HomeMy WebLinkAboutPB-05/04/2026 OFFICE LOCATION: �QF SO(/r MAILING ADDRESS:
Town Hall Annex ��� OlO P.O. Box 1179
54375 State Route 25 Southold, NY 11971
(cor.Main Rd. &Youngs Ave.) Telephone: 631 765-1938
Southold, NY • Q www.southoldtownny.gov
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PLANNING BOARD OFFICE
RECEIVED TOWN OF SOUTHOLD
JUL 31 '_ 026
PUBLIC MEETING
Southold Town Clerk MINUTES
May 4, 2026
5:00 P.M.
Present were: James H. Rich III, Chairman
Amelia Jealous-Dank, Vice-Chairperson
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, May 4, 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, June 1, 2026 at
5:00 p.m. at the Southold Town Annex, 54375 Main Road, Southold, as the time and
place for the next regular Planning Board Meeting
Amelia Jealous-Dank: So, moved.
Martin Sidor: Second.
Southold Town Planninq Board Public Meeting — May 4, 2026 — Page 2
Chairman Rich: Motion made by Mia, seconded by Martin. Any discussion? All in
favor?
Ayes.
Opposed?
None.
Motion carries.
SITE PLAN APPLICATIONS
SEQRA CLASSIFICATIONS/SET HEARING
Chairman Rich: 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
Amelia Jealous-Dank:
WHEREAS, this amended site plan is for the proposed merger of two adjacent lots
(SCTM#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, Southold.; and
WHEREAS, the Southold Town Planning Board, pursuant to the State Environmental
Quality Review Act (SEQRA) has determined that the proposed action is a Type II
Action as it falls within the following description for 6 NYCRR, Part 617.5(c)(9)
construction or expansion of a primary or accessory/appurtenant, non-residential
structure or facility involving less than 4,000 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 be it
therefore
RESOLVED, that the Southold Town Planning Board has determined that this proposed
action is a Type 11 Action under SEQRA as described above.
Southold Town Planninq Board Public Meeting — May 4, 2026 — Page 3
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 sets Monday, June 1, 2026 at
5:01 p.m. for a Public Hearing on the site plan entitled "Southold Free Library"
prepared by Jonathan Baker, Registered Architect, dated March 16, 2026.
Martin Sidor: Second.
Chairman Rich: Motion made by Mia, seconded by Martin. Any discussion?All in
favor?
Ayes.
Opposed?
None.
Motion carries.
Chairman Rich: Hampton Oyster Co. Agricultural Building —This agricultural site
plan is for the proposed construction of a 1,120 sq. ft. equipment storage building for
aquaculture operations (no basement) on 0.25 acres in the MII Zoning District. The
property is located at 1000 First Street, New Suffolk. SCTM#1000-117.-7-32
Martin Sidor:
WHEREAS, this agricultural site plan is for the proposed construction of a 1,120 sq. ft.
equipment storage building for aquaculture operations (no basement) on 0.25 acres in
the MII Zoning District; and
WHEREAS, the Southold Town Planning Board, pursuant to the State Environmental
Quality Review Act (SEQRA), has determined the proposed as a Type II Action as it
falls within the following description for 6 NYCRR, Part 617.5(c)(4) agricultural farm
Southold Town Planning Board Public Meeting — May 4, 2026 — Page 4
management practices, including construction, maintenance and repair of farm buildings
and structures, and land use changes consistent with generally accepted principles of
farming; and be it therefore
RESOLVED, that the Southold Town Planning Board has determined that this proposed
action is a Type II Action under SEQRA as described above.
Amelia Jealous-Dank: Second.
Chairman Rich: Motion made by Martin, seconded by Mia. Any discussion? All in
favor?
Ayes.
Opposed?
None.
Motion carries.
Martin Sidor: And be it further
RESOLVED, that the Southold Town Planning Board sets Monday, June 1, 2026 at
5:02 p.m. for a Public Hearing on the site plan entitled "1000 First Street, New
Suffolk", prepared by Joseph Anthony Finora, Professional Engineer, dated September
25, 2025 and last revised February 2, 2026.
Amelia Jealous-Dank: Second.
Chairman Rich: Motion made by Martin, seconded by Mia. Any discussion? All in
favor?
Ayes.
Opposed?
None.
Motion carries.
APPROVAL EXTENSION
Chairman Rich: Hard Corner Southold Mixed Use— This Site Plan is for the
proposed construction of a 2-story 4,983 sq. ft. mixed-use building fronting NYS Route
25 with retail on the first floor and three (3) apartments on the second floor, and 25
parking stalls; and four (4) 1,597 sq. ft. rental units (age-restricted 55+) along Wells
Southold Town Planninq Board Public Meeting — May 4, 2026 — Page 5
Avenue, all on 2.28 acres in the Hamlet Business (HB) Zoning District. The property is
located at 53530 Route 25, Southold. SCTM#1000-61.4-1
Amelia Jealous-Dank:
WHEREAS, this site plan is for the proposed construction of a mixed-use 2-story 7,812
gross sq. ft. building fronting NYS Route 25 with 4,983 sq. ft. of retail on the first floor
and three (3) affordable housing apartments totaling 2,829 gross sq. ft. on the second
floor and 30 parking stalls; and four (4) 1,597 sq. ft. residential rental units (reserved for
55 and older) along Wells Avenue, all on 2.28 acres in the Hamlet Business (HB)
Zoning District; and
WHEREAS, on February 6, 2023, the Planning Board granted approval with conditions,
of the site plan entitled "Hard Corner. Partners LLC" prepared by Robert I. Brown, R.A.,
dated May 25, 2022; and
WHEREAS, on August 7, 2024, the site plan approval expired; and
WHEREAS, on September 27, 2024, Abigail Wickham, attorney, submitted a letter
requesting an Extension of Site Plan Approval with provided reasoning as detailed in
the October 7, 2024 staff report; and
WHEREAS, on October 7; 2024, the Planning Board granted an extension of site plan
approval for eighteen (18) months from October 7, 2024 to April 7, 2026; and
WHEREAS, on March 13, 2026, Abigail Wickham, attorney, submitted a letter
requesting a second Extension of Site Plan Approval with provided reasoning as
detailed in the April 6, 2026 staff report; and
WHEREAS, at a Work Session held on April 6, 2026, the Planning Board reviewed the
application and determined that the expired Site Plan remained in compliance with
current rules and regulations; therefore be it
RESOLVED, that the Southold Town Planning Board grants an Extension of Site Plan
Approval for eighteen (18) months from May 4;2026 to November 4, 2027 to the
Site Plan entitled "Hard Corner Partners LLC" prepared by Robert I. Brown, R.A., dated
May 25, 2022.
Martin Sidor: Second.
Chairman Rich: Motion made by Mia, seconded by Martin. Any discussion?
I'd like to take a moment in this discussion to mention, in my personal opinion, that I'd
like to see this be the last extension for this project for a couple of reasons - one being
that the road doesn't support it with traffic from the school. We granted this approval a
Southold Town Planninq Board Public Meeting — May 4, 2026 — Page 6
while ago and it seems like it's just not happening. So... with that being said, all in
favor?
Ayes.
Opposed?
None.
Motion carries.
SUBDIVISION APPLICATIONS
CONDITIONAL SKETCH PLAT DETERMINATION
Chairman Rich: Teeven & Tan Standard Subdivision —This proposal is for the
standard subdivision of a 4.3-acre parcel into 2 lots, where Lot 1' is 0.964 acres in the R-
40 Zoning District, and Lot 2 is 3.338-acres in the AC Zoning District with a 50' wide
access flag (0.236-acre) situated within the R-40 Zoning District. The property is located
at 6005 Hortons Lane, Southold. SCTM#1000-54.-7-21.8
Martin Sidon
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 the standard subdivision of a 4.3-acre parcel into 2 lots,
where Lot A is 0.964 acres in the R-40 Zoning District, and Lot B is 3.338 acres in the
AC Zoning District with a 50' wide access flag (0.236-acre) situated within the R-40
Zoning District; and
WHEREAS, on May 4, 2026, the Southold Town Planning Board found the 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 subdivision is
under 7 acres in size and exempt from mandatory clustering requirements, and
therefore are eligible for a waiver:
Southold Town Planning Board Public Meeting — May 4, 2026 — Page 7
a. Existing Resources Site Analysis Plan
b. Yield Plan
c. Primary & Secondary Conservation Areas Plan
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 May 4, 2026, the Planning Board, at their Work Session, reviewed the
submitted map and found that all requirements have been met pursuant to Article V
Sketch Plat; 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. §240-10 (A): Existing Resources Site Analysis Plan;
b. §240-10 (8): Yield Plan;
c. §240-10 (C): Primary & Secondary'Conservation Areas Plan.
Amelia Jealous-Dank: Second. .
Chairman Rich.: Motion made by.Martin, seconded by Mia. Any discussion? All in
favor?
Ayes.
Opposed?
None.
Motion carries.
Martin Sidor: And be it further
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 Martin, seconded by Mia. Any discussion?All in.
favor?
Ayes.
Opposed?
Southold Town Planninq Board Public Meeting — May 4, 2026 — Page-8
None.
Motion carries.
Martin Sidor: And be it further
RESOLVED, that the Southold Town Planning Board grants a Conditional Sketch Plat
Approval upon the map entitled "Land Division Map 6005 Hortons Lane" prepared by
Angelo Joseph Cecere, Licensed Land Surveyor, AJC Land Surveying PLLC, dated
June 17, 2025 (last revised November 6, 2025), with the following conditions:
a. Submit a complete Preliminary Plat Application with a Preliminary Plat
containing the following corrections and additions:
i. Show the locations of proposed concrete monuments to mark the
proposed lot corners.
ii. Revise the title of the Preliminary Plat to "Teeven & Tan Standard
Subdivision Preliminary Plat."
iii. Depict the location of the existing public water line and septic
infrastructure; note that formal septic system approval for the existing
dwelling is not required at this stage.
iv. Show location-of, and distance to, fire control structures.
v. Indicate clearing limits on the map to preserve existing wooded
areas. Provide clearing limit calculations for Lot B, excluding the
access flag.
vi. Remove building envelope from Lot B.
Amelia Jealous-Dank: Second.
Chairman Rich: Motion made by Martin, seconded by Mia. Any discussion? All in
favor?
Ayes.
Opposed?
None.
Motion carries.
FINAL PLAT DETERMINATIONS
Chairman Rich: Islands End Golf& Country Club and Turner Estate
Resubdivision —This Resubdivision proposes to reconfigure the two King Trust parcels
Southold Town Planning Board Public Meeting — May 4, 2026 — Page 9
SCTM#1000-35.-2-1 & 35.-2-11 into one lot (Lot 1) equal to 93.85 acres with
development rights sold on 88.35 acres and a 5.50 acre development area and the two
Club parcels SCTM#1000-35.-2-12 & 35.-2-17.1 into one lot (Lot 2) equal to 32.86 acres
with development rights sold on 28.18 acres and a development area of 4.25 acres and
a parking easement area of .43 acres in the R-80 Zoning District. The property is
located at 4675, 5243 & 5025 NYS Route 25, East Marion. SCTM#1000-35.-2-11, 1, 12
& 17.1.
Amelia Jealous-Dank:
WHEREAS, this Resubdivision proposes to reconfigure four parcels, 1000-35.-2-1 &
35.-2-11, 1'000-35.-2-12 & 35.-2-17 into two, where proposed Lot 1 equals a total of
93.85 acres with development rights sold on 88.35 acres, and proposed Lot 2 equals a
total of 32.86 acres with development rights sold on 28.18 acres.
WHEREAS, on July 8, 2024, the Southold Town Planning Board granted Final Plat
Approval upon the plan entitled, "Island's End Golf and Country Club, Inc.," prepared by
John Minto, Land Surveyor dated January 3, 2021, and last revised on October 26,
2023." requiring that;
1. New deeds must be filed within 62 days or such approval shall expire and be null
and void. Submit proof of recording and a copy of the recorded deeds to the
Southold Town Planning Department; and
2. The installation of property boundary monuments to mark the new property
boundaries; and
WHEREAS, the Final Plat Approval expired on September 8, 2024; and
WHEREAS, in a series of subsequent resolutions, the Planning Board agreed to extend
Final Plat Approval through December 31, 2025; and
WHEREAS, on February 25, 2025, the applicant notified the Planning Board that the
property monuments had been installed; and
WHEREAS, on December 16, 2025, the applicant's agent requested a three-month
extension to complete the requirements of Final Plat Approval; and
WHEREAS, the reason for the request for the extension is that the applicant prefers to
receive approval from the Suffolk County Department of Health Services (SCDHS) prior
to Planning Board approval; and
WHEREAS, it was determined that the proper procedure would be to re-issue the
Conditional Final Plat Approval due to the limitation of 62 days on Final Plat Approvals
in Town Code; and
Southold Town Planning Board Public Meeting — May 4, 2026 — Page 10
WHEREAS, on December 22, 2025, the Planning Board re-issued Conditional Final Plat
approval; and
WHEREAS, on April 23, 2026, the applicant submitted revised maps with the SCDHS
approval stamp; and
WHEREAS, all conditions of Conditional Final Plat Approval have been met; therefore
be it
RESOLVED, the Southold Town Planning Board grants Final Plat Approval upon the
plan entitled, "Subdivision Map - Lot Line Modification Island's End Golf and Country
Club, Inc.," prepared by R&M Engineering and stamped by John Minto, Licensed Land
Surveyor, and Matthew K. Aylward, Licensed Professional Engineer dated February 14,
2023, and last revised on March 11, 2026.
Martin Sidor: Second.
Chairman Rich: Motion made by Mia, seconded by Martin. Any discussion? All in
favor?
Ayes.
Opposed?
None.
Motion carries.
Chairman Rich: Zupa & Paradise Point HOA Resubdivision -This Resubdivision
proposes to transfer 5,240 sq. ft. from SCTM#1000-81.-1-16.7, the residential parcel, to
SCTM#1000-81.-3-29, the road parcel, in order to provide one contiguous common
access to the docks owned by the Paradise Point Association. As a result of this re-
subdivision, SCTM#1000-81.-1-16.7 will decrease from 75,533 sq. ft. to 70,293 sq. ft.,
and SCTM#1000-81.-3-29 will increase from 20,512 sq. ft. to 25,752 sq. ft. The Zoning
Board of Appeal approved of the undersized lot area in variance File: 7186. The
properties are located on Basin Road, +/- 500 ft. west of Paradise Point Road, in the R-
80 Zoning District, Southold. SCTM#1000-81.-3-29 & 81.-1-16.7
Amelia Jealous-Dank: I make a motion to table this resolution.
Martin Sidor: Second.
Chairman Rich: Motion made by Mia, seconded by Martin. Any discussion?All in
favor?
Ayes.
Southold Town Planning Board Public Meeting — May 4, 2026 — Page 11
Opposed?
None.
Motion carries.
Amelia Jealous-Dank: I make a motion to adjourn.the meeting.
Martin Sidor: Second.
Chairman Rich: Motion made by Mia, seconded by Martin. Any discussion?All in
favor?
Ayes.
Opposed?
None.
Motion carries
There being no further business to come before the Board, the meeting was adjourned.
Respectfully submitted,
Allison Palmeri
4SO in, H. Transcribing Secretary
James H. Rich III, Chairman