HomeMy WebLinkAboutPBA-12/08/2025 OFFICE LOCATION: ®a,®smfFOl t MAILING ADDRESS
Town Hall Annex e.� �� P.O.Box 1179 ,
54375 State Route 25 Southold,NY 11971
(cor.Main Rd.&Youngs Ave.) fry
Telephone: 631-765-1938
Southold,NY �4,' ® e� www.southoldtownny.gov
PLANNING BOARD OFFICE
TOWN OF SOUTHOLD
MEMORANDUM
To: Denis Noncarrow, Town Clerk
From: Jessica Michaelis, Planning Department
Date: December 12, 2025
Re: December 8, 2025 Planning Board Public Meeting
Attached please find the Final Agenda and Approved Resolutions from the
December 8, 2025 Planning Board Public Meeting. A Records Transmittal Form has
been submitted to Records Management.
DEC 1 2 2025
I �
PLANNING BOARD MEMBERS MAILING ADDRESS:
P.O.Box 1179
JAMES H.RICH III ��of so Southold,NY 11971
CHAIRMAN
�� �O OFFICE LOCATION:
MIA JEAOUS-DANK # Town Hall Annex
DONALD J.WILCENSKI CA 54375 State Route 25
MARTIN SIDOR �p4 Southold,NY 11971
PIERCE RAFFERTY
`�COUNTI,N� Telephone:631-765-1938
www.southoldtownny.gov
PUBLIC MEETING AGENDA
Monday, December 8, 2025
5:00 p.m.
Options for public attendance:
♦ In person:
Location: Southold Town Hall, 53095 NYS Route 25, Southold.
or
♦ To join via computer
Click Here
or
Online at the website zoom.us
Click "Join a Meeting"
Meeting ID: 8810284 4595
Password: 330696
♦ Join by telephone:
Call 1 (646) 931-3860
Enter Meeting ID and password when prompted (same as above)
Southold Town Planning Board Public Meeting-December 8,2025-Page 2
SETTING OF THE NEXT PLANNING BOARD MEETING
Board to set Monday,January 12, 2026 at 5:00 p.m. at the Southold Town Hall, Main
Road, Southold as the time and place for the next regular Planning Board Meeting.
SUBDIVISIONS
CONDITIONAL FINAL PLAT DETERMINATION
Smyth Standard Subdivision-This standard subdivision proposes to subdivide a 3.68-
acre improved parcel into 3 lots;where lot 1 equals 1 acre, lot 2 equals 1.46 acres and lot
3 equals 1.21 acres in the R-40 zoning district. The property is located at 29330 Route 25,
Cutchogue. SCTM#1000-102.-6-23.1
SITE PLANS
SEQRA CLASSIFICATIONS
Ackerly Pond Agricultural Barn-This agricultural site plan is for the proposed
construction of a 70' x 30' (2,100 sq. ft.) agricultural storage barn(no basement) located
on 15.9 acres with Development Rights held by Southold Town in the AC zoning
district, Southold. The property is located at 2430 Ackerly Pond Lane, Southold.
SCTM#1000-69.-3-9.3
615 Pike Street Retail-This proposed site plan is for the construction of a 1 1/z-story
4,742 sq. ft. commercial building with 4 retail units,basement storage and as
parking on 0.54 acres in the Hamlet Business Zoning District. The property is located at
615 Pike Street, Mattituck. SCTM#1000-140.-2-21
Southold Town Planning Board Public Meeting-December 8,2025-Page 3
SET HEARINGS
Ackerly Pond Agricultural Barn- (see description above) SCTM#1000-69.-3-9.3
615 Pike Street Retail- (see description above) SCTM#1000-140.-2-21
DETERMINATIONS
705 CR 48 Contractors Campus-This site plan application proposes two new
buildings, each measuring 11,002.6 square feet, on a 2.57-acre parcel in the Limited
Business,Zoning District. Each building will be divided into 5 contractor business
spaces, for a total of 10 contractor business spaces. The property is located at 705 CR 48,
Mattituck. SCTM#1000-113.-12-13
APPROVAL EXTENSIONS
WIF Farms Agricultural Storage Building-This approved site plan is for the proposed
construction of a 60' x 100' (6,000 sq. ft.) agricultural pole bam, including employee
bathrooms, an office and storage with a 19-space parking lot, and a 60' x 40' (2400 sq. ft.)
agricultural storage shed on 11.6 acres in the AC Zoning District. The property is
located at 12595 Oregon Road, Cutchogue. SCTM#1000-83.-2-12.7
OFFICE LOCATION: ®F S®fl�� MAILING ADDRESS:
Town Hall Annex ®� ®�® P.O. Box 1179
54375 State Route 25 Southold,NY 11971
(cor.Main Rd. &Youngs Ave.) Telephone: 631 76b-1938
Southold, NY
www.southoldtownny.gov
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#1000-111-12-13 Zoning District: LB
Dear Mr. Kuoppala:
The following resolutions 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-
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 February 19, 2025, Ronald Kuoppala, authorized agent, submitted a
Site Plan Application for review; and
WHEREAS, the Southold.Town Zoning Board of Appeals must review the proposed
project for a special exception use pursuant to § 280-41(B)(2); and
WHEREAS, on March 24, 2025, the Southold Town Planning Board found the
application incomplete; and
WHEREAS, on April 3, 2025, Ronald Kuoppala, authorized agent, submitted application
materials; and
WHEREAS, on April 18, 2025, Ronald Kuoppala, authorized agent, and Marc Pilotta,
PE from Key Civil Engineering, submitted additional materials; and
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 (SEQRA) 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 II 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 (LWRP) 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
application and determined the applicant must prepare a Stormwater Pollution
Prevention Plan (SWPPP) and obtain a State Pollution Discharge Elimination System
Permit (SPDES) from the New York State Department of Environmental Conservation
(NYSDEC); and
2
r
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
4
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
3
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 plan to make it comply with various applicable sections of the Town
Code; and
WHEREAS, on September 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 plans 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 requirements 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 plan entitled "Proposed Contractor's Business Buildings"
prepared by 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
4
705 CR-48 Contractor Campus 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-11: 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.
5
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,
James H. Rich, III
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: / L � , Applicant
Signature: Date: 12111, 0
�� S
6
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OFFICE LOCATION: aQF S®�/�� MAILING ADDRESS:
Town Hall Annex ®� ®�® P.O. Box 1179
54375 State Route 25 Southold,NY 11971
(cor. Main Rd. &Youngs Ave.)
Southold, NY Telephone: 631 765-1938
www.southoldtownny.gov
c®UNT`I,��
PLANNING BOARD OFFICE
TOWN OF SOUTHOLD
December 9, 2025
Mr. Anthony Portillo
10200 Main Road, Unit 3a
P.O. Box 152
Mattituck, NY 11952
Re: SEAR Classification and Set Hearing 615 Pike Street Retail Units
615 Pike Street, Mattituck SCTM#1000-140.-2-21
Dear Mr. Portillo:
The following resolutions were adopted at a meeting of the Southold Town Planning
Board on Monday, December 8, 2025:
WHEREAS, this proposed site plan is for the construction of a 1 1/ story 4,590 sq. ft.
commercial building with 4 retail units, basement storage and associated parking on
0.54acres in the Hamlet Business zoning district, Mattituck; and
WHEREAS, the Southold Town Planning Board, pursuant to State Environmental
Quality Review Act (SEQRA) 6 NYCRR, Part 617.5 (c), determined that the proposed
action is an Unlisted action as it does not meet any definition on the Type II list and
does not rise to a Type I classification; be it therefore
RESOLVED, that the Southold Town Planning Board has determined that this proposed
action is an Unlisted Action under SEQRA as described above; and be it further
RESOLVED, that the Southold Town Planning Board sets Monday, February 9, 2026
at 5:01 p.m. for a Public Hearing regarding the Site Plan entitled "615 Pike St. LLC
Commercial Building" prepared by Anthony M. Portillo, R.A. dated November 7, 2025.
The public hearing packet regarding the Town's notification procedure and the
sign & post will need to be picked up at the Planning Board Office at the Southold
Town Annex when you are contacted to do so.
615 Pike Street Retail Units Page 2 December 9, 2025
Please return the Affidavit of Posting/Mailing, included in the packet, along with
the certified mailing receipts AND the signed green return receipt cards before
12:00 noon on Friday, February 6, 2026. The sign and the post need to be
returned to the Planning Board Office after the public hearing is closed.
If you have any questions regarding the information contained in this resolution, please
contact the Planning Board Office.
Respectfully,
)(W---- ff A-,-A
James H. Rich III
Chairman
OFFICE LOCATION: ®F S0 MAILING ADDRESS:
Town Hall Annex ®� ®�� P.O.Box 1179
54375 State Route 25 Southold, NY 11971
(cor. Main Rd. &Youngs Ave.)
Southold, NY Telephone: 631 765-1938
�O www.southoldtownny.gov
PLANNING BOARD OFFICE
TOWN OF SOUTHOLD
December 9, 2025
Mr. Grant Callahan
2340 Ackerly Pond Lane LLC
P.O. Box 8
Greenvale, NY 11548
Re: SEQRA Classification & Set Hearing
Ackerly Pond Agricultural Storage Barn
2340 Ackerly Pond Lane, Southold SCTM#1000-69.-3-9.3
Dear Mr. Callahan:
The Southold Town Planning Board adopted the following resolutions at a meeting held
on Monday, December 8, 2025:
WHEREAS, this agricultural site plan is for the proposed construction of a 70' x 30'
(2,100sf) agricultural storage barn (no basement) located on 15.9.acres with
Development Rights held by Southold Town in the AC zoning district, Southold; and
WHEREAS, the Southold Town Planning Board, pursuant to State Environmental
Quality Review Act (SEQRA) 6 NYCRR, Part 617.5 (c), determined that the proposed
action is a Type II Action as it falls within the following description for 6 NYCRR, Part
617.5(c)(4) "agricultural farm management practices, including construction,
maintenance and repair of farm buildings and structures, and land use changes
consistent with generally accepted principles of farming"; be it therefore
RESOLVED, that the Southold Town Planning Board has determined that this proposed
action is a Type 11 Action under SEQRA as described above; and be it further
Southold Town Planning Board Page 2 December 9, 2025
RESOLVED, that the Southold Town Planning Board sets Monday, January 12, 2026
at 5:01 p.m. for a Public Hearing regarding the Site Plan entitled "2340 Ackerly Pond
LLU prepared by Nathan Taft Corwin III, L.S. dated April 1, 2025 and last revised
November 11, 2025.
The public hearing packet regarding the Town's notification procedure and the
sign & post will need to be picked up at the Planning'Board Office at the Southold
Town Annex when you are contacted to do so.
Please return the Affidavit of Posting/Mailinq, included in the packet, along with
the certified mailing receipts AND the signed preen return receipt cards before
12.00 noon on Friday, January 9, 2026 The sign and the post need to be returned
to the Planning Board Office after the public hearing is closed.
If you have any questions regarding the information contained in this resolution, please
contact the Planning Board Office.
Respectfully,
James H. Rich III
Chairman
OFFICE LOCATION: �QF SO(/�� MAILING ADDRESS:
Town Hall Annex ®� ®�® P.O. Box 1179
54375 State Route 25 f Southold, NY 11971
(cor.Main Rd. &Youngs Ave.)
c� �e Telephone: 631 765-1935
Southold, NY
www.southoldtownny.gov
PLANNING BOARD OFFICE
TOWN OF SOUTHOLD
December 9, 2025
Ms. Patricia Moore
51020 Main Road
Southold, NY 11971
Re: Conditional Final Plat Approval
Smyth Standard Subdivision
29330 Main Road, Cutchogue, SCTM# 1000-102-6-23.1
Dear Ms. Moore:
The Southold Town Planning Board adopted the following resolution at a meeting held
on Monday, December 8, 2025:
WHEREAS, this standard subdivision proposes to subdivide a 3.68-acre improved
parcel into 3 lots; where Lot 1 equals 1 acre, Lot 2 equals 1.46 acres and Lot 3 equals
1.21 acres in the R-40 Zoning District; and
WHEREAS, on July 11, 2022, the Southold Town Planning Board granted a Conditional
Sketch Plat Approval upon the map entitled, "Clustered Standard Subdivision for John
and Margaret Smyth", prepared by Kenneth M. Woychuck Land Surveying, dated
February 17, 2020 and last revised May 4, 2022; and
WHEREAS, on March 16, 2023 the Southold.Zoning Board of Appeals issued a
determination (7737) with conditions that required the barn's preservation into perpetuity
and that a principal dwelling be constructed on Lot 3 within 6 years to render the barn
as a conforming accessory structure, or a merger of Lots 2 and 3 will be required to
bring the barn in conformance; and
Southold Town Planning Board P a g e 12 December 9, 2025
WHEREAS, the Southold Zoning Board of Appeals determination also requires that the
barn receive Landmark status from the Southold Historic Preservation Commission. The
applicant has indicated the barn is now Landmarked; and
WHEREAS, on June 13, 2024 the applicant submitted a Preliminary Plat Subdivision
Application for review by the Southold Town Planning Board; and
WHEREAS, in a letter dated February 11, 2025, the Suffolk County Planning
Commission stated that this action is a matter for local determination; and
WHEREAS, on March 10, 2025 the Southold Town Planning Board issued a Negative
Declaration under SEQRA; and
WHEREAS, on April 7, 2025 the public hearing was held and closed with no public
comments heard; and
WHEREAS, on May 5, 2025, the Southold Town Planning Board, pursuant to §240-53
of the Southold Town Code- Reservation of park land on subdivisions plats containing
residential units, made a finding that the proposed subdivision has the potential to
increase the population and subsequently increase the demand for public recreation
opportunities, but that a suitable park cannot be properly located on this site, and that
the applicant must pay a fee in lieu thereof, pursuant to 240-53 G of the Southold Town;
and
WHEREAS, on May 5, 2025, the Southold Town Planning Board found the action
consistent with the Town of Southold Local Waterfront Revitalization Program; and
WHEREAS, on May 5, 2025, the Southold Town Planning Board granted Conditional
Preliminary Plat Approval on the plat entitled "Preliminary Subdivision Map of Smyth
John and Margaret Smyth," prepared by Young Associates, dated March 20, 2024, and
last revised September 10, 2024; and
WHEREAS, on July 28, 2025, the Southold Town Planning Board reviewed the Final
Plat Application and found it complete, and, pursuant to §240-43 agreed to waive the
Final Plat public hearing and to make a determination on the application because the
Final Plat is in substantial agreement with the Preliminary Plat; be it therefore
RESOLVED, the Southold Town Planning Board grants Conditional Final Plat Approval
.on the plat entitled "Smyth Standard Subdivision Final Plat," prepared by Kenneth M.
Woychuk Licensed Surveyor, dated February 17, 2020, missing a last revised date, and
dated as received by the Southold Town Planning Board on June 20, 2025 with the
following conditions:
1. Revise the Final Plat to include the last revised date.
2. Fulfill ZBA Conditions in ZBA File 7737
a. The applicant shall remove the car port and arbor from proposed lot 3
to conforming locations on proposed lot 2 which contains the legal
principal use (dwelling).
Southold Town Planning Board P a g e 13 December 9, 2025
b. The applicant shall move the "as built" coop to a code conforming
setback on proposed lot 2 containing the dwelling.
C. The applicant shall submit an updated survey/subdivision map showing
the removal or re-location of the coop, arbor and car port in code
v conforming locations.
d. The applicant shall apply to have the barn landmarked with the Town
of Southold Historic Preservation Commission. .
e. The barn may not be demolished.
f. The applicant shall file a Declaration of Covenants and Restrictions as
approved by the Town of Southold Town Attorney on the newly created
parcels that states the following:
i. The accessory barn as a historic structure must be maintained in
perpetuity and may not be demolished.
ii. The owner and all future owners of proposed lot 3 are responsible
for maintaining the barn in serviceable condition including repair of
leaks and maintenance of roofing, framing and siding.
iii. A principal dwelling must be constructed on proposed lot 3
containing the historic barn within 6 years from the date of this
decision or the subdivided lots (proposed lots 2 and 3) shall be
merged into one lot in conformance with the Town Code containing
the "as built" dwelling and "as built" accessory barn thereby
restoring the "as built" historic barn to its current code conforming
status as an accessory to a principal use.
g. The applicant must obtain subdivision approval from the Town of
Southold Planning Board.
3. File the Planning Board covenants and restrictions with the Office of the
Suffolk County Clerk after the final draft has been reviewed and approved by
the Planning Board.
a. An initial draft will be provided by the Planning Department, including
but not limited to the following:
• Include a requirement to get DOT approval of new curb cut for
Lot 1.
• 20' buffers as shown on the map.
b. Provide a legal description for the,draft covenants and restrictions.
4. Submit the Park and Playground Fee of$14,000.
5. Submit the Administration Fee of$6,000.
6. Submit 12 paper copies and 4 mylars of the Final Plat with the approval
stamp of the SCDHS.
The next step to continue towards Final Plat Approval is to meet all conditions stated
above.
Southold Town Planning Board P a g e 14 December 9, 2025
Conditional Final Plat Approval shall expire six months from the date the Planning
Board adopted its resolution of approval unless extended by further resolution of the
Planning Board.
If you have any questions regarding the information contained in this resolution, please
contact the Planning Board Office at 765-1938.
Respectfully,
Ho /L,,A
?--
James H. Rich III
Chairman i
OFFICE LOCATION: aQ� SO(/r� MAILING ADDRESS:
Town Hall Annex ®� ®�® ' P.O. Box 1179
54375 State Route 25 Southold, NY 11971
(cor.Main Rd. &Youngs Ave.)
Southold, NY Telephone: 631 765-1938
® www.southoldtownny.gov
PLANNING BOARD OFFICE
TOWN OF SOUTHOLD
December 9, 2025
Ms. Patricia Moore
51020 Main Road
Southold, NY 11971
Re: Site Plan Determination
Zuhoski Nursery Agricultural Storage Building
27400 County Route 48, Cutchogue SCTM#1000-84.-1-4
Dear Ms. Moore:
The following resolutions were adopted at a meeting of the Southold Town Planning
Board on Monday, December 8, 2025: -
WHEREAS, this agricultural site plan is for the proposed construction of a 4,800 sq. ft.
agricultural storage building (no basement) and 2,400 sq. ft. asphalt area, located on
8.0 acres in the A-C Zoning District.; and
WHEREAS, on September 16, 2025, Ian Zuhoski, owner, submitted an Agricultural Site
Plan Application for review; and
WHEREAS, on October 6, 2025, the Southold Town Planning Board accepted the
agricultural application as complete for review; and
WHEREAS, on October 6, 2025, the Southold Town Planning Board, pursuant to State
Environmental Quality Review Act (SEQRA) 6 NYCRR, Part 617.5 (c), determined that
the proposed action is a Type II Action as it falls within the following description for 6
NYCRR, Part 617.5(c)(4) "agricultural farm management practices, including
construction, maintenance and repair of farm buildings and structures, and land use
changes consistent with generally accepted principles of farming"; and
WHEREAS, the Southold Town Planning Board recognizes Southold Town Code Article
XXI Farmland Bill of Rights and §280-97 Right to Farm protected farm practices; and
Zuhoski Agricultural Building Page 2 December 9, 2025
WHEREAS, the Southold Town Planning Board, pursuant to §280-133 C of the
Southold Town Code, has the discretion to waive any or all of the requirements in §280-
133 for those applications involving uses strictly related to agriculture as long as they
are not necessary to further the objectives set forth in Town Code §280-129 to maintain
public health, safety, and welfare; and
WHEREAS, pursuant to Southold Town Code §280-133(C) and as detailed in work
session staff report on`October 6, 2025, the Southold Town Planning Board agreed to
waive certain application requirements of§ 280-133 for this application which involves
uses strictly related to agriculture; and
WHEREAS, the Southold Town Planning Board, pursuant to Southold Town Code
§280-131 B (5), has the discretion to vary or waive the parking requirements for Site
Plan Applications where doing so would not have a detrimental effect on the public
health, safety or general welfare, and will not have the effect of nullifying the intent and
provision of the Site Plan Requirements chapter of the Town Code; and
WHEREAS, the Planning Board has found that this application is eligible for a waiver of
parking requirements because there is no need to provide for parking as the application
is for an agricultural use, is for employee use only, and the parcel is large in size relative
to the proposed structure; and
WHEREAS, on October 22, 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 October 22, 2025, the Southold Town Fire Marshal determined that
there is adequate emergency access and fire protection for the proposed building; and
WHEREAS, on October 23, 2025, the Southold Town Code Enforcement officer verified
that there were no open violations on the subject,parcel; and
WHEREAS, on October 23, 2025, the Town of Southold. Local Waterfront Revitalization
Program Coordinator reviewed the proposed project and determined the project to be
consistent with Southold Town LWRP policies; and
WHEREAS, on November 3, 2025, the Public Hearing was held and closed; and
WHEREAS, on November 20, 2025, the Cutchogue Fire District determined there was
adequate fire protection for the site; and
WHEREAS, on December 8, 2025, Thomas C. Wolpert, of Young & Young Associates,
submitted five (5) prints of the proposed site plan as required; and
WHEREAS,.on December 8, 2025, the Southold Town Planning Board determined that
all applicable requirements of the Site Plan Regulations, Article XXIV; §280 — Site Plan
Approval of the Town of Southold, have been met; and
Zuhoski Agricultural Building Page 3 December 9, 2025
WHEREAS, on December 8, 2025, the Southold Town Chief Building Inspector
reviewed and certified the proposed Agricultural Storage Building as a permitted use in
the Agricultural Conservation (AC) Zoning District; therefore be it
RESOLVED, that the Southold Town Planning Board hereby waives the requirement for
certain Site Plan Application requirements for this agricultural site plan as noted above;
and be it further
RESOLVED, that the Southold Town Planning Board hereby waives the parking
requirements for this agricultural site plan as noted above; and be it further
RESOLVED, that the Southold Town Planning Board has determined that this proposed
action is consistent with the policies of the Town of Southold Local Waterfront
Revitalization Program; and be it further
RESOLVED, that the Southold Town Planning Board hereby grants Approval of the
Site Plan entitled "Zuhoski Nursery, LLC" prepared by Howard W. Young, L.S. dated
August 5, 2025 and last revised December 4, 2025.
In addition, please be aware of the following Town Code requirements:
➢ 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.
➢ Any changes from the approved site plan shall require Planning Board approval.
➢ 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 until the Planning Board approves the changes.
A copy of the Approved Site Plan is enclosed for your records. One copy will also be
sent to the'Building Department.
If you have any questions regarding the above, please contact this office.
Respectfully,
James H. Rich III
Chairman
Encl.
cc: Building Dept. w/map
Zuhoski Agricultural Building Page 4 December 9, 2025
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:
OFFICE LOCATION: '\®F S®(/�� MAILING ADDRESS:
Town Hall Annex ®� ®�® P.O.Box 1179
54375 State Route 25 Southold, NY 11971
(cor.Main Rd. &Youngs Ave.)
Southold, NY ac Telephone: 631 765-1938
ap www.southoldtow-nny.gov
PLANNING BOARD OFFICE
TOWN OF SOUTHOLD
December 9, 2025
Mr. Jonathan Fabb
8405 Cox Lane
Cutchogue, NY 11935
Re: Extension of Approval
Site Plan for WJF Farms Agricultural Storage Building
12595 Oregon Road, Cutchogue SCTM#1000-83.-2-12.7
Dear Mr. Fabb:
The following resolution was adopted at a meeting of the Southold Town Planning
Board on Monday, December 8, 2025:
WHEREAS, this site plan is for the proposed construction of a 60' x 100' (6,000 sq. ft.)
agricultural pole barn, including employee bathrooms, an office and storage with a 19-
space parking lot, and a 60' x 40' (2,400 sq. ft.) agricultural storage barn on 11.6 acres .
with Development Rights held by Suffolk County in the AC Zoning District, Cutchogue;
and
WHEREAS, on June 6, 2022, the Planning Board granted approval with conditions, to
the Site Plan entitled "WJF Farms, LLC" prepared by James J. Deerkoski, P.E., dated
April 8, 2022; and
WHEREAS, on February 6, 2023, the Planning Board supported the issuance of a
Certificate of Occupancy (CO) for the 2,400 sq. ft. agricultural storage building and
noted that there were ongoing site plan conditions that remain in full effect with regard
to Suffolk County Farmland Committee restrictions and elements of site plan approval.
The 6,000 sq. ft. building and associated improvements have not been completed and
require a final site inspection when completed; and
Southold Town Planning Board Page 2 December 9, 2025
WHEREAS, on December 13, 2023, the agricultural site plan approval expired; and
WHEREAS, on December 18, 2023, the Planning Board granted an Extension of Site
Plan Approval for two (2) years from December 18, 2023 — December 18, 2025; and
WHEREAS, on November 21, 2025, the applicant submitted a letter requesting an
extension of Site Plan Approval for eight (8) months, with provided reasoning detailed in
the December 8, 2025 staff report; and
WHEREAS, at a Work Session held on December 8, 2025, the Planning Board
reviewed the application and determined that the Site Plan remains in compliance with
current rules and regulations and granted an extension of one year; therefore, be it
RESOLVED, that the Southold Town Planning Board hereby grants an Extension of
Approval for one (1) year, from December 18, 2025 to December 18, 2026, for the
site plan entitled 'WJF Farms, LLC", prepared by James J. Deerkoski, P.E., dated April
8, 2022.
If you have any questions regarding the above, please contact this office.
Respectfully,
?--
James H. Rich III
Chairman
CC: Building Dept.
Town Engineer