HomeMy WebLinkAboutPB-06/01/2026 OFFICE LOCATION: �QF S0(/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
�olyco
ululy,
PLANNING BOARD OFFICE
RECEIVED TOWN OF SOUTHOLD
JUL 3 1 2026
PUBLIC MEETING
Seutl�®Id Town Clerk PUBLIC
June 1, 2026
5:00 P.M.
Present were: James H. Rich III, Chairman
Amelia Jealous-Dank, Vice-Chairperson
Donald Wilcenski, 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, June 1, 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, July 13, 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
Donald Wilcenski: So, moved.
Amelia Jealous-Dank: Second.
Southold Town Planning Board Public Meeting —June 1, 2026 — Page 2
Chairman Rich: Motion made by Don, seconded by Mia. Any discussion? All in favor?
Ayes.
Opposed?
None.
Motion carries.
F- SITE PLAN APPLICATIONS
SEQRA CLASSIFICATIONS/SET HEARINGS
Chairman Rich: 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 St,
Southold. SCTM#1000-61.-2-2
Amelia Jealous-Dank:
WHEREAS, this amended 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; and
WHEREAS, the Southold Town Planning Board, pursuant to the State Environmental
Quality Review Act (SEQRA), has determined the proposed as a Type I I 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, 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 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;
Doanld Wilcenski: Second.
Chairman Rich: Motion made by Mia, seconded by Don. Any discussion? All in favor?
Ayes.
Opposed?
Southold Town Planning Board Public Meeting —June 1, 2026 — Page 3
None.
Motion carries.
Amelia Jealous-Dank: And be it further
RESOLVED, that the Southold Town Planning Board sets Monday, July 13, 2026 at
5:01 p.m. for a Public Hearing regarding the Site Plan entitled 1160 Traveler Street"
prepared by Isaac Clay Coffey, Registered Architect, dated November 4, 2025 and last
revised February 27, 2026.
Doanld Wilcenski: Second.
Chairman Rich: Motion made by Mia, seconded by Don. Any discussion? All in favor?
Ayes.
Opposed?
None.
Motion carries.
Chairman Rich: 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
Donald Wilcenski:
WHEREAS, 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; and
WHEREAS, the Southold Town Planning Board, pursuant to the State Environmental
Quality Review Act (SEQRA), has determined the proposed as a Type 11 Action as it
Southold Town Planninq Board Public Meetinq —June 1, 2026 — Page 4
falls within the following description for 6 NYCRR, Part 617.5(c)(4) agricultural farm
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 Don, seconded by Mia. Any discussion? All in favor?
Ayes.
Opposed?
None.
Motion carries.
Donald Wilcenski: And be it further
RESOLVED, that the Southold Town Planning Board sets Monday, July 13, 2026 at
5:02 p.m. for a Public Hearing on the site plan entitled "Oregon Road Estate Vineyard",
prepared by Katherine Jean Samuels, Registered Architect, dated May 5, 2026.
Amelia Jealous-Dank: Second.
Chairman Rich: Motion made by Don, seconded by Mia. Any discussion? All in favor?
Ayes.
Opposed?
None.
Motion carries.
SUBDIVISION APPLICATIONS
SEQRA CLASSIFICATION/SET HEARING
Chairman Rich: 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
Southold Town Planning Board Public Meeting —June 1, 2026 — Page 5
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
Amelia Jealous-Dank:
WHEREAS, 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, Fishers Island;
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
RESOLVED, that the Southold Town Planning Board has determined that this proposed
action is a Type II Action under SEQRA as described above;
Donald Wilcenski: Second.
Chairman Rich: Motion made by Mia, seconded by Don. 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, July 13, 2026 at
5:00 p.m. for a Public Hearing on plan entitled "Lot Line Modification for Saint John's
Episcopal Church Fishers Island," prepared by Craig P. Bigger, Licensed Land
Surveyor; dated August 1, 2025.
Donald Wilcenski: Second.
Chairman Rich: Motion made by Mia, seconded by Don. Any discussion? All in favor
All in favor?
Ayes.
Southold Town Planning Board Public Meeting —June 1, 2026 — Page 6
Opposed?
None.
Motion carries.
FINAL PLAT DETERMINATION
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
Donald Wilcenski:
WHEREAS, 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 resubdivision, 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. in the R-80 Zoning District. The Zoning Board of Appeals approved
the undersized lot area in variance File: 7186, and
WHEREAS, the Conditional Final Plat Approval upon the map entitled "Modification
Plat, Paradise Point Association, Inc.", prepared by Young and Young, dated February
21, 2018, last revised July 9, 2019, expired on April 6, 2025, and the applicant is
requested more time to complete the conditions; and
WHEREAS, on November 3, 2025, the Planning Board granted an extension; and
WHEREAS, all conditions of the conditional approval have been met; therefore be it
RESOLVED, that the Southold Town Planning Board grants Final Plat Approval upon
the map entitled Modification Plat Paradise Point Association, Inc. Lot Line Modification"
dated February 21, 2018, and last revised April 24, 2026.
Amelia Jealous-Dank: Second.
Chairman Rich: Motion made by Don, seconded by Mia. Any discussion? All in favor?
,Ayes.
Southold Town Planninq Board Public Meeting —June 1, 2026 — Page 7
Opposed?
None.
Motion carries.
CONDITIONAL FINAL PLAT DETERMINATION EXTENSION
Chairman Rich: Smyth Standard Subdivision -This standard subdivision proposes to
subdivide a 3.68-acre improved parcel into 3 lots; where lot 1 equals 1 acre, lot 2 equals
1.46 acres and lot 3 equals 1.21 acres in the R-40 zoning district. The property is
located at 29330 Route 25, Cutchogue. SCTM#1000-102.-6-23.1
Amelia Jealous-Dank:
WHEREAS, this standard subdivision proposes to subdivide a 3.68-acre improved
parcel into 3 lots; where Lot 1 equals 1 acre, Lot 2 equals 1.46 acres and Lot 3 equals
1.21 acres in the R-40 Zoning District; and
WHEREAS, on December 9, 2025 the Southold Town Planning Board granted
Conditional Final Plat Approval on the plat entitled "Smyth Standard Subdivision Final
Plat," prepared by Kenneth M. Woychuk Licensed Surveyor, dated February 17, 2020,
missing a last revised date, and dated as received by the Southold Town Planning
Board on June 20, 2025; and
WHEREAS, on May 27, 2026 the applicant's agent, Patricia Moore, Esq. requested an
extension of approval as the Conditional Final Plat Approval is set to expire on June 9,
2026; be it therefore
RESOLVED, the Southold Town Planning Board grants a six-month extension of
Conditional Final Plat Approval on the plat entitled "Smyth Standard Subdivision Final
Plat," prepared by Kenneth M. Woychuk Licensed Surveyor, dated February 17, 2020,
and dated as received by the Southold Town Planning Board on June 20, 2025 with the
following conditions:
1. Revise the Final Plat to include the last revised date.
2. Fulfill ZBA Conditions in ZBA File 7737
a. The applicant shall remove the carport and arbor from proposed lot 3 to
conforming locations on proposed lot 2 which contains the legal
principal use (dwelling).
b. The applicant shall move the "as built" coop to a code conforming setback
on proposed lot 2 containing the dwelling.
c. The applicant shall submit an updated survey/subdivision map showing
the removal or re-location of the coop, arbor and car port in code
conforming locations.
Southold Town Planning Board Public Meeting —June 1, 2026 — Page 8
d. The applicant shall apply to have the barn landmarked with the Town of
Southold Historic Preservation Commission.
e. The barn may not be demolished.
f. The applicant shall file a Declaration of Covenants and Restrictions as
approved by the Town of Southold Town Attorney on the newly created
parcels that states the following:
i. The accessory barn as a historic structure must be maintained in
perpetuity and may not be demolished.
ii. The owner and all future owners of proposed lot 3 are responsible
for maintaining the barn in serviceable condition including repair of
leaks and maintenance of roofing, framing and siding.
iii. A principal dwelling must be constructed on proposed lot 3
containing the historic barn within 6 years from the date of this
decision or the subdivided lots (proposed lots 2 and 3) shall be
merged into one lot in conformance with the Town Code containing
the "as built" dwelling and "as built" accessory barn thereby
restoring the "as built" historic barn to its current code conforming
status as an accessory to a principal use.
g. The applicant must obtain subdivision approval from the Town of Southold
Planning Board.
3. File the Planning Board covenants and restrictions with the Office of the Suffolk
County Clerk after the final draft has been reviewed and approved by the
Planning Board.
a. An initial draft will be provided by the Planning Department, including but
not limited to the following:
• Include a requirement to get DOT approval of new curb cut for
Lot 1.
• 20' buffers as shown on the map.
b. Provide a legal description for the draft covenants and restrictions.
4. Submit the Park and Playground Fee of$14,000.
5. Submit the Administration Fee of$6,000.
6. Submit 12 paper copies and 4 mylars of the Final Plat with the approval stamp of
the SCDHS.
Donald Wilcenski: Second.
Chairman Rich: Motion made by Mia, seconded by Don. Any discussion? All in favor?
Ayes.
Opposed?
None.
Southold Town Planning Board Public Meeting —June 1, 2026 — Page 9
Motion carries.
PUBLIC HEARINGS
Chairman Rich: 5:01 p.m. - 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
At this time, I would like to ask the applicant or their agent to come up and give an
introduction to the project, then afterwards, if there are any members of the public that
would like to comment, you may step up, please state and write your name for the
record before addressing your comments to the Planning Board.
Jessica Michaelis: And for the record, the required public notice procedures were
completed correctly.
Caroline MacArthur: Good evening, my name is Caroline MacArthur and I'm the
director of the Southold Library and I just want to introduce tonight. I'll add that by
saying that the library is on the adjacent property to the east of the library itself for about
25 years. Although a number of potential uses of the land have been discussed trough
the years, it has recently been designated a pocket-park and used for library programs
as well as general enjoyment by the community and visitors. Due to a generous request
from Maureen Ostermann, long time community member and library supporter, the
Library Board has approved an enhancement to the pocket-park. Landscape designer,
Salty Roots, was engaged to design the project. I am pleased about this beautiful
landscape project, which will transform the entire Southold property and enhance our
vibrant downtown community. By combining the two adjacent lots, a multi-purpose
community space designed to serve library patrons, support library programming and
welcome the greater Southold community has been created. This thoughtfully planned
initiative will beutify downtown Southold, while providing residents with a welcoming
outdoor gathering space that enriches the cultural and recreational fabric of our North
Fork community. The design prioritizes accessability and intentional flow that
seamlessly connects pedestrian traffic from the main road to the main library building,
creating an inviting and easily navigable park experience for all visitors. This pocket-
park will serve as a welcoming destination that brings neighbors together, while
enhancing the natural beauty and accessibility of our library in the downtown district.
We look forward to welcoming you all to enjoy this wonderful community access. Thank
you.
Chairman Rich: Thank you. Anyone wishing to address the Board on this project?
Southold Town Planning Board Public Meeting —June 1, 2026 — Page 10
Walter Stachecki: Hi. My name is Walter Stachecki, I own 810 Travelers Street, which
is adjacent to this and I'm just here to put my support for this project. I actually have a
degree in landscape architecture so I'm particularly appreciative of the project and
further, for those who are involved in it, I'm from the South Fork originally, but working
my way over this way, and I have a tree farm before I retired so I don't care to help you
with that but I was a landscape contractor, I have a lot of stone, like —
Chairman Rich: Sir, sir. You can make an offer on your own personal time, but I ask
that you please direct your comments tonight to the Planning Board.
Walter Stachecki: Okay, I would like to offer that to them if they wanted to reach out to
me, for free, I would donate it. But anyway, I'm just here to lend support for it.
Chairman Rich: Thank you very much. Please be sure to sign your name. Anyone else
wishing to address the Planning Board?
Nicholas Planamento: Chairman Rich and Members of the Board, I'd like to be here
personally to be as enthusiastically as the other speaker, I'm a neighbor of the property,
I own the building immediately to the east of the subject parcel —the vacant parcel.
While in theory, I support it, I only found out—well actually, I had multiple meetings with
the library in prior years, over the last maybe eighteen months I had heard nothing of
the project and I've run into different people involved and inquired what the status was,
everything was either on hold or, I guess the Planning process, despite whatever
hearings perhaps Planning had with the applicant. In either case, I received a certified
letter on Thursday, which I was not home to receive, so it was delivered actually on
Friday, I heard Jessica at the beginning of the meeting say something about there was
an error in the filing or something wasn't done completely?
Jessica Michaelis: No, I said that the required public notice procedures were
completed correctly.
Nicholas Planamento: Oh, I must've misheard in the back, but I would argue that—for
me — it was not correct. That I only found out on Friday, then I went to the Planning Staff
to learn more about the projects to see how it impacts prior use. Regardless, I'm aware
of it, I'm here and I would prefer to have been speaking in favor. We have a property
that we share a right of way and it goes back to the use of the building from the
commercial and residential standpoint, there's a whole history of our building in
conjunction with, I guess it was the cars on the property originally, it was a bakery and
ultimately the post office in front and our parking will be severely impacted by the
development of the proposed pocket-park. And again, while I'm not here to speak
against the idea of the pocket-park or against the library because I really value the
concept. The difficulty is just in asserting my rights, I tried to speak to the applicant
about this in our most recent meeting, in I guess it was Febuary 12th, 2025. 1 remember
back when I brought the concern forward, and we have an amicable, positive,
neighborly relationship, today I reached out and we actually met in-person this morning,
I had suggested that perhaps it would be something that maybe the applicant ask the
Southold Town Planning Board Public Meeting —June 1, 2026 — Page 11
Board for either an adjornment or if there is actually a hearing that it be left open so that
we could reconcile any of our issues. But in the end, I don't know if the issues are
resolveable or not, we have an approved parking plan from 1984 from the Town of
Southold Planning Department that allocates nine spaces that are accessed by a
shared right of way, except there's no turning radius to allow access into those nine
spaces for the benefit of our building if the pocket-park is built as proposed. And I'm just
hoping that it's something that you could mitigate or the applicant can sit down with us
and actually come up with a resolution that would allow us to have the (inaudible) drawn
on our property while there is that accessibility for the public and to be good neighbors.
So,.I don't know what the solution is at this point, but I would ask that maybe it would be
left open so that we can hopefully reconcile this issue. Alternatively, if the hearing is
closed, I did not bring the submission of our parking plan as was approved by the
Planning Board, but I would just ask that you'd give consideration and maybe require
that access not be incumbered to all of our parking spaces.
Donald Wilcenski: Question: you're saying that you have the right for eight parking
stalls on the library's property?
Nicholas Planamento: No, so our property is long and narrow. We own what was Lou
Epsom's building.
Donald Wilcenski: I'm familiar...
Nicholas Planamento: It's a very narrow parcel, its carved out of the Carston property
at some point and I think just over the years, the way the use occurred, you have the
post office in the front, the Carston house in the back and apparently— I didn't know this
— but there was a garage building, there was all this shared parking here. Between the
two buildings there was probably about a twenty-foot-wide right of way, of which we own
about five feet, then theres an easement that allows us to use what is presently the
library's property for another four and a half feet. So, it's already a very narrow access
point, but as it's always been used and if you look at the old survey when the post office
was there, was actually substancially wider, as I said about twenty feet. So, everyone
just crossed over all these easements, I think that the easement that we're using, or that
the library has to (inaudible) that runs perpendicular to the main road served a purpose
really more for the access to the Carston house than for everyones parking. In my
mind's eye, prior to zoning, nobody thought about parking. So this is something that's
really old and historic and I think in that sense, one needs to reflect upon what the
original purpose and intent was that even in 1984, when a tenant at the time, Mark
MacNish had an art studio there or a rain shop rather, at the first floor off of the retail
space, there was a modification to the building where they put in a rather contemporary
glass fagade, taking away the more historic colonial style, I don't understand why at the
time, but the Planning Board required a parking plan, so there was a parking plan that
you'd use the shared right of way access, this alley way, which even though it's deed
description is quite narrow, in theory, there was more land between the buildings that
people just crisscrossed and then when you get back to the actual turning into the
parking, all of the parking is on our subject property but, in order to back out of the
Southold Town Planninq Board Public Meeting —June 1, 2026 — Page 12
parking spaces, not only do you have to use the right of way to get back over, we're a
little bit more into what was historically the post office part. So, I don't know what the
reconciliation is, when I spoke with the landscape designer, Eric Martz, earlier this
morning in the meeting, he used scale to show the library's existing parking and what it
would mean for their pocket-park and I feel terrible because it's not my ambition to take
away from the park— I love the idea — but I also don't want to find myself incumbered.
And when he illustrated what that distance would be, it really encroached heavily upon
what they described_as a children's reading-hour area, in later conversations today, it
was also described that while the space is there, it's not just a children's spot but it's for
everyones benefit and theres a fence that is to kind of I guess contain the people in
safety, but it's also not exactly safe being against a parking spot where people are
backing out. And I don't want to just suggest that there should be a whole redesign, but
I think there needs to be a consideration how our parking interacts with the historic use
of the property and the future use. I could supply our surveys; I think actually all of-my
documents come from Planning Board. Unfortunately, as you know, Laserfiche is not
currently accessible so I can't really see other situations relative to the history of the
Carston/Post Office properties, but I'd love to sit down with Planning or I've offered with
the applicant— hopefully we could come up with some resolution that doesn't limit our
use.
Amelia Jealous-Dank: So, if it goes ahead, will you be able to use your parking at all?
Nicholas Planamento: I would say no. The problem is our lot is so narrow that— I don't
know I'm not a designer of any sort I can only say as an individual — I think a car is
about 19 feet long. Most people have garages that are at least 20 feet deep and our
narrowest parking space in the back is 23 feet in length. So, the property kind of
tampers as it goes North, but all of the parking spaces are in a line so that if you're
heading to the apartment, you have to make a turn but you just can't turn out and I can't
even imagine if and when any of the landscaping is in place, the beautification which
honestly, I-thought our property was benefiting from, I love the idea I think to be a
neighbor to the project is phenomenal but there is just no space for the cars. So, it
seemed to me when I looked at my plan the first one or two spaces are unincumbered.
The third space I think is where the problem would start and by the time you're at the
ninth space, there is just no space. And its endemic because of the lot size, I don't think
the right of ways were even placed there for the parking. Which is where I feel like at a
loss but I think that the recognition of the Planning Board in 1984 acknowledging the
need for the spaces really dictates something that needs to be addressed and
incorporated into this plan.
Chairman Rich: Alright we're going to move along.
Nicholas Planamento: I would politely ask that it [the hearing] be left open; I would
love to be able to resolve this with the people involved; I would like that opportunity at
least. Thank you.
Southold Town Planning Board-Public Meeting —June 1, 2026 — Page 13
Chairman Rich: Please be sure to sign your name. Would anyone else wishing to
address the Planning Board?
Joan Bischoff: Chairman, [I am] Joan Bischoff, I am also with Jewel on Main LLC next
door to the project that Nicholas described here. In writing, I would like to submit that if I
may for the record.
Chairman Rich: Sure.
Lisa Davidoff: Hi I am Lisa Davidoff, president of the Trustees of the Southold Library.
We have tried and we are very happy to work with our neighbors. Our goal was to
create a space that would enhance the properties, both of them, right now it's a little bit
of an eye sore that parking space and getting in and out. We did endeavor to create a
right of way that would allow and make sure trucks and any machinery they might need
would be able to get in to the back area to their existing parking. There aren't nine
spaces there now which why it was not in our original plan. We have spoken to them
and we are happy to look but we did the best we could with the space we have. And we
do hope we can come up with.an agreeable solution since this is a project very near
and dear to our hearts; it has been four years in the making. We would really like to
honor Maureen Ostermann, her generosity and her commitment to the community and
the library with this open space.
Chairman Rich: Thank you and please sign your name. Anyone else wish to address
the Planning Board? Anyone on Zoom?
Eric Martz: Eric Martz from Salty Roots. Just wanted to point out a few facts about the
property. The right of way is four and half feet on the library's portion of the property
(inaudible) increase it by 4 feet 4 inches, 5 feet 4 inches on that side to give it more
access back. My concern about trying to figure out a solution for this parking is at
twenty-three feet deep, a (inaudible) here minimum code requirement is twenty-two feet
plus an additional nineteen feet for the parking. So, that requires eighteen feet of the
park to.be used for just that and (inaudible). So, that's my concern I'm not sure how we
are going to create a solution and still have access to the pocket-park safely and there
are parking spots there.
Chairman Rich: So true thank you. Anyone else wish to address the Planning Board?
Nicholas Planamento: Nick Planamento again, just wanted to add two thoughts. In an
effort to try to solve this privately before a public forum, what I would add in to my
thought relative to the space that— and I was just approached also by one of the
Trustees about their accommodations to our needs, that they widened the driveway as
just mentioned here in public forum by the designer; if you look at the original Post
Office building there was our four and half feet, there was the library's current owners
four and half feet and there was the four and half or five feet or whatever these all adds
up to which is what the common alleyway was. That's all great, I'm not suggesting,
while it is a dangerous egress/ingress sort of situation as I think noted if you look at the
Southold Town Planninq Board Public Meeting —June 1, 2026 — Page 14
site — I don't know if you guys do site inspections —the library has a reflective mirror so
you can see who's on the sidewalk. Even if you inch out to get out onto main road,
because of the parallel street parking, you can't see. So, we're not talking about the
width of the right of way, and while it's an accommodation which is appreciated that
maybe came out of our February 2025 meeting, it doesn't solve the parking issue. The
applicant was just showing the design, which we love, but this is what we are talking
about, the driveway here. That doesn't assist with any of the parking spaces behind the
building. Our building is not shown in the site plans so it's kind of hard to relate to what
I'm sharing but the building sort of stops here so you have maybe access to one or two
spaces and (inaudible) is correct, if you parked in here and tried to back out and passed
that sitting area etc. There's a proposed fence and it just completely limits our parking.
So, while I want to support and honor the donor's request, I also have to remind you
that it's something that needs a solution. I don't know if the solution is mutually changing
the easements, mutually changing a lot line through accommodated parking, I don't
know what the solution is. But I do think there should be time afforded for us to explore
all of those possibilities. Just like we're here discussing the merger of two lots, there
was an application, as I understood, I didn't understand what the application was about
but in 2013 the library came before this board, and saw a lot line modification because
they had apparently a square 90' angle at a lot but then it was discussed to change the
lower part of the subject property for something — not sure.parking was part of the
conversation or not— but the decision was to ask for a lot line change which was
granted. That sort of made the lot wedge-shaped so that there could be access to the
bottom from the traveler street side. Now I.don't have access to what the design was or
what the surveys looked like, if it was proposed parking or not, it's irrelevant because
that project wasn't done. But there's a history that the lot line was modified to
accommodate it, so maybe that is something that can happen between us [Jewel on
Main LLC] and the library that there can be some sort of whether our line is shortened,
widened, easements - I don't know. Again, I would just ask you to really consider
because it is something that was approved by the Planning Board to our benefit in the
past.
Amelia Jealous-Dank: Do you have that documentation?
Nicholas Planamento: I didn't bring it; I didn't think to didn't bring it.
Amelia Jealous-Dank: You understand that have to provide it to the Planning staff.
Nicholas Planamento: It's actually from the Planning Board files when Laserfiche was
still working. I downloaded it just as a property owner because I figured it was
something good to have. So, it's something I think a one-hundred-page document and
there are multiple documents.
Chairman Rich: Alright thank you. Is there anyone else who hasn't spoken?
none
Southold Town Planning Board Public Meeting —June 1, 2026 — Page 15
Donald Wilcenski: I make a motion to adjourn the hearing to next month's meeting on
July 13, 2026.
Amelia Jealous-Dank: Second.
Chairman Rich: Motion made by Don, seconded by Mia. Any discussion? All in favor?
Ayes.
Opposed?
None.
Motion carries.
Chairman Rich: 5:01 p.m. - 5:02 p.m. - Hampton Ovster 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 Mll
Zoning District. The property is located at 1000 First Street, New Suffolk. SCTM#1000-
117.-7-32
Jessica Michaelis: Just a note for the record, the required public notice procedures
were completed correctly.
Joseph Finora: I'm Joe Finora. I am a partner in the Hampton Oyster Company here
representing the application, joined by my two other business partners as well. Some
background to the project, I grew up on the North Fork, Mattituck High School, my
brother and I started this business about twelve years ago, looking at the way of living
out here we were intrigued at the idea of farming the water. We started this business
with some lease space from the County and Peconic Bay and we worked exclusively
out of the public access points to load and unload equipment, our product. That quickly
became a choke point for our business and also a way for conflict not having a
dedicated space of our own on land. Two years ago, we cold called a long-time property
owner.in New Suffolk because of his very unique marine zoning, as the board is
probably aware there are very few marine-zoned parcels remaining in Southold Town,
New Suffolk has just a few of those, they spread strategically located to our farming
operation in Peconic Bay and we were fortunate enough to come to an agreement with
the former property owner who had this parcel in his family for over fifty years. We come
to really appreciate the historic nature of the property, we tried to know the former
owner and we found a whole lot of interesting documentation about its previous uses
dating back to as late as the early as the 1900s, this property had an extension
seaward, underwater lands that were purchased from the Southold Town Trustees. It
was a very active scallop wharf at the time; I have an old (inaudible) fire map survey
from 1920 that I have to submit before the board just as some context for the working
water front nature of the property. We have some additional old photographs here of the
property being used as recently as the 1960s. In fact, I'll (inaudible) these all up just for
Southold Town Planning Board Public Meeting —June 1, 2026 — Page 16
discussion purposes. But the little guy you see in the picture here, in front of the bait
shop, that's the gentleman we bought the property from; so here January 1959 he was
a kid and his family used to live in the house on the property and they sold bait and
rented boats through the 1950s and 1960s. So, our proposal here, I would like to say it
straightforward although nothing you say is straightforward any more, the scope of our
project is to construct a storage barn, it's set specifically to achieve the setback
requirements for our zone, it's actually a small parcel by Southold Town's standards but
it's one of the larger parcels in the hamlet of New Suffolk, we are able to achieve a
building placement that meets two front yard setbacks because it's at the corner of First
Street and King Street. King Street is just a dirt road that's used for access to the water.
We are also able to achieve our rear and side yard setbacks for zoning code. We have
a building here we intend to use just for storage of our equipment and to do repairs,
typical farm/husbandry work. We have no dwellings on the property now, our equipment
is stored outside and the structure is intended to give us a place to (inaudible) keep
things inside there and not stored outside. Akin to any type of storage barn on a land
based agricultural operation. We've been going on about here — I have followed the
changes to New Suffolk over the past 20 or 30 years, I saw the change of the marina to
the waterfront fund and the rehabilitation that has happened there. I've seen and
followed closely other attempts for residential development along the waterfront and all
those have been very meaningful to us to watch because we've been able to hear what
was most important to the community and do our best to minimize conflict but still be
able to achieve our goals in running a small a small business here in Southold Town.
The building is deliberately as low as possible, flood zone and the area dictates our
minimum first floor elevation but that's where our building stops, this building is not
elevated, it's not on piles, its quite literally the lowest it could possibly be. It's a one and
a half story building instead of a two-story building so that we can make use of some
AG space but meanwhile keep the overall height of the building as low as we could, it's
just twenty-four feet. We tried to achieve all of the setbacks, which we were able to do,
and compared to other lots on the street and in the neighborhood, I believe we are the
only conforming proposed structure on the whole street. All other businesses and
homes on our side of the street in particular have some form of zoning relief, front yard
setbacks, side yard setbacks, I believe this would be the only one on our block that is
able to achieve those dimensional constraints. I have some more notes here but I don't
want to blab, behind me is a rendering we produced for discussion purposes as a result
of our meeting with the Architectural Review Board, they had comments regarding some
of the aesthetic choices and so we heard that and produced this rendering just as a
response. Our design and proposal before never intended to be so specific on the
material choices but that is the purpose of the Architectural Review Board. We took their
wants into consideration, made some modifications in terms of the dormer and window
shapes, exterior materials and things of that nature. That's all I have to say at this point,
except to specify that this is the only part of the project, there is no additional permitting
work we are seeking at this time for the waterfront, and this building does not have a
sanitary system as a farm storage build so there's no sceptic indicated on the plans.
This agricultural building is not open to the public, there not a place for expensive
machinery or processing, we are not required to have a bathroom facility and it is not
our intension to put one in.
Southold Town Planning Board Public Meeting —June 1, 2026 — Page 17
Chairman Rich: Are you going to have an office upstairs or is that just a dormer for
looks?
Joseph Finora: We're hoping to have access to the upstairs. There's no habitable
space in this building, the upstairs, if it proves we have access through that installation
of that dormer, would be additional storage space. We also have the potential to have
an open vaulted ceiling because some of our equipment is quite high so we would
benefit from the elevated ceilings even if there was no second floor.
Chairman Rich: Thank you. Anyone wishing to address the Board on this project?
Please state your name and sign in.
Karen Rivara: My name is Karen Rivara, 628 Carpenters Street, Greenport. I just want
to speak in support of Hampton Oyster's project. We're watching the growth of the
aquaculture industry in Southold Town, aquaculture is agriculture, I think it's in line with
the development with the town and we certainly need working waterfronts in the town.
I've watched it disappear from the time I've lived here. It's important for the industry to
have it so just wanted to speak in support. Thank you.
Chairman-Rich: Thank you and please sign your name. Anyone else wish to address
the Planning Board?
Steve Katsoulas: Yes, I live across the street from him —
Jessica Michaelis: Would you please state your name for the record, sir?
Steve Katsoulas: Steve Katsoulas. Next to this property, the Board of Trustees denied
about a month and a half ago, a build a two story, because it is a wetland and there
weren't enough setbacks. It was almost the same like this one. Now, I don't have to
(inaudible) the New York State code is when you put a building up, don't you have to
have a sanitary system?
Chairman Rich: You can ask your questions but we don't answer them now. You can
bring them up to us and we will address them in a report but we don't answer them
here.
Steve Katsoulas: People are going to be working there. So now they say it's for
storage? No, they are going to be working. They will need a facility, a bathroom. When
you put a sanitary system close to the water, you need one hundred feet [setback] to
put in a cesspool and they don't have that there. Also, it's a wetland, I want them to stop
(inaudible) flood all the time. (inaudible) no recent hurricane, like in 2012 we got four
feet of water with Hurricane Sandy. Also, I have a chart from the building department
and it says for Mll Marine (inaudible) 80,000 square feet that's (inaudible) but the
minimum —we got to have 150 feet by 150 feet, long and deep. Now, I remember that
on the other parcel was residential, but it's the same. Same Marine ll. You cannot put
Southold Town Planninq Board Public Meetinq —June 1, 2026 — Page 18
concrete slab when you're close to the water and that building's going to be very close
to the water because he claims at the high tide mark and he makes it longer, deeper—
that's in the paper. In practical —you can't build that out here. So, now for the doorman,
I mean, I was in the construction business for forty-five years, to store their equipment
and to put almost— not a full-size, but it's at least half of the office door boats as facing
north for storage to store equipment, I found they are. And there isn't— it's not a sad day
because he cannot get the permits because of the distance southern field. The thing is
—they'll put the building up and then we'll see what's happened. That's what-(inaudible).
I spoke with Joe, Mr. Finora, I said: "Why don't you — he's going to get storage—you
have about fifteen feet high in garage, put your equipment [there]." No I need space
(inaudible). We have to enforce the codes. I mean, I know you told me you sent him a
certified letter— he said "we don't need variance." Okay, you don't need variance, but he
cannot build anything where, you know, because you have a variance? Because you've
got to confer with the codes and the (inaudible) is so small. Too small to build that and it
gets (inaudible). That's about it, I guess you don't need parking spaces —that's about it.
Chairman Rich: Thank you for your input. Please sign your name. Anyone else?
Cheryl Victoria Bondarchuck: Hi! It all sounds well and good, I'll keep it simple. The
formal letter of opposition sent in by Peter Stine of Peco Oysters which is immediately
south, on the other side of King's street for this parcel — brings up a lot of information.
I've only done cursory research into this. There are a lot of question as far as guest
storage but that in some parts of the application it says —the verbiage almost sounds
like there's going to be production going on there— and that's my concern. And yes, that
property is usually under water. Setbacks — I'm just shocked that it could even have a
building on it. So, I'll leave it at that, it's all in the letter. Thank you.
Chairman Rich: Thank you. Please be sure to sign..Anyone else? Anyone on Zoom?
Jessica Michaelis: Yes, Dave? You can address your comments to the Board, please
just state your name for the record.
(No answer)
Maybe that was an accident, GK?
George Krew: Can you hear me?
Jessica Michaelis: Yes, please just state your name for the record.
George Kreug: Sure, just wanted to make sure you could hear me. My name is George
Krew. My wife, Lynn, and I own a property at 1175 Second Street in New Suffolk. I've
got a ton of questions; I don't know if this is the appropriate forum for that. First about
the process, can someone there let me know— or is it in your prevue to let me know and
anyone else who might not know—what the sequence of events is, in terms of this
Southold Town Planninq Board Public Meeting —June 1, 2026 — Page 19
application going forward? I hear that there is no ZBA needed, but what is the next step
in the sequence of this plan?
Brian Cummings: Yeah, as a recommendation, you can give our office — the Planning
Department- office a call tomorrow. My name is Brian Cummings; I could certainly walk
you through what the process is for Site Plan application. Certainly, if you want to get
any of your questions on the record before the Planning Board here, this would be the
time to do that.
George Kreug: Sure, sure, I do have a bunch of questions. One of the things that
jumped out at me— and I only had a couple of days to review the 99 pages of
documentation that accompanied this and I'm certainly no expert on what the codes in
the Town of Southold are — but I was curious about he reclamation of the preexisting
wharf and-it shows in the diagram we are looking at right-now, the green line includes
area that's currently under water and I guess I'm curious about hat, is the intent then to
make this lot bigger than it is? Is that to be filled in so that there's soil to grade? And
understand there's a couple hundred feet of dockage that's to be attached there, and I
want to know if there's any precedent to that, is this a common practice, you know?
What strikes me that the overhead view of New Suffolk has changed quite a bit, not only
since the 60's, but going back even further, you can go into Braun Seafood and see
overhead shots and see factories and whatnot and I guess, does this mean that you
own a piece of property on the water and it was previously used for some type of
industry that that precedent owns some kind of sway over future use? Or is that a
question I should add to my documentation when I talk to —
Chairman Rich: Actually, these questions are recorded in the minutes of this hearing
and we review them and provide answers which you can look at.
George Kreug: It seems to me that this reclamation has already been done, mother
nature's already reclaimed whatever wharf was there to herself and that's now a part of
Cutchogue Harbor— at least that's the way I see it. You know, another concern of mine
is: what is the commitment.to using this site then, is aquaculture. I understand in the Mll
district, it allows for some residents and one of the issues that did come about with the
Laureo property application just to the north of this was: the small size of the lot didn't
allow for proper setbacks, and what happens if years down the road, Mr. Finora's
business moves on and someone else buys the property, they've now got a larger
space and, does this mean that someone can build a residence there? Down the road
that then meets all the setbacks because we've reclaimed some of the land that was a
preexisting wharf and now is even more valuable because its got hundreds of feet of
dockage. That's, you know, looking long term, that's a concern I have. I'm confused
about the purpose of this, in the press that we saw— particularly in the East End
Beacon- there was an announcement of Mr. Finora's business becoming eligible for
some state funds, there was talk of a digital oyster sizing machine, it was all very
interesting, I was a little confused. I thought that this building was to house that machine
and that the machine might also be operated there and, of course, as a resident nearby,
I'm very concern about the kind of noise and traffic that would create and there's very
Southold Town Planninq Board Public Meeting —June 1, 2026 — Page 20
little parking there. If you've got people coming an going, carting whatever back and
forth, whether it's by boat or pick-up trucks and vans and whatnot— I'd be very
concerned about that. In addition to the noise, I'm sure generated by oyster-storing
equipment and you know, again, I'll just touch on that point that New Suffolk has
evolved quite a bit. There were submarines being built there, I don't think anyone is
going to try to build a submarine factory just because one existed there decades ago,
it's become very residential, it's very touristy. In a lot of ways New Suffolk is kind of a
forgotten corner of Southold, many of us who are there would like for it to remain that
way and I would also say that until some of these questions are answered and'some of
these concerned are addressed, I would like to ask you to add my name to the letter
you receive from Peter Stein from the concerned residents of New Suffolk expressing
this and many more concerns in a greater amount of detail.
Chairman Rich: Thank you for your comments, they are recorded in the minutes of this
meeting. They will be addressed as a part of the process.
George Kreug: If it's okay, my wife and I both own the property. My wife, Lynn, is sitting
next to me and she would like to make some comments, if that's alright.
Chairman Rich: Sure.
Lynn Kreug: My name is Lynn Kreug, I do have a question: I just learned about this
project on Saturday and I was wondering if it's too late for me to send my comments in
writing to this group? Or does it have to be done today to be a part of the record?
Donald Wilcenski: I suggest we leave the hearing open for two weeks for written
comments.
Chairman Rich: We will hold, we kind of have a consensus here that we'll hold this
hearing open for two weeks for written comments.
Lynn Kreug: Okay, then I really don't want to say anything because I think my
comments will speak for themselves.
Chairman Rich: Thank you very much. Anyone else?
Jessica Michaelis: We have a few people on Zoom.
Gabe Phillips: Have I been unmuted?
Jessica Michaelis: Yes.
Gabe Phillips: Thank you, my name is Gabe Phillips. I own two properties in New
Suffolk, one directly across the street from the subject property, which is technically 875
King Street but the frontage on First Street is also ours and then the lot behind that
1060 Second Street. I just want to add my name to Peter Steins's letter in opposition as
Southold Town Planning Board Public Meetinq —June 1, 2026 — Page 21
a concerned member of the New Suffolk community, I share George's concern that the
use of the neighborhood as a commercial district has materially shifted over the eleven
years that I've owned property here and certainly the decades prior. The parking
concern for instance, there's two very popular restaurants in town in the neighborhood
and their parking takes up the majority of what's available on Church Street, oftentimes
during the day, during the week, all summer long. As a for instance, I know I'm making
comments rather than questions for the record, I will submit my comments in writing but
I wanted to ensure that an additional resident of the neighborhood was added to the list
here and I think I probably have an acute amount of impact here and I've not heard
about this until Peter told me about it late last week so, I'm not sure how the notification
slipped by me but I certainly have a lot of additional questions I will ask in writing. Thank
you for the opportunity to do that.
Chairman Rich: Thank you.
Donald Wilcenski: Now Jess, you said that he wasn't notified?
Jessica Michaelis: All the mailings were done correctly and in the appropriate
timeframe. They were all sent according to the Accessor's Roll, to the correct
addresses, in the correct amount of time. It was all done correctly.
Unknown Speaker: He's on second street; he was probably out of the zone of...
Unknown Speaker: His property is....
Unknown Speaker: He has to...
Jessica Michaelis: I'm sorry, we can't have the back and forth.
Unknown Speaker: (inaudible)
Chairman Rich: Anyone else?
Jessica Michaelis: We have one more on Zoom. Peter?
Peter Stein: Yes, Hi, good evening. My name is Peter Stein and I own the property
directly across, I guess what is considered the paper road of King Street. I'll keep my
commentary very, very brief. I submitted something in writing to Jessica earlier today
noting a number of questions regarding the potential uses of the property or the
potential uses of the building. I think I have a pretty decent understanding of what needs
to be stored inside versus outside for an oyster operation as I own and operate an
oyster operation and I can't imagine a building of this size being needed simply for
storage. I think that there are quite a few inconsistencies in the paper work that I've
seen filed with the Planning Board and I'd like the questions that I stated in the letter
that I submitted to be addressed before any sort of decision is made as I think that
those will be relevant to not only what is proposed with the is building, but in the
Southold Town Planning Board Public Meeting —June 1, 2026 — Page 22
documentation there is proposed waterfront activity, hardening of the shoreline, almost
2,000 yards of fill potentially being brought in and those effects could very easily create
erosion and damage to my property as well as to the public access road on King Street.
So, I would just encourage this Board to take a pretty long, hard look at what is being
proposed here and balancing that and reconciling that with future potential uses.'If and
when this building is constructed, what that could mean for future use of the building
and the hardships that could be noted for future variances for a septic system or other
uses. I'll stop there and refer you to what I submitted to you in writing.
Chairman Rich: Thank you, Peter. Jess, do you have anyone else?
Jessica Michaelis: Not on Zoom.
Chairman Rich: Does anyone else wish to address the Planning Board on this project?
Amelia Jealous-Dank: I move to hold this hearing open for written comment for two
weeks.
Donald Wilcenski: Second.
Chairman Rich:.Motion made by Mia, seconded by Don. Any discussion? All in favor?
Ayes.
Opposed?
None.
Motion carries.
Joseph Finora: I just want to state two additional pieces that I neglected to mention
(inaudible). The first is that the confusion with regards to the bar front treatments is that
— at the time the application was made for that isle there to the building department—
before the site plan process even began, we were embarking to restore the original
wharf that was shown in the survey which I sent— between when.that letter was sent
and when this application started —we learned that that was (inaudible) from the
structure and so it was removed from our site plan drawings and those permit
applications have all ceased any forward progress. So, before you it's only the
building and that's why there are these conflicts in some of the written project
descriptions, because of the overlap in the project timings. The other important part that
I think came up that is very relevant to our attentions is that when we purchased the
property, we voluntarily entered into an agricultural restriction on the property, we
signed a license agreement with the Town which is documented and recorded as a
government for a temporary use restriction of only agricultural on the property. We did
that as a show of good faith to demonstrate that we intended to use the property for our
business only and to alleviate any fears of which had come up and then made tonight
Southold Town Planning Board Public Meetinq —June 1, 2026 — Page 23
about a potential conversion to another type of use —we made it temporary in nature
because we were uncompensated for that at the time and because we knew that we
had a long road ahead of us for approvals and so there are a number of other
opportunities on the table for property preservation, the working waterfront build or if the
county had wanted them, if the preservation fund locally, as another. But I wanted to
bring that point up because I think its particularly relevant and a very strong, statement
of our dedication to do right by this property and continuing its long (inaudible) Marine
and commercial use. Thank you.
Chairman Rich: Thank you. Can I get a motion for adjournment?
Amelia Jealous-Dank: Motion made.
Doanld Wilcenski: Second.
Chairman Rich: Motion made by Mia, seconded by Don. 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,
Pow.;
Allison Palmeri
Transcribing Secretary
James H. Rich III, Chairman