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Home My WebLink AboutPB-12/08/2025 OFFICE LOCATION: QF S0(/ry MAILING ADDRESS: Town Hall Annex ��` Old P.O. Box 1179 54375 State Route 25 Southold, NY 11971 (cor.Main Rd. &Youngs Ave.) Southold, NY y ae Telephone: 631 765-1938 pQ www.southoldtownny.gov olyCOU ,� PI:ANNING BOARD OFFICE TOWN OF SOUTHOLD JAN 16 s MEETING MINUTES December 8, 2025 5:00 P.M. Present were: James H. Rich III, Chairman Amelia Jealous-Dank, Vice-Chairperson Martin Sidor, Member Pierce Rafferty, Member Heather Lanza, Town Planning Director Brian Cummings, Senior Planner James Squicciarini, Deputy Town Attorney Allison Palmeri, Part-Time Office Assistant Chairman Rich: Good evening and welcome to the Public Meeting for Monday, December 8,. 2025 for the Southold Town Planning Board. This meeting is public. The Planning Board may add or remove applications from the agenda upon its discretion, without further notice. Applications may not be heard in the order they appear on this agenda. SETTING OF THE-NEXT PLANNING BOARD MEETING Chairman Rich: The first order of business is to 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 Amelia Jealous-Dank: So, moved. Martin Sidor: Second. Southold Town Planning Board Public Meeting — December 8, 2025 — Page:2 Chairman Rich: Motion made by Mia, seconded by Martin. Any discussion?All in favor? Ayes. Opposed? None. Motion carries. SUBDIVISION:APPLICATIONS CONDITIONAL FINAL PLAT DETERMINATION Chairman Rich: Smyth Standard Subdivision - This standard subdivision proposes to subdivide a 3.68-acre improved parcel into 3 dots; 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 Amelia Jealous-Dank: 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 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 Southold Town Planning Board Public Meeting — December 8, 2025 — Page 3 1 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). 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 conforming locations. Southold Town Planninq Board Public Meeting — December 8, 2025 — Page 4 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. Martin Sidor: Second. Chairman Rich: Motion made by Mia, seconded by Martin. Any discussion?All in favor? Ayes. Opposed? I Southold Town!Planning Board Public Meeting — December 8, 2025 — Pag,e 5 None. Motion carries. SITE PLAN APPLICATIONS SEQRA CLASSIFICATIONS/SET HEARINGS Chairman Rich: 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 Martin Sidor: 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 II Action under SEQRA as described above; Amelia Jealous-Dank: Second. Chairman Rich: Motion made by,Martin, seconded by Mia. Any discussion? All in favor? Ayes. Opposed? None. Motion carries. Martin Sidor: And be it further Southold Town Planning Board Public Meeting — December 8, 2025 — Page 6 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 LLC" prepared by Nathan Taft Corwin III, L.S. dated April 1, 2025 and last revised November 11, 2025. Amelia Jealous-Dank: Second. Chairman Rich: Motion made by Martin, seconded by Mia. Any discussion?All in favor? Ayes. Opposed? None. Motion carries. Chairman Rich: 615 Pike Street Retail - This proposed site plan is for the construction of a 1 Y-story 4,742 sq. ft. commercial building with 4 retail units, basement storage and associated 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 Amelia Jealous-Dank: WHEREAS, this proposed site plan is for the construction of a 1 Y2 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; Martin Sidor: Second. Chairman Rich: Motion made by Mia, seconded by Martin. Any discussion?All in favor? Ayes. Opposed? Southold Town Planning Board Public Meeting — December 8, 2025 — Page 7 None. Motion carries. Amelia Jealous-Dank: 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. Martin Sidor: Second. Chairman Rich: Motion made by Mia, seconded by Martin. Any discussion?All in favor? Ayes. Opposed? None. Motion carries. DETERMINATIONS Chairman Rich: Zuhoski Nursery Agricultural Storage Building - 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. The property is located at 27500 CR 48, Cutchogue. SCTM#1000-85.-1-3 Martin Sidor: 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 Southold Town Planning Board Public Meetinq — December 8, 2025 — Page 8 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 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 Southold Town Planning Board Public Meeting — December 8, 2025 — Page 9 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 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; Amelia Jealous-Dank: Second. Chairman Rich: Motion made by Martin, seconded by Mia. Any discussion?All in favor? Ayes. Opposed? None. Motion carries. Martin Sidor: And be it further RESOLVED, that the Southold Town Planning Board hereby waives the parking requirements for this agricultural site plan as noted above; Amelia Jealous-Dank: Second. Chairman Rich: Motion made by Martin, seconded by Mia. Any discussion? All in favor? Ayes. Opposed? None. Motion carries. ;Southold Town Planning Board Public Meeting — December 8, 2025 — Page 10 Martin Sidor: 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; Amelia Jealous-Dank: Second. Chairman Rich: Motion made by Martin, seconded by Mia. Any discussion?All in favor? Ayes. Opposed? None. Motion carries. Martin Sidor: 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. Amelia Jealous-Dank: Second. Chairman Rich: Motion made by Martin, seconded by Mia. Any discussion?All in favor? Ayes. Opposed? None. Motion carries. Chairman Rich: 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 Southold Town Planning Board Public Meeting — December 8, 2025 — Page 11 Amelia Jealous-Dank: 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 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 Southold Town Planning Board Public Meeting — December 8, 2025 — Page 12 --------------- 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 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 Southold Town Planning Board Public Meeting — December 8, 2025 — Page 13 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 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 Southold Town Planning Board Public Meeting — December 8, 2025 — Page 14 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; Martin Sidor: Second. Chairman Rich: Motion made by Mia, seconded by Martin. Any discussion?All in favor? Ayes. Opposed? None. Motion carries. Amelia Jealous-Dank: 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 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 Southold Town Planning Board Public Meeting — December 8, 2025 — Page 15 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. Martin Sidor: Second. Chairman Rich: Motion made by Mia, seconded by Martin. Any discussion?All in favor? Ayes. Opposed? None. Motion carries. 1 Southold Town Planning Board Public Meetinq — December 8, 2025 — Page 16 APPROVAL EXTENSIONS Chairman Rich: WJF Farms Agricultural Storage Building - This approved 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' (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 Martin Sidor: 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 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. Amelia Jealous-Dank: Second. Southold Town Planning Board Public Meeting — December 8, 2025 — Page 17 Chairman Rich: Motion made by Martin; seconded by Mia. Any discussion? All in favor? Ayes. Opposed? None. Motion carries. Chairman Rich: This concludes the business of our meeting tonight. Can I get a motion for adjournment? Amelia Jealous-Dank: So, moved. Martin Sidor: Second. Chairman Rich: Motion made by Mia, seconded by Martin. Any discussion?All in favor? Ayes. Opposed? None. Motion carries. There being no further business to come before the Board, the meeting was adjourned. Respectfully submitted, Allison Palmeri H. �., Transcribing Secretary James H. Rich III, Chairman