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Town Hall Annex ��� Ol0 P.O. Box 1179
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(cor.Main Rd. &Youngs Ave.)
Southold, NY N � Telephone: 631 765-1938
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UNTY,
PLANNING BOARD OFFICE
TOWN OF SOUTHOLD
SPECIAL MEETING
MINUTES
December 22, 2025
5:00 P.M.
Present were: James H. Rich III, Chairman
Amelia Jealous-Dank, Vice-Chairperson
Donald Wilcenski, Member
Martin Sidor, Member
Pierce Rafferty, Member
Heather Lanza, Town Planning Director
Mara Cerezo, Planner
James Squicciarini, Deputy Town Attorney
Jessica Michaelis, Secretary to the Planning Board
Chairman Rich: Good evening and welcome to the Special Meeting for Monday, December
22, 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.
SUBDIVISION APPLICATIONS
FINAL PLAT APPROVAL EXTENSION
Chairman Rich: Islands End Golf& Country Club and Turner Estate
Resubdivision - This Resubdivision proposes to reconfigure four parcels, 1000-35.-2-1
& 35.-2-11, 1000-35.-2-12 & 35.-2-17 into two, where proposed Lot 1 equals a total of
93.85 acres with development rights sold on 88.35 acres, and proposed Lot 2 equals a
total of 32.86 acres with development rights sold on 28.18 acres. The property is
located at 4675, 5243 & 5025 NYS Route 25, East Marion. SCTM#1000-35.-2-11, 1, 12
& 17.1
Southold Town Planning Board Special Meeting December 22, 2025 — Page 2
Amelia Jealous-Dank:
WHEREAS, this Resubdivision proposes to reconfigure four parcels, 1000-35.-2-1 &
35.-2-11, 1000-35.-2-12 & 35.-2-17 into two, where proposed Lot 1 equals a total of
93.85 acres with development rights sold on 88.35 acres, and proposed Lot 2 equals a
total of 32.86 acres with development rights sold on 28.18 acres.
WHEREAS, on July 8, 2024, the Southold Town Planning Board granted Final Plat
Approval upon the plan entitled, "Island's End Golf and Country Club, Inc.," prepared by
John Minto, Land Surveyor dated January 3, 2021, and last revised on October 26,
2023." requiring that;
• New deeds must be filed within 62 days or such approval shall expire and be null
and void. Submit proof of recording and a copy of the recorded deeds to the
Southold Town Planning Department; and
• The installation of property boundary monuments to mark the new property
boundaries; and
WHEREAS, the Final Plat Approval expired on September 8, 2024; and
WHEREAS, in a series of subsequent resolutions, the Planning Board agreed to extend
Final Plat Approval through December 31, 2025; and
WHEREAS, on February 25, 2025, the applicant notified the Planning Board that the
property monuments had been installed; and
WHEREAS, on December 16, 2025, the applicant's agent requested a three-month
extension to complete the requirements of Final Plat Approval; and
WHEREAS, the reason for the request for the extension is that the applicant prefers to
receive approval from the Suffolk County Department of Health Services (SCDHS) prior
to Planning Board approval; and
WHEREAS, it was determined that the proper procedure would be to re-issue the
Conditional Final Plat Approval due to the limitation of 62 days on Final Plat Approvals
in Town Code; therefore be it
RESOLVED, the Southold Town Planning Board re-issues Conditional Final Plat
Approval upon the plan entitled, "Island's End Golf and Country Club, Inc.," prepared by
John Minto, Land Surveyor dated January 3, 2021, and last revised on October 26,
2023, with the following conditions:
• Submit 10 paper copies and four mylars of the Final Plat with the approval stamp
of the SCDHS.
Southold Town Planninq Board Special Meeting — December 22, 2025 — Page 3
Donald Wilcenski: Second.
Chairman Rich: Motion made by Mia, seconded by Don. Any discussion? All in favor?
Ayes.
Opposed?
None.
Motion carries.
Chairman Rich: The Orchards Standard Subdivision —This proposal is for a
Clustered Standard Subdivision to subdivide a 13.3-acre parcel into five lots where Lot
1 = 9.33 acres including a 1.35 acre building envelope and 7.98 acres of preserved
Open Space, and Lots 2 through 5 are each +/- 1 acre. The property is located at 2595
Orchard Street, on the northeast side of Orchard Street, approximately 17' northwest of
Platt Road, in Orient. SCTM#1000-27.-1-3
Donald Wilcenski:
WHEREAS, this proposal is for a Clustered Standard Subdivision to subdivide a 13.3-
acre parcel into five lots where Lot 1 = 9.33 acres including a 1.35 acre building
envelope and 7.98 acres of preserved Open Space, and Lots 2 through 5 are each +/- 1
acre; and
WHEREAS, on October 6, 2025, the Southold Town Planning Board granted Final Plat
Approval upon the map entitled "Subdivision of Property The Orchards, Clustered Final
Plat Standard Subdivision" prepared by Lahti Engineering and Environmental
Consulting P. C., dated June 15, 2013 and last revised September 30, 2025, and
including the two-page Final Road & Drainage Plan entitled "Road and Drainage Plan
for Clustered Final Plat Standard Subdivision of The Orchards", dated June 15, 2013,
and last revised January 23, 2025; and
WHEREAS, the Final Plat Approval expired on December 8, 2025; and
WHEREAS, on December 16, 2025 the applicant's agent requested an extension of
Final Plat Approval to provide more time to file the subdivision map; therefore be it
RESOLVED, the Southold Town Planning Board re-issues Final Plat Approval upon the
map entitled "Subdivision of Property The Orchards, Clustered Final Plat Standard
Subdivision" prepared by Lahti Engineering and Environmental Consulting P. C., dated
June 15, 2013 and last revised September 30, 2025, and including the two-page Final
Road & Drainage Plan entitled "Road and Drainage Plan for Clustered Final Plat
Standard Subdivision of The Orchards", dated June 15, 2013, and last revised January
23, 2025;
Southold Town Planning Board Special Meeting — December 22, 2025 — Page 4
Martin Sidor: Second.
Chairman Rich: Motion made by Don, seconded by Martin. Any discussion?All in
favor?
Ayes.
Opposed?
None.
Motion carries.
RE-ISSUE FINAL PLAT APPROVAL
Chairman Rich: Vansant Resubdivision.—This Resubdivision proposes to create two
lots from three existing 15,000 +/- sq. ft. parcels, SCTM#1000-98.-4-12, 13 and 14.
Existing Lot 13 will be divided between Lots 12 and 14 to create proposed Parcel A at
22,735 sq. ft. and proposed Parcel B at 23,750 sq. ft. Both required area variances to
create lots that are non-conforming in the R-40 Zoning District (granted in ZBA
File#7751). The property is located at 1135, 1265 & 1355 Smith Road, Peconic.
SCTM#1000-98.-4-12, 13 & 14
Martin Sidor:
WHEREAS, this Resubdivision proposes to create two lots from three existing 15,000
+/- sq. ft. parcels, SCTM#1000-98.4-12, 13 and 14. Existing Lot 13 will be divided
between Lots 12 and 14 to create proposed Parcel A at 22,735 sq. ft. and proposed
Parcel B at 23,750 sq. ft. Both required area variances to create lots that are non-
conforming in the R-40 Zoning District (granted in ZBA File#7751); and
WHEREAS, on January 13, 2025, the Southold Town Planning Board granted Final Plat
Approval upon the map entitled 1135 Smith Road Land Division" prepared by
Seccafico Land Surveying PC, dated July 12, 2024, and last revised October 30, 2024,
and this approval was reissued on June 2, 2025 and re-issued again on September 8,
2025; and
WHEREAS, on November 7, 2025 the agent for the applicant requested the Final Plat
Approval be re-issued to provide more time to complete the work necessary to complete
the process; therefore be it
RESOLVED, the Southold Town Planning Board re-issues Final Plat Approval upon the
map entitled 1135 Smith Road Land Division" prepared by North Star Engineering,
dated July 12, 2024, and last revised March 25, 2025.
Southold Town Planninq Board Special Meeting — December 22, 2025 — Page 5
Amelia Jealous-Dank: Second.
Chairman Rich: Motion made by Martin, seconded by Mia. Any discussion? All in
favor?
Ayes.
Opposed?
None.
Motion carries.
SITE PLAN APPLICATIONS
DETERMINATION
Chairman Rich: Cox Lane Wholesale Yard — This site plan is for a proposed
wholesale business for the transportation, screening, and temporary storage of
materials limited to: concrete, brick, rock, gravel; soil materials; bagged leaves and yard
trimmings; and, trees and stumps for mulching. The site plan includes a truck scale, a
128 sq. ft. office booth and a 160 sq. ft. storage container on 5.9 acres in the Light
Industrial Zoning District. The property is located at 7505 Cox Lane, Cutchogue.
SCTM#1000-84.-3-3
Amelia Jealous-Dank:
WHEREAS, this site plan is for a proposed wholesale business for the transportation,
screening, and temporary storage of materials limited to: concrete, brick, rock, gravel;
soil materials; bagged leaves and yard trimmings; and, trees and stumps for mulching.
The site plan includes a truck scale, a 128 sq. ft. office booth and a 160 sq. ft. storage
container on 5.9 acres in the Light Industrial Zoning District; and
WHEREAS, on January 31, 2025, Ken McAvoy, owner, submitted a Site Plan
Application for review; and
WHEREAS, on May 5, 2025, the Southold Town Planning Board accepted the
application as complete for review; and
WHEREAS, on May 5, 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)(9) "construction or expansion of a primary or
accessory/appurtenant, non-residential structure or facility involving less than 4,000
Southold Town Planning Board Special Meeting — December 22, 2025 — Page 6
square feet of gross floor area and not involving a change in zoning or a use variance
and consistent with local land use controls, but not radio communication or microwave
transmission facilities"; and
WHEREAS, on May 7, 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 8, 2025, the Southold Town Code Enforcement officer verified that
there were no open violations on the subject parcel; and
WHEREAS, on June 2, 2025, the Public Hearing was held and closed; and
WHEREAS, on July 10, 2025, the Cutchogue Fire District determined there was
adequate fire protection for the site; and
WHEREAS, on June 17, 2025 the Suffolk County Planning Commission (SCPC)
reviewed the proposed project and considered it to be a matter for local determination;
and
WHEREAS, on July 14, 2025 at their work session the Planning Board required
revisions to the site plan; and
WHEREAS, on November 21, 2025, the applicant submitted five (5) prints of the
proposed site plan as required; and
WHEREAS, on December 8, 2025, the Southold Town Chief Building Inspector
reviewed and certified the proposed Wholesale Business as a permitted use in the LI
Zoning-District; and
WHEREAS, on December 22, 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 December 22, 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; therefore be it
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;
Donald Wilcenski: Second.
Chairman Rich: Motion made by Mia, seconded by Don. Any discussion? All in favor?
Southold Town Planning Board Special Meeting — December 22, 2025 — Page 7
Ayes.
Opposed?
None.
Motion carries.
Amelia Jealous-Dank: And be it further
RESOLVED, that the Southold Town Planning Board hereby grants Approval of the
Site Plan entitled "7505 Cox Lane" prepared by Nathan Taft Corwin III, Land Surveyor,
dated January 16, 2025 and last revised November 20, 2025, with the following
Conditions;
Conditions:
1. Prohibition of Vehicle Standing or Queueing
Vehicles shall not stand, stop, or queue on Cox Lane at any time in connection
with the site's operations.
2. Compliance With NYSDEC Permit
All on-site operations shall comply with New York State Department of
Environmental Conservation (NYSDEC) regulations and shall be conducted in
full accordance with 6 NYCRR Part 360 and NYSDEC Permit No. 52C60405 and
52C10405.
3. Fire Department Access Agreement
The applicant shall maintain the Emergency Access according to the agreement
with the Cutchogue Fire Department, dated September 3, 2025, regarding the
lockbox for access to the site in the event of an emergency.
4. Closure of Secondary Driveway & Access to the Site
The applicant shall permanently close the secondary driveway located on the
southern portion of the site as shown on the approved site plan. Only the primary
driveway shown on the site plan may be used to access the site.
Donald Wilcenski: Second.
Chairman Rich: Motion made by Mia, seconded by Don. Any discussion? All in favor?
Ayes.
Opposed?
None.
Motion carries.
Southold Town Planninq Board Special Meeting — December 22, 2025 — Page 8
Chairman Rich: This concludes the business of our meeting tonight. Can I get a motion
for adjournment?
Donald Wilcenski: So, moved.
Amelia Jealous-Dank: Second.
Chairman Rich: Motion made by Don, seconded by Mia..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
Transcribing Secretary
James H. Rich III, Chairman