HomeMy WebLinkAboutPBA-01/12/2026 PLANNING BOARD MEMBERS MAILING ADDRESS:
P.O.Box 1179
JAMES H.RICH III Southold,NY 11971
CHAIRMAN
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OFFICE LOCATION:
MIA JEAOUS-DANK Town Hall Annex
DONALD J.WILCENSKI 54375 State Route 25
MARTIN SIDOR y Y Southold,NY 11971
PIERCE RAFFERTY : O�
�O Telephone:631-765-1938
%NTI,N www.southoldtownny.gov
PUBLIC. MEETING AGENDA
Monday, January 12, 2026
5:00 P.M.
Options for public attendance:
♦ In person:
Location: Southold Town Hall, 53095 NYS Route 25, Southold.
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Online at the web'site zoom.us
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Southold Town Planning Board Public Meeting —January 12, 2026 — Page 2
SETTING OF THE NEXT PLANNING BOARD MEETING
Board to set Monday, February 9, 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
3850 Alvahs & Cutchogue Vineyard'Resubdivision —This Resubdivision proposes to reconfigure
the lot lines of SCTM#1000-102.4-3.4 & 10 to allow for a new driveway for Lot 10, with no change in
the lot areas of each parcel. The property is located at 3850 & 4050 Alvahs Lane, Cutchogue.
SCTM#1000-102.4-3.4 & 10 in the AC Zoning District.
SITE PLAN APPLICATIONS
DETERMINATION
Old Sound Winery—This site plan is for the for the proposed adaptive reuse of.a ± 679 sq. ft.
existing structure with ±484 sq. ft. addition as a winery with tasting and production areas, the
construction of a new two-story, ±3,719-square-foot agricultural storage building with a farm office,
and associated parking, on a ±12.59-acre parcel within the R-40 (±0.74 acres) and R-80 (±11.85
acres) Zoning Districts. The property is located at 10020 & 9650 Old Sound Avenue, Mattituck.
SCTM#1000-122.-2-8.1 & 24.4
APPROVAL EXTENSION
The Enclaves Hotel —This proposed site plan is for the construction of a 44-unit, two-story hotel
(62,338 sq. ft.), including 59,962 sq. ft.in the main building, 2,376 sq. ft. in 4 detached cottages, a full
basement, accessory meeting/event and per-sonal services spaces, an outdoor swimming pool, and
the conversion of'a two-story dwelling to a 74-seat restaurant (3,610 sq. ft.), with a total of 160 parking
spaces on a 6.75acre parcel in the Hamlet Business Zoning District. The property is located at 56655
Route 25, Southold. SCTM#1000-63.-3-15
Southold Town Planning Board Public Meeting —January 12, 2026 — Page 3
PUBLIC HEARING
6:01 p.m. -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
APPROVAL OF PLANNING BOARD MINUTES
• October 6, 2025
• November 3, 2025
• December 8, 2025
OFFICE LOCATION: ®f S0U�� MAILING ADDRESS:
Town Hall Annex ®� ®�® P.O. Box 1179
54375 State Route 25, Southold, NY 11971
(cor. Main Rd. &Youngs Ave.) Telephone:'631 765-1938
Southold, NY nlhc
www.southoldtownny.gov
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PLANNING BOARD OFFICE
TOWN OF SOUTHOLD
January 13, 2026
Mr. Martin D. Finnegan, Esq.
P.O. Box 1452
13250 Main Road
Mattituck, NY 11952
Re: Site Plan Approval for Old Sound Winery
Located at 10020 Old Sound Avenue & 9650 Old Sound Avenue Mattituck
SCTM#1000-122.-2-8.1 & 24.4 Zoning District: R-80/R-40
Dear Mr. Finnegan:
The following resolution was adopted at a meeting of the Southold Town Planning Board
on January 12, 2026:
WHEREAS, this proposed site plan is for the adaptive reuse of a ± 679 sq. ft. existing
structure with ± 484 sq. ft. addition as a winery with tasting and production areas, the
construction of a new two-story, ±3,719-square-foot agricultural storage building with a
farm office, and associated parking, on a ±12.59-acre parcel within the R-40 (±0.74 acres)
and R-80 (±11.85 acres) Zoning Districts in Mattituck; and
WHEREAS, on August 2, 2024, information and materials were submitted for a Site Plan
Application; and
WHEREAS, Planning Department staff found that the application was incomplete as noted
in the letter dated September 11, 2024; and
WHEREAS, on September 30, 2024, Martin Finnegan, authorized agent, submitted
application materials to the Planning Department for review, which did not include all of the
necessary information; and
WHEREAS, on October 28, 2024, Martin Finnegan, authorized agent, submitted plans for
review and additional materials; and
Old Sound Winery I Page 2 of 8 1 January 13, 2026
WHEREAS, at their work session on November 4, 2024, the Planning Board reviewed the
application and found it incomplete; and
WHEREAS, on November 7, 2024, the Southold Town Building Department issued an
amended notice of disapproval to reflect changes to the site plan; and
WHEREAS, on November 19, 2024, Martin Finnegan, authorized agent, submitted
corrected site plan materials; and
WHEREAS, at their,work session on December 16, 2024, the Planning Board accepted
the application as complete for review; and
WHEREAS, on January 3, 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 January 6, 2025, at their public meeting, the Southold Town Planning
Board set the Public Hearing for February 10, 2025; and
WHEREAS, on January 6, 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 January 7, 2025 the Southold Town Code Enforcement officer verified that
there were no open violations on the subject parcel; and
WHEREAS, on January 7, 2025, the Southold Town Engineer reviewed the proposed
application and determined revisions were required for the site plan to meet the minimum
requirements of Chapter 236 for Storm Water Management; and
WHEREAS, on January 16, 2025, the Suffolk County Department of Health Services
reviewed the proposed application and determined it was incomplete; and
WHEREAS, on January 23, 2025, the Mattituck Fire District determined that there was no
objection to the site plan; and
WHEREAS, on February 10, 2025, the Planning Board held the public hearing for the
proposed action and held it open pending the SEQRA determination; and
WHEREAS, on February 12, 2025, the Suffolk County Planning Commission reviewed the
proposed project and determined it to be a matter for local determination as there appears
to be no significant county-wide or inter-community impacts; and
Old Sound Winery I Page 3 of 8 1 January 13, 2026
WHEREAS, on March 3, 2025, the Town of Southold Local Waterfront Revitalization
Program Coordinator reviewed the proposed project and determined the project to be
inconsistent with Southold Town LWRP policies and made recommendations to the
Planning Board; and
WHEREAS, on March 6, 2025, the Southold Town Architectural Review Committee held a
regular meeting, however, the Committee was unable to provide substantive comments
due to the absence of a defined architectural concept and supporting materials for review;
and
WHEREAS, on March 10, 2025, the Planning Board held the public hearing for the
proposed action and held it open pending the SEQRA determination; and
WHEREAS, on March 20, 2025, Martin Finnegan, authorized agent, submitted corrected
site plan materials; and
WHEREAS, on April 7, 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, at their work session on April 7, 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 April 7, 2025, the Planning Board held and closed the public hearing for
the proposed action; and
WHEREAS, on April 10, 2025, the Southold Town Architectural Review Committee held a
regular meeting to review the proposed project; and
WHEREAS, on April 18, 2025, the Architectural Review Committee (ARC) provided
recommendations on the presented materials, but considered the project and site plans
preliminary and requested further information for review; and
WHEREAS, on June 23; 2025, Martin Finnegan, authorized agent, notified the'Planning
Department that the applicant is requesting a revision to the approved Site Plan based on
economic feasibility considerations related to the originally proposed development; and
WHEREAS, on June 24, 2025, Martin Finnegan, authorized agent, submitted draft revised
plans and elevations for review; and
WHEREAS, on July 16, 2025, Martin Finnegan, authorized agent, submitted revised plans
and elevations for review; and
WHEREAS, on July 18, 2025, the Southold Town Building Department issued an amended
notice of disapproval to reflect changes to the site plan; and
Old Sound Winery I Page 4 of 8 i January 13, 2026
WHEREAS, on August 8, 2025, Martin Finnegan, authorized agent, submitted revised
plans for review; and
WHEREAS, at their work session on August 11, 2025, the Planning Board reviewed the
revised plans and found that a second public hearing on the revised proposal was not
necessary due to its reduced scope; and
WHEREAS, on August 26, 2025, the Planning Board, pursuant to Southold Town Code
§280-131 C, distributed the revised application to the required agencies for their
comments; and
WHEREAS, on September 3, 2025, Martin Finnegan, authorized agent, submitted revised
plans and floor plans for review; and
WHEREAS, on October 1, 2025, Martin Finnegan, authorized agent, submitted blacksmith
shop floor plans for review; and
WHEREAS, at their work session on October 20, 2025, the Planning Board reviewed the
revised plans and referral comments received, and required revisions to the site plan to
make it comply with various applicable sections of the Town Code; and
WHEREAS, on October 28, 2025, Martin Finnegan, authorized agent, submitted revised
plans for review; and
WHEREAS, on October 31, 2025, the Planning Board, distributed the revised application
to the Town Engineer and Town Fire Marshal for their comments; and
WHEREAS, on November 7, 2025, the Southold Town Engineer reviewed the proposed
application and determined the site plan met the minimum requirements of Chapter 236 for
Storm Water Management; and
WHEREAS, on November 18, 2025, the Southold Town Fire Marshal reviewed the
proposed application and determined revisions were required in order for the site plan to
meet NYS Fire Code; and
WHEREAS, on November 21, 2025, Martin Finnegan, authorized agent, submitted revised
plans addressing the Fire Marshal comments; and
WHEREAS, on December 17, 2025, Planning Department staff and the applicant's, agent,
Martin Finnegan, discussed the project status and outstanding agency approvals; and
WHEREAS, on December 23, 2025, Martin Finnegan, authorized agent, submitted revised
plans addressing the Fire Marshal comments; and
WHEREAS, on December 24, 2025, the Southold Town Fire Marshal determined that
there was adequate fire protection and emergency access for the site; and
Old Sound Winery I Page 5 of 8 January 13, 2026
WHEREAS, on December 31, 2025, Martin Finnegan, authorized agent, submitted revised
plans; and
WHEREAS, on January 2, 2026, the Planning Board, distributed the revised application to
the Town Engineer, LWRP Coordinator, and Town Fire Marshal for their comments; and
WHEREAS, on January 6, 2026, the Southold Town Engineer reviewed the proposed
application and determined revisions were required for the site plan to meet the minimum
requirements of Chapter 236 for Storm Water Management; and
WHEREAS, on January 6, 2026, Martin Finnegan, authorized agent, submitted revised
plans; and
WHEREAS, on January 7, 2026, the Southold Town Engineer reviewed the proposed
application and determined the revised site plan met the minimum requirements of Chapter
236 for Storm Water Management; and
WHEREAS, on January 7, 2026, the Southold Town Fire Marshal reviewed the proposed
application and determined revisions were required in order for the site plan to meet NYS
Fire Code; and
WHEREAS, on January 8, 2026, Martin Finnegan, authorized agent, submitted revised
plans; and
WHEREAS,.on January 8, 2026, the Southold Town Engineer reviewed the proposed .
application and determined the revised site plan met the minimum requirements of Chapter
236 for Storm Water Management; and
WHEREAS, on January 12, 2026, the Southold Town Planning Board determined that with.
exception of the items listed as conditions below, all applicable requirements of the Site
Plan Regulations, Article XXIV, §280 — Site Plan Approval of the Town of Southold were
met; be it therefore
RESOLVED, that the Southold Town Planning Board hereby finds the application
consistent with the Town of Southold Local Waterfront Revitalization Program; and be it
further
RESOLVED, that the Southold Town Planning Board hereby grants Approval with
Conditions, listed below, of the site plan entitled "Old Sound Vineyard" prepared,by
Robert A. Steele, Licensed Professional Engineer., dated October 28, 2024 and last
revised January 12, 2026, and authorizes the Chairman to endorse the plans listed below
after Conditions "A" through "C" below are met:
T1 —TITLE PAGE — dated 1/6/25
C1 — Erosion Control Plan — dated 10/17/25
C2 — Overall Site Plan — dated 1/8/26
C3 — Enlarged Site Plan —dated 1/8/26
Old Sound Winery Page 6 of 8 January 13, 2026
C4 — Grading & Drainage Plan — dated 1/8/26
C5 — Fire Apparatus Plan —dated 1/8/26
C6 — Site Details — dated 12/17/25
S1 — Proposed Sanitary Plan — dated 1/8/26
S2 — Sanitary Details —dated 12/30/25
S3 — Sanitary Details 2 — dated 12/30/25
S4 — Sanitary Details 3 — dated 12/30/25
W2 —.RPZ Details — dated 10/28/24
A001 — Schematic Floor Plans & Building Elevations — dated 10/27/25
A002 — Schematic Floor Plans & Building Elevations— dated 1/12/26
Conditions to, be fulfilled prior to endorsement of site plan:
A. Obtain approval from the Suffolk County Department of Health Services (SCDHS) and
provide one (1) print of the approved plan including the allowable flow for the site with
the seal, stamp and signature of the SCDHS.
B. Fire access must be found to meet applicable fire code requirements by the Southold
Town Fire Marshal.
C. A use certification must be obtained from the Chief Building Inspector as required by
Town Code.
Condition to be fulfilled prior to building permits being issued:
1. Site plan endorsed by the applicant.
2. Site plan endorsed as approved by the Planning Board chair.
Conditions of approval (ongoing):
1. All aspects of the project shall be constructed and maintained substantially in
accordance with the approved site plan including the architectural drawings.
2. Preconstruction Meeting: Prior to beginning any site work, including clearing or
grading, a preconstruction meeting shall be coordinated with the Southold Town
Planning Department and Southold Town Engineer. This meeting shall include the
construction manager or equal, and the designated on-site environmental technician.
3. Screening/Buffering: All required buffering, screening, trees, and landscaping shall be
installed and permanently maintained by the property owner in accordance with the
approved site plan and shall function to mitigate noise, headlight glare, and visual
impacts on adjacent residential properties and nearby preserved lands. Any tree or
landscape material that dies, becomes diseased, or is otherwise removed or destroyed
shall be replaced with the same species and comparable within six (6) months, unless
an alternative is approved in writing by the Planning Board.
Old Sound Winery 1 Page7 of 8 1 January 13, 2026
4. Parking: All parking of vehicles associated with this winery and tasting room shall be
provided on site, with no parking allowed on or adjacent to the street. Parking for
patrons shall be limited to the spaces shown on the approved site plan. The maximum
number of patron vehicles permitted on site at any one time shall be thirty-seven (37),
corresponding to the approved parking layout. No additional or overflow parking shall
be permitted on-site, except in the case of an approved special event permit as outlined
in item 8 below.
5. Maximum Occupancy: The maximum occupancy of the site, including outdoors, is
limited to seventy-four (74) patrons, except as outlined'below in item 8.
6. No Group Transportation: The use shall be operated without tour buses, charter
buses, limousines or similar group transportation vehicles. No bus parking or loading
areas shall be permitted on the site.
7. Noise Control: Amplified music shall be permitted only through small speakers
attached to the winery/tasting room and shall be limited to low-volume background
music.
8. Operations and Special Events: The winery and tasting room shall be operated in a
manner consistent with a small, neighborhood-scale use, serving primarily as a tasting
room rather than an event venue. There shall be no more than six (6) special events,
as defined by the Southold Town Code, at the winery in a calendar year, subject to the
following conditions:
a. Nothing contained herein shall waive the requirement that the Declarant make
an application for a Special Event Permit as required by the Southold Town
Code;
b. The conditions set forth in items 5 through 7 shall not apply to Special Events at
the winery for which the owner has applied for and received a Special Event
Permit as required by the Southold Town Code;
c. Notwithstanding the foregoing, nothing contained herein shall restrict a body,
board or official responsible for reviewing and/or approving special event permits
from recommending and/or requiring that any reasonable conditions be placed
on the approval of a special events permit that an aforementioned body, board
or official deems appropriate based on the submitted application and the criteria
for reviewing Special Event Applications set forth in the Southold Town Code.
9. Deliveries: Any deliveries utilizing the designated ADA parking spaces and ADA-
compliant sidewalk shall occur during off-hours only, as depicted on the approved site
plan.
10.Lighting: No exterior lighting has been reviewed or approved for this site. Any future
exterior light fixtures must be reviewed for compliance and approved by the Planning
Board prior to installation. All exterior lighting on the property must comply with the
provisions of Chapter 172 of the Town Code.
Old Sound Winery I Page 8 of 8 1 January 13, 2026
11.Signs: The Planning Board did not review or approve any signs during the site plan
review. Any future proposed signs must be submitted to the Planning Board for review
and approval prior to receiving a permit.
Please also note the following requirements in the Southold Town Code relating to Site
Plans:
1. 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.
2. 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.
3. Any changes from the Approved Site Plan shall require Planning Board approval.
4. 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
If you have any questions regarding the above, please contact this office.
Respectfully,
James H. Rich III
Chairman
Encl.
cc: Martin Finnegan, Authorized Agent
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:
OFFICE LOCATION: QF S0 MAILING ADDRESS:
Town Hall Annex ®� ®�® P.O. Box 1179
54375 State Route 25 Southold, NY 11971
(cor.Main Rd. &Youngs Ave.) Telephone: 631 765-1938
Southold, NY
www.southoldtownny.gov
cou
PLANNING BOARD OFFICE
TOWN OF SOUTHOLD
January 13, 2026
Mr. Justin Mirro'
3 Greenacre Court
Great Neck, NY 11021
Re: Conditional Final Plat Approval
3850 Alvahs Lane & Cutchogue Vineyard (Mirro)
SCTM: 1000-102.-4-3.4 & 10
Zoning District: AC
Dear Mr. Mirro
The Southold Town Planning Board adopted the following resolutions at a meeting held
on Monday, January 12, 2026:
WHEREAS, this Resubdivision proposes to reconfigure the lot lines of SCTM#1000-
102.-4-3.4 & 10 to allow for a new driveway for Lot 10, with no change in the lot areas of
each parcel; and
WHEREAS, on August 1, 2025, a Notice of Disapproval was issued by the Town
Building Department stating that the application to change the lot lines would not be
permitted due to the lot area of Proposed Lot 1 being less than the required 80,000 sq.
ft. minimum lot size, and that all lot line changes require approval from the Southold
Town Planning Board; and
WHEREAS, on August 22, 2025, the Zoning Board of Appeals requested comments
from the Town Planning Board; and
WHEREAS, due to several unrelated circumstances, one of which was that the
applicant had not yet applied to the Planning Board, comments were not generated by
the Planning Board prior to their hearing on December 4, 2025, thereby causing the
Zoning Board of Appeals to adjourn the hearing pending comments from the Planning
Board; and
3850 Alvahs Lane&Cutchogue Vineyard Resubdivision Page 12 January 13,2026
WHEREAS, on December 8, 2025, the applicant submitted the application for a
Resubdivision to the Planning Board; and
WHEREAS, on January 12, 2026, at their work session, the Planning Board reviewed
the application for completeness and the proposed new lot lines, as well as a request to
waive certain application requirements including the public hearings; and
WHEREAS, the application was found complete; and
WHEREAS, pursuant to §240-56. Waivers of certain provisions, the Southold Town
Planning Board shall have the authority to modify or waive, subject to appropriate
conditions, any provision of these subdivision regulations, if in its judgment they are not
requisite in the interest of the public health, safety and general welfare, except where
such authority would be contrary to other ordinances or state law; and
WHEREAS, the Southold Town Planning Board has determined that the following
provisions of the Southold Town Code §240 Subdivision of Land are not requisite in the
interest of the public health, safety and general welfare because this Resubdivision
does not create any additional residential building lots, and the amount of land being
transferred from one lot to the other is small, and therefore are eligible for a waiver:
a. Sketch Plat Review;
b. Existing Resources Site Analysis Plan (ERSAP);
c. Yield Plan;
d. Primary & Secondary Conservation Area Plan;
e. Preliminary Plat Review;
f. Preliminary and Final Plat Public Hearings; and
WHEREAS, due to the application having been the subject of a public hearing before
the Zoning Board of Appeals, the Planning Board found that another public hearing
would not be-requisite in the interest of the public health, safety and general welfare;
and
WHEREAS, pursuant to the Resubdivision policy set by the Planning Board on
February 2011, this application is eligible for a decision from the Planning Board prior to
receiving approval by the Suffolk County Department of Health Services (SCDHS) as it
meets the following criterion set forth in that policy:
The transfer of land from an oversized parcel (larger than the minimum zoning
requires) where the oversized parcel remains above the minimum lot size
required, and where no new development potential will be created in the parcel to
which the land is transferred, and
WHEREAS, this application is EXEMPT from review by the Local Waterfront
Revitalization Program as no new development potential will come as a result of this
Resubdivision; and
3850 Alvahs Lane&Cutchogue Vineyard Resubdivision Page 13 January 13,2026
WHEREAS, the Southold Town Planning Board, pursuant to State Environmental
Quality Review Act (SEQRA) 6 NYCRR, Part 617, has determined that the proposed
action is a.-Type II Action under SEQRA according to 617.5(c)(16) "granting of individual
setback and lot line variances and adjustments;" therefore be it
RESOLVED, that the Southold Town Planning Board, pursuant to §240-56 Waivers of
certain provisions, hereby waives the following provisions of subdivision:
a. Article V: Sketch Plat Review;
b. §240-10 (A): Existing Resources Site Analysis Plan (ERSAP);
c. §240-10 (B): Yield Plan;
d. §240-10 (C): Primary & Secondary Conservation Area Plan;
e. Article VI: Preliminary.Plat Review & Public Hearing;
f. Article VII: Public Hearing on Preliminary and Final Plats; and be it further
RESOLVED, that the Southold Town Planning Board hereby waives the requirement to
receive approval from the Suffolk County Department of.Health Services prior to
approval of this Resubdivision by the Southold Town Planning Board; and be it further
RESOLVED, that the Southold Town Planning Board hereby grants Conditional Final
Plat Approval upon the plan entitled, "Kensington Real Estate Holdings, LLC Lot Line
Modification" prepared by Howard W. Young, licensed land surveyor dated April 15,
2025, with the following conditions:
1. Receive a variance from the Zoning Board of Appeals for the non-conforming lot
size of Proposed Lot 1.
2. Provide 6 copies of the Final Plat with the following revisions:
a. Remove the flag from Proposed Lot 1 to create a rectangular-shaped lot.
b. Show locations of new property boundary markers at the corner of new lot
lines.
c. Install the new property boundary markers prior to final plat approval
3. Provide draft deeds with legal descriptions to the Planning Department for review
and approval as to content and form.
a. Note that examples of deeds with necessary language are provided on the,
Planning Department web page.
The next step to continue towards Final Plat approval is to meet all conditions
stated above.
Conditional Final Plat Approval shall expire six months from the date the
Planning Board adopted its resolution of approval unless extended by further
resolution. Upon meeting the conditions stated above, the application will be
scheduled for a Final Plat Approval resolution at the next available Planning
Board public meeting.
r
3850 Alvahs Lane&Cutchogue Vineyard Resubdivision Page 14 January 13,2026
If you have any questions regarding the information contained in this resolution, please
contact the Planning Board Office at (631) 765-1938.
If you have any questions regarding the above, please contact this office at 765-1938.
Respectfully,
0. H
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.) Telephone: 631 765-1938
Southold, NY
www.southoldtow-nny.gov
00 f
PLANNING BOARD OFFICE
TOWN OF SOUTHOLD
January 13, 2026
Andrew V. Giambertone, AIA President
Andrew V. Giambertone & Associates, Architects
62 Elm Street
Huntington, NY 11743
and
David N. Altman, Esq.
Brown Altman & DiLeo, LLP
538 Broadhollow Road, Suite 301
Melville, NY 11747
Re: Extension of Approval - The Enclaves Hotel and Restaurant
56655 NYS Route 25, Southold
SCTM#1000-63-3-15 Zoning District: HB
Gentlemen:
The following resolution was adopted at a meeting of the Southold Town Planning Board
on Monday, January 12, 2026:
WHEREAS, on January 8, 2024, this Site Plan was approved for the proposed conversion
of an existing 3,026 sq. ft. residence with a 584 sq. ft. addition, into a 74-seat restaurant
and the construction of a hotel with 44 units, and an outdoor pool on 6.75 acres in the
Hamlet Business Zoning District. The property is located at 56655 NYS Route 25,
Southold. SCTM#1000-63-3-15; and
WHEREAS, on June 13, 2025, the applicant requested an extension of site plan approval
as detailed in the July 14, 2025 staff report; and
Enclaves Hotel & Restaurant Page 2 January 13,'2026
WHEREAS, the Planning Board has observed that site work began last year, but was
halted and no obvious progress has been shown on site over the past six months; and
WHEREAS, at a Work Session held on July 14, 2025, the Planning Board reviewed the
application and determined that the Site Plan remains in compliance with current rules and
regulations; and
WHEREAS, on July 14, 2025, the Planning Board granted an extension of approval for six
months, with conditions to be met, from July 14, 2025 —January 14, 2026; and
WHEREAS, on December 3, 2025, David Altman, attorney for the applicant, 'submitted a
letter to the Planning Board regarding status updates on construction progress and funding
sources, and requested an Extension of Approval for six (6) months; and
WHEREAS, at a Work Session on December 8, 2025, Planning Board received an update
from the applicant regarding construction progress and compliance with the conditions of
approval extension. The Site Plan remains consistent with all pertinent rules and
regulations; therefore, be it
RESOLVED, that the Southold Town Planning Board hereby grants a six-month
Extension of Approval, through July 14, 2026, for the site'plan entitled "The Enclaves",
prepared by Bryan Andrew Grogan, P.E., dated August 23, 2016 and last revised February
3', 2023.
Condition
1. Immediately stabilize and cover open soil and sand piles with anchored tarps and by
backfilling the toe of the tarp, to prevent wind erosion and movement of sediment by
wind — as required by the approved site plan, the SWPPP, and Town Code Chapter
236;
Please also 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.
Enclaves Hotel & Restaurant Page 3 January 13, 2026
2. All storm water run-off from grading, driveways and gravel areas must be
contained on site.
3. 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.
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.
If you have any questions regarding the above, please contact this office.
Respectfully,
James H. Rich III
Chairman
Encl.
cc: Building Dept.
Town Engineer
OFFICE LOCATION: ®V SO(/�� MAILING ADDRESS:
Town Hall Annex h®� ®�® P.O. Box 1179
54375 State Route 25 Southold, NY 11971
(cor. Main Rd. &Youngs Ave.) Telephone: 631 765-1938
Southold, NY
vvww.southoldtownny.gov
coulml
PLANNING BOARD OFFICE
January 13, 2026 TOWN OF SOUTHOLD
Mr. Grant-Callahan
2340 Ackerly Pond Lane LLC
P.O. Box 8
Greenvale, NY 11548
Re: Public Hearing
Ackerly Pond Agricultural Storage Barn
2340 Ackerly Pond Lane, Southold SCTM#1000-69.-3-9.3
Dear Mr. Callahan:
A Public Hearing was held by the Southold Town Planning Board on Monday,
January 12, 2026 regarding the above-referenced application.
The Public Hearing was held open for written comment only until Monday, January 26,
2026.
If you have any questions regarding the above, please contact this office.
Respectfully,
14_ A."A ..
James H. Rich III
Chairman