HomeMy WebLinkAboutPBA-07/13/2026 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 pw
�" Telephone:631-765-1938
I Y www.southoldtownny.gov
PUBLIC MEETING AGENDA
Monday, July 13, 2026
5:00 p.m.
Options for public attendance:
♦ In person:
Location: Southold Town Annex Basement Meeting Room, 54375 NYS Route
25, Southold
or
♦ To join via computer
Click Here
or
Online at the website zoom.us
Click "Join a Meeting"
Meeting ID: 823 8913 0980
Password: 377516
♦ Join by telephone:
Call 1 (646) 931-3860
Enter Meeting ID and password when prompted (same as above)
Southold Town Planninq Board Public Meeting — July 13, 2026 — Page 2
SETTING OF THE NEXT PLANNING BOARD MEETING
Board to set Monday, August 10, 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.
SITE PLAN APPLICATIONS
DETERMINATION
Rich's Quality Autobody Amended Site Plan — This site plan is to amend the previously
approved plan to include several as-built structures, including a 972 sq. ft. portable building on a
concrete slab, an extension of auto repair building #2 from 1,759 sq. ft. to 2,916 sq. ft., along with
the previously approved existing office building of 576 sq. ft. and existing auto repair building #1 at
1,628 sq. ft.; all on a 37,428 sq. ft. parcel in the R-40 Zoning District located on the s/s/o NYS
Route 25 at the s/w intersection of NYS Route 25 and Pequash Avenue. The property is located at
29950 NYS Route 25, Cutchogue. SCTM#1000-102-3-1
APPROVAL EXTENSIONS
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 personal 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
Hard Corner Heart of Love Lane — This amended Site Plan is for the proposed alteration and
conversion of an existing ±16,500 gross sq. ft. commercial office building (with basement) to
contain a 56-seat restaurant and two retail spaces on the first floor and two commercial spaces
and an accessory apartment on the second floor, all on 0.784 acres in the HB Zoning District. The
property is located at 245 Love Lane & 50 Pike Street, Mattituck. SCTM#1000-141.-4-2, 141.-4-3,
141.-4-6.1
SUBDIVISION APPLICATIONS
CONDITIONAL SKETCH PLAT DETERMINATION
Indian Neck Preserve Standard Subdivision — This proposal is for a clustered five-lot standard
subdivision of a 14.9-acre parcel, where Lot 1 is 10.78 acres inclusive of 9.3 acres of open space,
and Lots 2 through 5 are one acre in the R-80 Zoning District. The property is located at 3375
Indian Neck Lane, Peconic. SCTM#1000-98.-1-1.3
Southold Town Planninq Board Public Meeting — July 13, 2026 — Page 3
SKETCH PLAT DETERMINATION
Pristine Projects & Staron Standard Subdivision — This proposal is for a standard subdivision
of the merged parcels, comprised of SCTM#1000-63.-1-4 (currently improved with a one-story
frame dwelling) and SCTM#1000-63.-1-5 (currently vacant), located in the R-40 Zoning District,
into Proposed Lot 1 (10,109 sq. ft.) and Proposed Lot 2 (9,048 sq. ft.), each of which would remain
nonconforming. The parcels are located at 155 and 205 Sunnyside Road, Southold. SCTM#1000-
63.-1-5 & 4
SEARQ CLASSIFICATION
Sepenoski Standard Subdivision — This proposal is for a clustered four-lot subdivision of 7.92
acres, where Lot 1 is 1.5 acres, Lot 2 is 0.5 acres., Lot 3 is 5.4 acres inclusive of 4.75 acres of
open space, and Lot 4 is 0.5 acres. on 7.92 acres in the R-80 Zoning District. The property is
located at 7395 NYS Route 25, East Marion. SCTM#1000-31.-1-5.9
SET PRELIMINARY PLAT HEARING
Sepenoski Standard Subdivision — (see description above) SCTM#1000-31.-1-5.9
CONDITIONAL FINAL PLAT DETERMINATION
Old Town Farm Standard Subdivision — This proposal is for the standard subdivision of a 17.46-
acre parcel into 5 lots, where Lot 1 through 3 are 0.8 acres, Lot 4 is 1 acre, and Lot 5 is 13.68
acres including a 3-acre development area, 10.6 acres of open space in the R-40 Zoning District.
The property is located at 2355 Main Bayview Road, Southold. SCTM#1000-78.-1-10.23
PUBLIC HEARINGS
5:00 p.m. - Saint John's Episcopal Resubdivision — This proposed Resubdivision application is
to transfer ± 9,886 sq. ft. from SCTM#1000-9.-5-14 to SCTM#1000-9.-5-16.1 resulting in the
decrease of SCTM#1000-9.-5-14 from ± 41,132 sq. ft. to ± 31,246 sq. ft. and the increase of
SCTM#1000-9.-5-16.1 from ± 54,457sq. ft. to ± 64,343 sq. ft. in the R-40 Zoning District. The
property is located at 664 & 806 Oriental Avenue, Fishers Island. SCTM#1000-9.-5-14 & 16.1
5:01 p.m. - 1160 Traveler Street Barn — This site plan application proposes the expansion and
conversion of an existing ±900 square foot barn into a ±1,436 square foot professional interior
design studio on a ±0.29-acre parcel located within the Hamlet Business (HB) Zoning District in
Southold. The property is located at 1160 Travelers Street, Southold. SCTM#1000-61.-2-2
5:02 p.m. - Oregon Road Estate Winery— This amended site plan is for proposed alterations to
an existing 5,569 sq. ft. building and site, with no change in footprint, for office, storage and wine-
tasting; including: the addition of a new sanitary system, expansion of existing parking area with the
addition of four (4) parking stalls, exterior renovations, interior alterations to floor plan (no
basement), located within a 0.92 acre building envelope (SCTM#1000-83.-3-2.1) attached to ±12.7
acres of farmland (SCTM#1000-83.-3-2.2) with Development Rights held by Southold Town in the
AC Zoning District. The property is located at 13050 Oregon Road, Cutchogue. SCTM#1000-83.-3-
2.1
Southold Town Planning Board Public Meeting — July 13, 2026 — Page 4
HEARING HELD OVER
Southold Free Library Parking — This amended site plan is for the proposed merger of two
adjacent lots (SCTM#1000-61.-1-15.2 & 15.5) and the construction of a pocket park with
improvements to include: new parking, accessible pathways, new stairs and retaining walls, a
stone amphitheater, seating and landscaped areas, a shaded activity space, lighting, irrigation,
utilities, and a storage shed on 1.28 acres (after merger) in the HB Zoning District. The property is
located at 53745 NYS Route 25 and 690 Traveler Street, Southold. SCTM#1000-61.-1-15.2 & 15.5
APPROVAL OF PLANNING BOARD MINUTES
• March 9, 2026
• April 6, 2026
• May 4, 2026
• June 1, 2026
OFFICE LOCATION:
� N
Town Hall Annexry MAILING ADDRESS:
54375 State Route 25 P.O. Box 1179
(cor. Main Rd. &Youngs Ave.) Southold, NY 11971
Southold, NY At Telephone: 631 765-1938
www.southoldtow-nny.gov
PLANNING BOARD OFFICE
TOWN OF SOUTHOLD
July 14, 2026
Mr. Martin Finnegan
Finnegan Law, P.C.
13250 Main Road
P.O. Box 1452
Mattituck, NY 11952
Re: Site Plan Determination
RQA Rich's Quality Auto Body Site Plan
29950 Main Roan, Cutchogue SCTM#1000-102.-3-1
Dear Mr. Finnegan:
The following resolutions were adopted at a meeting of the Southold Town Planning Board on
Monday, July 13, 2026:
WHEREAS, this site plan is to amend the previously approved plan to include several as-built
structures, including a 972 sq, ft. portable building on a concrete slab, an extension of auto
repair building #2 from 1,759 sq. ft. to 2,916 sq. ft., along with the previously approved existing
office building of 576 sq, ft and existing auto repair building #1 at 1,628 sq. ft.; all on a 37,428
sq. ft, parcel in the R-40 zone located on the s/s/o NYS 25 at the s/w intersection of NYS 25 and
Fleets Neck Road in Cutchogue„ and
WHEREAS, on November 12, 2025, Martin Finnegan, Authorized Agent, submitted an
Amended Site Plan Application for review; and
WHEREAS, on February 9, 2026, the Southold Town Planning Board accepted the Amended
Site Plan Application as complete for review; and
WHEREAS, on February 9, 2026, the Southold Town Planning Board, pursuant to State
Environmental Quality Review Act (SEQRA) 6 NYCRR Part 617, determined that the proposed
action is 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 11 list of actions, and
WHEREAS, on February 27, 2026, the Planning Board
, pursuant 131(C), distributed the application to the required agencies fortheir comments; and Code §280-
RQA Properties, LLC Page 2 July 14, 2026
WHEREAS, on March 6, 2026, the Southold Town Fire Marshal determined that there is
adequate emergency access and fire protection for the proposed building; and
WHEREAS, on March 6, 2026, the Southold Town Code Enforcement officer verified that there
were no open violations on the subject parcel; and
WHEREAS, on March 9, 2026, the Southold Town Planning Board, pursuant to the State
Environmental Quality Review Act §617.6, established itself as Lead Agency for this Unlisted
Action; and
WHEREAS, the Southold Town Planning Board, pursuant to SEQRA, conducted the required
review of potential environmental impacts that might result from this application, documented in
the completion of the Short Environmental Assessment Form, and found that there would be no
expected moderate to large adverse impacts; and
WHEREAS, on March 9, 2026, 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; and
WHEREAS, on March 9, 2026, the Public Hearing was held and closed; and
WHEREAS, on March 23, 2026, the Cutchogue Fire District determined certain revisions be
required and worked into the site plan regarding adequate fire protection for the site; and
WHEREAS, on May 4, 2026, the Town of Southold Local Waterfront Revitalization Program
Coordinator reviewed the proposed project and determined the project to be EXEMP from the
Southold Town LWRP policies; and
WHEREAS, on July 8, 2026, Martin Finnegan, Authorized Agent, submitted five (5) prints of the
revised site plan as required; and
WHEREAS, on July 10, 2026, the Southold Town Chief Building Inspector reviewed and
certified the proposed Auto Body Shop as a permitted use by the Zoning Board of Appeals
(#5759 & #7800) in this R-40 Zoning District; and
WHEREAS, on July 13, 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 has determined that this proposed action
is EXEMPT from the policies of the Town of Southold Local Waterfront Revitalization Program;
and be it further
RQA Properties, LLC Page 3 July 14, 2026
RESOLVED, that the Southold Town Planning Board hereby grants Approval of the Amended
Site Plan entitled "RQA Properties, LLC" prepared by Mark Schwartz & Associates Architect
dated July 3, 2026 and authorizes the Chairman to endorse the map after the following
condition has been met:
Condition to be fulfilled prior to endorsement of Amended Site Plan:
1. Submit the Street Tree payment of$1,750 pursuant to §280-129(C)(1)
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
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:
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
u
PLANNING BOARD OFFICE
TOWN OF SOUTHOLD
July 14, 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, July 13, 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
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
Enclaves Hotel & Restaurant Page 2 July 14, 202
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; and
WHEREAS, on January 12, 2026, the Southold Town Planning Board granted a six-month
Extension of Approval, with one condition, though July 14, 2026; and
WHEREAS, on June 5, 2026, David Altman, attorney for the applicant, submitted a letter to
the Planning Board regarding status updates on timelines for funding sources and
construction progress; and, requested an Extension of Approval for six (6) months; and
WHEREAS, at a Work Session held on June 22, 2026, the Planning Board received an
update from the applicant regarding construction progress and compliance with the
condition of approval extension; and
WHEREAS, the applicant was further advised that the covering and stabilization of all
exposed soil and sand stockpiles on the site is imperative, particularly while construction
activities are suspended; and
WHEREAS, the approved Site Plan remains consistent with all applicable rules and
regulations; and
WHEREAS, on June 30, 2026, Andrew Giambertone, owner and authorized agent,
submitted the required Site Plan Approval Extension Fee; therefore, be it
RESOLVED, that the Southold Town Planning Board hereby grants a six-month
Extension of Approval, with conditions, through January 13, 2027, for the site plan
entitled "The Enclaves", prepared by Bryan Andrew Grogan, P.E., dated August 23, 2016
and last revised February 3, 2023.
Enclaves Hotel & Restaurant Paqe 3 July 142026
Conditions for Extension
1. Immediately stabilize and cover all exposed soil and sand stockpiles with securely
anchored and weighted treatments, with the toe of each backfilled to prevent wind
erosion and the transport of sediment by wind, as required by the approved Site
Plan, the Stormwater Pollution Prevention Plan (SWPPP), and Town Code Chapter
236. The covering and stabilization of all stockpiles shall be continuously monitored
and maintained.
This condition shall be satisfied, and notice of its completion shall be provided,
within 45 days of the date of this resolution.
2. The applicant shall provide documentation verifying that all required outside agency
approvals remain active and in good standing, including:
a. New York State Department of Transportation (NYSDOT) permit (valid
through August 31, 2026).
b. Suffolk County Department of Health Services (SCDHS) approval (valid
through December 3, 2026).
c. Zoning Board of Appeals (ZBA) Special Exception (valid through December
2, 2026).
Note: All original Conditions of Approval, as set forth in the approval resolution dated
January 9, 2024, remain in effect.
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.
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.
Enclaves Hotel & Restaurant Page 4 July 14, 2026
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:
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
PLANNING BOARD OFFICE
TOWN OF SOUTHOLD
July 14, 2026
Abigail Wickham, Esq.
P.O. Box 1424
Mattituck, NY 11952
Re: Approval Extension: Hard Corner Heart of Love Lane
245 Love Lane, Mattituck
SCTM#1000-141.-4-6.1
Dear Ms. Wickham:
The following resolution was adopted at a meeting of the Southold Town Planning
Board on Monday, July 13, 2026:
WHEREAS, this amended Site Plan is for the proposed alteration and conversion of an
existing ±16,500 gross sq. ft. commercial office building (with basement) to contain a
56- seat restaurant and two retail spaces on the first floor, and two commercial spaces
and an accessory apartment on the second floor on 0.78 acres in the HB Zoning
District; and
WHEREAS, on April 10, 2023, the Planning Board granted approval with conditions, of
the site plan entitled "Heart of Love Lane" prepared by John Anthony Nastasi, R. A.,
dated April 12, 2022 and last revised April 6, 2023; and
WHEREAS, on December 4, 2024, Abigail Wickham, attorney, submitted a letter
requesting an Extension of Site Plan Approval with provided reasoning, as detailed in
the January 13, 2025 staff report; and
WHEREAS, on December 7, 2024, the site plan approval expired; and
WHEREAS, at a Work Session held on January 13, 2025, the Planning Board reviewed
the application and determined that the expired Site Plan remained in compliance with
current rules and regulations; and
Hard Corner Heart of Love Lane Page 2 JUI 14 2026
WHEREAS, on January 13, 2025, the Southold Town Planning Board granted an
Extension of Amended Site Plan Approval for eighteen (18) months from valid through
July 13, 2026; and
WHEREAS, on June 4, 2026, Abigail Wickham, attorney, submitted a letter requesting
an Extension of Site Plan Approval for eighteen (18) months, with provided reasoning
as detailed in the July 13, 2026 staff report; and
WHEREAS, on July 13, 2026, the Planning Board reviewed the application and
determined that the Amended Site Plan remained in compliance with current rules and
regulations; therefore, be it
RESOLVED, that the Southold Town Planning Board grants an Extension of
Amended Site Plan Approval for eighteen (18) months, with one condition, from July
13, 2026 to January 13, 2028 to the Site Plan entitled "Heart of Love Lane" prepared by
John Anthony Nastasi, R. A., dated April 12, 2022 and last revised April 6, 2023.
Condition of Extension:
1. Provide documentation verifying that all required outside agency approvals
remain active and in good standing, including wastewater approval from the
Suffolk County Department of Health Services (SCDHS).
Note: All original Conditions of Approval, as set forth in the approval resolution dated
April 11, 2023, remain in effect.
If you have any questions regarding the above, please contact this office.
Respectfully,
James H. Rich III
Chairman
cc: Michael Verity, Chief Building Inspector
Michael Collins, Town Engineer
Charles Salice, Owner
OFFICE LOCATION: ° , '" µ4 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
July 14, 2026
Mr. Paul Pawlowski
P.O. Box 783
Mattituck, NY 11952
Re: Conditional Sketch Plan Approval & SEQRA Classification
Indian Neck Preserve Standard Subdivision
3375 Indian Neck Lane, Peconic
SCTM#1000-98.-1-1.3 Zoning District: R-80
Dear Mr. Pawlowski:
The Southold Town Planning Board adopted the following resolutions at a meeting held on
Monday, July 13, 2026;
WHEREAS, on December 2, 2025 the applicant submitted a Subdivision Application for review
by the Southold Town Planning Board; and
WHEREAS, this proposal is for a clustered five-lot standard subdivision of a 14.9-acre parcel,
where Lot 1 is 10.78 acres inclusive of 9.3 acres of open space, and Lots 2 through 5 are one
acre in the R-80 Zoning District.; and
WHEREAS, on June 22, 2026, the Southold Town Planning Board found the application
complete; and
WHEREAS, the Planning Board has determined the proposed action to be Unlisted as it does
not fall within the Type I or Type II actions pursuant to the State Environmental Quality Review
Act (SEQRA) 617.5; and
WHEREAS, on June 22, 2026, the Planning Board, at their Work Session, reviewed the
submitted Yield Plan ("Sketch Plat Indian Neck Preserve at 3375 Indian Neck Lane, Yield Plan"
prepared by Andrew Stolzenberg, Licensed Professional Engineer, ALS Engineering PLLC,
dated February 12, 2026 last revised May 11, 2026) and found that all requirements have been
met pursuant to Southold Town Code §240-10(B) Yield Plan; and
WHEREAS, on June 22, 2026, the Planning Board, at their Work Session, reviewed the
submitted subdivision map and found that all requirements have been met pursuant to Article V
Sketch Plat; therefore be it
Indian Neck Preserve Standard Subdivision July 14, 2026
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 grants a Conditional Sketch Plat
Approval upon the map entitled "Sketch Plat Indian Neck Preserve at 3375 Indian Neck Lane"
prepared by Andrew Stolzenberg, Licensed Professional Engineer, ALS Engineering PLLC,
dated February 12, 2026 (last revised May 11, 2026), with the following conditions:
a. Submit a legible digital copy of the Sketch Plat, Boundary & Topographic Survey, and
Yield Plan for inclusion in the Planning Department project record.
b. Submit a complete Preliminary Plat Application with a Preliminary Plat containing the
following corrections and additions:
i. Revise the title of the Preliminary Plat to "Indian Neck Preserve Clustered
Standard Subdivision Preliminary Plat."
ii. Remove the golf course/recreation area notation and delineation from the open
space area.
iii. Show the locations of proposed concrete monuments to mark the proposed lot
corners.
iv. Show location of, and distance to, fire control structures.
v. Provide clearing limit calculations for each lot and indicate clearing limits.
vi. Revise the subdivision layout to provide two shared common driveways
serving Lots 2 & 3 and Lots 4 & 5, respectively, with Lot 1 retaining a separate
d riveway.
vii. Show and label zoning setback lines and dimensions using the R-40 setbacks
for Lots 2-5, and for Lot 1, use the existing house as the edge of the front yard
setback. The northern side yard setback for Lot 1 should be at least 25'.
Sketch Plat Approval is valid for six months unless an extension of time is requested and
granted by the Planning Board. The next step in the process is to file a Preliminary Plat
application that meets the conditions listed above. Upon finding the Preliminary Plat application
complete, a review under SEQRA and agency coordination will begin.
Note that additional map changes may be required upon completion of the environmental
review and receipt of comments from other involved agencies and the public. Nothing
shall preclude or bind the Planning Board from issuing or changing its recommendations
if new information or a change in circumstances arises at or prior to the next formal
application stage.
If you have any questions regarding the information contained in this resolution, please contact
the Planning Department at (631) 765-1938.
espectfully,
James H. Rich III
Chairman
IC' �'�
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 Telephone: 631 765-1938
4�� www.southoldtownny.gov
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I
PLANNING BOARD OFFICE
TOWN OF SOUTHOLD
July 14, 2026
Pristine Projects LLC
Attn: George Georgiadis
710 Traveler Street#1609
Southold, NY 11971
Re: Sketch Plat Application Denial
Pristine Projects Standard Subdivision
205 Sunnyside Road & 155 Sunnyside Road, Southold, NY
SCTM#1000-63.-1-4 and 1000-63.-1-5 Zoning District: R-40
Dear Mr. Georgiadis:
The Southold Town Planning Board adopted the following resolution at a meeting held on
Monday, July 13, 2026;
WHEREAS, on December 31, 2025 the applicant submitted a Subdivision Application for review
by the Southold Town Planning Board; and
WHEREAS, pursuant to Southold Town Code §280-10, nonconforming lots held in common
ownership after July 1, 1983 that share a common boundary of at least 50 feet are required to
merge and be treated as a single parcel until such time as the combined lot more closely
conforms to the current bulk schedule, and SCTM#1000-63.-1-4 and 1000-63.-1-5 merged as a
matter of law into a single 0.44-acre merged parcel; and
WHEREAS, this proposal is for a standard subdivision of the 0.44-acre merged parcel,
comprised of SCTM#1000-63.-1-4 (currently improved with a one-story frame dwelling) and
SCTM#1000-63.-1-5 (currently vacant), located in the R-40 Zoning District, into Proposed Lot 1
(10,109 sq. ft.) and Proposed Lot 2 (9,048 sq. ft.), each of which would remain nonconforming;
and
WHEREAS, the applicant's request for a waiver of merger was previously denied by the Zoning
Board of Appeals (ZBA No. 7943, November 21, 2024); and
WHEREAS, the Building Inspector issued a Notice of Disapproval dated November 19, 2025 for
the applicant's proposed permit to subdivide the 0.44-acre parcel into two lots, as the proposed
lots do not conform to the R-40 Bulk Schedule requirements of a minimum lot size of 40,000 sq.
ft., minimum lot width of 150 feet, and minimum lot depth of 175 feet (Southold Town Code
§280, Attachment 3); and
Pristine Projects Standard Subdivision P a g o 12 July 14, 2026
WHEREAS, the applicant thereafter applied to the Zoning Board of Appeals for area variances
from Article III, §280-18 (ZBA File #8096); and
WHEREAS, the Southold Town Planning Board reviewed the application and, by Memorandum
dated April 23, 2026, recommended that the Zoning Board of Appeals deny the requested
variances based upon: the substantial nature of the variances requested; the prior merger of the
lots pursuant to §280-10; the inconsistency of the proposal with the intent of the Comprehensive
Plan and zoning regulations; the potential for adverse cumulative impacts on traffic, water
quality, and water supply; and the precedent that approval could establish for similarly situated
properties throughout the Town; and
WHEREAS, the Zoning Board of Appeals held a public hearing on this application on May 7,
2026; and
WHEREAS, at its meeting of June 4, 2026, the Zoning Board of Appeals, by a vote of 5-0,
DENIED the requested area variances as applied for, finding, among other things, that: the
requested variances were mathematically substantial, representing 75% and 77% relief from the
required lot area, 25% and 33% relief from the required lot width, and 49% relief from the
required lot depth for proposed Lots 1 and 2, respectively; the difficulty was self-created, as the
applicant purchased the property with actual or constructive knowledge of the Zoning Code then
in effect; granting the variances would produce an undesirable change in the character of the
neighborhood, citing recurring flooding conditions affecting adjacent parcels; the variances
would have an adverse impact on physical and environmental conditions, including groundwater
quality and nitrogen loading; and the requested relief was not warranted under the balancing
test set forth in New York Town Law §267-b; and
WHEREAS, absent the area variances denied by the Zoning Board of Appeals, proposed Lots 1
and 2, which do not conform to the Bulk Schedule requirements of the R-40 Zoning District,
cannot be lawfully created as proposed; be it therefore
RESOLVED, that based upon the above reasons cited, the Southold Town Planning Board
hereby denies the application from Pristine Projects LLC for subdivision of the 0.44-acre parcel,
comprised of SCTM#s 1000-63.-1-4 & 5, into two lots as shown on the map prepared by Donald
Metzger, Licensed Land Surveyor, dated September 2, 2025, last revised November 6, 2025.
If you have any questions regarding the information contained in this resolution, please contact
the Planning Department at (631)765-1938.
Respectfully,
)a.- H, lz"t' t
James H. Rich III
Chairman
OFFICE LOCATION• u "' ,. MAILING ADDRESS:
Town Hall Annex �� � 4; 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
July 14, 2026
Martin Finnegan, Esq.
Finnegan Law, P.C.
P.O. Box 1452
Mattituck, NY 11952
Re: SEQRA Classification & Set Public Hearing — Sepenoski Standard
Subdivision
7395 Route 25, East Marion
SCTM#1000-31.-1-5.9 Zoning District: R-80
Dear Mr. Finnegan:
The Southold Town Planning Board adopted the following resolutions at a meeting held
on Monday, July 13, 2026:
WHEREAS, this proposal is for a clustered four-lot standard subdivision of 7.92 acres,
where Lot 1 is 1.5 acres, Lot 2 is 0.5 acres., Lot 3 is 5.4 acres inclusive of 4.75 acres of
open space, and Lot 4 is 0.5 acres on 7.92 acres in the R-80 Zoning District; and
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 an Unlisted action as it does not meet the criteria for a Type I or Type II action;
and
WHEREAS, on July 13, 2026, at their work session, the Planning Board found the
Preliminary Plat application complete; 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, September 14, 2026
at 5:01 p.m. for a Public Hearing regarding the subdivision map entitled "Sepenoski
Clustered Standard Subdivision" prepared by Young & Young, dated June 10, 2026.
Se enoski Standard Subdivision ire a !, � 2 JuI r 14, 2026
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/Mailing, included in the packet, along with the
certified mailing receipts AND the signed green return receipt cards before 12:00 noon
on Friday, September 11, 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
Encls.
OFFICE LOCATION: " n 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
4�� p www.southoldtownny.gov
PLANNING BOARD OFFICE
TOWN OF SOUTHOLD
July 14, 2026
Martin Finnegan, Esq,
Finnegan Law, P.C.
P.O. Box 1452
Mattituck, NY 11952
Re: Conditional Final Plat Approval
Old Town Farm Standard Subdivision
2355 Main Bayview Road, Southold
SCTM#1000- 78-1-10.23 Zoning District: R-40
Dear Mr. Finnegan:
The Southold Town Planning Board adopted the following resolution at a Public Meeting
held on Monday, July 13, 2026:
WHEREAS, this proposal is for the Standard Subdivision of a 17.46-acre parcel into 5
lots, where Lots 1, 2 & 3 are 0.8 acres, Lot 4 is 1.03 acres, and Lot 5 is 13.68 acres and
includes a 3.05-acre development area, 10.25 acres of open space and 0.38 acres of
wetlands in the R-40 Zoning District; and
WHEREAS, on November 4, 2024, at their Public Meeting the Southold Town Planning
Board granted Conditional Sketch Plat Approval for this application; and
WHEREAS, on November 4, 2024, at their Public Meeting the Planning Board
determined the proposed action to be an Unlisted action pursuant to the State
Environmental Quality Review Act (SEQRA) 617; and
WHEREAS, on January 13, 2025, at their Work Session the Southold Town Planning
Board found the Preliminary Plat application complete; and
Old Town Farm Standard Subdivision I'l a::q g 2 Jul _1,4, 2026
WHEREAS, on January 24, 2025, the Town of Southold Local Waterfront Revitalization
Program (LWRP) Coordinator reviewed this application and recommended that the
proposed project be found consistent with the policies of the Southold Town LWRP; and
WHEREAS, on February 10, 2025, at their Public Meeting the Planning Board
determined the proposed action is located within an Agricultural Exemption District and
will convert 4 acres from agricultural to residential use; therefore, it is a Type I action
pursuant to the State Environmental Quality Review Act (SEQRA) 617.5; and
WHEREAS, on March 10, 2025, a Preliminary Plat public hearing was held and closed;
and
WHEREAS, on May 5, 2025 at their public meeting, the Southold Town Planning Board,
pursuant to the State Environmental Quality Review Act §617.6, established itself as
Lead Agency after coordination with other agencies for this Type I action and made a
determination of non-significance for the proposed action and granted a Negative
Declaration; and
WHEREAS, on May 5, 2026, the Southold Town Planning Board found that this
proposed action is consistent with the policies of the Town of Southold Local Waterfront
Revitalization Program; and
WHEREAS, on May 5, 2026, the Southold Town Planning Board, found that the
proposed subdivision plat presented a proper case for requiring a park suitably located
for recreational purposes, but that a suitable park cannot be properly located on such
subdivision plat, and required $28,000.00 in lieu thereof, pursuant to 240-53 G of the
Southold Town Code; and
WHEREAS, on May 5, 2026, at their public meeting, the Southold Town Planning Board
granted Conditional Preliminary Plat Approval upon the map entitled "Preliminary Plat of
The Old Town Farm LLC Clustered Standard Subdivision," prepared by Kenneth
Woychuk Land Surveying, PLLC, dated December 23, 2023, and last revised December
5, 2024; and
WHEREAS, on February 17, 2026, the applicant's agent submitted the Final Plat
Application; and
WHEREAS, at their work session on May 18, 2026, the Planning Board found the Final
Plat application complete after submittal of the Final Plat Application fee, and agreed to
waive the Final Plat public hearing, and make a conditional determination on the final
plat at a future public meeting; be it therefore
Old Town Farm Standard Subdivision ID g e 13 Juulyl _ 14,, 2026
RESOLVED, that the Southold Town Planning Board grants a Conditional Final Plat
Approval upon the map entitled, "Final Plat of The Old Town Farm Clustered Standard
Subdivision" prepared by Kenneth Woychuk Land Surveying, PLLC, dated December
23, 2023, and last revised October 28, 2025 with the following conditions:
1. Revise the Common Driveway Plan as follows:
a. The common driveway entrance must be moved at least 15' north so that the
apron connecting the common driveway to the road is located north of the
intersection of Willow Pond Lane and Sleepy Hollow Lane.
b. Provide cross-section details for the construction of the asphalt apron.
c. Modify the common driveway cross-section to show a minimum 2" depth of
%" crushed bluestone top course and state that New York State Department
of Transportation (NYSDOT) Specification RCA will be utilized for the base.
d. Revise the stormwater calculations to utilize a runoff coefficient of 1.0 and
modify the drainage design accordingly.
e. As designed, the single drainage structure is located in the center of a
crowned common driveway, ensuring that no stormwater will flow into the
inlet. Revise the design accordingly to ensure that stormwater runoff will be
collected by the drainage system. Provide details for the drainage
structure(s).
f. The revised plan must show the location of and details for all erosion and
sediment controls including, but not limited to, the construction entrance,
perimeter silt fencing, concrete washout area and soil stockpile area.
2. Revise the Final Plat as follows:
a. Move the common driveway entrance to match the revised common driveway
plan as required by Town Engineer & Town Highway Department.
b. Move all notations and drawings related to the common driveway from the
Final Plat to the Common Driveway Plan.
c. Add a notation "The construction specifications and drainage requirements for
the common driveway for Lots 2, 3 and 4 are shown on the map entitled The
Old Town Farm Clustered Standard Subdivision Common Driveway Plan
prepared by Kenneth M. Woychuck, dated April 28, 2026, last revised
, and kept on file at the Southold Town Planning Department."
d. Remove the notation "Total Yield: ....18 Lots". Yield is only determined by the
Planning Board according to an approved yield plan. A calculation of yield is
not permitted and cannot be displayed on the Final Plat (if this is required by
SC Health Department, the notation should state that specifically).
Old Town Farm Standard Subdivision P t, gin, e 14 July_14,2026
e. Lot 2: remove the extra notation for a 50' setback that seems to be a remnant
from the previous version of the plan before the setback was change to 30'.
3. Covenants and restrictions: the Planning Department will provide a draft. After
reviewing, please submit any proposed edits along with the legal descriptions
(metes & bounds) of the entire property, the open space area, and the common
d riveway.
4. Submit proof of recording of the covenants and restrictions after finalizing with
the Planning Board.
5. Submit five paper copies of the Common Driveway Plan for review and approval
by the Town Engineer.
6. Submit 9 paper copies and 4 mylars of the revised Final Plat with the approval
stamp of the SCDHS.
7. Submit 9 paper copies & 4 Mylars of the Final Plat to include the following;
a. A stamp of approval from the Suffolk County Department of Health
Services.
b. Reference the Liber & Page of the filed covenants and restrictions
8. File a certificate of abandonment for Lot 2 on Filed Map 9601, Alice J. Dart (filed
11/22/1994).
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 of the Planning Board.
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: � ��� 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
July 14, 2026
Mr. Stephen L. Ham, Esq,
106 Longview Road
Southampton, NY 11968
Re: Public Hearing
St. John's Episcopal Church Resubdivision
806 Oriental Avenue, Fishers Island
SCTM#1000-9.-5-14 & 16.1
Dear Mr. Ham:
A Public Hearing was held by the Southold Town Planning Board on Monday,
July 13, 2026 regarding the above-referenced application.
The Public Hearing was closed.
If you have any questions regarding the information contained in this resolution, please
contact the Planning Board Office.
Respectfully,
G---- ff /+ ,,A
?--
James H. Rich III
Chairman
OFFICE LOCATION: MAILING ADDRESS:
Town Hall Annex P.O. Box 1179
54375 State Route 25 V Southold, NY 11971
(cor. Main Rd. &Youngs Ave.)
Southold, NY Telephone: 631 765-1938
www.southoldtownny.gov
PLANNING BOARD OFFICE
TOWN OF SOUTHOLD
July 14, 2026
Peconic Bay Land Use Consultants
P.O. Box 567
13105 Main Road
Mattituck, NY 11952
Re: Public Hearing
Proposed Site Plan for 1160 Traveler Street Barn
Located at 1160 Traveler Street, Southold
SCTM#1000-61.-2-2 Zoning District: Hamlet Business (HB)
Dear Mr. Kiely and Ms. Martin:
A Public Hearing was held by the Southold Town Planning Board on Monday,
July 13, 2026 regarding the above-referenced application.
The Public Hearing was closed.
If you have any questions regarding the information contained in this resolution, please
contact the Planning Board Office.
espectfully,
�, H. /?--A ?,
James H. Rich III
Chairman
OFFICE LOCATION:" � MAiLINGADDRESS:
Town Hall Annex ��� w P.O. Box 1179
54375 State Route 25 Southold, NY 11971
(cor.Main Rd. &Youngs Ave.) k
Southold, NY Telephone: 631 765-1938
www.southoldtownny.gov
PLANNING BOARD OFFICE
TOWN OF SOUTHOLD
July 14, 2026
Ms. Patricia Moore, Esq,
51020 Main Road
Southold, NY 11971
Re: Public Hearing
Oregon Road Estate Vineyard Site Plan
13050 Oregon Road, Cutchogue
SCTM#1000-83.-3-2.1 & 2.2
Dear Ms. Moore:
A Public Hearing was held by the Southold Town Planning Board on Monday,
July 13, 2026 regarding the above-referenced application.
The Public Hearing was 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: 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
��I, www.southoldtownny.gov
PLANNING BOARD OFFICE
TOWN OF SOUTHOLD
July 14, 2026
Mr. Eric Martz
P.O. Box 894
Mattituck, NY 11952
Re: Public Hearing
Southold Free Library Parking Site Plan
53705 & 53745 Main Road, Southold
SCTM#1000-61.-1-15.2 & 15.5
Dear Mr. Martz:
A Public Hearing was held by the Southold Town Planning Board on Monday,
July 13, 2026 regarding the above-referenced application.
The Public Hearing was closed, and held open for written comments until July 23, 2026.
If you have any questions regarding the information contained in this resolution, please
contact the Planning Board Office.
Respectfully,
James H. Rich III
Chairman