HomeMy WebLinkAboutPB-04/06/2026 OFFICE LOCATION: �a SO(/ry MAILING ADDRESS:
Town Hall Annex ��� Ol0 P.O. Box 1179
54375 State Route 25 Southold, NY 11971
(cor.Main Rd. &Youngs Ave.)
Southold, NY c� ,e Telephone: 631 765-1938
G pQ www.southoldtownny.gov
�plyCo
UNT`I,
RECEIVE PLANNING
BOARD OFFICE
® N
JUL 31
Southold Town Clerk PUBLIC MEETING
MINUTES
April 6, 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
Julia Mei Hanzl,-Planning Aide
Jessica Michaelis, Secretary to the Planning Board
Chairman Rich: Good evening and welcome to the Public Meeting for Monday, April 6, 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, May 4, 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.
Donald Wilcenski: Second.
Southold Town Planning Board Public Meeting —April 6, 2026 — Page 2
Chairman Rich: Motion made by Mia, seconded by Don. Any discussion? All in favor?
Ayes.
Opposed?
None.
Motion carries.
SUBDIVISION APPLICATIONS ,
CONDITIONAL SKETCH PLAT DETERMINATION
Chairman Rich: 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
Amelia Jealous-Dank:
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; and
WHEREAS, on January 8, 2026, the applicant submitted a Sketch Plan application and
fee; and
WHEREAS, on March 9, 2026, at their work session, the Planning Board found the
application complete, with several required items that could be submitted during the
Preliminary Plat application review stage; and
WHEREAS, pursuant to §240-56 Waivers of certain provisions, the Planning Board has
the ability to waive certain provisions of the subdivision code, if they are not requisite in
the interest of public health, safety, and general welfare; and
WHEREAS, on March 9, 2026, at their work session, the Planning Board found that the
requirement to submit an existing resources site analysis plan (ERSAP) and the primary
and secondary conservation area map could be waived because the subject parcel is
fairly small, is an active farm, contains no wetlands or other environmentally sensitive
areas, and thus can be analyzed without the need for an ERSAP or a conservation area
map; and
Southold Town Planning Board Public Meeting —April 6, 2026 — Page 3
WHEREAS, on April 6, 2026, at their work session, the Planning Board reviewed this
application to Town Code Chapter 240 and found it to be ready for a determination;
therefore be it
RESOLVED, that pursuant to §240-56 Waivers of certain provisions, the Southold Town
Planning Board hereby waives the following subdivision requirements;
1. Existing resources site analysis plan (ERSAP), and
2. Primary and secondary conservation area map;
Martin Sidon 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 grants a Conditional Sketch
Plat Approval on the map entitled "Kathryn Sepenoski & Peter Sepenoski Cluster
Sketch Plan" prepared by Thomas Wolpert and Howard Young, Young &Young
Associates, dated September 15, 2025, and last revised December 19, 2025, with the
following conditions:
1. Submit a Preliminary Plat with the following edits to the Sketch Plan:
a. Change the Title: Sepenoski Standard Subdivision. Preliminary Plat
b. Relocate the residential reserve area for Lot 3 to be against the
northern property line. This will require a flag to Rocky Point Road
of 25' in width.
c. Reduce the flag to Rt. 25 for Lot 1 to 25' in width, and make the
other half currently labeled as Access Easement for Lot 3 a part of
the farm open space for Lot 3. Farm access to Rt. 25 is allowed in
the conservation easement.
d. Open Space: Delineate the open space on Lot 3 with a dashed line
separating the residential reserve area from the preserved farmland
area.
Southold Town Planning Board Public Meeting —April 6, 2026 — Page 4
e. Lot Area Table: Add a table showing the area of each lot and for
Lot 3, show the area of preserved open space (that it is 60% of the
buildable land).
2. Provide certificates of occupancy or "pre-c.o.'s" for existing buildings.
Martin Sidor: Second.
Chairman Rich: Motion made by Mia, seconded by Martini. Any discussion?All in
favor?
Ayes.
Opposed?
None.
Motion carries.
ACCEPT REVEGETATION BOND
Chairman Rich: Pederson Standard Subdivision:- This proposal is for the Standard
Subdivision of a 9.2-acre parcel into 3 lots, where Lot 1 is 5.1 acres, Lot 2 is 2.3 acres,
and Lot 3 is 1.8 acres, in the R-40 Zoning District: This parcel is located south of the
intersection of Aquaview Avenue and Circle Drive in East Marion. SCTM#1000-21.-3-15
Martin Sidor:
WHEREAS, on July 16, 2025 the Southold Town Planning Board found that Lot 3 of the
Pederson Standard Subdivision, which had been cleared of vegetation beyond what
was allowed, would require a cost estimate to implement the approved revegetation
plan; and
WHEREAS, on August 7, 2025 the Southold Town Planning Board reviewed and
approved the cost estimate, and required a performance guarantee for the successful
revegetation of Lot 3 of the subdivision, also known as 105 Kat's Court, before a
building permit can be issued; and
WHEREAS, on March 5, 2026, the applicant's agent submitted the performance bond in
the form of a Letter of Surety from Nationwide Mutual Insurance Company in the
amount of$73,100; therefore be it
RESOLVED, that the Southold Town Planning Board hereby accepts the Performance
Bond for the revegetation plans in the form of a Letter of Surety from Nationwide Mutual
Insurance Company in the amount of$73,100 and recommends same to the Town
Board.
Southold Town Planning Board Public Meeting —April 6, 2026 — Page 5
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 DETERMINATION/SET HEARING
Chairman Rich: Handy Pantry Multi-Family Building — This amended site plan
application proposes the construction of a two-story, 10-unit multifamily building on the
previously undeveloped rear portion of a 2.11-acre parcel containing an existing ±9,600
sq. ft. commercial multi-tenant building in the Hamlet Business (HB) Zoning District. The
property is located at 150 New Suffolk Avenue, Mattituck. SCTM#1000-114.-12-3.1
Donald Wilcenski:
WHEREAS, this amended site plan application proposes the construction of a two-story,
10-unit multifamily building on the previously undeveloped rear portion of a 2.11-acre
parcel containing an existing ±9,600 sq. ft. commercial multi-tenant building in the
Hamlet Business (HB) Zoning District in Mattituck; 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;
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.
Southold Town Planning Board Public Meeting —April 6, 2026 — Page 6
Opposed?
None.
Motion carries.
Donald Wilcenski: And be it further
RESOLVED, that the Southold Town Planning Board sets Monday, July 13, 2026 at
5:03 p.m. for a Public Hearing regarding the Site Plan entitled "Proposed Multi-Family"
prepared by John Lee Mahler, Registered Architect, dated September 10, 2025 and last
revised February 27, 2026.
Amelia Jealous-Dank: Second.
Chairman Rich: Motion made by Don, seconded by Mia. Any discussion? All in favor?
Ayes.
Opposed?
None.
Motion carries.
DETERMINATIONS
Chairman Rich: Harvest Pointe Amended (Walking Trail) — This proposed amended
site plan is for the removal of the approved nature trail from the original
Heritage/Harvest Pointe site plan, located on 46 acres in the Hamlet Density Zoning
District. The property is located at 75 Schoolhouse Road, Cutchogue. SCTM#1000-
102.-1-33.3
Amelia Jealous-Dank:
WHEREAS, this Residential Site Plan for the development of 124 detached and
attached dwellings and associated amenities and infrastructure was approved on
August 14, 2017 with ongoing conditions and filed Covenants and Restrictions (C&Rs);
and
WHEREAS, the Site Plan included, among other improvements, the depiction of a
proposed nature trail to be constructed within the Harvest Pointe community; and
WHEREAS, on May 15, 2025, Martin Finnegan, authorized agent, submitted a request
to the Planning Board seeking (i) approval to amend the previously approved Site Plan
to remove the nature trail from the plan, (ii) removal of Planning Board Condition No. 27,
Southold Town Planninq Board Public Meeting —April 6, 2026 — Page 7
and (iii) authorization to amend the Declaration No. 21 to eliminate the corresponding
covenant and restriction Liber D00013001, Page 543, Recorded February 20, 2019; and
WHEREAS, in connection with its prior approval, the Planning Board imposed condition
No. 27 in a resolution and C&R paragraph 21 for Harvest Pointe, provides as follows:
"Nature Trail: A nature trail, constructed of pervious material, must be installed and
maintained as shown on the approved plan"; and
WHEREAS, the Harvest Pointe unit owners have formally requested that they be
relieved from such requirement; and
WHEREAS, on August 11, 2025, the Planning Board set the public hearing to review
the proposed amendments to the site plan and C&R's; and
WHEREAS, on September 8, 2025, the public hearing was held and closed; and
WHEREAS, the Planning Board found that the requirement for the nature trail was not
mandated by the Town Code or any other applicable law or regulation, nor was it
required by the Board as a result of its review under the State Environmental Quality
Review Act, but was instead incorporated into the approval and governing documents at
the request of the applicant; and
WHEREAS, the Planning Board has determined that the proposed amendments,
including the removal of Condition No. 27, will not result in any adverse environmental,
planning, or community impacts and are consistent with the overall intent of the original
approval; and
WHEREAS, at their work session on March 3, 2026, the Planning Board reviewed the
public hearing comments and determined that the C&Rs could be amended and certain
conditions eliminated, as listed above; therefore, be it
RESOLVED, that the Southold Town Planning Board grants approval with conditions,
as listed below, to the amended site plan entitled "Overall Layout and Materials Plan at
Harvest Pointe" (aka The Heritage at Cutchogue) prepared by Angelo Laino, P.E., dated
July 10, 2015 and last revised April 10, 2025.
Conditions:
1. Please submit draft amended covenants at your earliest convenience for Planning
Board review. Prior to the Chairman endorsing the site plans, the following must be
completed:
a. Covenants & restrictions (C&R's) shall be finalized;
b. A copy of the C&R's and proof they were filed with the County Clerk shall be
submitted;
Southold Town Planning Board Public Meeting —April 6, 2026 — Page 8
2. This amended site plan approval is limited solely to the elimination of the
requirement to construct a Nature Trail. Except for this amendment, the site plan and
all continuing conditions approved on August 14, 2017, shall remain in full force and
effect.
Martin Sidor: Second.
Chairman Rich: Motion made by Mia, seconded by Martin. Any discussion?All in
favor?
Ayes.
Opposed?
None.
Motion carries.
Chairman Rich: Oysterponds Historical Society Vail House —This Site Plan
proposes an 1,831 sq. ft. addition to the historic Vail House for conditioned, fire-
protected artifact storage on a ±1.42-acre parcel in the R-40 Zoning District in Orient,
developed as a historical society campus with six primary structures, several
outbuildings, walkways, and a gravel parking area. The property is located at 1555
Village Lane, Orient. SCTM#1000-25.-3-16.1
Martin Sidor:
WHEREAS, this Site Plan application proposes the construction of an 1,831 sq: ft.
addition to the historic Vail House for conditioned, fire-protected artifact storage on a
±1.42-acre parcel in the R-40 Zoning District in Orient, developed as a historical society
campus with six primary structures, several outbuildings, walkways, and a gravel
parking area; and
WHEREAS, a joint meeting of the Architectural Review Committee and Historic
Preservation Commission was held on February 2, 2024 to review preliminary plans for
this proposed project; and
WHEREAS, on February 7, 2024, the Architectural Review Committee provided
comments from the February 2, 2024 joint meeting to the Planning Board prior to the
applicant's formal submission; and
WHEREAS, on May 5, 2025, the Southold Town Historic Preservation Commission
issued a Certificate of Appropriateness for the proposed action as required; and
Southold Town Planninq Board Public Meeting —April 6, 2026 — Page 9
WHEREAS, on May 29, 2025, Martin Finnegan, authorized agent, submitted a Site Plan
Application for review; and
WHEREAS, on June 17, 2025, the Southold Town Planning Board found the application
incomplete; and
WHEREAS, on July 25, 2025, Martin Finnegan, authorized agent, submitted application
materials; and
WHEREAS, on July 28, 2025, the Southold Town Planning Board found the application
complete for review; and
WHEREAS, on July 28, 2025 at their public meeting, the Southold Town Planning
Board, pursuant to State Environmental Quality Review Act (SEQRA) 6 NYCRR, Part
617, classified the proposed action as a Type II Action as it falls within the description
for 6 NYCRR, §617.5(c)(9), "construction or expansion of a primary or
accessory/appurtenant, nonresidential 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 July 28, 2025, at their public meeting, the Southold Town Planning
Board set the Public Hearing for September 8, 2025; and
WHEREAS, on August 15, 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 August 21, 2025, the Southold Town Zoning Board of Appeals (ZBA)
granted Special Exception #8031 SE; and
WHEREAS, on September 8, 2025, the Planning Board held and closed the public
hearing for the proposed action; and
WHEREAS, on September 12, 2025, the New York State Office of Parks, Recreation
and Historic Preservation (OPRHP) noted that the Vail House is a contributing resource
to the Orient Historic District, listed in the State and National Registers of Historic
Places and offered comments and requested information; and
WHEREAS, on September 24, 2025, the Planning Board notified the applicant's agent
of the requested items from the New York State Office of Parks, Recreation and Historic
Preservation; and
WHEREAS, on October 7, 2025, the New York State Office of Parks, Recreation and
Historic Preservation notified the Planning Board that the application requires review
under the NYS Preservation Law due to project funding from a state agency; and
Southold Town Planning Board Public Meeting —April 6, 2026 — Page 10
WHEREAS, on October 20, 2025, Martin Finnegan, authorized agent, submitted
application materials; and
WHEREAS, on October 30, 2025, the Southold Town Code Enforcement officer verified
that there were no open violations on the subject parcel; and
WHEREAS, on October 30, 2025, the Southold Town Fire Marshal reviewed and
determined that there was adequate fire protection, emergency egress, and emergency
access to the site and provided comments; and
WHEREAS, on October 30, 2025, the Suffolk County Department of Health Services
found the application incomplete pending submission of the SEQRA Determination; and
WHEREAS, November 7, 2025, the Southold Town Engineer reviewed the proposed
application and determined the site plan met the minimum requirements of Chapter 236
for Storm Water Management after required revisions; and
WHEREAS, on November 21, 2025, the New York State Office of Parks, Recreation
and Historic Preservation provided that the rear additions are not significant features of
the building and their removal may not be considered to have an adverse impact on the
integrity of this historic structure, and reiterated their previous design comments for the
Planning Board's consideration; and
WHEREAS, on December 10, 2025, 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 December 22, 2025, the Town of Southold Local Waterfront
Revitalization Program (LWRP) Coordinator reviewed the proposed project and
recommended the project to be found consistent with Southold Town LWRP; and
WHEREAS, at their work session on December 22, 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 January 5, 2026, the Suffolk County Department of Health Services
issued wastewater approval for construction, reference # C-24-0315 with design flow of
790.1 GPD for"Museum, Storage, & Non-Medical Office"; and
WHEREAS, on January 29, 2026, David Vimont, Associate Principal of Skolnick
Architecture, submitted application materials; and
WHEREAS, on February 3, 2026, the Planning Board distributed the revised application
to the Town Engineer for comment; and
Southold Town Planning Board Public Meeting —April 6, 2026 — Page 11
WHEREAS, on February 5, 2026, the Southold Town Engineer reviewed the proposed
application and determined revisions were required for the site plan to meet the
minimum requirements of Chapter 236 for Storm Water Management; and
WHEREAS, on February 19, 2026, David Vimont, Associate Principal of Skolnick
Architecture, submitted revised engineering plans; and
WHEREAS, February 27, 2026, the Southold Town Engineer reviewed the revised
application and determined the site plan met the minimum requirements of Chapter 236
for Storm Water Management after required revisions; and
WHEREAS, on March 11, 2026, David Vimont, Associate Principal of Skolnick
Architecture, submitted application materials; and
WHEREAS, on March 16, 2026, TF Engineering, Civil Engineer, submitted application
materials; and
WHEREAS, on March 18, 2026, TSPE, Licensed Surveyor, submitted application
materials; and
WHEREAS, on March 27, 2026, the Southold Town Chief Building Inspector reviewed
and certified the proposed use "Historical Society" is permitted as a special exception by
the Board of Appeals in the R-40 Zoning District; and
WHEREAS, on March 31, 2026, Martin Finnegan, authorized agent, submitted required
materials; and
WHEREAS, on April 6, 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;
Amelia Jealous-Dank: Second.
Chairman Rich: Motion made by Martin, seconded by Mia. Any discussion? All in
favor?
Ayes.
Opposed?
None.
Motion carries.
Southold Town Planning Board Public Meeting -April 6, 2026 - Page 12
Martin Sidor: And be it further
RESOLVED, that the Southold Town Planning Board hereby grants Approval with
Conditions of the site plan entitled "Oyster Ponds Historical Society" prepared by F.
Michael Hemmer, LS, P.C., dated September 26, 2023 and last revised January 27,
2026, and authorizes the Chairman to endorse the plans listed below:
Sheet 1 of 1: Proposed Site Plan
Sheet C-1: Septic Site Plan, January 7, 2025, David Wayne Rhoades, Licensed Professional Engineer
Sheet C-2: Septic Details, January 7, 2025, David Wayne Rhoades, Licensed Professional Engineer
Sheet C-3: Septic Details, January 7, 2025, David Wayne Rhoades, Licensed Professional Engineer
Sheet C-4: Septic Details, January 7, 2025, David Wayne Rhoades, Licensed Professional Engineer
Sheet CT-1: Temporary Erosion and Sediment Control Plan, February 25, 2026, David Wayne
Rhoades, Licensed Professional Engineer
Sheet CT-2: Stormwater Management Control and Grading Plan, February 25, 2026, David Wayne
Rhoades, Licensed Professional Engineer
Sheet CT-3: Temporary Erosion and Sediment Control Details, February 25, 2026, David Wayne
Rhoades, Licensed Professional Engineer
Sheet CT-4: Stormwater Management Control and Grading Details, February 25, 2026, David Wayne
Rhoades, Licensed Professional Engineer
T000.00-Title Sheet, November 8, 2024, Skolnick Architecture
A500.00- Existing & Proposed South Elevations, November 8, 2024, Skolnick Architecture
A501.00- Existing & Proposed North Elevations, November 8, 2024, Skolnick Architecture
A502.00- Existing & Proposed East Elevations, November 8, 2024, Skolnick Architecture
A503.00- Existing & Proposed West Elevations November 8, 2024, Skolnick Architecture
Exterior Lighting Fixture Package, January 16, 2026, Skolnick Architecture
Exterior Lighting and Tree Screening Details, January 6, 2026, Skolnick Architecture
Conditions of Approval:
1. All aspects of the project shall be constructed and maintained substantially in
accordance with the approved site plan including the architectural drawings.
2. Preconstruction meeting: preceding the commencement of any clearing or
construction on site, a preconstruction meeting shall be coordinated with the
Planning Department and Town Engineer prior to any action taken on site.
3. The use of the building shall be limited to artifact storage and related
administrative activities.
4. Following installation, the Planning Board may require supplemental plantings, as
deemed necessary, to ensure that the tree plantings maintain effective
screening.
Donald Wilcenski: Second.
Southold Town Planninq Board Public Meeting —April 6, 2026 — Page 13
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:
• February 9, 2026
Donald Wilcenski: So moved.
Martin Sidor: Second.
Chairman Rich: Motion made by Don, seconded by Martin. Any discussion?All in
favor?
Ayes.
Opposed?
None.
Motion carries.
Chairman Rich: This concludes the business of our meeting tonight. Can I get a motion
for adjournment?
Amelia Jealous-Dank: So, moved.
Donald Wilcenski: Second.
Chairman Rich: Motion made by Mia, seconded by Don. Any discussion? All in favor?
Ayes.
Southold Town Planning Board Public Meetinq —April 6, 2026 — Page 14
Opposed?
None.
Motion carries.
There being no further business to come before the Board, the meeting was adjourned.
Respectfully submitted,
Allison Palmeri
H. Transcribing Secretary
James H. Rich III, Chairman