New Port Public Public Comments
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TOWN OF IRONDEQUOIT “Where the land and waters meet.” Est. 1839 Mary Ellen Heyman, Supervisor
TO: The Honorable Planning Board
FROM: The Conservation Board
DATE: July 17, 2008
SUBJECT: SEQR Scoping Session Newport Landing Project
The Conservation Board has sent two letters to the Planning Board concerning the redevelopment of Newport Landing. A few of the issues listed in our letter of April 15, 2008 have been answered by the developer at a site walk held by the Conservation Board on Tuesday, May 6, 2008 or at the Planning Board Workshop on June 23, 2008. The items that the Conservation Board believes need to be addressed in the DEIS are listed below. 1. Expanding on the introductory paragraph of our first letter, the Conservation Board still believes that this project is too dense for this sensitive site. One of the goals of the Town's Waterfront Development Plan (Article IX §236-31) in Part B is to permit low to moderate density residential development. This project thwarts the intent of the Site Capacity Worksheet and can by no means be called low to moderate density. The total required site area for 47 multi-unit condos at 4000 ft2/per unit, 9 single-unit condos at 6000 ft2/per unit, and 62 parking spots for non-resident parking at 162 ft2/parking spot amounts to 252,044 ft2 for the project. This does not include any area for the Nautica restaurant. The area of the site is 254,680 ft2. This is near, or if one adds in the area of the restaurant, above the maximum allowed by §235-33. This can by no means meet the stricture of §235-31 Part B for low to moderate density. 2. It is our understanding that the wetland buffer for the area of the project where the multi-unit buildings are located is 100 feet. Buildings 103 and 104 are located only 25 feet from the water’s edge. We regard this to be much too close to the water and we recommend the required 100 foot buffer be enforced. It is our understanding that the Town’s Waterfront Development Plan gives the Planning Board the authority to prescribe the buffer distance. 3. The Conservation Board is concerned with the loss of viewscape resulting from the height of the multi-unit buildings. According to Volume 1 of the Environmental Assessment, Section 7.4 submitted by the applicant, the peak height of the multi-unit condo buildings is 48 feet above the first floor. The parking level is 11' below the first floor. This means that the peaks of all of the buildings rise 55 feet above the entry to the parking lot. Town Code §235-33.C.(2) states that the maximum height for multifamily dwellings is to be determined by the Planning Board. We recommend that the height be limited to less than 45 feet, the maximum height allowed in §235-33.C.(4) for all other permitted principle uses in a Waterfront Development District. This would have the salutary effect of lowering the overall project density and reducing the loss of viewscape that will occur from the proposed very tall buildings.
1280 TITUS AVENUE, ROCHESTER, NEW YORK 14617, PHONE: (585) 467-8840
4. The Conservation Board is very concerned that even after the filling against the present steep slope, Unit 1 and possibly Unit 2 of the single-unit townhouses is located less than 20 feet from the toe of the steep slope. Such narrow yards are a temptation for future homeowners to cut into the slope to expand their yard area. We recommend that all the single-unit townhouses be located at least 25 feet from the toe of the steep slope and a deed restriction against any cutting into the steep slope be included.
5. There is no allotment for employee parking associated with the Nautica Clubhouse or the marina operations. How many employees will be required for these enterprises? Will the operations of the Nautica (food and liquor license) be an attraction that will bring extra automobile traffic from friends of the renters of the contract docks? If so, additional parking should be provided to accommodate these additional people. 6. Because there are only a small number of sewage pump out stations for boats on the bay, the Conservation Board recommends that the maintenance of the existing boat sewage pump out station be a requirement for this project. 7. The Site Plan shows that a portion of the gasoline shack, as well as the pumps and boat crane lie outside the property boundary. The ownership of the land associated with these utilities is not shown on the plan given to the Conservation Board. Is this an issue that requires attention? 8. The Conservation Board has concerns with the ground floor of Building 104 being located at an elevation of 252’, only a few feet above ordinary high water elevation, and requests that this be discussed in the DEIS
1280 TITUS AVENUE, ROCHESTER, NEW YORK 14617, PHONE: (585) 467-8840
TO: The Honorable Planning Board
FROM: The Conservation Board
DATE: July 17, 2008
SUBJECT: SEQR Scoping Session Newport Landing Project
The Conservation Board has sent two letters to the Planning Board concerning the redevelopment of Newport Landing. A few of the issues listed in our letter of April 15, 2008 have been answered by the developer at a site walk held by the Conservation Board on Tuesday, May 6, 2008 or at the Planning Board Workshop on June 23, 2008. The items that the Conservation Board believes need to be addressed in the DEIS are listed below. 1. Expanding on the introductory paragraph of our first letter, the Conservation Board still believes that this project is too dense for this sensitive site. One of the goals of the Town's Waterfront Development Plan (Article IX §236-31) in Part B is to permit low to moderate density residential development. This project thwarts the intent of the Site Capacity Worksheet and can by no means be called low to moderate density. The total required site area for 47 multi-unit condos at 4000 ft2/per unit, 9 single-unit condos at 6000 ft2/per unit, and 62 parking spots for non-resident parking at 162 ft2/parking spot amounts to 252,044 ft2 for the project. This does not include any area for the Nautica restaurant. The area of the site is 254,680 ft2. This is near, or if one adds in the area of the restaurant, above the maximum allowed by §235-33. This can by no means meet the stricture of §235-31 Part B for low to moderate density. 2. It is our understanding that the wetland buffer for the area of the project where the multi-unit buildings are located is 100 feet. Buildings 103 and 104 are located only 25 feet from the water’s edge. We regard this to be much too close to the water and we recommend the required 100 foot buffer be enforced. It is our understanding that the Town’s Waterfront Development Plan gives the Planning Board the authority to prescribe the buffer distance. 3. The Conservation Board is concerned with the loss of viewscape resulting from the height of the multi-unit buildings. According to Volume 1 of the Environmental Assessment, Section 7.4 submitted by the applicant, the peak height of the multi-unit condo buildings is 48 feet above the first floor. The parking level is 11' below the first floor. This means that the peaks of all of the buildings rise 55 feet above the entry to the parking lot. Town Code §235-33.C.(2) states that the maximum height for multifamily dwellings is to be determined by the Planning Board. We recommend that the height be limited to less than 45 feet, the maximum height allowed in §235-33.C.(4) for all other permitted principle uses in a Waterfront Development District. This would have the salutary effect of lowering the overall project density and reducing the loss of viewscape that will occur from the proposed very tall buildings.
1280 TITUS AVENUE, ROCHESTER, NEW YORK 14617, PHONE: (585) 467-8840
4. The Conservation Board is very concerned that even after the filling against the present steep slope, Unit 1 and possibly Unit 2 of the single-unit townhouses is located less than 20 feet from the toe of the steep slope. Such narrow yards are a temptation for future homeowners to cut into the slope to expand their yard area. We recommend that all the single-unit townhouses be located at least 25 feet from the toe of the steep slope and a deed restriction against any cutting into the steep slope be included.
5. There is no allotment for employee parking associated with the Nautica Clubhouse or the marina operations. How many employees will be required for these enterprises? Will the operations of the Nautica (food and liquor license) be an attraction that will bring extra automobile traffic from friends of the renters of the contract docks? If so, additional parking should be provided to accommodate these additional people. 6. Because there are only a small number of sewage pump out stations for boats on the bay, the Conservation Board recommends that the maintenance of the existing boat sewage pump out station be a requirement for this project. 7. The Site Plan shows that a portion of the gasoline shack, as well as the pumps and boat crane lie outside the property boundary. The ownership of the land associated with these utilities is not shown on the plan given to the Conservation Board. Is this an issue that requires attention? 8. The Conservation Board has concerns with the ground floor of Building 104 being located at an elevation of 252’, only a few feet above ordinary high water elevation, and requests that this be discussed in the DEIS
1280 TITUS AVENUE, ROCHESTER, NEW YORK 14617, PHONE: (585) 467-8840
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