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Home My WebLink About1000-32.-1-3 OFFICE LOCATION: 'H . 4 MAILING ADDRESS: Town Hall Annexe P.O. Box 1179 54375 State Route 25 Southold, NY 11971 (cor. Main Rd. &Youngs Ave.) Southold, NY 11971 Telephone: 631 765-1938 LOCAL WATERFRONT REVITALIZATION PROGRAM TOWN OF SOUTHOLD To: Glenn Goldsmith, President Town of Southold Board of Trustees Cc: Honorable Lori Hulse, Attorney From: Heather Lanza, AICP, Planning Director LWRP Coordinator Date: August 10, 2026 Re LWRP Coastal Consistency Review PETERS NECK ASSOCIATION, INC, SCTM# 1000-32.-1-3 This application is to request a Wetland Permit to raise an approximately 4,472 square foot area of private road (447 linear feet), construction to begin at STA: 0+43.89 and end at STA: 4+91.10, existing pavement to be pulverized in-place; proposed road to have 3" crown at CL EL 4.86 with a max slope of 1:3 on either side; slopes to be filled with clean bank-run; road to consist of 1 Y2" wearing course, 2Y2" binder course, 4" compacted sub-base with 3%" stone blend or crushed concrete, and 6" stabilized soil base; approximately 55 cubic yards of asphalt, 76 cubic yards of compacted sub-base, 192 cubic yards of stabilized soil base and road fill, 192 cubic yards of stabilized soil base and road fill, and 51 cubic yards of transitional fill to be added; road fill to be loamy sand compacted to 95%; proposed addition of swales with CL EL 2.00 on either side of private road; swales to accommodate an approximate 4" storm event. The proposed action has been reviewed to Chapter §268, Waterfront Consistency Review of the Town of Southold Town Code and the Local Waterfront Revitalization Program (LWRP) Policy Standards. Based upon the information provided on the LWRP Consistency Assessment Form submitted to this department, as well as the records available to me, it is my recommendation that the proposed action is INCONSISTENT with the policies of the LWRP as follows: Policy 5 Protect and improve water quality and supply in the Town of Southold. 5.3 Protect and enhance quality of coastal wafers. C. Protect water quality of coastal wafers from adverse impacts associated with excavation, fill, dredging, and disposal of dredged material. 5.4 Limit the potential for adverse impacts of watershed development on water quality and quantity A. Protect water quality by ensuring that proposed expansion or intensification of existing watershed development results in: 2. maintenance of natural characteristics of drainage systems Policy 6 Protect and restore the quality and function of the Town of Southold ecosystem 6.1 Protect and restore ecological quality throughout the Town of Southold. C. Reduce adverse impacts on ecological quality due to development. 2. Mitigate impacts of new development The proposed action is inconsistent with Policy 5.3.0 because the LWRP Coastal Assessment Form on the application does not describe protection methods to minimize the construction impacts to Peters Neck Creek. The proposed action is inconsistent with Policy 5A.A.2 because there was no test hole diagram shown on the site plan to show where the ground water level is to determine if the swales will be effective in capturing stormwater runoff from the road. Pursuant to Town Code Chapter §236 Stormwater Management, the proposed action of raising Peters Neck Road requires a stormwater management control plan as seen below in Town Code Chapter §236-10 Activities requiring a stormwater management control plan: A. None of the following activities shall be undertaken until a stormwater management control plan has been approved under the provisions of this chapter. (4) Site preparation within 100 feet of wetlands, beach, bluff or coastal erosion hazard area. Pursuant to Town Code Chapter §236-3, the purpose of the stormwater management control plan is to assure that land and water uses in the Town are designed and/or conducted using best management practices to control flooding, stormwater runoff and minimize stormwater runoff from discharging onto public lands, neighboring properties or natural protective features; and prohibits discharges to tidal and freshwater wetlands, bluffs, dunes, beaches and other natural protective features as defined in Chapter§275 of this Town Code (Town Code Chapter §236-7). The proposed action is inconsistent with Policy 6.1.C.2 which calls for the mitigation of new development to reduce adverse impacts to ecological quality. The site plan shows the proposed swales to be located within or close to the wooded areas next to the 2 proposed raise road. It is recommended to keep as many trees as possible at the site to mitigate the impacts of raising the road. The proposed action is consistent with Policy 4.1.A.3.d and Policy 4.1.A.5 which calls for the minimization of loss from flooding and erosion. Policy 4.1.A.3.d states the maintenance of existing development and structures in hazardous areas when relocation is not practical. The private road is located within the high risk FEMAAE Flood Zone and the road cannot be relocated because it provides access to private residences. Policy 4.1.A.5 calls for development located in floodplains to be placed outside coastal hazard areas to reduce adverse environmental effects. The proposed section of the road to be raise is not within the adjacent Coastal Erosion Hazardous Area, minimizing the need for future structural flood protection measures. To be deemed consistent, and as required by Town Code, it is recommended that the application be reviewed by the Town Engineer to determine if the proposed action complies with the laws and regulations in Town Code Chapter §236 Stormwater Management, and that a permit be conditioned on this review and approval of a stormwater management control plan. The proposed action has been reviewed to Chapter §268, Waterfront Consistency Review of the Town of Southold Town Code and the Local Waterfront Revitalization Program (LWRP) Policy Standards. 3 Town of Southold L2 ��S�d�� LWRP CONSISTENCY ASSESSMENT FORM J U L 2 8 2026 SOUTHOLD TOWN PLANNING BOARD A. INSTRUCTIONS 1. All applicants for permits* including Town of Southold agencies, shall complete this CCAF for proposed actions that are subject to the Town of Southold Waterfront Consistency Review Law. This assessment is intended to supplement other information used by a Town of Southold agency in making a determination of consistency. *Except minor exempt actions including Building Permits and other ministerial permits not located within the Coastal Erosion Hazard Area. 2. Before answering the questions in Section C, the preparer of this form should review the exempt minor action list, policies and explanations of each policy contained in the Town of Southold Local Waterfront Revitalization Program. A Proposed action will be evaluated as to its sipuficant beneficial and adverse effects upon the coastal area(which includes all of Southold Town). 3 If any question in Section C on this form is answered "yes" or "no", then the proposed action will affect the achievement of the LWRP policy standards and conditions contained in the consistency review law. Thus_, each answer must be explained in detai4 listing both supporting and non- . - _ - ------ --- - - supportina facts. If an action cannot be certified as consistent with the LWRP policy standards and conditions,it shall not be undertaken. A copy of the LWRP is available in the following places: online at the Town of Southold's website(southoldtown.northfork.net), the Board of Trustees Office, the Planning Department, all local libraries and the Town Clerk's office. B. DESCRIPTION OF SITE AND PROPOSED ACTION SCTM# 1000 -032.00-01.00_003.000 PROJECT NAME Peters Neck Road Raise The Application has been submitted to(check appropriate response): Town Board ❑ Planning Board❑ Building Dept. ❑ Board of Trustees ❑✓ 1. Category of Town of Southold agency action(check appropriate response): (a) Action undertaken directly by Town agency(e.g.capital ❑ construction,planning activity,agency regulation,land transaction) ❑ i (b) Financial assistance(e.g.grant,loan,subsidy) (c) Permit,approval,license,certification: Nature and extent of action: Please see attached project description. Location of action: Peters Neck Road,Orient,NY 11957 Site acreage: 2.04 acres Present land use: Private road Present zoning classification: NSA 2. If an application for the proposed action has been filed with the Town of Southold agency, the following information shall be provided: (a) Name of applicant: Cole Environmental Services (b) Mailing address: 425 Montauk Highway, East Quogue, NY 11942 (c) Telephone number: (631)369-9445 Will the action be-directly undertaken,require funding,or approval by a state or federal agency? Yes Cl No 0 If yes,which state or federal agency? C. Evaluate the project to the following policies by analyzing how the project will further support or not support the policies. Provide all proposed Best Management Practices that will further each policy. Incomplete answers will require that the form be returned for completion. DEVELOPED COAST POLICY Policy 1. Foster a pattern of development in the Town of Southold that enhances community character, preserves open space, makes efficient use of infrastructure, makes beneficial use of a coastal location,and minimizes adverse effects of development. See LWRP Section III—Policies; Page 2 for evaluation criteria. �✓ Yes ❑ No [:] Not Applicable The project makes efficient use of infrastructure as it seeks to raise Peters Neck Road to protect it against flooding and maintain access for residents and emergency vehicles. Proposed pavement will not expand past the existing footprint of the roadway. Attach additional sheets if necessary Policy 2. Protect and preserve historic and archaeological resources of the Town of Southold. See LWRP Section III—Policies Pages 3 through 6 for evaluation criteria Yes ❑ No ❑ Not Applicable Minimal excavation is proposed for the installation of swales. Proposed pavement will not expand past the existing footprint of the existing roadway. Attach additional sheets if necessary Policy 3. Enhance visual quality and protect scenic resources throughout the Town of Southold. See LWRP Section III—Policies Pages 6 through 7 for evaluation criteria Yes ❑ No ❑ Not Applicable The proposed road raise will limit alteration of wetlands as it will not expand past the existing footprint of the roadway. Proposed swales will help protect wetlands and waterways from stormwater runoff. Attach additional sheets if necessary NATURAL COAST POLICIES Policy 4. Minimize loss of life, structures, and natural resources from flooding and erosion. See LWRP Section III—Policies Pages 8 through 16 for evaluation criteria Yes ❑ No ❑ Not Applicable The road will be raised to elevation 4.86 to protect from flooding and maintain access during storm events. Attach additional sheets if necessary Policy 5. Protect and improve water quality and supply in the Town of Southold. See LWRP Section III —Policies Pages 16 through 21 for evaluation criteria 0 Yes ❑ No ❑Not Applicable Swales are proposed on both sides of the road to capture runoff during storm events and prevent it from entering the wetlands and waterbody. Attach additional sheets if necessary Policy 6. Protect and restore the quality and function of the Town of Southold ecosystems including Significant Coastal Fish and Wildlife Habitats and wetlands. See LWRP Section III—Policies; Pages 22 through 32 for evaluation criteria. V Yes ❑No ❑ Not Applicable Swales are proposed on both sides of the road to capture runoff during storm events and prevent it from entering the wetlands and waterbody. Attach additional sheets if necessary Policy 7. Protect and improve air quality in the Town of Southold. See LWRP Section III — Policies Pages 32 through 34 for evaluation criteria. ❑ Yes ❑No 7 Not Applicable Attach additional sheets if necessary Policy 8. Minimize environmental degradation in Town of Southold from solid waste and hazardous substances and wastes. See LWRP Section III—Policies; Pages 34 through 38 for evaluation criteria. ❑Yes ❑ No ❑✓ Not Applicable PUBLIC COAST POLICIES Policy 9. Provide for public access to, and recreational use of, coastal waters, public lands, and public resources of the Town of Southold. See LWRP Section III—Policies; Pages 38 through 46 for evaluation criteria. ❑ Ye❑ No ✓❑ Not Applicable Attach additional sheets if necessary WORKING COAST POLICIES Policy 10. Protect Southold's water-dependent uses and promote siting of new water-dependent uses in suitable locations. See LWRP Section III—Policies; Pages 47 through 56 for evaluation criteria. ❑Yes ❑ No ❑✓ Not Applicable Attach additional sheets if necessary Policy 11. Promote sustainable use of living marine resources in Long Island Sound, the Peconic Estuary and Town waters. See LWRP Section III—Policies; Pages 57 through 62 for evaluation criteria. ❑Yes ❑ No❑✓ Not Applicable Attach additional sheets if necessary Policy 12. Protect agricultural lands in the Town of Southold. See LWRP Section III—Policies; Pages 62 through 65 for evaluation criteria. ❑Yes ❑ No❑✓ Not Applicable Attach additional sheets if necessary Policy 13. Promote appropriate use and development of energy and mineral resources. See LWRP Section III—Policies; Pages 65 through 68 for evaluation criteria. ❑Yes ❑ No❑✓ Not Applicable Agent, PREPARED BY Chris Cole TITLE Cole Environmental Services DATE 6/3/26 425 Montauk Highway East Quogue, NY 11942 Environmental Consulting (631) 369-9445 Wetland Project Management James P. Latham on behalf of Peters Neck Association, Inc. Peters Neck Road Orient, NY 11957 SUM No.: 1000-032.00-01.00-003.000 Protect Description Proposed raise of an approximately 4,472 square foot area of private road (447 LF). Construction to begin at STA:0+43.89 and end at STA:4+91.10. Existing pavement to be pulverized in-place. Proposed road to have 3" crown at CL EL 4.86 with a max slope of 1:3 on either side. Slopes to be filled with clean bank-run. Road to consist of 1%2"wearing course, 2%2" binder course,4" compacted sub-base with W stone blend or crushed concrete,and 6" stabilized soil base. Approximately 55 CY of asphalt, 76 CY of compacted sub-base, 192 CY of stabilized soil base and road fill,and 51 CY of transitional fill to be added. Road fill to be loamy sand compacted to 95%. Proposed addition of a swales with CL EL 2.00 on either side of private road. Swales to accommodate an approximate 4" storm event. s www.ColeEnvironmentalServices.com irES 425 Montauk Highway - - - - East Quogue, NY 11942 Environmental Consulting (631) 369-9445 Wetland Project Management Photo Sheet James P. Latham on behalf of Peters Neck Association, Inc. Peters Neck Road Orient, NY 11957 SUM No.: 1000-032.00-01.00-003.000 PHOTO 1—AERIAL FROM ABOVE � rL d.X } F - •it T ` -r www.ColeEnvironmentalServices.com 425 Montauk Highway Cole t Se 'c East Quogue, NY 11942 Environmental .• •„ Wetland Project Management PHOTO 2—AERIAL FACING NORTH tiltq�,; i - y -:I • • —AERIALFACING SOUTH ..q r � h 4\ \h , 425 Montauk Cole E 'o entaLSe 'cesEast • •,ue, NY 11942 Environmental • • •• •44 Wetland Project PHOTO SOUTH . ten, ' �1 �� • / ' �, r L� PHOTO •• NORTH www.ColeEnvironmentalServices.com C ES 425 Montauk Highway East Quogue, NY 11942 Environmental Consulting (631) 369-9445 Wetland Project Management PHOTO 6—GROUNDLEVEL FACING SOUTH 1�b ti Ky. 1 i t www.ColeEnvironmentalServices.com -2 sEc No —04 1 3 143 4 4 '2. \.'b I.IA Oh 61 13AIQ tzr 41 NWICL COUNTY OF SUFFOLK K SOUTHOLD SECTION No G (21) E Real Property Tax Service Agency y, 032 _N 7:- :a E I I E A 1010 121- MPERTYMM I (1)UINAUTHORIZED ALTERATION OR ADDITION TO THIS SURVEY IS A VIOLATION OF SECTION 7209 OF THE NEW YORK STATE EDUCATION LAW.(2)DI5TANCES SHOWN HEREON FROM PROPERTY LINES TO EXISTING STRUCTURES ARE FOR A SPECIFIC PURPOSE AND ARE NOT TO BE USED TO ESTABLISH PROPERTY LICNES OR FOR ERECTION OF FENCES.(3)COPIES OF THIS SURVEY MAP NOT BEARING THE LAND SURVEYOR'5INKED SEAL OR EMBOSSED SEAL SHALL NOT BE CONSIDERED TO BE A VALID TRUE COPY.(4)CERTIFICATION INDICATED HEREON SHALL RUN ONLY TO THE PERSON FOR WHOM THE SURVEY IS PREPARED AND ON HIS BEHALF TO THE TITLE COMPANY,GOVERNMENTAL AGENCY AND LENDING INSTITUTION LISTED HEREON,AND TO THE ASSIGNEES OF THE LENDING INSTITUTION.CERTIFICATIONS ARE NOT TRANSFERABLE TO ADDITIONAL INSTITUTIONS OR SUBSEQUENT OWNERS. (5)THE LOCATION OF WELLS(W),SEPTIC TANKS(5-0 6 CESSPOOLS(CP)SHOWN HEREON ARE FROM FIELD OBSERVATIONS AND OR DATA OBTAINED FROM OTHERS. 400 Ostrander Avenue, Riverhead, New York IIQOI tel. 631.727.2303 fax. 631.727.0144 \ \ admen@youngenglneering.r_om \\ \ MARSH � �� n CROSS SECTIONS �� \ � 4 oAY saw ` _ Howard W. Young, Land Surveyor Horiz.Scale: 1"= 30' - — - - � g� y Vert.Scale: 1"= 6' \ \ — - - \ \ Thomas G. Wolpert, Professional Engineer Douglas Adams, Professlonal Engineer B Geologlst \ / --- - -- Danlel A. Weaver, Land Surveyor EXISTING PROPOSED - z PHRAGMITIES \ \ GRADE GRADE \ ------ ------ s � � s � 5 ` \� SITE DATA v \ w W now or formerly - \= g �� ------ _ �� 3 3 -" \ � VERTICAL DATUM -NAVD(1988) x Mary Louise L. Blank, 4 I _ I 4 Geor e R. Latham, Jr., ` ' i i g J — -- — Margaret L. Strachan, Ann L. Bliss & Peter Blank, III \ � �' "$ 3``'- — - Zb� 6 ---- -' S ESTIMATE OF QUANTITIES - \ \ 9MuuSaw�nn(r:: 00 rn ! BEGIN k �, _ _ _ --� \ \ AREA OF PAVEMENT =4,472 SF M CONSTRUCTION 4 t -40 -20 0 2?0 40. STA: 0+43.89 =k _ rfl' ' \- -___ ZZg PAVEMENT =447 LF '�""'-- '` 6 ® Z _-_ _ __ LENGTH OF EAST 1+00 WEST - `'�. \ M A R 5 H ASPHALT = 55 CY CL EL=4.86 / --AttZ ` '\ •� �s \`\ \ \ * COMPACTED SUB-BASE -76 CY 8 r- s now or formerl / y \ \ ` , * STABILIZED SOIL BASE&ROAD FILL = 192 CY Y COASTAL k26� '\ �yo5 `.r��c�x 9 00 s Z* _ \ \ * TRANSITIONAL FILL =51 CY Cedar Neck, LLC / EROSION - -- \ ti / HAZARD AREA ktie8� \ 4 I `I NOTE: _ TRANSITIONAL FILL VOLUME DOES NOT CONSIDER THE POTENTIAL NEED TO _ - - — - ' `i•, CL OF _ $ \� \ ?, 99 �e� EXCAVATE TO A STRATUM OF SAND&GRAVEL BELOW THE PROPOSED SWALE — -- - ---_ -- - ,- __ BOTTOM. \\`; SWALE .�" �6� 0 0 ` \`s T. THE SWALE VOLUME PROVIDED CAN ACCOMMODATE AN APPROXIMATE 4 INCH kN 00 o \ EL=2.00 k now or formerly It STORM EVENT. d M - \\ 2 Peters Neck LLC -40 -20 0 20 40 EAST 1+50 WEST - "44� �� DRAINAGE CALCULATIONS rL9 1 `' gomlgm.raat 8 8 CL OF ` * APPROXIMATE TRIBUTARY AREA = 15,912 5F I s�3a °' `,� 6° • SWALE ; * COEFFICIENT OF RUN-OFF =0,30 -I/2" WEARING COURSE ; 1 III RAISE \ k_ W O O 1) E E) ' 2-I/2" BINDER COURSE \ 1 \ EXISTING '' ♦\ '` k �\ � '� EL=2.00 It * SWALE VOLUME - - 1,561 CF 4 I - 4 \ 4 ` DRIVEWAY \ 226 ,`\ i RAINFALL STORAGE 3.9INCHES -- \ , _ — — \ TO CL EL=4.86 END ,3 " �� tihg ` I �� \ ` CONSTRUCTION 0 I `� 0 now or formerly 1 �`, 3g `�` '\ STA: 4+91.10 CO °° k 6 s ` CL EL=4.86 M o 0 0 0 0 0 o s State of New York now or formerly-40 5 EAST 2+00 WEST f \ �\, r, ,I✓, /'' Peters Neck,tI LLC � ` ` Ilk 4" COMPACTED SUB-BASE s Uj 8 8 3/4" STONE BLEND OR 1 k \ s CRUSHED CONCRETE (o" STABILIZED SOIL BASE Voe 11 1 I 1 /• � .9 �, ky5 4 I 4 MAR 5 H ' •1 I � k ' ASPHALT PA�ME:NT SECTION NT5 v WOODED► _ ', 1 1 1 \ \ M A R 5 H 00 1 \ -40 -20 0 20 40 \ 10 AST +50 i \ ' 3_ 2 t E WEST 1 _ --= _ I 8a WOOD 25't PRIVATE ROAD —, ` __- , 6 20' I \ BULKHEAD I !' 4 4 i VARIES VARIES WOOD ^\`(/ `. •'\ I\ __ .; t '` ', BRIDGE ll SWALE 10'-0" PAVEMENT r-ONT \ � COASTAL 0 0 BASE NUE , \\ ► EROSION > ` M 3 GROWN ( / \ \ I I Z : WOOD , II COARSE � I EL=4.bb 5UB-BASE HAZARD AREA BULKHEAD -40 -20 0 20 40 VARIES ► r \ 2b \ ---------- -- 2 . .'g r COARSE r \ � I 3 \ EAST 3 00 WEST EL=4.61 EL=4.61 EL I \ h N. 00 8 ff , ,y„r,. L i' /r` s Mq w ----------- ENGINEER'S CERTIFICATION MAR 5 H NaallgaMriat PILL WITH GLEAN PULVERIZE EXISTING ROAD PILL TO BE LOAMY EXISTING �'�' / ,, , . , SLOPE MAX. / I i 4 i • 4 BANK-RUN PAVEMENT IN-PLACE SAND, COMPACTED TO Q=✓90 GRADE /'�'. SLOPE 3 EXCAVAI8 . ' TYPIGA�L DRI�YVA�Y SECTION DOWN TO AND 2' GLEANITH \ \ // ___._}^_- -5" - `"F'\. N 0 0 NTS 8 GRAVEL BANK-RUN 00 -40 -20 0 20 40 'IQ EAST I EAST 3+50 WEST ROAD FILL TO BE LOAMY - HOWARD�U.'YOUNG,N.Y.5 '`S.NO.45893n STA: 0+43.63 ELEV: 4.86 STA: 4+91.10 ELEV: 4.86 Sc rL11;;1;1Town THOMAS L�:"WbLPERT,N.Y.S.P.E.NO.61483 PROPOSED SAND, COMPACTED TO 95 fo — DOUGLAS E.ADAMS,N.Y.S.P.E.NO.80897 GRADE PULVERIZE EXISTING 8 8 PAVEMENT IN-PLACE MAP PREPARED FOR 3 0.0000% _ _ _ — -- - - - - - - - - - - 4 4 - - _ - - - - - - - - - - - - - - - - - - - - - - - - JAMES LATHAM — — at Orient, Town of Southold 12 0 � � Suffolk County, New York 0 " � M bRIVEWAY IMPROVEMENT PLAN <v d -40 -20 0 20 40 EAST 4+00 WEST County Tax Map District 1000 Section 32 Block 00 Lot 00.00 o a MAP PREPARED NOV. 19,2025 s � s Record of Revisions L1 DATUM ELEV DATUM ELEV REVISION DATE 3 -1a oo -10.00 GENERAL MAR.31,2026 CEHA LINE JULY 16,2026 4 I w..—_ 4 .p W '0 _ %0 O %0 to M O M % M "D V' � ON do N .o r-- 00 o) OD 1-' 00 Co 00 •0 00 v 00 (NJ 00 N 00 in 00 rn to et 0 I 0 0+00 1+00 2+00 3+00 4+00 5+00 6+00 La OR m M 30 0 15 30 60 90 -40 -20 0 :20 40 DRIVEWAY PROFILE EAST 4+50 WEST Horiz.Scale: 11"= 30' Scale: 1" = 30 Vert.Scale: 1"'= 6' JOB NO. 2023-0077 DWG.2023_0077_topo 1 OF 1