HomeMy WebLinkAboutPBA-04/20/2026 PLANNING BOARD MEMBERS MAILING ADDRESS:
P.O.Box 1179
JAMES H.RICH III Southold,NY 11971
CHAIRMAN wt
OFFICE LOCATION:
MIA JEAOUS-DANK Town Hall Annex
DONALD J.WILCENSKI 54375 State Route 25
MARTIN SIDOR Southold,NY 11971
PIERCE RAFFERTY tw
�" Telephone:631-765-1938
I Y www.southoldtownny.gov
SPECIAL MEETING AGENDA
Monday, April 20, 2026
5:00 p.m.
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Location: Southold Town Recreation Center, 970 Peconic Lane, Peconic
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Meeting ID: 816 3785 9337
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Southold Town Planning Board Special Meeting —April 20, 2026 — Page 2
SITE PLAN APPLICATIONS
DETERMINATION
SMB Apartments — This site plan proposes a new 7,061-square-foot multiple dwelling with six
units on a 1.6-acre property with an existing mixed-use building in the Hamlet Business (HB)
Zoning District. The property is located at 56025 NYS Route 25, Southold. SCTM#1000-63.-3-26
OFFICE LOCATION: MAILING ADDRESS:
Town Hall Annex , P.O. Box 1179
54375 State Route 25 Southold, NY 11971
(cor. Main Rd. &Youngs Ave.)
Southold, NY � � I� ,' Telephone: 631 765-1938
w w w.southoldtownny.gov
PLANNING BOARD OFFICE
TOWN OF SOUTHOLD
April 21, 2026
Ms. Patricia C. Moore, Esq.
51020 Main Road
Southold, NY 11971
Re: Site Plan Approval — SMB Apartments
Located at 56025 Main Road, Southold
SCTM#1000-63.-3-26 Zoning District: HB
Dear Ms. Moore:
The following resolutions were adopted at a meeting of the Southold Town Planning
Board on Monday, April 20, 2026:
WHEREAS, this Site Plan application proposes the construction of a 7,061-sf multiple
dwelling with six units on a 68,901 sq. ft. parcel with an existing two-story mixed-use
building (with retail use on the first floor and two apartments on the second floor) in the
Hamlet Business "HB" Zoning District, Southold; and
WHEREAS, on October 16, 2023 Patricia Moore, authorized agent, submitted a Site
Plan Application for review; and
WHEREAS, on November 13, 2023, the Southold Town Planning Board found the
application incomplete; and
WHEREAS, the Southold Town Zoning Board of Appeals must review the proposed
project for a variance for linear footage pursuant to § 280-107; and
WHEREAS, the Zoning Board of Appeals held a public hearing on November 2, 2023;
and
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SMB Apartments I April 21, 2026
WHEREAS, on November 16, 2023, the Southold Town Zoning Board of Appeals (ZBA)
granted the building length variance as noted in the ZBA File #7845; and
WHEREAS, on March 11, 2024, Patricia Moore, authorized agent, submitted application
materials; and
WHEREAS, at the March 11, 2024 work session, the Planning Board established that
the application would be officially accepted as complete for review once the remaining
identified materials were filed with the Department; and
WHEREAS, on July 30, 2024, Patricia Moore, authorized agent, submitted application
materials: and
WHEREAS, on September 20, 2024, Planning Department staff, the Chief Building
Inspector/Acting Fire Marshal, and representatives from the Southold Fire District met to
address logistical challenges regarding fire safety and emergency vehicle access due to
existing site constraints; and
WHEREAS, on October 2, 2024, Planning Department staff and the applicant's
authorized agent met to review and address the preliminary safety comments provided
by the Fire Marshal and Southold Fire District; and
WHEREAS, on October 7, 2024, the Southold Town Planning Board found the
application complete for review; and
WHEREAS, on October 7, 2024, 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 October 7, 2024, at their public meeting, the Southold Town Planning
Board set the Public Hearing for December 2, 2024; and
WHEREAS, on October 16, 2024, 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 17, 2024, the Southold Town Code Enforcement officer verified
that there were no open violations on the subject parcel; and
WHEREAS, on October 21, 2024, the New York State Department of Transportation
reviewed the proposed application and determined revisions were required; and
WHEREAS, on October 28, 2024, 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
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SMB Apartments I April 21, 2026
WHEREAS, on November 18, 2024, 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
WHEREAS, on November 22, 2024, the Architectural Review Committee provided
comments; and
WHEREAS, on December 2, 2024, the Southold Town Engineer reviewed the proposed
application and determined revisions were required in order for the site plan to meet the
minimum requirements of Chapter 236 for Storm Water Management; and
WHEREAS, on December 2, 2024, 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 December 2, 2024, the Planning Board held and closed the public
hearing for the proposed action; and
WHEREAS, at their work session on February 10, 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 February 25, 2025, the Southold Town Board adopted Resolution No.
2025-190, authorizing the transfer of 2.78 Sanitary Flow Credits (SFC) from the Town's
SFC Bank to the applicant for the proposed development at 56025 Main Road, Southold
(SCTM# 1000-63.-3-26), to support the creation of six apartments, including three
affordable units; and
WHEREAS, following a site meeting between the applicant and the Southold Fire
District on September 20, 2024, the Fire District issued a formal response to the
Planning Board on May 6, 2025, outlining specific requirements for emergency access
and site safety; and
WHEREAS, on September 3, 2025, Patricia Moore, authorized agent, submitted the
required revised application materials; and
WHEREAS, on November 18, 2025, the Planning Board reviewed the submitted
materials and required corrections to comply with various applicable sections of the
Town Code; and
WHEREAS, on January 20, 2026, Patricia Moore, authorized agent, submitted revised
plans; and
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SMB Apartments I April 21, 2026
WHEREAS, on February 2, 2026, the Planning Board distributed the revised application
to the Town Engineer and Fire Marshal for comment; and
WHEREAS, on February 6, 2026, the Southold Town Engineer reviewed the revised
plans and determined revisions were required in order for the site plan to meet the
minimum requirements of Chapter 236 for Storm Water Management; and
WHEREAS, on February 10, 2026, Patricia Moore, authorized agent, submitted the
required materials; and
WHEREAS, on February 10, 2026, the Southold Town Fire Marshal reviewed and
determined that there was adequate fire protection, emergency egress, and emergency
access to the site; and
WHEREAS, March 2, 2026, 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 March 20, 2026, the Suffolk County Department of Health Services
issued wastewater approval for construction, reference # C-24-0120 with design flow of
1,350 GPD for "Apartments"; and
WHEREAS, on April 17, 2026, the Southold Town Chief Building Inspector reviewed
and certified the proposed use is permitted in the Hamlet Business (HB) Zoning District;
and
WHEREAS, on April 20, 2026, 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 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 "56025 Main Road (State Route 25)" prepared by
Eric M. Hanninen, Licensed Professional Engineer, dated January 30, 2024 and last
revised February 9, 2026, and authorizes the Chairman to endorse the plans listed
below:
Sheet 1: Cover Sheet
Sheet 2: Existing Site Conditions & Demolition Plan
Sheet 3: NYSDOT Erosion and Sediment Control and WZTC Plan
Sheet 4: Proposed Site Plan and Grading/Alignment Plan
Sheet 5: Enlarged Site and Alignment Plan
Sheet 6: Drainage Plan and Watershed Plan
Sheet 7: Sanitary Plan and Utility/Landscaping Plan
Sheet 8: Onsite Details
Sheet 9: NYSDOT and Erosion/Sediment Details
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SMB Apartments I April 21, 2026
Sheet 10: Maintenance and Protection of Traffic Notes
Sheet 11: Maintenance and Protection of Traffic Tables and Legends
Sheet 12: Maintenance and Protection of Traffic Sign Plan
Sheet 13: Maintenance and Protection of Traffic Sign Plan Continued and Control Plan
Sheet REN-1: Proposed Renderings (Prepared by Kenneth R. Garvin, RA. Dated: 07/23/2024, Last
Revised: 07/25/2025)
Sheet A101: Ground FI. Plan &Typical Unit Plan (Prepared by Kenneth R. Garvin, RA. Dated:
07/23/2024, Last Revised: 02/09/2026)
Sheet A102: Roof Plan (Prepared by Kenneth R. Garvin, RA. Dated: 07/23/2024, Last Revised:
07/25/2025)
Sheet A104: Exterior Elevations (Prepared by Kenneth R. Garvin, RA. Dated: 07/23/2024, Last Revised:
07/25/2025)
Conditions of Approval:
Conditions to be fulfilled prior to building permits being issued:
1. Obtain a Highway Work Permit from the New York State Department of
Transportation (NYSDOT) and provide (1) print of the approved plan including
the seal, stamp, and signature of the NYSDOT to the Planning Department.
Condition to be fulfilled prior to any clearing, grading or construction:
1. Preconstruction Meeting: Preceding the commencement of any clearing,
grading, or construction on site, a preconstruction meeting shall be coordinated
with the Southold Town Planning Department and Southold Town Engineer prior
to any'action taken on site.
Ongoing Conditions of Approval:
1. A minimum clear width of no less than five (5) feet shall be maintained as an
unobstructed emergency access aisle behind the rear of the building. This area
shall remain free of all temporary or permanent obstructions, including but not
limited to planters, furniture, or storage, to ensure continuous emergency egress
at all times.
2. All aspects of the project shall be constructed and maintained substantially in
accordance with the approved site plan including the architectural drawings.
Please note the following requirements in the Southold Town Code relating to Site
Plans:
1. Any new lighting fixtures beyond those approved as part of the Lighting Plan
must conform to the Code and may require Planning Board approval depending
on their number, size, intensity and location. Fixtures shall be shielded so the
light source is not visible from adjacent properties and roadways and shall focus
and direct the light in such a manner as to contain the light and glare within
property boundaries and conform to §172 of the Town Code.
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SMB Apartments I April 21, 2026
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.
If you have any questions regarding the above, please contact this office.
Respectfully,
James H. Rich, III
Chairman
Encls.
cc: Michael Verity, Chief Building Inspector
Michael Collins, Town Engineer
By signing this letter, the applicant acknowledges that there are Town Code
requirements and conditions, including those listed above, that must be satisfied prior to
the issuance of a Certificate of Occupancy.
Print name: , Applicant
Signature: Date:
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