Planning BoardMeeting: 12/18/14 02:00 PM
Town HallDepartment: Long Range Planning
Southampton, NY 11968Category: Town Board Referrals
Adopted Planning Board Resolution 2014-411 DOC ID: 21469
Adopt Referral to Town Board for Zone Change Entitled "CPI, Canal and Eastern Maritime Planned Development District (CPICEMPDD)', Hampton Bays
WHEREAS, the Town Board referred resolution 2014-1068 that outlines that parameters of a Maritime Planned Development District (MPDD), as analyzed in the SEQRA process for the zone change application entitled “CPI, Canal and Eastern Properties”; and
WHEREAS, said re-zoning would facilitate the redevelopment of the Canoe Place Inn (CPI) site (SCTM No’s: 900-207-5-3 & 4), as well as the neighboring Canal Property, which consists of four parcels located directly east of the Shinnecock Canal and north of Montauk Highway (SCTM No’s: 900-207-4-22.1, 23, 24 & 25) from Resort Waterfront Business (RWB) designations to MPDD, and an Eastern Parcel, which consists of a single parcel located east of North Shore Road (CR 39), and north of Montauk Highway (SCTM No. 900-208-2-18.1) from its current Motel (MTL) designation to MPDD; and
WHEREAS, the Planning Board considered the proposed redevelopment of the CPI site that includes renovating the historic CPI building for use as an inn with 20 units, a catering facility with a 350-person maximum room occupancy, a 70-seat restaurant with a 20-seat bar area and 120-seat outdoor seating, and the renovation of the five existing cottages on the property for extended stay non-residential guest units; the Canal Property redeveloped with a reduced yield of 37 townhouses with a 1,900 sq. ft. Clubhouse/amenity building, pool and private marina; and the Eastern Parcel with a NitrexTM community sewage treatment system to handle the proposed townhouse development; and
WHEREAS, the Planning Board has provided comments previously as part of the SEQRA process; and
WHEREAS, the Planning Board discussed the zone change legislation and resultant development at their December 11, 2014 meeting and again discussed the merits on December 18, 2014; and
WHEREAS, the Planning Board cannot endorse the application in its current form, in light of the following issues:
1. The specifics of the proposal cannot be discussed without first addressing the broader issue that this plan constitutes a significant privatization of the Shinnecock Canal. While it is obviously private property, the current RWB zoning on the waterfront provides opportunities for businesses to operate and provide water dependent and water enhanced uses such as the former restaurant that was open to patrons in the summer season. Changing the zoning in this location seems contrary to the stated goals of the Comprehensive Plan that places priority on enhancing RWB zoning and promoting public use of the water. The Planning Board recommends retaining commercial uses over private residential townhouses on these parcels.
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2. While recognizing that the applicant has scaled down the floor area of the proposal by roughly 20%, the population density equivalent of 37 units to the roughly 4 acres still appears excessive and out of scale for this relatively small parcel and in comparison to the density patterns within Hampton Bays, noting that this is already the most dense Hamlet in Southampton.
3. Overall, the Planning Board supports efforts for the rehabilitation of the Canoe Place Inn as a culturally significant community structure and in discussions on December 11th, the applicant’s architect represented that apart from the doors and windows, much of the historic fabric of the building is intact and in surprisingly good condition. Efforts to have the architect produce a detailed plan for how the building will be rehabilitated, step by step/with measurable goals, would provide a basis for having a preservation consultant report on the progress to the Planning Board. If done correctly, with adequate detailing as to what decisions are being made and why, the building could potentially be landmarked, even after the fact.
4. The Planning Board recommends that a continuous public promenade/access along the frontage of the Shinnecock Canal be required as this was clearly a community goal in the Hampton Bays DGEIS; along with this the public parking area does not seem to contain enough spaces.
5. The cottages at the CPI property are not designated to be energy efficient or meet any higher standards although the only thing that will remain is the foundations and framing. This should be included in the local law as a requirement.
6. The Eastern property is proposed for a NitrexTM Wastewater Treatment Facility, the Planning Board recommends considering the Old Police Barrack property on North Road as a potential site for a larger STP that could benefit other development as well.
NOW, THEREFORE, BE IT RESOLVED, the Planning Board hereby adopts this resolution and Planning Staff will forward to the Town Board accordingly.
RESULT:ADOPTED [UNANIMOUS]
MOVER:Jacqui Lofaro, Board Member
SECONDER:John Zuccarelli, Secretary
AYES:Finnerty, Blaney, Lofaro, Zuccarelli, Gandel
ABSENT:George Skidmore, Philip A. Keith
To: Town Clerk
Updated: 12/22/2014 10:49 AM by Janice Scherer Page 2
