped for uses of an open nature whl(~h will not adversely Bffe~: the natural attribu~es of the ares. RecharGe of!~S~e Wa~. ~$e New York State Highway Depar~men~ and a number of: the Towns on Long Island have designed highways and s~n ~s [n- age systems that discharge into excavated ground wa~er recharge basins. A number of [hese basins have been constructed in Southold and this practice should be con[inued. Sal.t ~Arater Conversion. Considerable progress has been made in recent years in p~lOt plant operations related to the conversion of salt water to f~esh water. The New York 'State Atomic and Space Development Authority has been developing plans fora combined atomic powered electrical generating and saline SEWAGE DISPOSAL. Future development ~ill require sewage systems in built-%up 'a~ea~ to pr0~ec~ ~esh'~a~'er ~esoUrces and to provide a~-e~ate disk, bSa] services. When the time approaches for constructing a public .sewer system, the Town should contract with a5 engineer- ing firm to 15repare .~n Overall sewerage system ptan. The State provides grants f(x such studies, For specific projects the Federal governm~ ant provides interest-free loans, which do not haVe~o' be repaid until, construction.is undertaken. The first study will determine the most fee slble system:for the Town a ad estimated cos.ts, and the latter will develop detailed ~ns and speci~ications for the~ first pro]acrs. Once detailed plans h'~ve'been develOPed., the Sub- division Regulations3 could l~. amended to require developers ~;install dry se%vets. Federal grants are also available to help pay for construction of sewage treatment plants and oentain othe? related facilities. The Federal government will Pay up to 3870 of the estim~ted cost of Construction or $600.~ 000, whichever is smaller. Iolnt projects between two or mere communities are permitted ~thus enabling loint Vlllage~Town'ac~iono Und~rthe Pure Waters Bond Act of ~965, New York State al~} is also available to finance 30% of the-cost of construction of treat- ment plants in those cases in.which the Federal Government pays a like amount. REFUSE DISPOSAL The Town currently operates s refuse disposal site. Nevertheless, there will eventually be a need to provide more fill sites and even more economical and convenient systems for refuse disposal, lAfithin the nex~ few years, the development of composting as a method of municipal refuse treatment may well develop into an appropriate solution yielding an agriculturally useful end-product. In addition, the Town has a clear interest in supervising all disposal operations in Southold through the use of zoning controls and nuisance ordinances. PUBLIC BUILDINGS Town Hall The present Town Olerk's Office in Southhold Central Area is inadequate to properly function as the admini- strative and legis latlve center of Town government. The Development Plan recommends the construction of a new Town Hall with Police Headquarters. The pro- posed building should become the hub of local govern- mental activities and in addition to administrative oifices, should contain meeting rooms and related facilities. [i t3 AIRPORT DEVELOPMENT Within the post fifty yeors air tronsportotion has become a very significant force in shoping develop- ment and in changing travel habits. It is olso a major element of the notionol economy. Thus, in any study of transportation and its relotionship to overoll development, oirports and related facilities must be considered. Air terminal facilities, whether they be major airports or private airfields, have a direct relationship to a comprehensive plan in the following ways: 1. They are major land users and, to a large extent, influence the pottern of development immediate- ly oround them. For instance, a "clear zone" must be maintolned beyond the end of a runwoy to allow for safe take-off and landings of aircraft. This area of limited land use may range from one thousond to ten thousand feet in length and severol hundre~ .to severol thousond feet in width,depending on the length of the runwoy and the type of aircroft and landing systems. 2, Airports also influence land use potterns by the ottraction of certoin industries and can form the nucleus of an industrial park. 3. Airports themselves often can serve as a signi- ficant source of employment. Recreational flying is a growing activity and thus airports are a significant element of the community recreation system~ By their nature~ airports serve to add or preserve open breaks in the pattern of development, particulai-ly tn areas that are developing rapidly. TYpes of Aviation There are basically two types of aviation activity: Commercial or Scheduled Aviation. Includes com- mercial lines offeringFregularly scheduled interstate transcontinental or intercontinental service for pas-. sengers, mail, and cargo. General Aviation. Encompasses all forms of busi- ness, commercial and pleasure flying not covered by regularly scheduled airlines. Both of these broad categories are important and some ways are interrelated° Planning for them must advance together, at least on a regional basis. It appears that at the present time, the Town of South- old need only be concerned with the general a~iation aspects, although at some time in the future limited scheduled commercial aviation might be considered. This does not appear to be a likelihood in the mediate future. Demand for General Aviation While there has been much talk in recent years about the problem of accommodating major commercial aircraft facilities in the New York Metropolitan Region, there is an equally important, though less 2. Full support of superior powers of government in exercising the rights of eminent domain and zoning regulation; Tax exemption privileges. AIRPORT FACILITIES IN THE TOWN OF SOUTHOLD Mattituck Airport. Mattituck Airport is a privately owned public use facility, occupying about 70 acres east of Mattituck Central Area along New Suffolk Avenue, It has one runway 2,500 feet in length with a macadam surface. The airport has a small admini- stration building, hangers, and an area to park air= craft in the open (tie down space). There are pres- ently about 12 aircraft based on Mattituck. Orient Point (Charles Rose) Airport. The Orient Point Airport is privately'owned, 'occupying about 40 acres west of Orient Point along the Main Road There is one runway approximately 1,600 feet ~n length. The airport has a small administration build- ing and an area to park aircraft. There are presently about 5 aircraft based at Orient Point. Fishers Island Elizabeth Airport. The airfield on Fishers Island is part of the former United States Army post (Eort H. G. Wright) guarding the entrance to Long Island Sound. The post buildings andmilitary installations have been unused for more than a decade and are slated for demolition. The airfield has been maintained by the Fishers Island Ferry District. It comprises the major portion of the military post and has been estimated to have an area of approximately i20 acres° The airfield has two concrete runways capable of handling multi-engined aircraft~ Activity at .the field is reported to exceed 10,000 operations (arrivals and departures) annually, of which more than 60 percent occur between mid-June and mid= September, involving 3,000 planes. Existinq Demand vs. Capacity Basically, an airport's capacity is a function of run- way acceptance rates (the frequency that planes can [and and take off under safe conditions). Flight patterns and adequacy of air space based on spacing of airports also influence capacity. According to the airport study prepared by Spellman, smaller airports such as Mattituck can handle about 70 movements (take-offs and landings combined) per hour while the better equipped airports of this type can take 80-100 movements per hour. In the Town of Sollkhold there is an excess of ovorall capacity compared to demand, particularly on clear days when wsual flight rules (those not requiring instrument guidance) are in effect. FUTURE AIRPORT DEVELOPMENT Mattituck Airport The New ¥¢)rk Sta%~Bureau of Aviation recommends the gradu al ph~n§,out of~h~e~$~ng .M attituck Airport and the~ con struction of a.new~ 4-50 ~ ore ' facility'orii~h~ farm land north of Oregon Road between Duck Pond Road and Elijah's Lane. The site is about five min- utes travel time from the major population concentra- tions in the [VIattltuck and Southold Central Areas. The new facility would continue [o function a s a General Aviation Airport,and the plan is based on the ultimate service pf business 3ets 10 years in the future° These aircraft are highly sophisticatedan~ would require electronic navigational aids and a 5,000 foot runway° The proposed site is located on a continuous level strip of high ground along the Long Island Sound shore line of Southoid and ~s comprised of till,over- lying sand and gravel° The surface material is gen- erally a sand and gravel outwasn covered by one to three feet of top soil consisting of loam of various degrees of porosity. During the period of May to September precipitation in the area usually ranges between 15 and 25 inches, but extremes of 9 and ~5 have been recorded. The climate produces moderately heavy amounts of snowfall from middle December through March. The sun shines on Southold 56 to S8 percent of the total possible time each year~ During the winter' solstice,it warms the air 48 per- cent of the season for about 4 1/2 hours daily~ In summe~ the percentage of sunshine increases ~o 65 percent with a 9~hour daily average. Existing wind data indicates that the primary runway should be oriented in an east:west direction for both wind and instrumentation purposes. There is also need for s crosswind runway for the strong northwest winds that occur in the area, As shown on the Airport Plan, the first stage of development indicates a paved runway 3,500 feet ~n length by 75 feet in width, a paved stub taxiway and apron area, a terminal building, and a visitor parking area. Future development should include a runway expansion,,~,a :~Q~ss~/~ind.runw'ay/ hangar~, service areas, aff~Joutdoortie.fJ~fi"s for aircraft. Pri- vate utilities should be ir~stalted as the need arises Access from~Rot~e 25 and Route 27 iS 'e~,~quate to meet future traffic- demand., ,~Th~ I~w~York State Bureah ~of Aviation has prepared'the following~ro~gh-cost esti- mates ~or ~he general [~ems of e~lJ'ense:~ Land Acquisition - for Ultimate Development 450+acres at $3,500 an acre $1,575,000 Source: 69,000 48,000 88 ,200 5,600 12,000 35,000 3,000 160+ acre required for initial development Excavation - 30,000 c.y. at $2°30 Gravel Subbase - 12,000 c.y. at $4°00 Paving (2" asphalt) Seeding - 8 acres az $2° 25 Fencing = 16,000 Linear Feet at So75 Runway Lighting Runway Painting Administration Building and Utilities 30,000 Engineering and Contingencies 59,200 10%--+ Contingency and Legal Fees 175,000 Total $2,100,000 New York State Bureau of Aviation, Orient Point (Charles Rosel Airport The Spellman Report recommends that the Orient Point Airport be expanded onra modified basis, for limited cargo, summer local-carrier service, and ~45~ Lhereon which would interfere with the operation of Lhe airport° Federal Assistance for Air~ort Development The Federal Airport Act authorizes the Federal Aviation Agency to administer a grant-in-aid program to assist public agencies in 'the development of ana. tionwide system of public airports adequate to meet the needs of civil, aviation, The program is known as the Fed- eral Aid Airport Programo Southold is on the National Airpore Plan, and would, therefore, be eligible go apply for aid under this program~ The program is not limited to any particular class or category of public airports. However, financial assistance under the program is available only to public agencies. Federal grants under the program are on a matching basis, generally fifty percent federal and fifty percent by the local public agency. Qualification for airport development assistance requires, among other things, that the proposed improvement is consistent with the comprehensive developn]ent plan for:the area,and that appropriate action, such as zoning controls, will be taken ~o assure that adjacent development is compatible with airport opera tions. New York State Transoortation Bond Issue The Statewide referendum which was approved in November., 1967 authorized 2.5 million dollars for transportation improvements. Some of these funds will b.e available for airport development. As pres- ently written, this aid would amount to 75% of the local share of approved airport projects. The Town should consider immediate application to the State for funds under this program° -47 ~ IMPACT OF PROPOSED LON(3 ISLAND NEW EN6LAND BRID(3E History In 1964, Governor Rockefeller appointed the Long Island Bridge Study Committee to investigate the feasibility of a Long Island-New England Bridge. The Committee engaged Bertram Do Tallmy Associates, and Wilbur Smith and Associates to investigate a bridge connection between eastern Long Island and either Connecticut or Rhode Island. The Committee's consultants eliminated the first and third alternatives due to the estimated high construction costs and iow revenue yield, The East Marion crossing was selected as the most practical and economically feasible° The consultants also recommended that any agency which is authorized to proceed with the financing, construction,and operation of the Long Island-New England Highway Bridge give consideration To the advantageous inte- gration of the bridge with a high-speed public transit facility. At the present time, vehicular traffic originating in Long Island and de'stined for New England must back- track the length of Long Island and use heavily trav- elled highways in New York City and Westchester County. The proposed bridge could therefore provide a considerable saving in travel time and distance. Of the many possible alignments considered by the consultants, detailed analysis were made for three alternative crossings. The first crossing would ex- tend from Port Jefferson on Long Island to Bridgeport, Connecticut. The bridge and causway would be approximately 14.5 miles long across open water. The second plan called for a crossing between East Marion and Old Saybrook, Connecticut. The bridge would b~ about 10 miles k)ng across open water. The third alternative was a crossing between Orient Point and Graves Neck, Rhode Island. The bridge and causeway would be approximately 24.6 miles long and included landings on Plum and Fishers Islands. ESTIMATED BRIDG£ :IMPACT The impact of any bridge alignment on the future development of the Town of Southold will be due primarily to the proposed expressway system required to connect the bridge with the interstate highway network and major metropolitan areas. Such an expressway, together with the Long Island Railroad, could create a major transportation corridor through the center of Southold. In developing the short-run picture of the highway impact, a number of adverse effects will immediately become recognizable in Southold. Firstly, a physi- cal barrier will be created through the center of the Town that will effectively cause an artificial separa- tion of various areas of the community. In addition, the right-of-way takings for the expressway will fragment many of the existing farm plots into smaller segmented parcels. Any loss of acreage and split-' ting of farms Will hame dis'cernibl~e effect~on the -48- PLANNIN(3DISTRICT ANALYSIS Introduction In order to determine the extent of residential blight in Southold, the Town has been divided into study areas or districts.* An accompanying map indicates the boundaries Of ~he five planning districts deli- neated in the Town. The 1960 United States Census of Housing provides the most extensive data available on housing con- ditions, based on exterior as well as interior inspec- tion of 25% of all dwellings. To facilitate the com- pilation of this information the Census divides each community into a number of geographic areas called "Enumeration Districts" (E. D. 's). Since the various data on housing conditions are presented in Census reports according to each enumeration district, the planning districts selected for this study have fol- lowed Census E.D. boundaries° In all cases E.D.'s were combined in order to establish more reasonable study areas. *The word "neighborhood" connotes a variety of meanings and is often confused with locally known names for different sections of the community. For this reason,the words "district" or "planning dis- trict'' are used in this chapter. PLANNING DISTRICT I Existing Conditions Planning District ] occupies the western portion of the Town and is generally bounded by the Riverhead Town line on the ~st; Duck Pond Road, Oregon Road, Mill Lane, and Marratooka Road on the east; Long Island Sound on the north; and Peconic Bay on the south. The area is oriented primarily around the Mattituck Central Area which contains the major concentration of commercial facilities in the planning district. Community facilities include the Mattituck High School, the Pike Street Firehouse, Mattituck Airport, L~r~l Pof}d and Ma'ttituck Inlet pa~ks .. I-lousing is concentrated on'both sides of Mattituck Cre. ek and in recent subdivisions on the south shore along ~ames Creek~ There are concentrations of seasonal housing along the north shore in the vicinity of'Luthers Road° On a percentage basis, housing conditions were better here than in most of the other planning districts [n Southold. The census reported that only 8° 3% of the units were substandard.* Field surveys con- ducted by the consultant indicated that the dwellings with deficiencies were not significantly conceDtrated in anyone area. It should be noted that the seasonal dwellings .,a;lon~g the north Shore gave the Appearance. *Substandard dwellings include structurally sound housing which lacks adequa$,e plumbing, plus the two Census categories entitled "deteriorating and "dilapidated". q PLANNING DISTRICT III Existinq Conditions Planning District III includes the central portion of the Town° It is generally bounded, by Peconic Lane and South Harbor Lane on the west, Bailey Avenue and the Village of Greenport Line on the east, Long Island Sound on the north, and Peconi2 Bay on the south, Southold Central Area is located within the district, Several public and quasi-public uses are found in the area including a number of public and parochial schools~ firehouses, Horton ahd Hasha- momuck Beaches, and the Office of the Town Clerk~ Housing is generally concentrated along the south shore and strung out along Routes 25 and 27. There are also a number of resort motels located along~ound View Avenue and the North Road on the north shore, and in the vicinity of Silvermere Road on the south shore o On s percentage basis, housing conditions were poorer in this area than in any other district in South- old except District IV. Of the total numbei of hous- ing units in this district, the Census reported that about 18,2% were substandard° Field surveys by the consultants revealed a concentration of dila pidated summer dwellings on Sound View Avenue in the vicinity of the Great Pond. The most concentrated area of blighted housing encountered anywhere in the Town was located off of Route 25 adjacent to the Village of Greenporto This development was original- ly constructed as temporary housing during the Second World War and is still operating on a private rental basis. Associated with this area are garbage strewn lots, unfinished and badly maintained roads, and poor park facllities~ Dilapida%ed makoshift hbus]ng was also scattered along the North Road~ Many of these units appeared to have inadequate heat, water, sewage, and garbage disposal~ Recommendations In many instances seriously dilapidated housing in Planning District III should be torn down° However, in conjunction with any such program, the Town should construc~ low=font housing for relocation of occupants who cannot afford standard dwellings available in the private market° Adoption and strict enforcement of a housing code is also recommended As mentioned previously, new residential develop- ment should be limited to areas along the south shore, The. Groenport YVater System could be expanded along Route 25 to service future developments Public im- provements ,which have been proposed in the Town Development Plan, include a new Town Hall in the Southold Central Area, the enlargement of I-tashamo~ muck Beach, and the development of a parka-nd-na-ture study area atArshamomaque Pond° The Proposed Subdivision Regulations call for certain amounts of recreation space to insure that new residential areas will be supplied with adequate play areas° PLANNING DISTRICT IV Existinq Conditions Planning District IV is located in the eastern portion of the Towno: It is g~tnerally bounded by Bailey ~57 - facilities, a limited commercial expansion~, and the crearion of a public park and beach on the south- west shore, adjacent to the Airport. 2. Encourages useful public discussion of service standards° 1Z~ Supplies the Planning Board with a yardstick measure plans and their accomplishment, Allows for advance acquisition of sites which may not be available later or might be avail- able only at a greater cosT, Ins. pires public confidence in the Town through citizen participation and the resulting under- standing of Town operations and policy making. Enables the consideration of all projects costs as non-cash matching contributions in govern- mental aid programs° May allow supplemental engineering staff on a permanent basis, thus reducing consultant Affords maximum use of facilities through better construction timing, .G'ives businesses and individuals an opportunity %o coordinate their future operations with public improvements° May increase Town credit rating and lower bond interest rates ° Offers flexibility to take advanta.ge of low bond interest rate opportunities. Facilitates direction of public expenditures to maximize private development projects ~ Provides resistance [o last minute, special in- terest pressures as a result of tho~6ugh pro- c edure. In the consideration of the total scale of capital improvements it is most important To recognize that public.works are investments in future earnings in tho same sense as private business plant improve- mentso If the full range of community needs are satisfied and wise additions to facilities for growth are proyided, then tax and utility revenues will grow to help pay a bill that would otherwise be considered too great a burden on the community° Public works havea long lifeo Improvements las~:many decades; park lands la~t~forevero Their bond financing, thus, is often over-a twenty or even a forty-year period° To neglect reasonable,o~nservative expectations of long term growth in community revenues is to fail in the p~oper satisfaction of community needs in tho immediate future, Preparation It is recommended that the Town Board delegate to the Planning Board the responsibility of annually preparing and submitting to it a six-year Capital Improveraent Program° It is common practice to have such programs prepared by 'the planning agency° In preparing the Capital Improvement Program, the Planning Board should give due consideration to the (d) Study of the Fowh Development Plan with a view to selecting recommended projects for inclusion in the Capital Improvement Program. Following receipt and classification of all requests, the Planning Board should hold conferences with the various officials submitting such requests, and pos- sib] y with members of the public at large ~vho have submitted suggestions, for the purpose of clearly establishing in their own minds the relative urgency of the various propOsals. S_~iep 3: Cost Estimates and Iv~ethods of ~inancinq All capital and future operating cost estimates in connection with each project should be prepared by the official submitting same. In the case of projects originating with the Planning Board or from the ouz= side, the Board should refer them to the appropriate official for the preparation of cost estimates. Possible and preferred methods of financing each project should be developed by a finance committe'~ of~'~he Town Board in cooperation with such other o~ficials as they may choose to consult. State Statute specifies thai in- formation submitted for each project shall include: (a) the estimated total cost thereof; (b) the proposed method of financing, indicating the amount proposed to be financed DY direct bud- gerary appropriation or duly established reserve fun ds; the amount, if any, estimated co be received from the federal and/or state governments; and the amount to be financed by the issuance of obligations, showing the proposed type or types of obligations, together %with the period of probable usefulness for which they are proposed to be issued; (c) an estima,te of the effect, if any, upon operating costs of %he municipal corporation within each of the three fiscal years following completion of the proj act. 4:__ Establishment of Priorities In possession of the above date, the Planning Board should be in position to submit a report containing a preliminary order of priority. Included in such a report should be a full explanation of the need for the proposed projects, the order of priority recom= mended for the elimination or postponement of any improvement beyond the six year period. In relation To an individual project~ the Planning Board should also recommend the year in which such project is recommended to be undertaken, the estimated cos~ o~ the project, and the preferred method of financing. This document should be circulated to the various Town officials before being released,to the public, to give ihem an opportunity to submit their comments 0 Following any revisions in the preliminary document, the Capital Improvement Program should be submitted to a public hearing. It might be included in the next fiscal budget to be presented briefly to tho public by the official with whom the proposal orl~inated. To aid in the determination of prioriti%s, the Planning Board may find that it would be desirable to establish a Fiscal Planning Committee, composed of preferably not more thnn five citizen members and the [ollowing officl al s: ~63~ 4. Purchase of park land; and 5. Equipping recreation areas. Over the past decade, other improvements have come to be generally viewed as a local government responsibility. These include: The elimination of slums and blight and the provision of a decent, safe and sanitary dwelling for every resident; The revitalization of commercial and industrial areas, aimed in part towards achieving a sound and stabl.e tax base. The cost of such improvement programs far exceeds the financial capacity of most municipalities. The Federal and State governments now provide a variety of programs to help in the achievement of these goals - at a cost level in line with local revenue capabilities. An investigation of these programs, including an analysis of their applications and implications in terms of local conditions, should also be considered a responsibility of Town govern- ment.