HomeMy WebLinkAboutPB-02/09/2026 OFFICE LOCATION: �QF SO(/r MAILING ADDRESS:
Town Hall Annex �o� Old P.O. Box 1179
54375 State Route 25 Southold, NY 11971
(cor.Main Rd. &Youngs Ave.)
Southold, NY Telephone: 631 765-1938
G p� www.southoldtownny.gov
UPIi`l,
PLANNING BOARD OFFICE
TOWN OF SOUTHOLD
S'_e. -
PUBLIC MEETING JUL 1 3 2026
MINUTES
SOLIthold Town Clerk
February 9, 2026
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
Brian Cummings, Senior Planner
Mara Cerezo, Planner
Benjamin Johnson, Assistant Town Attorney
Caitlin Westerman, Office Assistant
Chairman Rich: Good evening and welcome to the Public Meeting for Monday, February 9,
2026 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, March 9, 2026 at
5:00 p.m. at the Southold Town Hall, Main Road, Southold, as the time and place for the
next regular Planning Board Meeting
Amelia Jealous-Dank: So, moved.
Doanld Wilcenski: Second.
Southold Town Planning Board Public Meetinq — February 9, 2026 — Page 2
Chairman Rich: Motion made by Mia, seconded by Don. Any discussion? All in favor?
Ayes.
Opposed?
None.
Motion carries.
SUBDIVISION APPLICATIONS
FINAL PLAT DETERMINATION
Chairman Rich: Koslowsky, Flowers and Flores Resubdivision — This
Resubdivision proposes to transfer 0.990 acres from Lot 10.3 to Lot 11.1. Following the
transfer of area, Lot 10.3 will decrease in size to 4.01 acres and Lot 11.1 will increase in
area to 1.42 acres in the AC Zoning District. The property is located at 48125, 48455, &
47775 CR 48, Southold. SCTM#1000-55.-2-11.1, 10.3 & 10.4
Amelia Jealous-Dank:
WHEREAS, this proposed Resubdivision will transfer 0.99 acres from Parcel 1 (SCTM#
1000-55.-2-10.3) to Parcel 2 (SCTM#1000-55.-2-11.1). Following the transfer, Parcel 1
will contain approximately 4.01 acres and Parcel 2 will contain approximately 1.42
acres, both located within the AC Zoning District in Southold; and
WHEREAS, on April 4, 2025, the applicant submitted a Resubdivision application for
review by the Southold Town Planning Board; and
WHEREAS, on April 15, 2025, the Zoning Board of Appeals (ZBA) requested comments
for consideration of variances as shown in ZBA Application #8016; and
WHEREAS, Planning Department staff found that the application was incomplete as
noted in the email dated April 17, 2025; and
WHEREAS, on June 4, 2025, Kevin Perry, authorized agent, submitted application
materials for review; and
WHEREAS, on June 5, 2025, the Planning Board responded to the ZBA's request for
comments with no objections; and
WHEREAS, on June 18, 2025, the Southold Town Zoning Board of Appeals granted the
area variances required; and
WHEREAS, on November 18, 2025, Kevin Perry, authorized agent, submitted
application materials for review; and
Southold Town Planning Board Public Meetinq — February 9, 2026 — Page 3
WHEREAS, on January 12, 2026, Kevin Perry, authorized agent, submitted application
materials for review; and
WHEREAS, on January 21, 2026, Kevin Perry, authorized agent, submitted application
materials for review; and
WHEREAS, at their work session on February 9, 2026, the Southold Town Planning
Board found the Resubdivision application complete; and
WHEREAS, pursuant to §240-56 Waivers of certain provisions, the Southold Town
Planning Board shall have the authority to modify or waive, subject to appropriate
conditions, any provision of these subdivision regulations, if in its judgment they are not
requisite in the interest of the public health, safety and general welfare, except where
such authority would be contrary to other ordinances or state law; and
WHEREAS, the Southold Town Planning Board has determined that the following
provisions of the Southold Town Code §240 Subdivision of Land are not requisite in the
interest of the public health, safety and general welfare because this Resubdivision
does not result in additional density, and two parcels currently exist and will remain as
two parcels, with one of the lots already developed, and therefore is eligible for a
waiver:
a. Sketch Plat Review;
b. Existing Resources Site Analysis Plan (ERSAP);
c. Yield Plan;
d. Primary & Secondary Conservation Area Plan;
e. Preliminary Plat Review;
f. Preliminary and Final Public Hearings; and
WHEREAS, pursuant to the Resubdivision policy set by the Planning Board in February
2011, this application is eligible for a decision from the Planning Board prior to receiving
approval by the Suffolk County Department of Health Services (SCDHS) as it meets the
following criterion set forth in that policy:
• The transfer of land from an oversized parcel (larger than the minimum zoning
requires) where the oversized parcel remains above the minimum lot size
required, and where no new development potential will be created in the parcel to
which the land is transferred; and
WHEREAS, this application is EXEMPT from review by the Local Waterfront
Revitalization Program as no new development potential will come as a result of this
Resubdivision; and
WHEREAS, the Southold Town Planning Board, pursuant to State Environmental
Quality Review Act (SEQRA) 6 NYCRR, Part 617, has determined that the proposed
action is a Type II Action under SEQRA according to 617.5(c)(16) "granting of individual
setback and lot line variances and adjustments;" and
Southold Town Planning Board Public Meeting — February 9, 2026 — Page 4
WHEREAS, pursuant to Town Code §240-41 concrete monuments to mark the property
boundaries are required; and
WHEREAS, on February 9, 2026, at their Work Session, the Planning Board
determined that the proposed action meets all the necessary requirements of Town
Code §240-57 for a Resubdivision application; therefore be it
RESOLVED, that the Southold Town Planning Board, pursuant to §240-56 Waivers of
certain provisions, hereby waives the following provisions of subdivision:
a. Article V. Sketch Plat Review;
b. §240-10 (A): Existing Resources Site Analysis Plan (ERSAP);
c. §240-10 (8):Yield Plan;
d. §240-10 (C): Primary & Secondary Conservation Area Plan;
e. Article VI: Preliminary Plat Review;
f. §240-19 (C-2): Preliminary and Final Public Hearings,-
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 waives the requirement to
receive approval from the Suffolk County Department of Health Services prior to
approval of this Resubdivision by the Southold Town Planning Board;
Martin Sidor: Second.
Chairman Rich: Motion made by Mia, seconded by Martin. Any discussion?All in
favor?
Ayes.
Opposed?
None.
Southold Town Planning Board Public Meeting — February 9, 2026 — Page 5
Motion carries.
Amelia Jealous-Dank: And be it further
RESOLVED, that the Southold Town Planning Board grants Final Plat Approval upon
the map entitled "Proposed Lot Line Adjustment of Property at Southold Town of
Southold Suffolk County, N.Y. 1000-55-02-10.3" prepared by Donald J. Metzger,
Licensed Land Surveyor, last revised January 15, 2026.
Martin Sidor: Second.
Chairman Rich: Motion made by Mia, seconded by Martin. Any discussion?All in
favor?
Ayes.
Opposed?
None.
Motion carries.
PRELIMINARY PLAT APPROVAL RE-ISSUE
Chairman Rich: Earls Standard Subdivision —This proposal is for a Standard
Subdivision of a 2.01-acre parcel where Lot 1 equals 0.71 acres and Lot 2 equals 1.30
acres, located in the RO Zoning District. The property is located at 3070 Peconic Lane,
Peconic. SCTM#1000-74.-3-15
Martin Sidor:
WHEREAS, the Planning Board issued a Conditional Preliminary Plat approval on
September 9, 2024 and that approval has expired: and
WHEREAS, the applicant has requested more time to submit the Final Plat application
due to their engineer requiring additional time to finish the work; and
WHEREAS, this proposal is for a Standard Subdivision of a 2.01-acre parcel where Lot
1 equals 0.71 acres and Lot 2 equals 1.30 acres, located in the RO Zoning District; and
WHEREAS, the Planning Board determined that the parcel has the yield for two lots,
however Lot 1 required a variance to be less than 40,000 sq. ft. and received same in
1999 from the Zoning Board of Appeals (4622); and
WHEREAS, on September 8, 2014, the Planning Board granted Conditional Sketch
Plan Approval; and
Southold Town Planning Board Public Meeting — February 9, 2026 — Page 6
WHEREAS, on July 29, 2015, the applicant's agent submitted the Preliminary Plat
application; and
WHEREAS, at their work session on August 17, 2015, the Planning Board found the
Preliminary Plat application complete; and
WHEREAS, at their public meeting on August 31, 2015, the Planning Board set the
Preliminary Plat Public Hearing and determined that the action is an Unlisted Action
under SEQRA; and
WHEREAS, on September 3, 2015, pursuant 6 NYCRR Part 617, Section 617.7 of the
State Environmental Quality Review Act (SEQRA), the Planning Board coordinated with
all involved and interested agencies; and
WHEREAS, on September 3, 2015, the application was referred to the Local Waterfront
Revitalization Program (LWRP), Suffolk County Planning Commission, and all other
involved and interested agencies; and
WHEREAS, in a letter dated September 9, 2015, the Southold Fire District responded
that there is adequate fire protection for this property; and
WHEREAS, in a letter dated September 21, 2015, the Suffolk County Planning
Commission responded that this matter should be considered for local determination
and has no objection to Southold Town claiming Lead Agency; and
WHEREAS, in a memo dated October 2, 2015, the LWRP coordinator responded that
this application was found consistent with the policies of Local Waterfront Revitalization
Program; and
WHEREAS, on Monday, October 5, 2015, the public hearing was held, and, due to a
noticing error, was held open until the following public meeting on November 2, 2015,
when the hearing was closed; and
WHEREAS, the Planning Board, as Lead Agency under SEQRA, performed a
coordinated review of this Unlisted Action; and
WHEREAS, on December 7, 2015, at their work session, the Planning Board reviewed
the Public Hearing comments and the comments returned from the applicable and
involved agencies, and certain requirement were made of the applicant by the Board in
a letter dated December 14, 2015; and
WHEREAS, no further information was provided by the applicant, and the application
became inactive; and
Southold Town Planning Board Public Meeting — February 9, 2026 — Page 7
WHEREAS, on May 2, 2024, new property owners Aaron and Francesca Earls filed a
revised application to continue this proposed subdivision; and
WHEREAS, on May 20, 2024, at their work session, the Planning Board found that this
Preliminary Plat application could be continued from where it was left in 2015 due to the
limited options for configuration, and lack of environmental sensitivity; and
WHEREAS, this parcel creates one new residential lot, which is expected to create
additional demand for recreational facilities in the Town in the future; and
WHEREAS, pursuant to §240-53 of the Southold Town Code- Reservation of park land
on subdivisions plats containing residential units, the Southold Town Planning Board
has determined that suitable land does not exist within the proposed subdivision due to
its small size, and so it is appropriate to require a fee in lieu of reserving parkland on the
subject property; and
WHEREAS, on August 5, 2024, at their work session, the Planning Board reviewed the
updated application, together with the comments from other agencies and the public
comments received at the public hearing; and
WHEREAS, on August 5, 2024, at their work session, the Planning Board reviewed the
SEQRA EAF Parts II & III, together with the draft negative declaration prepared in 2015,
and found that circumstances and environmental conditions relative to this subdivision
had not changed; and
WHEREAS, on August 5, 2024, at their work session, the Planning Board found that
this preliminary plat application was ready for a determination pursuant to Town Code
§240 Subdivision of land; therefore be it
RESOLVED, that the Southold Town Planning Board, as described above, hereby finds
that the proposed subdivision plat presents 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 that the Planning Board will require $7,000.00 in lieu thereof,
pursuant to 240-53 G of the Southold Town Code;
Donald Wilcenski: Second.
Chairman Rich: Motion made by Martin, seconded by Don. Any discussion?All in
favor?
Ayes.
Opposed?
None.
Southold Town Planninq Board Public Meeting — February 9, 2026 — Page 8
Motion carries.
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 LWRP;
Donald Wilcenski: Second.
Chairman Rich: Motion made by Martin, seconded by Don. Any discussion? All in
favor?
Ayes.
Opposed?
None.
Motion carries.
Martin Sidor: And be it further
RESOLVED, that the Southold Town Planning Board, pursuant to SEQRA, hereby
makes a determination of non-significance for the proposed action and grants a
Negative Declaration;
Donald Wilcenski: Second.
Chairman Rich: Motion made by Martin, seconded by Don. Any discussion?All in
favor?
Ayes.
Opposed?
None.
Motion carries.
Martin Sidor: And be it further
RESOLVED, that the Southold Town Planning Board re-issues a Conditional
Preliminary Plat Approval upon the map entitled, "Preliminary Subdivision Map for the
Property of Lee & Marie Beninati" prepared by Peconic Surveyors, dated December 15,
2008, last revised March 28, 2016, with the following conditions:
Conditions:
Southold Town Planning Board Public Meeting — February 9, 2026 — Page 9
1. Submission of a Final Plat Application meeting all the requirements of
Section 240-20 of the Southold Town Code, and meeting all conditions of
this Conditional Preliminary Plat Approval.
2. Revisions to Final Plat:
a. Revise the Title of the Subdivision Map to the following:
"Standard Subdivision for Earls Final Plat";
b. Remove the notation:
"Prior to receiving a building permit for Lot 1, access from Lot 2 to
Route 48 will be extinguished and prohibited."
c. Illustrate a 30' landscaped evergreen buffer along CR 48 on
proposed Lot 1:
"Evergreen buffer 30' wide"
i. Add this to the covenants, and ensure the language allows
the driveway to CR 48 to be created.
d. Add notations for which property monuments are installed, and
which remain to be installed.
e. Irrigation and Landscaping:
i. Require the use of native, drought-tolerant plants in
landscaping;
ii. Area of irrigation should be limited to 15% of the lot area on
Lot 1;
iii. Require rain sensors to promote responsible irrigation
methods;
iv. Require only the use of organic fertilizers where the water-
soluble nitrogen is no more than 20% of the total nitrogen in
the mixture;
v. Require a maximum of 1 lb. of nitrogen per 1000 square feet
in any one application, with a cumulative application of no
more than 2 lbs. per 1,000 square feet per year;
vi. Prohibit the application of fertilizer products containing
nitrogen, phosphorus, or potassium between November 1st
and April 1 st;
vii. The use of phosphorus containing lawn fertilizer is prohibited
unless establishing a new lawn or soil test shows that the
lawn does not have enough phosphorus. Fertilizer labels
have three bold numbers. The number in the middle is the
percentage of phosphorus in the product, e.g. 22-0-15. Use
of products with 0.67 in the middle or lower is not restricted.
Products with a number higher than 0.67 may only be used if
a new lawn is being established or a soil test indicates it is
necessary.
3. Prior to Final Plat Approval, the following will be required:
a. Fulfillment of the Park and Playground Fee and the Administration
Fee will be required prior to Final Plat Approval.
Southold Town Planning Board Public Meeting — February 9, 2026 — Page 10
b. Approval by the Suffolk County Department of Health Services
(SCDHS);
c. Filing covenants and Restrictions (C&R's) that protect the
environment, public safety, quality of life and community character
to the satisfaction of the Planning Board will be required to be filed.
Draft C&R's will be provided to the applicant during the Final Plat
application review.
d. The installation of property monuments at the indicated locations
and pursuant to Chapter 240.
Donald Wilcenski: Second.
Chairman Rich: Motion made by Martin, seconded by Don. Any discussion? All in
favor?
Ayes.
Opposed?
None.
Motion carries.
SITE PLAN APPLICATIONS
SEQRA CLASSIFICATION/SET HEARING
Chairman Rich: 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 25 at the s/w
intersection of NYS 25 and Fleets Neck Road. The property is located at 29950 NYS
Route 5, Cutchogue. SCTM#1000-102.-3-1
Donald Wilcesnki:
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
Southold Town Planning Board Public Meeting — February 9, 2026 — Page 11
WHEREAS, the Southold Town Planning Board, pursuant to the State Environmental
Quality Review Act (SEQRA) and its implementing regulations at 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 action under 6 NYCRR §617.4 and is not listed as a Type II action
under 6 NYCRR §617.5; and 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;
Amelia Jealous-Dank: Second.
Chairman Rich: Motion made by Don, seconded by Mia. Any discussion? All in favor?
Ayes.
Opposed?
None.
Motion carries.
Donald Wilcesnki: And be it further
RESOLVED, that the Southold Town Planning Board sets Monday, March 9, 2026 at
5:01 p.m. for a Public Hearing on the amended site plan entitled "RQA Properties, LLC",
prepared by Mark Kevin Schwartz, R.A., dated November 10, 2025.
Amelia Jealous-Dank: Second.
Chairman Rich: Motion made by Don, seconded by Mia. Any discussion? All in favor?
Ayes.
Opposed?
None.
Motion carries.
SEQRA DETERMINATION
Chairman Rich: 615 Pike Street Retail - This proposed site plan is for the construction
of a 1 Y2-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
Southold Town Planning Board Public Meeting — February 9, 2026 — Page 12
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, on December 8, 2025, the Southold Town Planning Board, pursuant to
§617.6 of the Environmental Conservation Law acting under SEQRA, initiated the
SEQR lead agency coordination process with all involved and interested agencies for
this Unlisted Action; and
WHEREAS, on December 8, 2025, 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 II list of actions; 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 Full Environmental Assessment Form,
and found that there would be no expected moderate to large adverse impacts; be it
therefore
RESOLVED, that the Southold Town Planning Board, pursuant to the State
Environmental Quality Review Act §617.6, establishes itself as Lead Agency for this
Unlisted Action;
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, as Lead Agency pursuant to
SEQRA, hereby makes a determination of non-significance for the proposed action and
grants a Negative Declaration.
Martin Sidor: Second.
Southold Town Planninq Board Public Meeting — February 9, 2026 — Page 13
Chairman Rich: Motion made by Mia, seconded by Martin. Any discussion?All in
favor?
Ayes.
Opposed?
None.
Motion carries.
DETERMINATION
Chairman Rich: Southold Gas Station & Convenience Store EV Chargers —This
amended site plan application is for the proposed installation of four (4) Autel dual handle
Electric Vehicle Charging Stations on a site with an existing Gasoline Service Station and
Convenience Store, located on 1.46 acres in the General Business (B) Zoning District.
The property is located at 45450 CR 48, Southold. SCTM#1000-55.-5-2.2
Martin Sidor:
WHEREAS, this Amended Site Plan is for the proposed installation of four (4) Autel dual
handle Electric Vehicle Charging Stations, associated equipment and landscaping,
accessory to existing Gasoline Service Station and Convenience Store, located on 1.46
acres in the General Business (B) Zoning District. The property is located at 45450
Route 48, Southold. SCTM#1000-55.-5-2.2; and
WHEREAS, on August 19, 2025, information and materials were submitted by Nicholas
Gasparo, authorized agent, for an Amended Site Plan Application; and
WHEREAS, at their work session on September 8, 2025, the Planning Board accepted
the application as complete for review; and
WHEREAS, on September 8, 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)(7) construction or expansion of a primary or
accessory/appurtenant, non-residential structure or facility involving less than 4,000
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 October 3, 2025, Nicholas Gasparo, authorized agent, submitted
requested lighting information for review; and
Southold Town Planninq Board Public Meeting — February 9, 2026 — Page 14
WHEREAS, on October 6, 2025, the Planning Board held and closed the public hearing
for the proposed action; and
WHEREAS, on October 28, 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 28, 2025, the Southold Town Fire Marshal reviewed the
proposed application and determined revisions were required in order for the site plan to
meet NYS Fire Code; and
WHEREAS, on October 29, 2025 the Southold Town Code Enforcement officer verified
that there were no open violations on the subject parcel; and
WHEREAS, on November 7, 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 7, 2025, the Southold Town Engineer reviewed the proposed
application and determined that the site plan meets the minimum requirements of
Chapter 236 for Storm Water Management; and
WHEREAS, on December 2, 2025, the Southold Fire District provided comments for the
proposed site plan; and
WHEREAS, at their work session on January 12, 2026, the Planning Board reviewed
the site plan and referral comments received, and required revisions to the site plan to
make it comply with applicable sections of the Town Code; and
WHEREAS, on February 3, 2026, Nicholas Gasparo, authorized agent, submitted
revised plans for review addressing Planning Board and Fire Marshal comments; and
WHEREAS, on February 9, 2026, the Southold Town Planning Board determined that
with exception of the items listed as conditions below, all applicable requirements of the
Site Plan Regulations, Article XXIV, §280 — Site Plan Approval of the Town of Southold
were met; be it therefore
RESOLVED, that the Southold Town Planning Board hereby finds the application
consistent with the Town of Southold Local Waterfront Revitalization Program;
Donald Wilcenski: Second.
Chairman Rich: Motion made by Martin, seconded by Don. Any discussion? All in
favor?
Ayes.
Southold Town Planninq Board Public Meeting — February 9, 2026 — Page 15
Opposed?
None.
Motion carries.
Martin Sidor: And be it further
RESOLVED, that the Southold Town Planning Board hereby grants Approval with
Conditions, listed below, of the amended site plan entitled "Electric Vehicle Charging
Stations Installation at 45450 County Road 48, Southold", prepared by Robert K.
Ceriello, P.E., dated May 9, 2025 and last revised January 29, 2026, and authorizes the
Chairman to endorse the plans listed below after Condition "A" below is met:
E100 — Cover Sheet
E200 — General Notes
E300 — Existing Conditions Site Plan
E301 — Proposed Site Plan
E302 — Electrical Site Plan + Elevations
E303 — Existing Landscaping Plan
E304 — New Landscaping Plan
E400 — Demolition Plan
E500 — Existing Lighting Plan
E600 — Electrical Riser Diagram
E700 — Power Distribution Diagram
E800 — EV Charger Details
E900 — Details
E901 — Details
E1000 —Transformer Details
E1001 —Transformer Details
E1100 — Night Photograph
E1101 — Photometric Information
E1102 — EV Chargers
Condition to be fulfilled prior to endorsement of site plan:
1. A use certification must be obtained from the Chief Building Inspector as required by
Town Code.
Conditions to be fulfilled prior to building permits being issued:
1. Six-foot fence. A 6' high wood stockade fence is required along the south property
line to mitigate headlight glare on adjacent residential properties. The fence shall
begin approximately 10' away from the sidewalk, with the first 10' section at 4' high,
and then transition to 6' for the rest.
Southold Town Planning Board Public Meeting — February 9, 2026 — Page 16
2. Site plan endorsed by the applicant.
3. Site plan endorsed as approved by the Planning Board Chairman.
Conditions of approval (ongoing):
1. All aspects of the project shall be constructed and maintained substantially in
accordance with the approved amended site plan.
2. Preconstruction Meeting: Prior to beginning any site work, including clearing or
grading, a preconstruction meeting shall be coordinated with the Southold Town
Planning Department and Southold Town Engineer. This meeting shall include the
construction manager or equal.
3. Screening/Buffering:
a. Six-foot fence. A 6' high wood stockade fence is required along the south
property line to mitigate headlight glare on adjacent residential properties.
The fence shall begin approximately 10' away from the sidewalk, with the first
10' section at 4' high, and then transition to 6' for the rest.
b. No existing vegetation shall be permanently removed. Any vegetation
disturbed during construction shall be replanted and restored to its original
condition in order to maintain existing character and environment of the area.
c. All required buffering, screening, trees, and landscaping shall be installed and
permanently maintained by the property owner in accordance with the
approved site plan and shall function to mitigate noise, headlight glare, and
visual impacts on adjacent residential properties and nearby preserved lands.
Any tree or landscape material that dies, becomes diseased, or is otherwise
removed or destroyed shall be replaced with the same species and
comparable within six (6) months, unless an alternative is approved in writing
by the Planning Board.
Donald Wilcenski: Second.
Chairman Rich: Motion made by Martin, seconded by Don. Any discussion? All in
favor?
Ayes.
Opposed?
None.
Motion carries.
Southold Town Planning Board Public Meeting — February 9, 2026 — Page 17
PUBLIC HEARING
Chairman Rich: 5:01 p.m. - 615 Pike Street Retail - This proposed site plan is for the
construction of a 1 Y2-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
Anthony Portillo: Good afternoon, I'm Anthony Portillo, AMP Architecture. So we're
proposing a new building for retail units. There will be storage above. Each unit will
have storage in the basement area. There's two staircases that the two units we'll share
to get to their basement space that have access at the rear of the building. The
storefronts has frontage on Pike Street to enter the stores. We would like to extend the
patio of the adjacent building, where Good Food is there, so that we can make it look
contiguous with what's happening there. Also, people can possibly eat outside of that
area. We are proposing the two end units to be take out. Currently we're thinking some
type of pizza and maybe a bakery—that's just on the table right now, nothing finalized.
So, we are requesting Special Exemption from Zoning Board. We do color parking at
the rear of the building, we (inaudible). The idea behind the design of the building, we
do feel that there's kind of a merging —we're kind of in the middle of commercial and
residential, in a sense - right there on Pike Street so we did think about that when we
were designing the structure so we did propose, a residential look in the background of
the structure, and then, somewhat commercial — sort of store frontage. The fagade
would be mostly glass and then, in some locations, brick and the (inaudible).
Chairman Rich: Thank you. Anyone on Zoom? Please state your name and write your
name.
Mary Eisenstein: Mary Eisenstein, I have a couple of questions. The first is: how many
parking space are going to be for this retail place?
Chairman Rich: Generally, we don't answer those questions, we gather your
comments.
Brian Cummings: 19 spaces.
Mary Eisenstein: 19?Alright, so I will propose what I'm thinking in a rhetorical question
and so that way, you won't have to answer me. Is that appropriate? Okay, so Vivian's
Nails and the Good Food building, they have parking spaces in the back that most times
you cannot get there, so one of the thoughts I had was — and this is rhetorical- where
will the dumpster be for this retail place, because the Good Food and Vivian's Nails
have a dumpster that takes up parking. The other question I have is — it has to do with
cumulative impact: if a project at the bank moves forward, there is going to be a need
for parking. And if my understanding of that project is that it is going to be apartments,
so I don't know how or what the calculations is, when you have a certain amount of
apartments for parking. So, in 2015, the Planning Department did a parking assessment
Southold Town Planning Board Public Meeting — February 9, 2026 — Page 18
for that bulk area and if you would allow me to just read the conclusion, because it has
some numbers for parking for that whole area. "The public parking spaces in the
Mattituck Hamlet center are currently oversubscribed by the existing buildings and
businesses" —obviously that was before Vivian's Nails and Good Food — "that must rely
on them for employee and customer parking. There are approximately 236 parking
spaces available to the public, and an estimated 270 parking spaces needed and/or
required by current uses. This leaves a gap of 34 parking spaces between parking
available and parking required. While these numbers are not exact, and at any given
moment, someone arriving in the area would likely find a place to park this analysis
demonstrates that new construction must provide adequate on-site parking to prevent a
situation where it becomes commonplace for Love Lane visitors to find it difficult to find
parking." So, my reason for being here this evening and speaking before you is to ask
you to please consider Community Character and it was noted during the detailed
presentation for this project is what is in the Comprehensive Plan for it, that it checks off
boxes. However, that whole area is presently oversubscribed so I am asking you to
please think about Community Character, Quality of Life and the cumulative impact of
whatever else is going to come along in that bank building and to also think about— and
believe you said that there will be signs put up — "No Standing, No Parking" in front—
and that is a very narrow-to-no shoulder but if you're going to have takeout on either
side, what are going to be the possibilities of people just pulling up in front and running
in. Thank you very much for this opportunity.
Chairman Rich: Thank you for your comments. Anyone on Zoom?
Caitlin Westerman: If there is anyone on Zoom that would like to address the Planning
Board regarding 615 Pike Street, would you please raise your hand?
(no response)
Anthony Portillo: (Inaudible) think they also did allow for... Amazon trunks or UPS
trunks to be able to pull up out of the way- out of the drive. I think the plan works pretty
well on that, so that's fine if we do (inaudible)
Donald Wilcenski: There haven't been any other plans after the initial submittal, right?
Anthomy Portillo: (Inaudible) I wasn't aware of this one.
Chairman Rich: Do we have a motion to close the hearing?
Martin Sidor: So moved.
Southold Town Planning Board Public Meeting — February 9, 2026 — Page 19
Donald Wilcenski: Second.
Chairman Rich: Motion made by Martin, seconded by Don. Any discussion?All in
favor?
Ayes.
Opposed?
None.
Motion carries.
APPROVAL OF PLANNING BOARD MINUTES
Chairman Rich: Our last order of business is to approve the Planning Board minutes
from:
• December 22, 2025
• January 12, 2026
Amelia Jealous-Dank: So moved.
Donald Wilcenski: Second.
Chairman Rich: Motion made by Mia, seconded by Don. 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?
Donald Wilcenski: So, moved.
Amelia Jealous-Dank: Second.
Chairman Rich: Motion made by Don, seconded by Mia. Any discussion? All in favor?
Southold Town Planning Board Public Meeting — February 9, 2026 — Page 20
Ayes.
Opposed?
None.
Motion carries.
There being no further business to come before the Board, the meeting was adjourned.
Respectfully submitted,
Allison Palmeri
w • �, P.� Transcribing Secretary
James H. Rich III, Chairman