APPENDIX Q PRIVATE GOLF COURSE MORATORIUM

The Preserve at Indian Hills Residential Subdivision Final Environmental Impact Statement

APPENDIX Q

PRIVATE GOLF COURSE MORATORIUM

Private Golf Course MoratoriumProposed Planning Options Report

Town of Huntington, New York

Huntington Town BoardHuntington Town Hall

100 Main StreetHuntington, NY 11743

January 2009

PageINTRODUCTION

Local LawSEQRA Process

ENVIRONMENTAL SETTING & CONDITIONSPLANS, POLICIES AND REGULATIONS

Town of Huntington Comprehensive Plan, 1993Huntington Vision StatementDraft Comprehensive Plan Goals, Policies and Action StrategiesHorizons 2020: Town of Huntington Comnprehensive Plan Update, 2008Suffolk County Golf Course Study Inventory and PolicySCORP (State Comprehensive Outdoor Recreation Plan), 2003New York State Open Space PlanHuntington Zoning and AuthorizationOther Suffolk Municipal Controls

OTHER ENVIRONMENTAL CONCERNSTurf ManagementNatural HabitatWatershed ResourcesDemographicsSchool District Distribution

SUMMARY OF GOLF COURSE ATTRIBUTESCold Spring Harbor Country ClubDix Hills Golf CourseHamlet Golf CourseHuntington Country ClubHuntington Crescent ClubIndian Hills Country ClubThe Greens Golf Course

SUMMARY OF ANALYSISPLANNING OPTIONS

No ActionNo Action 1- Continued Golf Course OperationNo Action 2-Development as Zoned

Regulatory ActionsDiminished Density Residential ZoningRecreational Open Space Zoning..Planned Area Development Zoning DistrictMandatory Cluster/Conservation Subdivision OrdinanceOverlay ZoningUniform Zoning - Overlay IncentiveTransfer of Development RightsTransfer of Density Flow Rights

Public Acquisition AlternativesFair Market Value Purchase

3334444567899

10111111121315181818191920202122232323232324242424252525262626

Town of Huntington Private Golf Course Moratorium Study Page 2 of 30

Purchase of Development RightsEminent Domain

Voluntary ActionsConservation EasementOpen Space Dedication

RECOMMENDED ACTIONZoning Code Amendment(s)Uniform Rezoning of CoursesRezoning Select CoursesOpen Space Preservation

APPENDIXDraft Residence-Open Space Cluster District Local LawDocuments Incorporated By Reference

2626272727282829293030

Error! Bookmark not defined.30

INTRODUCTION

This report was prepared for the Huntington Town Board by the Department of Planning andEnvironment. Its purpose is to provide a proposed policy framework from which to protectexisting private golf courses and encourage their retention as income-producing recreationalopen space properties in the Town of Huntington.

Local LawBy resolution #2006-108 on February 7, 2006 the Town Board enacted a six-month moratoriumto study potential land use threats and protective measures aimed to conserve the best elementsof the private golf course inventory in Huntington. The moratorium was later extended severaltimes by the Town Board to its current expiration date of February 5, 2009. The action wasbased on a recommendation contained within a report titled, Preliminary Zoning andEnvironmental Sensitivity Assessment of Private Golf Courses within the Town of Huntington.The report detailed the base sensitivity of the private courses that are subject of this continuedreview. It is considered an appendix hereto.

SEQRA ProcessAny option that the Town Board chooses to entertain, as a proposed conservation initiative forprivate golf courses in the Town of Huntington, will involve a discretionary change in either theZoning Code or Subdivision and Site Improvement Specifications with potential to affect morethan 25 acres in a single zoning district. Thus, while this study is considered a Type II Action(pursuant to 6 NYCRR 617.5c(18)), as it involves information gathering, it is likely that a subjectaction that evolves from it could be classified a Type I action pursuant to the StateEnvironmental Quality Review Act (SEQRA).


ENVIRONMENTAL SETTING & CONDITIONS

The December 2005 report, Preliminary Zoning and Environmental Sensitivity Assessment ofPrivate Golf Courses within the Town of Huntington, identified several indicators ofenvironmental sensitivity that are likely to become future issues for development of the eightsubject properties. They are summarized in the table below. However, the Hollow Hills GolfCourse was removed by Town Board action from the moratorium as it was no longer in activegolf course use. This study focuses on seven sites. Aerial photos of the private golf courses areincluded with boundaries delineated in the Summary of Golf Course Attributes.

Figure 1 - Future Issues for Reuse/Development

CulturalResources

Course Soils Slopes SGPA Wetlands Open SpaceIndex

Cold Spring CC X X XX X XDix Hills GC X X XHamlet Golf and CC X X X XHollow Hills GC X X XHuntington Crescent Club X X XHuntington Country Club X X XXIndian Hills CC X XX X XThe Greens GC X

PLANS, POLICIES AND REGULATIONS

Town of Huntington Comprehensive Plan, 1993The Preliminary Zoning and Environmental Sensitivity Assessment of Private Golf Courseswithin the Town of Huntington indicated clearly that the evaluation of these properties for thepurposes of either securing them in the recreational inventory for the benefit of Town residentsor guiding their cautious development were supported in the 1993 Comprehensive Plan. Actionstaken to update the 1993 Plan are also supportive of these measures and document their relationto basic quality of life concerns in Huntington. The earlier 1965 Comprehensive Plan/Mapidentified golf courses in the category of Public and Semipublic with a GC symbol. There wereseven courses marked in this category (Cold Spring CC, Dix Hills GC, Hamlet Golf and CC,Huntington Crescent, Huntington Country Club, Indian Hills CC and Hill and Tree GC [sincedeveloped with homes]). Only two courses were added since that time, Hollow Hills GC andThe Greens GC, although over 50,000 more people reside in Huntington since the 1963 U.S.Census.

Huntington Vision StatementComprehensive Plan Update Phase 1: Vision Statement (November, 2004)

1 Since a filed map exists, there would only be a potential issue should the owner choose to amend the map.

Page 4 of 30Town of Huntington Private Golf Course Moratorium Study

The Huntington Vision Statement established priorities that would be used to frame policydirectives for the pending Comprehensive Plan Update. Key excerpts of relevance to the golfcourse study as they characterize the perception or need for large open spaces are quoted below.

While public input reveals that overall, citizens are very satisfied with the character andquality of life of the Town, there exist several serious concerns on which almosteveryone agrees, such as congested traffic and the need to protect open space, (pg. 2)

Parks, Recreation and Open Space was named as the fourth highest-ranking priority issues areaand Natural Features and Resources was ranked 6th in the category of strengths by communityforum participants. It was ranked first overall in the future opportunities categories.

From the areas of community consensus identified through the citizen involvement process,several key themes emerged to be articulated in the Vision Statement. These themes are:

Community Character: maintain and enhance the physical character and beauty ofHuntington by'p]x:necling'

(3iir lristoi\tc1ieritage.;prec]ocrs iTattiral resources, parks7 anclscenic open spaces, and by setting high standards for quality, (pg. 5)

Sustainable Community Structure: ensure that future development and redevelopmentmeets high standards of quality, compatible with the Town's character and its scenicnatural resources; and that necessary interventions take place to prevent decline, reverseobsolescence, and enhance the functional efficiency of the Town’s transportation andinfrastructure systems, (pg. 6)

Draft Comprehensive Plan Goals, Policies and Action StrategiesHuntington Comprehensive Plan Advisory Committee: Interim Report of Draft Goals,Policies and Action Strategies (June 2006)

The extension of the community-based vision statement was the work of the ComprehensivePlan Citizens Advisory Committee (CAC). Over a six month period beginning in Fall 2005 theCAC developed a draft policy framework for the new plan that was publicly introduced on theTown website and at separate public comment sessions on June 19 and 20, 2006. The documentwas available for public review and comment through July 21, 2006 and was amended toincorporate additional issues, comments and concerns expressed during the public commentperiod. The Town Board accepted the report at its September 26, 2006 meeting as a frameworkfor the Town of Huntington Comprehensive Plan Update.

Among the recommended goals in the Environmental Resources and Open Space Section are:• Provide excellent parks and recreation facilities for Huntington’s residents.• Maintain and promote Huntington’s parks and recreational facilities.

Listed as actions toward achieving the goals are the recommendations:


Establish a new zoning district or districts to reinforce the status and function ofHuntington’s open space/recreation resources.Create a new public open space/recreation zoning category and rezone all parkland inHuntington to that classificationConsider establishing additional zoning categories to address valuable open space landsheld privately and by governmental agencies

Horizons 2020: Town of Huntington Comnprehensive Plan Update, 2008The Town Board adopted a new comprehensive plan on December 9, 2008. The plan classifiesthe Town’s remaining open space resources into five categories, one of which is recreationalopen space. It specifies on page 3-5, “ The continued operation of day camps, golf courses, andriding schools should be encouraged and they should be considered key priorities for acquisitionby the Town should their continued use be threatened.”

On Page 3-8 of the Comprehensive Plan it states: Action is needed to preserve the bestremaining open space and potential park sites before they are lost to development.

The Comprehensive Plan contains several policy recommendations in the EnvironmentalResources and Open Space section that could relate to golf courses and critical recreationresources in Huntington:

A. 5. Permanently preserve Huntington’s unique environmental resources.A. 5. 2. Permanently protect lands with highly valuable environmental resources

(biodiversity areas, Crititcal Environmental Areas, habitats identified by the New yorkNatural Heritage Program, etc.) through fee simple acquisition, easements, or otherconservation techniques.

A. 8. Preserve open space within new developments.A. 8. 1. Require a minimum open space set aside (e.g., 20-30%) within new developments,

together with standards to ensure that open space is meaningful (e.g., central greens orgreenway linkages) and publicly accessible.

A. 8. 2. Encourage voluntary open space dedications through conservation subdivisions.A. 9. 3. Investigate use of the Transfer of Development Rights (TDR) program enabled by

Town Code to preserve open space.A. 9. 6. Work with Huntington’s private owners of substantial undeveloped property to

explore preservation and recreation opportunities.A. 10. Maintain and promote Huntington’s parks and recreational facilities.A. 10.3. Establish a new zoning district or districts to reinforce the status and function of

Huntington’s open space/recreation resources.

• Consider establishing additional zoning categories to address valuable open spacelands held privately and by governmental agencies.

A. l1.3. Develop strategies to meet needs for difference types of parks and recreationalfacilities geographically distributed throughout the Town

The Land Use Section of the plan also provides direction that relates to future use of golf coursesand recreational resources.


Land Use Policy D.1 states: Protect the stability of established, high quality land use patterns,including residential neighborhoods and unincorporated hamlet areas.

D. 1.1. Enact regulations and standards to limit intensification and its impacts on thecharacter of existing neighborhoods.

Figure 6-3 in the Land Use Section provides a Generalized Future Land Use Map for the Townof Fluntington. All of the private golf courses are identified as Parks, Recreation andConservation Land. Page 6-14 specifies, “ This category includes both public parks andconservation areas and lands used for outdoor recreation, which in some cases may not bepermanently protected as open space. This designation reflects the plan recommendation tocreate a public open space/recreation zoning district and a potential second new district to applyto private recreational/institutional open space (see Environmental Resources and Open SpacePolicy A.10).”

Suffolk County Golf Course Study Inventory and PolicyThe January 1990 report prepared by the Suffolk County Planning Department provided anoverall inventory of golf course properties throughout Suffolk County. At the time Southamptonhad the largest number of private courses, eight (8), and Huntington and Brookhaven weresecond with five (5) private courses each. Of the total ten (10) courses identified in the Town,three were identified as municipal, four were private membership clubs, and three were (private)daily fee courses. The report correctly identified the vulnerability of the daily user courses andeven dropped the Dix Hills Golf Course from consideration in the study due to its existingpreliminary subdivision approval. Nevertheless, that course endures for daily public use at thegraces of the owner. It noted the conversion at that time of the former 27-hole Commack GolfCourse, a daily fee course, to the 18-hole protected private membership Hamlet coursecoinciding with its townhouse development. The report singles out the Cold Spring CountryClub for its configuration stating on page 13, “ The layout is such that the golf course surroundsseveral dozen homes. This design is beneficial to those homes as it provides an open spacegreenbelt area which enhances the entire neighborhood.”

Should the Dix Hills Golf Course be converted to homes in accordance with its filed subdivisionmap, there will be no daily use clubs remaining in the Town of Huntington. This will impact thegolf-playing public and result in additional demand for the one Federal and two Town courses.Since the former Hollow Hills’ owners have opted not to maintain their course since 2005, it hasnot been made available for public play. Thus, even though an application for subdivision is notapproved yet, the owners chose to forego any potential revenue from the course.

The study correlated higher ages and incomes directly to the number of golf playing individualsin a given area. In Huntington both age cohort and median income levels have increasedconsiderably since the report was published. The County report is considered an appendix tothis report.

Clearly the demand for golf courses in Suffolk County has risen since 1990. This demand isshown by the construction of six new golf courses in the Town of Riverhead since the Countystudy. Most (4 of 6) are public clubs because their users come from outside the town. They


serve players whose demand for golf is not satisfied elsewhere. This includes residents from theTown of Huntington.

SCORP (State Comprehensive Outdoor Recreation Plan), 2003There is a documented growing need for golf courses in New York State. The current SCORP(State Comprehensive Outdoor Recreation Plan2) prepared in 2003 defines regional resourcesand needs for specific recreational amenities throughout New York. Page 12 in the RecreationalNeeds Section states:

For certain forms of recreation services the major provider is the private sector.Typically campgrounds, ski centers and golf courses generate sufficient income to beattractive investments for the private sector. Commercial sites, responding to changingmarket conditions, frequently are developed and abandoned more quickly than thoseprovided by the government.

The SCORP reached the same conclusions as the County study and recognizes the universalappeal of golfing and anticipated growth rate on pages 2-28 and 2-29:

Golfing is an activity with high start-up costs and one that requires a large block of timefor participation. This makes it more attractive to both those at higher income levels andretirees. It is one of the few activities where participation tends to increase with age.Because of the predicted changes of the demographics within New York State, golfinghas for the past 3 SCORPs (a 15 year time frame) been predicted to be the fastestgrowing activity of those studied. For this report, it is second to visiting historic sites,another activity popular among the elderly. Golfing is expected to increase by 6.16%over the next twenty years, both in terms of number of participants and number ofactivity days. In most areas of the State golfing is a commercially viable enterprise,allowing the private sector to meet the need for courses despite the high maintenancecosts per user. Because the high costs associated with building and maintaining a golfcourse, many municipalities are reluctant to provide this service to their communities.Off-season use of golf courses, such as cross-country skiing can help justify thecontinued operation and expansion of public golf courses in New York State.

The SCORP compares the number and types of recreation sites in and outside of urban areas.1,158 golf facilities (94.8%) are located in non-urban areas with 64 (5.2%) located in urban areasof the state. 302 of the total 898 places in the state with regulation golf are private facilities. Incomparison to the other 11 regions, the Long Island region provides 130 (14.5%) of the placeswith regulation golf; 2,511 (17.9%) golf holes; 9 (4.4%) places with miniature golf and 30(11.3%) of the places with a driving range. Compared to the entire Long Island regionHuntington has 7%3of the population, but the private golf courses in Huntington provide only 7(5.3%) of the places with regulation golf and 117 (4.6%) of the golf holes.

2 Final Statewide Comprehensive Outdoor Recreation Plan and Final Generic Environmental Impact Statement forNew York State 2003-2008 prepared by NYS Department of Parks, Recreation and Historic Preservation

2007 Long Island Population Survey , LIPA [Huntington population-203,834; Long Island population-2,859,483]


New York State Open Space PlanThe current State Open Space Plan (2006) and its pending draft update both include Long IslandSound Coastal Area and Special Groundwater Protection Areas as Long Island regional prioritiesfor open space protection. Four of the seven private courses in the moratorium study fall withinthese resource areas.

Huntington Zoning and AuthorizationOf the seven private golf courses that are subject of this study, six have received special usepermits from the Zoning Board of Appeals (ZBA) and one operates as an existing non-conforming use as it predates the Town Zoning Code. Only The Greens Golf Course is a usespecified as allowable in its zoning classification - R-PUD (Residential Planned UnitDevelopment).

The Code of the Town of Huntington Chapter 198, Zoning, Article XVI, enables the ZoningBoard of Appeals to issue a special permit for a golf course (§198-110(5) as follows:

Golf courses. The Board may authorize the establishment of a golf course in aresidence district, subject to the following:(a) Any such golf course shall consist of tees, greens and grass fairways with aminimum distance of 50 yards between each tee and green. There shall be no more thanan average of one hole for each two gross site acres in the total tract.(b) A practice driving range shall be permitted only where accessory and incidental to agolf course, provided that there shall be no more than one driving tee for each acre inthe total tract and no artificial lighting shall be allowed.

(c) There shall be no more than one accessory clubhouse or other building designed toprovide for lockers, enclosed eating facilities without takeout privileges and shop forthe sale of golf equipment.(d) An accessory building for the storage and maintenance of equipment and machineryused in connection with a golf course may be permitted.(e) No parking or loading area shall be located within a required side or rear yard norwithin 25 feet of the front property line.(f) No building or structure shall in any case exceed 2 1/2 stories or 35 feet, includingfences and lighting standards.(g) No artificial illumination installed for the purpose of allowing nighttime use of agolf course or accessory driving range shall be permitted.(h) No bullhorns, loudspeakers or other means of sound amplification shall bepermitted where such use will adversely affect adjacent properties.(i) Front, side and rear yards shall not be less than 100 feet in depth and the plot shallnot be less than 20 acres.

The opportunity to create additional golf courses in the Town is extremely limited. There arevery few privately-held vacant sites remaining in the entire Town of Huntington that are 30 acresor more in size that could provide at least a nine-hole course. Most have land use applicationspending or contain special conditions, such as steep slopes, that would render such useimpracticable. Some lie in the incorporated villages beyond zoning control of the Town. While


the Town would be interested in securing additional golf facilities for public use, such optionsare only possible when there is a potentially willing seller.

Other Suffolk Municipal ControlsThere is no consistent method for regulating golf courses and country clubs among SuffolkCounty municipalities. The following chart summarizes methods that have been employed ineach town’s code.

Figure 2 -Golf Course Review Requirements of Suffolk Towns

SpecificationRegulationMunicipalityTown of Babylon Not specifiedTown of Brookhaven Zoning §85 Town Board - special permitTown of East Hampton Zoning Planning Board - special permit - at least 50 acres and at least 9

holesPermitted use in Recreation Service G District (provided thatadequate-sanitaryvparkinganddraiiiagefacilities-arc installed)Standard golf course with or without clubhouse is a permitteduse in R-80 Zoning Use DistrictOnly regulates expansion of a golf course (re: clearing, gradingof natural vegetation) in Water Recharge Overlay DistrictSpecial Purpose District - Zoning Board of Appeals - specialexception - golf course/country club of 50 acres or moreAllowable use in Light Industrial Park/Planned Office ParkDistrict

Zoning §68Town of Ishp

Town of Riverhead Zoning §108

Town of Shelter Island Not specified

Zoning §225Town of Smithtown

Town of Southold Zoning §110

Permitted use in Recreation/Tourism Planned DevelopmentDistrict (subject to natural resources management plan,Audubon Program certification, and standards— integrated pestmanagement, water quality protection, groundwater monitoring,best management practices)

Town of Southampton Zoning §330

In Huntington a special use permit is required from the Zoning Board of Appeals for a golfcourse and for subsequent changes thereto. However, most towns do not have golf coursereview under the Zoning Board of Appeals’ jurisdiction. Every effort should be made tofacilitate the operation of the existing golf courses, to insure their careful review and toencourage best management practices to benefit the environment. A step in this direction wastaken on June 7, 2005 as the Zoning Code (§198-116(a) 1 and 2) was amended by Local Law No.24-2005 to define the Planning Board’s site plan review authority to extend to “ all developmentin commercial and industrial zones except for single-family and two-family residences” ; and “ allnon-residential development in residential zones, including but not limited to non-conforminguses, religious, civic and philanthropic uses.” Thus, the Planning Board is now responsible forreviewing and approving changes to the private golf course properties.


OTHER ENVIRONMENTAL CONCERNS

The Preliminary Zoning and Environmental Sensitivity Assessment of Private Golf Courseswithin the Town of Huntington provided a basic breakdown of the potential environmentalelements of the private golf courses. There are additional concerns that may need to beaddressed in considering future plans for any of the courses.

Turf ManagementFor years the golf industry has been recognized as a potential threat to groundwater from thechemicals typically applied in turf management. The July 1991 report prepared by theEnvironmental Protection Bureau of the Attorney General of New York State titled ToxicFairways: Risking Groundwater Contamination from Pesticides on Long Island Golf Courses,was one of the first regional calls to action on the topic. The report contained severalrecommendations for reducing pesticide hazards, minimizing pesticide use, and full disclosurefor labeling and application notification.

The Environmental Stewardship Section of the 2006 Long Island Index sponsored by the RauchFoundation singled out trends in pesticide use as follows:

Long Island Pesticide use continues to rise, though not as much as WestchesterCounty. . . In a 2000 report by the New York State Attorney General’ s office, several keyfindings drew a grim picture of Long Island’s green spaces. Researchers found that golfcourses and public schools on Long Island were the greenest parts of the region,primarily due to the overt use of pesticides. Pesticides pose health risks such as nervoussystem toxicity, carcinogenicity and damage to the endocrine, immune and reproductivesystems. They pose environmental risks to the air, water and soil. Pesticide use isreported in pounds or gallons depending on the type of pesticides being used.

The Neighborhood Network Organic Golf Project is a Long Island initiative aimed to show thatgolf courses can be managed without the use of potentially harmful pesticides that have potentialto impact groundwater. While the Town’ s two public golf courses are required to be maintainedin accordance with an organic turf management program, of the seven private courses, only TheGreens was required to be managed in a similar manner as a condition of the rezoning to R-PUD.

Natural HabitatWhile the actual playing areas of the private golf courses - tees, greens and fairways - aremanicured components of the courses, all of the courses contain rough area that is lessmanipulated. Golf courses provide extensive opportunities for birds as they contain sizeableedge habitat and open areas attractive for migratory species. On average 26.6% of the area inthe private golf courses is held as rough natural area . The courses with the least natural areacoverage are the two that were constructed as part of larger residential developments - TheGreens and The Hamlet. Analysis of aerial photos of the courses results in the followingestimated breakdown of natural cover/habitat.


Figure 3 - Natural Area Coverage on Private Courses

% Natural CoverTotal Site AreaCourse Natural Cover32.6%158.8Cold Spring Hills CC 51.928.6%30.45Dix Hills GC 8.714.2%121.7Hamlet Golf and CC 17.3

38.6%134.4Huntington Crescent C 51.918.1%172.3Huntington Country C 31.237.5%52.5 139.9Indian Hills CC12.8%86.7The Greens GC 1 1 . 1

26.6% (average)844.25 acres224.6 acresTotal

All of the private golf courses in Huntington are visually appealing properties. By their typicallyrolling nature, they allow long views into the sites, often with special terminal vistas. Theirparklike and often preserve-like appeal makes them favorite viewing areas for neighbors andenhances values and community character within their surrounding environs.

Many environmental groups have realized the ecological significance of golf courses. AudubonInternational developed The Audubon Cooperative Sanctuary Program for Golf Courses,considered to be the “ first and foremost” program of its kind in the country. It focuses ontraining of golf course superintendents with the goals of reduction in pesticide and fertilizer use,control of water use, and elimination of alien and invasive plant species. It strives to encouragea shift from traditional course management toward more environmentally-sensitive bestmanagement practices.

The United States Golf Association (USGA) formed the Wildlife Links Program in 1995 toinvestigate the relationship between habitat and golf courses. $200,000 is allocated each year tofund research, management, and education projects specific to golf courses and environmentalwildlife management concerns. Biodiversity, distribution of avian and amphibian species,natural habitat, and native pollinators are among the types of topics considered. Theirpublication, Wildlife Links, Improving Golf’ s Environmental Game, offers guidance to coursemanagers on enhancing wildlife habitat.

Watershed ResourcesAll of the private golf courses in Huntington provide considerable natural recharge area.Average annual recharge has been estimated to be about one-half the average annualprecipitation (~ 22"-23" of water), or about 1,000,000 gallons per day per square mile on LongIsland. Using this figure, the combined 844 acres contained in the 7 private courses has potentialto infiltrate about 1,300,000 gallons per day. Three of the private golf courses— HuntingtonCountry Club, Huntington Crescent Club, and Indian Hills Golf Course— are located in NorthShore subwatershed areas that drain directly or indirectly to Long Island Sound. They sit northof the terminal moraines and are located in Hydrological Management Zone VII. The remainingfour are situated in the deep groundwater recharge areas of the Town, designated as HydrologicalManagement Zone I, that comprise the glacial outwash plain region. All are significantlandmasses that aid in local recharge.


Hydrogeological management zones were described in the Federal 208 Study/Long IslandComprehensive Waste Treatment Management Plan, Volume I, pages 44-46 as wastewatermanagement zones that represent critical watershed areas. As the Magothy aquifer is anticipatedto be the prime source of future water supply, the 208 Study recommends that its contributingareas be subjected to strict management controls. Article 7 of the Suffolk County Sanitary Codeidentifies Zones I, II, III and V as areas that contribute recharge water to a deep groundwaterflow system. Article 6 of the Suffolk County Sanitary Code regulates discharge of wastewaterby restricting density flow allowance in specified hydrogeological management zones. InHuntington, Groundwater Management Zone I provides most of the contributing recharge areafor active public supply wells. Groundwater management zones are the administrative renditionof the hydrogeological management zones.

Clearly, private golf courses remain a paradox. They are significant open space properties withtremendous potential for future water supply and recharge; however, the prolonged use ofpesticides, herbicides, and fertilizers necessary to sustain their key features also poses potentialfor groundwater contamination and residual soil impacts that might affect future redevelopment.The two Town-owned public courses, Crab Meadow and Dix Hills, are required to be managedas organic courses. 'ConditioiTs'wereimptysed 'whenThe Greens wasTezoned that require's ittobe managed in an environmentally responsible manner as well. The Town Board’s SEQRAfindings statement for The Greens adopted in 2000 specifies that it “ will be organicallymaintained in accordance with a natural turf management and monitoring program” that will be“ in conformance with the recommendations of the Long Island Neighborhood Network-OrganicGolf Project.”

DemographicsThere has been continued slow population growth in Huntington, and despite recent fallingprices, housing prices are higher than they were in 2000. The 2000 U.S. Census indicates thatthe geographic area identified as Huntington town, Suffolk County, New York had a totalpopulation of 195,289 with a median housing value of $277,900 and an inventory of 67,708 totalhousing units. In comparison the 1990 total population was 191,474. Median housing value was$230,300 and there were 64,842 housing units.

Demographic, Economic, And Development Trends: Suffolk County, New York, April 2005prepared by the Suffolk County Department of Planning states on page 11: “ Golf courses aboundon Long Island. There are 135 public and private courses on Long Island, with more than half(81) located in Suffolk County and several more are proposed. Since 1992, 13 new public golfcourses have opened in Suffolk. The U. S. Open golf tournament took place at Bethpage StatePark in 2002 and at Shinnecock Hills Golf Club in 2004.” The current Huntington medianhousing value is over $400,000.

The same report states on page 3:Based on 2004 Long Island Power Authority (LIPA) population estimates, SuffolkCounty’s population density was 1,611 persons per square mile. Yet Suffolk’s ten townsvary greatly in population size and density. The five western towns, Huntington,Babylon, Smithtown, Islip, and Brookhaven, contain 91% of the County’s populationbut just 62% of its land area. The 2004 population density in western Suffolk was 2,362


persons per square mile, while in eastern Suffolk the density was just 387 persons persquare mile.

The 2007 LIPA population estimate for the town of Huntington is 203,834. The Town ofHuntington has one of the highest population densities in Suffolk County and, due to its nearlybuilt-out stage, has few, if any, opportunities to create new golf courses. The cost of new golfcourse construction is significant. The only new courses that have been built in the past 20 yearswere courses that were associated with large residential projects and one involved thedownsizing of the course from 27 to 18 holes. The loss of private daily use clubs furthercompounds the growing demand for golf facilities and poses additional pressure on municipalfacilities. Removal of the former Hollow Hills Golf Course from play in 2006 appears to havealready resulted in increased demand for and actual rounds of play at the municipal golf courses,despite the rainy spring season.

The present economic downturn may encourage private course owners to consider other planningoptions. Long Island Business News reported on April 27, 2007, “ Rounds played in theNortheast are already down 16.5 percent over last year, the continuation of a six-year trend,'aCcording'todTm assTi'e's^aTchniirectOTHbrthe-NationaTGalfToundat-ionA-Ther-artielecontinues to state “ And locally, courses are reporting flat or declining rounds, although publiccourses seem to be holding up better than private or semi-private clubs.” Results of a NationalGolf Foundation survey posted to Golfweek.com on December 15, 2008 reported “ Nearly 50percent of core golfers have cut back spending because of the recession - but rounds played havefallen only marginally.”

A comparison of rounds played at the Dix Hills and Crab Meadow Golf Courses for the samemonths from 2005 through 2008 is shown in the table below. While weather conditions wereaverse to playing in some months, the increased rounds played early in the year shows somegrowing demand. Total rounds have increased at Crab Meadow, but fallen at Dix Hills.

Figure 4 - Rounds Played at Dix Hills Park/Golf Course- 2005 to 2008 Comparison

RoundsPlayed 2008

Rounds Played2005

RoundsPlayed 2006

RoundsPlayed 2007

Month

29660074 AllJanuary0 502February 0 88

618684 645March 17227133315 3671 2274April37785021May 43364809

5336 52135434 4984June61066345 6222 5717July

59436352 5730 5598August4746 43375527 4703September3026 2659 29072324October

927November 1622 12772117133 254December 120 1007

3521336359Totals 38594 38599


Figure 5 - Rounds Played at Crab Meadow Golf Course- 2005 to 2008 Comparison

Month RoundsPlayed 2005

RoundsPlayed 2006

RoundsPlayed 2007

RoundsPlayed 2008

500120 1050 ClosedJanuaryFebruary 1670 252 Closed

353 1168 480 1257March4308April 3922 3982 2798

6296 5764May 6118 56606892 70386858 5700June

73817933 7223 7489July7326 6571 7125 7676August

62675836 5217 5324SeptemberOctober 3994 4716 45013072

November 2623 2367 2241 17851578 248 493December 533

46699 46768 44552 48202Totals

The population densities surrounding the private golf courses roughly reflect the zoningclassifications within any given area. Despite the relatively low-density zoning on these courses,a parcel count of surrounding properties within a quarter-mile and half-mile radius of eachcourse indicates large potential impact field for future development. Note that for three of thecourses these radii extend outside the boundaries of the Town of Huntington as follows: ColdSpring Country Club- Town of Oyster Bay, Indian Hills Country Club- Town of Smithtown,and Hamlet Golf and Country Club-Town of Smithtown. Parcel counts for all of theseadjoining areas outside the Town are not included in the table below as the data was not readilyavailable to the Department of Planning and Environment for the analysis. Of significance is thefinding that 15% of all the tax parcels in Huntington lie within a half-mile radius of the privategolf courses .

Figure 6 - Parcel Count in Proximity of Private Golf Courses

Half (%) Mile Parcel CountQuarter QA) Mile Parcel CountGolf Course(s )1,278667Cold Spring CC1,852773Huntington CC1,089330Hamlet GCC2,0131,470The Greens GC

639Dix Hills GC 1952,343893Huntington Crescent C376321Indian Hills CC

9,5904,649Total

School District Distribution

There are eight school districts in the Town of Huntington. The private golf courses are fairlyequally distributed throughout the Town; thus, the impact of future land use decisions relating to


the courses will affect seven of the eight school districts in town. The only district that wouldnot be so affected is the Elwood School District. One course is located in each of the followingdistricts: Cold Spring Harbor, Commack, Northport-East Northport, and South HuntingtonSchool Districts. One is split down the centerline between the Harborfields and HuntingtonSchool Districts. The Half Hollow Hills School District contains two of the courses.

Since The Greens and The Hamlet are fully developed golf courses communities, their land usepattern is established. The major subdivisions that could result in the partitioning of the othercourses are likely to pose some economic impact to the individual school districts. It is unknownwhether district demographers are currently factoring in the potential for development of theprivate courses as they are probably viewed as economically viable uses now.

The report prepared by the Suffolk County Department of Planning in 1990 titled Golf CourseStudy Inventory and Policy provided a projection on future yields of the golf courses throughoutthe county should they succumb to development pressures. It is noted that there have not beenchanges to the zoning of the six courses since the report was released and two of the courseshave had yields proven by the Planning Board.

The following table represents a potential scenario using simple multipliers to determineprospective yields for these sites and the U.S. Census data to determine the number of school-aged children per household. No yield maps were drawn to surveyed boundaries, nor were steepslope analyses conducted. This analysis is for comparative purposes only. Only the HuntingtonPlanning Board has jurisdiction to make a final yield determination. While 611 new residentialunits were anticipated as a total possible yield, it is noted that the Town Board enacted a newSteep Slope Conservation Law in 2005 that may result in potential yield reduction on the courseswith average natural slopes greater than 10%.

Figure 7 - Theoretical Golf Course Development Yield

Possible YieldGolf Course(s )School District6TCold Spring Harbor Huntington CC

YieldedHamlet GCCCommackYieldedHalf Hollow Hills The Greens GC

Dix Hills GC 235

694*Huntington Crescent C ( ¥2 )Harborfields4*69Huntington Crescent C (V2)Huntington

704Indian Hills CCNorthport-East Northport2834Cold Spring CCSouth Huntington581Total

A From Golf Course Study Inventory and Policy, 1990, Suffolk County Planning Department5 Based on filed map of Golf Estates

Full yield is shown, but it is not certain how much of the yield would be in Harborfields or in Huntington; it hasbeen split 50-50.


The 2000 U.S. Census showed the average household size in the Town of Huntington to be 2.91persons per residence with an average family size of 3.26. Assuming a conservative factor of 3.0per dwelling, the scenario projected in the table above could yield an additional 1,743 newresidents. In addition to the potential enrollment impact of development, there is the additionalelement of future need for new schools to meet demand. As large remaining land holdings in anever-tightening open space inventory, the courses might provide potential opportunity for newschool sites.

All property in the Town of Huntington is assessed on the value of site improvements and theunderlying land. Compared to the residential properties that surround the private courses, thecourses contain a disproportionate (lower) ratio of improvements: land value, as theimprovements are minor when compared to the sizeable land areas.


SUMMARY OF GOLF COURSE ATTRIBUTES

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SUMMARY OF ANALYSIS

The prior analysis indicates that there are several major parameters that should guide futuredecision-making for private golf courses:

Golf is on the upswing with participation projected to rise statewide.

The private golf courses represent the largest remaining class of underdeveloped open spacein the Town.

Market pressures and high land valuation in Huntington are not conducive to establishingnew golf courses on the few remaining large properties.

Existing residential development surrounds the private courses at similar or higher densityzoning.

The loss of any of the private golf courses is likely to affect demand for the Town’s twomunicipal courses.

Best environmental management of the private courses should be encouraged to maintainsignificant natural resources (such as wetlands, woodland cover and steep slopes),biodiversity, and quality of recharge contributed to the underlying aquifer system.

There is no inherent incentive in the existing residential zoning categories in which theprivate courses lie to conserve the recreational use or resources.

Regional plans and studies recommend that golf courses be rezoned to the zoningclassification with the lowest development density.


PLANNING OPTIONS

The purpose of the Private Golf Course Moratorium is to evaluate potential alternatives that may bemore protective of the properties and also, encourage better stewardship in future land use decisions.There will be unavoidable adverse impact should the Town Board opt not to take progressive actionto protect some of the last large remaining privately-held open space properties in the Town ofHuntington.

No ActionThere are two currently viable No Action options - continuation of the existing golf course uses ordevelopment in accordance with existing zoning. Both of the no action alternatives are existing as-of-right landowner options and require no additional governmental action. Neither will protect norpreserve any element of the courses inherently.

No Action 1 - Continued Golf Course OperationThe more obvious no action alternative considers the existing private golf course uses will remain.

This option of self-perpetuation is flawed, however, as there are market forces and memberpressures to drive other decisions about the future of the facilities. One of the seven courses in thisstudy has a subdivision plan filed with the County Clerk. While it operates as a golf course at thepleasure of the owner, an application for building permits to develop the site in accordance with thefiled map for house lots could be made at any time.

No Action 2-Development as ZonedProspective development of the courses pursuant to the present zoning regulations is a second no actionalternative. This no action alternative will result in a potential significant loss of open space and greatercost to provide municipal services, as it will encourage large lot sprawl,

regulation/performance standards in place that specify how private golf courses are to be developed.Acceptance of this no action alternative would mean that landowners would be able to develop theirland to its zoned potential in a conventional layout. The Huntington Code requirements for golf coursesare quite similar to those in other municipalities in Suffolk County. They govern the development ofnew golf courses, but do not specify future reuse/redevelopment of these specialized landscapes.

There are no

Regulatory Actions

The Huntington Town Board has the option of amending Town Code by local law to includeadditional tools that regulate land use for the private courses. Such Code amendment could takeseveral forms- rezoning the courses to an existing or new zoning category; creation of an overlayzoning district; or possibly, requiring a specified form of development. All of the regulatory actionsassume the basic right to develop the subject properties, but provide a policy framework andperformance standards from which to design and achieve future development. Several of the toolscould be utilized in combination.


Diminished Density Residential ZoningThe courses could be rezoned to a consistent zoning classification, such as R-80 Residence District,as a holding classification to diminish potential quantifiable impacts of new development, and yet,continue to support the courses operating therein. This far-reaching measure would diminish thepotential development yield of certain properties, which would make them less attractive fordevelopment, but could engender sprawl at a later date without other controls and might create azoning anomaly in certain areas (i.e., low density zoning surrounded by medium density zoning).This is not a promising long-term solution because there is no guarantee of open space preservation.

It is noted that the Long Island Comprehensive Special Groundwater Protection Area Plan discouragesthe conversion of partially or totally cleared sites, such as golf courses, farms, and nurseries. The planrecommends that if development of golf courses must be allowed, it should be subject to mandatorycluster zoning based on five acre residential zoning. The lowest density residential zoning inHuntington is presently R-80 (two-acre minimum lot size).

Recreational Open Space ZoningA new zoning classification could be created for various private recreational facilities, such as golfcourses. Recreational open space zoning exists in several communities across the country.Depending on how such a recreational open space zoning district is drafted, it could be very specificto the allowable uses and would either cause the land to be rezoned again to accommodate any otheruse, such as residential development, or it could contain specific performance standards that mustbe met to enable other uses (i.e., minimum percentage open space set-aside, maximum lot size,

maximum impervious surface coverage). This option could guarantee recreational open spacepreservation.

Planned Area Development Zoning DistrictA Planned Area Development Zoning District would promote creativity and flexibility in designingdevelopment to suit a site’ s physical and environmental features and insure that surroundingproperties are least affected. The underlying zoning would direct the development type (e.g.,residential); however, the zoning district requirements (density, configuration, height, area and bulk,

open space, landscaping) would not be firmly set. The requirements could be melded to the site toachieve a most appropriate and environmentally sensitive design. This option could preserve golfcourses and/or other open space properties without reducing the development value of the land.The flexibility of this option could be disconcerting to some owners as it might leave someuncertainty regarding future development.

Mandatory Cluster/Conservation Subdivision OrdinanceNew York State Town Law Section 278 allows a Planning Board to determine the overall yield of aproperty in conformance with applicable standards, and then, to configure that yield on lot sizes thatare reduced. This allows greater design flexibility and potential to avoid sensitive areas of aproperty, such as slopes and wetlands, while also providing more open space conservation andcommon areas. A mandatory cluster ordinance could identify specific property characteristics (e.g.,freshwater wetlands, and/or landforms) or site uses (e.g. , The Hamlet-reduction of golf course from27 to 18 holes) that are to be conserved through the use of clustering. This option also protectsopen space without reducing the value of the land. It has the potential to be applied to other largeproperties in the Town.


Overlay ZoningAn overlay zoning district could be created that enables specialized standards for the propertiessituated therein to insure perpetuation of key resource characteristics, i.e., maintaining scenic vistas.With an overlay zone, the underlying zoning remains, but specific additional conditions of theoverlay district are also operative. The Town Board can specify what actions are to be covered byan overlay zone, such as setbacks, preservation of natural resources or contiguous canopy,

additional analyses (e.g., groundwater monitoring, land management plans) and specializedcertification (e.g., organic, Audubon Program). Overlay zones can also affect certain other planningmeasures, such as mandatory clustering or conservation design. Planned Area DevelopmentDistricts and a cluster ordinance can be established as overlay zones. This option can easily beconfigured to apply only to golf courses.

Uniform Zoning - Overlay IncentiveAnother option would be to combine some of the above regulatory possibilities. The Town Boardcould rezone-alHbe-private g0lf- eG}urses-tG-a-Gonsi,stent-existing- or -new lower-:densityj'e_sidentialdistrict classification (e.g. R-120 that recognizes the golf course use as a primary allowable use andalso allows low-density residential development, such as three acres per lot). A Golf CourseOverlay Incentive District could also be created that affects the goals already discussed for overlayzoning, but with a higher-density residential prospect, such as R-40 (one-acre per lot). To achievethe higher residential density, the owner/applicant would have to request a rezoning from the TownBoard and meet the specialized performance standards— mandatory clustering to conserve openspace, reservation of a component of the golf course with some public use/access, andenvironmental management conditions. As alternatives, this could also be set up to work as a TownBoard special use permit or as-of-right cluster development with Planning Board approval requiredfor a subdivision or site plan. For further motivation, there might be consideration of revising theSubdivision and Site Improvement Specifications to waive park and playground fees (now 10% ofthe fair market value of the entire parcel under review for major subdivisions) when the overlayincentive district parameters are to be met.

Transfer of Development RightsHuntington Town Code allows for the transfer of development rights from one property to anotherto increase site yield at one location at the expense of another. This process will not increase thetotal number of units that can be developed in the Town and must be subject to a GenericEnvironmental Impact Statement. The transfer of development rights requires the designation ofsending and receiving areas. The golf courses could be identified as potential sending areas, whichcould accrue a direct economic benefit to the owners to secure substantial capital through thebrokering of development rights. The existing level of development at the courses would have to beconsidered to determine the potential of each course to yield transferable development rights.Receiving sites throughout the Town would have to be identified to create a market for the rights.

In such a scenario, a reasonable approach might be to have the Planning Board establish total yield,

determine yield equivalency for continued club/course operation (that would be subtracted), andallow a sequenced or staged transferal of development rights for the difference. This developmentwould be easier to absorb into other areas and allow the owners additional future options.


A transfer of development rights would allow the receiving site to exceed its zoned density. Withthis option the golf courses would be preserved, while landowners would be paid the difference invalue between the land used for homes and the land used for golf. These funds could be used tohelp maintain the golf course use. The success of this option would be dependent onfinding/establishing suitable receiving sites.

Transfer of Density Flow RightsA recent new Town Code chapter established an administration process for a Transfer of DensityFlow Rights Program in the Town of Huntington. This program enables the preservation of openspace at sending sites, while allowing receiving sites to be developed in accordance with existingzoning. This will be particularly helpful for owners of properties in zoning districts that allow moredense development than R-20 Residence District. Separate processes exist for review of privateparty transfers and for those with public purpose. This program was developed as a response toSuffolk County Sanitary Code Article VI requirements that do not allow development at an averagedensity less than 20,000 square feet per lot, contrary to several Town zoning classifications. Theprogram established a Transfer of Density Flow Rights (TDFR) mechanism which will support theTown of H'uTCingUm’s open space protectionqgo'alsmmdmTrabledandownersio- markeHIow-ri-ghts toenable others to achieve full zoned potential. There are many potential receiving property ownersand developers looking to purchase density flow rights. This option would not result indevelopment that is not already allowed by zoning and so, would not affect the receiving site’sneighborhood.

Public Acquisition Alternatives

Fair Market Value PurchaseThe Town can seek to purchase specific golf course properties at appraised fair market value as itsmain conservation option. However, the cost of this alternative will increase if land values continueto rise and, despite having a ready funding supply through the Environmental Open Space and ParkFund Review (EOSPA) Program, the acquisition of land is always subject to having a potentiallywilling seller. If the seller is disinterested, as the owners of the Dix Hills and Hollow Hills GolfCourses have been, then municipal purchase is not a viable option. The purchase of any of theprivate golf courses would likely exceed available open space funding and would probably only beachievable if there was a special bond program in place to support the acquisition(s).

Purchase of Development RightsThe Town of Huntington could seek to purchase development rights from golf course properties toremove the potential threat of development. A specialized easement would be prepared and filedwith the County Clerk that defines the future remaining use of the property as recreational land inperpetuity. However, Huntington property values are high and the development rights wouldrepresent a significant component of the overall land value, not likely to be less than 20% of thevalue of full fee simple acquisition.

Eminent DomainPage 26 of 30Town of Huntington Private Golf Course Moratorium Study

Municipalities are permitted to take properties for greater governmental purpose pursuant to Section201 of Eminent Domain Procedure Law. If the loss of a specific outdoor recreational asset isdetermined to be irreplaceable, such as a golf course, the Town Board could initiate an eminent domainproceeding through which title would be vested in the Town and the Court would establish necessarycompensation. This option is often highly controversial and challenged by landowners. However, inthe past the Town of Huntington acquired some park properties using eminent domain.

Voluntary Actions

Benevolent action to secure components of the private golf courses as protected open space canresult in preferential assessment, including estate and income tax advantages, to diminish costs ofoperating a golf facility.

Conservation EasementFederal Income Tax Regulations allow for charitable contributions of land and interests therein,such as conservation easements, in exchange for tax relief . The voluntary donation of aconservation easement to the Town or a private land trust could relieve a golf course operator of aportion of property taxes; however, the reduced share would need to be assumed by others withinthe taxing districts. The local municipality could also purchase development rights.

Open Space DedicationSimilar to the option above, the partial dedication of golf course buffer or rough areas could enablean incentive for reduction in overall tax burden by reducing need for government services, whileproviding a permanent assurance to the surrounding community of some open space protection.Securing open space dedications could enable some shared use of the properties, such as for trailsand cross-country skiing.


RECOMMENDED ACTION

Zoning Code Amendments )

Of the 15 alternatives posed, there are three options that provide the strongest protections for openspace while limiting the impacts on the current landowners. The first option is the overlay zoningdistrict. A Planned Recreational Overlay District could be placed on top of relevant properties toensure that when they are developed, part of the land will be preserved as recreational area. Thiscould apply to golf courses, as well as other properties that are identified as possessing existing orpotentially important recreational assets. The overlay zone would consist of three parts. The firstpart would be a requirement for cluster development. Lots would have to be clustered so that atleast 50% of the site would be preserved as recreational area. The open space would have to beencumbered for outdoor recreational use. The second part would mandate that the developmentdesign preserve the recreational amenities of the site. This would have specific elements for someuses'. Golf courses- would haverio~retain- at -least“9Tioles"after development.— Properties-adjaeent toexisting parks would have to provide park access and room for expansion. Parcels with tennis orbasketball courts would have to save some of them for future use. The third part of the overlayzone would be providing public access. The use of the recreational area should not be only forresidents of the associated development; therefore, it should not result in the creation of gatedcommunities. While existing private membership clubs could be retained, there should at least be aprovision that open playing times be available to the public for a reasonable fee. This would allowexisting country clubs to remain in operation, while still providing some public benefit.

The second option would be a Residential Open Space Cluster Ordinance. This would be a sectionof the Zoning Code that could be applied to oversized properties in the Town and would mandatecluster development. It is recommended that all such developments be designed to preserve at least70% of the property as open space. Specific conservation subdivision standards could specify thetypes of land and resources to be conserved and direct the placement of new infrastructure. Theopen space can be held as common property among homeowners in the development, or it can bepublic land dedicated to the Town or County or appropriate conservation organization. This optionwould seek to directly support recreational usesthat have public health and private economic value.This is the preferred recommendation of the Director of the Department of Planning andEnvironment. Draft legislation to create this zoning district is contained in the appendix to thisreport.

Maintaining golf course uses on open space would likely raise the values of the homes in theassociated developments and the surrounding neighborhood. Providing a full 18-hole course wouldbe more valuable than a 9-hole course, which might encourage significant clustering such asattached housing units. It may also encourage development that does not seek the maximumallowed residential yield of the property.

A third option would be a Golf Course Overlay Incentive District that combines elements of thePlanned Recreational Overlay District and a mandatory cluster ordinance as performance standards,along with environmental management principles. Rather than rezone the golf courses outright, anapplicant/owner would have to request the special zoning and fully conform to its requirements ifgranted. Either in this way or as separate elements, the Town Board could adopt the options asTown of Huntington Private Golf Course Moratorium Study Page 28 of 30

changes to the Zoning Code. An alternative might be to rezone courses to this overlay zoningoutright. While the overlay zone would also accomplish the goal of golf course preservation bysetting specific standards for golf course development, the cluster ordinance can accomplish thegoal of open space preservation and retention of recreational facilities on a larger scale. The optionscan easily be designed to work with each other and have no conflicts.

Uniform Rezoning of CoursesTo distinguish the private golf courses as a significant and sensitive resource in the Town ofHuntington, the Town Board could consider a new uniform zoning category at a lower density thanexisting zones. A new R-120 Outdoor Recreation and Residential District could be drafted thatmakes planned recreation, such as golf courses, a primary allowable use with single-familyresidential use (on minimum three-acre lot sizes) also permitted. The intent of such a districtclassification could be fully supportive of the recreational use. It could serve to facilitate continueduse of the courses, enable addition of compatible amenities that engender outdoor recreational use,and simplify the Town review process for golf course enhancement.

Rezoning Select Courses

If the Town Board chooses not to implement a new uniform zoning category for private courses, itshould rezone portions of the golf courses to remove unusual zoning lines, promote morehomogenous development, and simplify the future potential development of golf courses. TheHuntington Crescent Club is mostly R-40, which the exception of two small slivers of C-3 and R-10zoning along Washington Drive. Commercial development would not be appropriate in thislocation, and the commercial area would likely be too small to develop without variances. The lossof the R-10 area would not have a significant effect on yield. These zoning lines are carryoversfrom development to the west, and were not placed on the golf course to signify appropriatedevelopment. The entire Huntington Crescent Club property should be rezoned to R-40.

The Cold Spring Country Club is comprised of numerous zones. While R-20 zoning is predominant,there are also sections of C-6, R-80, R-40, and R-10 zones. These zones also cover adjacent parcels,and in several instances the existing lot sizes and uses do not correspond with the current zoning.The C-6 zoning is completely inappropriate because it is in a residential neighborhood and is notlocated along a major road. The R-80 is a strip of zoning along the Town boundary, but none of theexisting parcels covered by the zone except the golf course are even one acre in size. The R-40zoning stretches north from the south side of Jericho Turnpike. While some of the parcels conformto the zone, none of them would be subdividable under a smaller zone except for the golf course.

Only the small R-10 area has existed before the development of homes. Since these parcels weredeveloped under this zoning, it would be inappropriate to change their zoning. The entire ColdSpring Country Club should be rezoned to R-20. While the golf course would gain some densityfrom the loss of R-80 and R-40, it would be balanced by the loss of the R-10. The surroundingparcels should also be included in the removal of the C-6, R-80, and R-40 zoning, to remove theirhardship of needing variances to obtain some building permits because the zoning was changedafter their lot was developed.

While the Huntington Country Club contains both R-80 and R-40 zoning, the zones exist as large,

regular blocks that could be easily taken into account during the design of a development. TheTown of Huntington Private Golf Course Moratorium Study Page 29 of 30

zoning also reflects the different sized lots on opposite sides of the golf course. For these reasons,the zoning should remain the same.

Open Space PreservationWhile all preservation activity, short of eminent domain, is enhanced by the cooperation andwillingness of the owner(s), the Town Board should pursue all possible options for conserving all orportions of the private golf courses.

As mentioned earlier, another tool to assist with the preservation of golf courses and open space ingeneral are Transfer of Development Rights (TDR) and Transfer of Density Flow Rights (TDFR)programs. Development rights can be transferred under the existing Article XVIIA of the ZoningCode. Density rights can be transferred under Section 172 of the Town Code. Golf courses areprohibited from receiving density rights. The creation of a development rights bank or othercentralized trading system is planned in the near future, which will help to match buyers with sellers.

APPENDIX

Documents Incorporated By Reference

Preliminary Zoning and Environmental Sensitivity Assessment of Private Golf Courses withinthe Town of Huntington,

December 2005, Town of Huntington Department of Planning and Environment

Suffolk County Golf Course Study Inventory and Policy,January 1990, Suffolk County Department of Planning


APPENDIX Q PRIVATE GOLF COURSE MORATORIUM

Documents

Transcript of APPENDIX Q PRIVATE GOLF COURSE MORATORIUM