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ld NY 11971
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(cor. Mann Rd. &Youngs Ave.) Telephone: 631 765-1938
Southold, NY
www.southoldtownny.gov
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PLANNING- BOARD OFFICE
TOWN OF SOUTHOLD
December 9, 2025
Mr. Ronald Kuoppala
63 Village Line Road
Babylon, NY 11702
Re: Site Plan Approval - 705 CR-48 Contractor Campus
705 County Route 48, Mattituck
SCTM�#1000-113.-12-13 Zoning District: LB
Dear Mr. Kuoppala:
The following resolu
tions were adopted at a meeting of the Southold Town Planning
Board on Monday, December 8, 2025:
WHEREAS, this Site Plan application proposes the construction of two new 11,002.6-
pp
square-foot buildings, each divided into five contractor business spaces for a total of ten
spaces, on a 2.57 acre parcel in the Limited Business Zoning District in Mattituck, and
WHEREAS, on February19 2025 Ronald Kuoppala, authorized agent, submitted a
,
Site Plan Application for review; and
WHEREAS, the Southold Town ZoningBoard of Appeals must review the proposed
project for a special exception use pursuant to § 280-41(B)(2); and
� p
WHEREAS, on March 24 2025, the Southold Town Planning Board found the
application incomplete; and
WHEREAS, on April 3, 2025, Rona
ld Kuoppala, authorized agent, submitted application
materials; and
Ronald Kuoppala., authorized agent,et, and Marc Pilotta,
WHEREAS, on April 18, 2025p'p
e Civil Engineering, submitted additional materials; and
P E from Key
1
705 CR-48 Contractor Campus I December 9, 2025
WHEREAS, on April 24, 2025, Ronald Kuoppala, authorized agent, and Marc Pilotta,
PE from Key Civil Engineering, submitted additional materials; and
WHEREAS, on April 24, 2025, the Southold Town Planning Board found the application
complete for review; and
WHEREAS, on May 5, 2025, at their public meeting, the Southold Town Planning
Board, pursuant to State Environmental Quality Review Act {SE+ RA) 6 NYCRR, Part
617, classified the proposed action as an Unlisted Action as it does not meet any of the
thresholds of a Type I Action, nor does it meet any of the criteria on the Type 11 list of
actions; and
WHEREAS, on May 5, 2025, at their public meeting, the Southold Town Planning Board
set the Public Hearing for July 14, 2025; and
WHEREAS, on May 8, 2025, Ronald Kuoppala, authorized agent, submitted renderings;
and
WHEREAS, on May 12, 2025, Ronald Kuoppala, authorized agent, submitted revised
renderings; and
WHEREAS, on May 15, 2025, the Planning Board, pursuant to Southold Town Code
§280-131 C, distributed the application to the required agencies for their comments; and
WHEREAS, on May 16, 2025, the Suffolk County Department of Public Works reviewed
the proposed application and said a Highway Work Permit is required; and
WHEREAS, on May 22, 2025, the Southold Town Code Enforcement officer verified
that there were no open violations on the subject parcel; and
WHEREAS, on May 27, 2025, the Suffolk County Department of Health Services found
the application incomplete pending submission of the SEQRA Determination; and
WHEREAS, on June 2, 2025, Ronald Kuoppala, authorized agent, and Marc Pilotta, PE
from Key Civil Engineering, submitted revised plans; and
WHEREAS, on July 3, 2025, the Town of Southold Local Waterfront Revitalization
Program (LVVRP) Coordinator reviewed the proposed project and recommended the
project to be found consistent with Southold Town LWRP; and
WHEREAS, on July 8, 2025, the Southold Town Engineer reviewed the proposed
app lication and determined the applicant must prepare a Stormwater Pollution
Prevention Plan (SWPPP and obtain a Stcate Pollution Discharge Elimination System
Permit (SPDES) from the New York State Department of Environmental Conservation
{NYSDEC}; and
2
705 CR-48 Contractor Campus I December 9, 2025
WHEREAS, on July 14, 2025, the Southold Town Planning Board, as Lead Agency
pursuant to SEQRA, made a determination of non-significance for the proposed action
and granted a Negative Declaration after a coordinated review; and
WHEREAS, on July 14, 2025, the Planning Board held and closed the public hearing for
the proposed action; and
WHEREAS, on July 15, 2025, Ronald Kuoppala, authorized agent, and Marc Pilotta, PE
from Key Civil Engineering, submitted revised plans; and
WHEREAS, on July 31, 2025, the Mattituck Fire District determined that there was
adequate fire protection for the site; and
WHEREAS, on August 7, 2025, the Southold Town Architectural Review Committee
held a regular meeting to review the project; and
WHEREAS, on August 7, 2025, Ronald Kuoppala, authorized agent, submitted a truck
maneuvering plan; and
WHEREAS, the Zoning Board of Appeals held a public hearing on August 7, 2025 and
adjourned the hearing subject to Planning Board comments; and
WHEREAS, on August 21, 2025, the Southold Town Fire Marshal reviewed and
determined that there was adequate fire protection, emergency egress, and emergency
access to the site; and
WHEREAS, on August 22, 2025, the Architectural Review Committee (ARC) provided
comments to be incorporated into the proposed site design; and
WHEREAS, on August 26, 2025, Ronald Kuoppala, acting as the authorized agent,
submitted the NYSDEC Letter of Authorization for the SPDES Notice of Intent (NOI)
along with the full electronic NOI filing; and
WHEREAS, on August 29', 2025, Marc Pilotta, PE, of Key Civil Engineering, provided a
letter containing an analysis of existing conditions, traffic impacts, parking adequacy,
and intersection safety and operations for the proposed development; and
WHEREAS, on September 3, 2025, Ronald Kuoppala, authorized agent, and Marc
Pilotta, PE from Key Civil Engineering, submitted revised plans; and
WHEREAS, on September 3, 2025, the Suffolk County Water Authority reviewed the
proposed project and determined there is sufficient water capacity for the proposed use;
and
WHEREAS, the Zoning Board of Appeals held a public hearing on September 4, 2025
and adjourned the hearing subject to Planning Board comments; and
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705 CR-48 Contractor Campus I December 9, 2025
WHEREAS, at their work session on September 8, 2025, the Planning Board reviewed
the proposed application, along with comments from referral agencies, and required
revisions to the site p lan to make it comply with various applicable sections of the Town
Code; and
WHEREAS, on Sep tember 29, 2025, Ronald Kuoppala, authorized agent, and Marc
Pilotta, PE from Key Civil Engineering, submitted revised plans for the Planning Board
to review; and
WHEREAS, on October 3, 2025, the Suffolk County Department of Health Services
issued wastewater approval for construction, reference # C-25-0053; and
WHEREAS, during its work session held on September 8, 2025, the Planning Board
reviewed the revised p lans submitted for the proposed application and identified minor
corrections to be made; and
WHEREAS, on October 16, 2025, Ronald Kuoppala, authorized agent, and Marc
Pilotta, PE from Key Civil Engineering, submitted a revised site plan, floor plans, and
elevations for the Planning Board to review; and
WHEREAS, on October 20, 2025, the Southold Town Planning Board determined that
all applicable re quirements of the Site Plan Regulations, Article XXIV, §280 — Site Plan
Approval of the Town of Southold, have been met; and
WHEREAS, the Zoning Board of Appeals held and closed the public hearing on
November 6, 2025; and
WHEREAS, on November 20, 2025, the Southold Town Zoning Board of Appeals (ZBA)
granted Special Exception #8009SE; and
WHEREAS, on December 5, 2025, the Southold Town Chief Building Inspector
reviewed and certified the proposed use is permitted as a special exception by the
Board of Appeals in the Limited Business (LB) Zoning District; therefore be it
RESOLVED, that the Southold Town Planning Board hereby finds the application
consistent with the Local Waterfront Revitalization Program; and be it further
RESOLVED that the Southold Town Planning Board hereby grants Approval with
Conditions of the site p lan entitled "Proposed Contractor's Business Buildings
prepared b y Marc Pilotta, Licensed Professional Engineer, dated January 27, 2025 and
last revised October 10, 2025, and authorizes the Chairman to endorse the plans listed
below:
C-1: SITE PLAN
C-2: GRADING & DRAINAGE PLAN
C-3: UTILITY & SANITARY PLAN
C-4: SANITARY DETAILS
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705 CR-48 Contractor Campus I December 9, 2025
C-5: LANDSCAPE PLAN
C-6: LANDSCAPE DETAILS
C-7: SITE LIGHTING PLAN
C-8: SOIL EROSION & SEDIMENT CONTROL PLAN
C-9: SOIL EROSION & SEDIMENT CONTROL DETAILS
C-10: DETAIL SHEET
C-1 1: SCDPW HIGHWAY DETAILS
C-12: ACOUSTIC FENCE SPECIFICATIONS
C-13: TRUCK RUN PLAN
A-1: FLOOR PLANS & ELEVATIONS (Prepared by Ronald Kuoppala, Registered Architect, dated
11/18/24, last revised: 9/10/25)
Conditions of Approval:
1. Deliveries and Operations: All deliveries, contractor activity, and service
operations shall occur entirely on-site. Use of the public right-of-way for loading,
parking, staging, standing, or any business-related activity is strictly prohibited.
2. Outdoor Storage: Outdoor storage of materials or equipment is prohibited.
Parking of legally registered trailers, and the storage of materials or equipment
on legally registered trucks and trailers, is permitted.
3. Indoor Operations: All business-related activities shall be conducted indoors.
4. Public Access & Retail Uses: Retail sales and access by the general public are
prohibited.
5. Number of Contractor Bays: The number of contractor bays is limited to a
maximum of ten (10), as proposed. Any increase in the number of bays or units
shall require return to the Planning Board for review and approval, including
evaluation of potential impacts on traffic, parking, and on-site circulation.
6. Screening and Landscaping: Following installation, the Planning Board may
require supplemental plantings, as deemed necessary, to ensure that the buffer
achieves and maintains effective screening.
Please note the following requirements in the Southold Town Code relating to Site
Plans:
1. Any new lighting fixtures beyond those approved as part of the Lighting Plan
must conform to the Code and may require Planning Board approval depending
on their number, size, intensity and location. Fixtures shall be shielded so the
light source is not visible from adjacent properties and roadways and shall focus
and direct the light in such a manner as to contain the light and glare within
property boundaries and conform to §172 of the Town Code.
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705 CR-48 Contractor Campus I December 9, 2025
2. Proposed storm water run-off containment systems must be inspected by the
Town Engineer at the time of installation. Please call the Southold Town
Engineer prior to beginning this work.
3. Approved Site Plans are valid for eighteen months from the date of approval,
within which time all proposed work must be completed, unless the Planning
Board grants an extension.
4. Any changes from the Approved Site Plan shall require Planning Board approval.
5. Prior to the issuance of a Certificate of Occupancy, the Planning Board must
inspect the site to ensure it is in conformity with the Approved Site Plan, and
issue a Final Site Inspection approval letter. Should the site be found not in
conformance with the Approved Site Plan, no Certificate of Occupancy may be
issued unless the Planning Board approves the changes to the plan.
A copy of the Approved Site Plan is enclosed for your records. One copy will also be
sent to the Building Department and the Town Engineer/Highway Department.
If you have any questions regarding the above, please contact this office.
Respectfully,
Jarnes H. Rich, Ili
Chairman
Encls,
cc: Paul Pawlowski, Owner
Michael Verity, Chief Building Inspector
Michael Collins, Town Engineer
By signing this letter, the applicant acknowledges that there are Town Code
requirements and conditions, including those listed above, that must be satisfied prior to
the issuance of a Certificate of Occupancy.
Print name: Applicant
Signature- Date.
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