HomeMy WebLinkAboutPBA-04/11/2022 OFFICE LOCATION: MAILING ADDRESS:
Town Hall Annex OF SOU P.O.Box 1179
54375 State Route 25 O�� ryOl Southold, NY 11971
(cor.Main Rd. &Youngs Ave.) P
Southold,NY Telephone: 631 765-1938
COO www.southoldtownny.gov
PLANNING BOARD OFFICE
TOWN OF SOUTHOLD
MEMORANDUM
To: Denis Noncarrow, Town Clerk
From: Jessica Michaelis, Planning Department
Date: April 13, 2022
Re: April 11, 2022 Planning Board Public Meeting
Attached please find the Final Agenda and Approved Resolutions from the
April 11, 2022 Planning Board Public Meeting. A Records Transmittal Form has
been submitted to Records Management.
OFFICE LOCATION: MAILING ADDRESS:
Town Hall Annex OF SOU P.O.Box 1179
54375 State Route 25 O�� P.O.
Southold, NY 11971
(cor.Main Rd. &Youngs Ave.) '` Telephone: 631765-1938
Southold,NY P
www.southoldtownny.gov
UNT`(,�
PLANNING BOARD OFFICE
TOWN OF SOUTHOLD
PUBLIC MEETING AGENDA
Monday, April 11, 2022
6:00 p.m.
Options for public attendance:
♦ In person:
Location: Southold Town Hall, 53095 NYS Route 25, Southold.
or
♦ To join via computer:
.Click Here
or
Online at the website zoom.us
Click "Join a Meeting"
Meeting ID: 89121817401
Password: 570535
♦ join by telephone:
Call 1(646)558-8656
Enter Meeting ID and password when prompted (same as above)
Southold Town Planning Board Public Meeting — March 14, 2022 — Page 2
SETTING OF THE NEXT PLAN N,INO BOARD MEETING
Board to set Monday, May 9, 2022 at 6:00 p.m. as the time for the next regular
Planning Board Meeting.
;SUBDIVISIONS
CONDITIONAL SKETCH PLAT DETERMINATION:
Kalagiros Standard Subdivision —This standard subdivision proposes to subdivide a
4.28 acre parcel into two lots where Lot 1 equals 2 acres and Lot 2 equals 2 acres in the
Agricultural Conservation zoning district. The property is located at 18365 CR 48,
Cutchogue. SCTM#1000-95-4-16.1
CONDITIONAL PRELIMINARY PLAT DETERMINATION:
Walsh Park Standard Subdivision —This proposal is for a Standard Subdivision of a
3.82-acre parcel into three lots, where Lot 1 is 0.59 acres, Lot 2 is 2.16 acres and Lot 3
is 1.08 acres in the Hamlet Density zoning district. The property is located on the south
side of Winthrop Avenue and the west side of Equestrian Avenue, Fishers Island.
SCTM#1000-9-10-10
PRELIMINARY PLAT EXTENSION:
Mazzoni Subdivision —This proposal is for a Standard Subdivision of a 22.94 acre
parcel into 5 lots where Lot 1 = 2.34 acres, Lot 2 = 1.78 acres, Lot 3 = 2.18 acres, Lot 4
= 0.56 acres, Lot 5 = 16.06 acres inclusive of a 0.97 acre right-of-way, 8.58 acres of
Open Space and 6 acres of a Conservation Easement held by the Peconic Land Trust
(PLT) located in the R-80 Zoning District. The property is located at 500 Soundview
Drive, approximately 782' to the north of NYS Route 25 and 256' to the east of Sound
View Drive, Orient. SCTM#1000-13-2-8.2
CONDITIONAL FINAL PLAT EXTENSION:
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
FINAL DETERMINATION:
Astley Resubdivision —This resubdivision proposes to merge two parcels into a single
1.35 acre parcel in the R-40 Zoning District. The property is located at 460 North View
Drive, Orient. SCTM#1000-13-1-5.2 & 6
Southold Town Planning Board Public Meeting — March 14, 2022 — Page 3
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SITE,,'f:PLAN APPLICATIONS
STATE ENVIRONMENTAL QUALITY REVIEW ACT DETERMINATION:
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 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
PUBLIC HEARING '
6:01 PM —The Enclaves Hotel —This proposed site plan is for the construction of a 44-
unit, two-story hotel (62,338 sq. ft.), including 59,962 sq. ft.in the main building, 2,376
sq. ft. in 4 detached cottages, a full basement, accessory meeting/event and personal
services spaces, an outdoor swimming pool, and the conversion.of a two-story dwelling
to a 74-seat restaurant (3,610 sq. ft.), with a total of 160 parking spaces on a 6.75acre
parcel in the Hamlet Business zoning district. The property is located at 56655 NYS
Route 25, Southold. SCTM#1000-63-3-15
OFFICE LOCATION: MAILING ADDRESS:
Town Hall Annex ®F 0P.O.Box 1179
54375 State Route 25 ®�� ��®� Southold,NY 11971
(cor. Main Rd. &Youngs Ave.)
Southold, NYTelephone: 631 765-1938
aw www.southoldtownny.gov
®Uwv'
PLANNING BOARD OFFICE
TOWN OF SOUTHOLD
April 12, 2022
Larry Buscemi
P. O. Box 679
Mount Sanai, NY 11766
Re: Conditional Sketch Plat Approval
Kalargiros Standard Subdivision
18365 County Route 48, Southold
SCTM#1000-1000-95-4-16.1
Dear Mr. Buscemi:
The Southold Town Planning Board adopted the following resolutions at a meeting held
on Monday, April 11, 2022:
WHEREAS, this standard subdivision proposes to subdivide a 4.28 acre parcel into two
lots where; Lot 1 equals 2 acres and Lot 2 equals 2 acres in the Agricultural
Conservation zoning district; and
WHEREAS, on April 12, 2021 the applicant submitted a Sketch Plan application and
fee; and
WHEREAS, at their work session on June 7, 2021, the Planning Board found the
Sketch Plan Application incomplete; and
WHEREAS, on January 20, 2022 the applicant submitted a revised Sketch Plan
application, the correct fee and missing required information; and
Kalargiros Standard Subdivision Page 12 April 12, 2022
WHEREAS, on March 28, 2022, at their work session, the Planning Board reviewed the
submission and found the Sketch Plat application was complete and ready for a
determination pursuant to Town Code §240 Subdivision of land, therefore be it
RESOLVED, that the Southold Town Planning Board grants a Conditional Sketch Plat
Approval upon the map entitled, "Sketch Plan for the Standard Subdivision of
Kalargiros", prepared by Peter V. Brabazon, PLS, dated April 17, 2021 and last revised
December 28, 2021, with the following conditions:
a. Submit a road and drainage plan for the "Future Road" access meeting all.
requirements for public road construction and dedication to the Town as
specified by Southold Town Code section 161 Highway Specifications.
b. Show building envelopes on each lot.
c. Establish, show and label perimeter buffers on each lot compliant with the
required limits of clearing. A total lot area of 25 percent is permitted to be
cleared on each lot. The building envelopes cannot encroach into the
limits of clearing.
The next step to continue towards approval is to meet all conditions stated
above, and to submit a complete Preliminary Plat Application and Fee.
Sketch Plan Approval shall expire six months from the date the Planning Board
adopted its resolution of approval unless extended by further resolution of the
Planning Board.
If you have any questions regarding the information contained in this resolution, please
contact the Planning Board Office at (631) 765-1938.
Respectfully,
Donald J. WiIcenski
Chairman
OFFICE LOCATION: MAILING ADDRESS:
Town Hall Annex ®f S0P.O.Box 1179
54375 State Route 25 ®�� j/;°®� Southold, NY 11971
(cor.Main Rd. &Youngs Ave.)
Southold,NY Telephone: 631765-1938
www.southoldtownny.gov
�yCOUNV
PLANNING BOARD OFFICE
TOWN OF SOUTHOLD
April 12, 2022
Martin Finnegan, Esq.
Finnegan Law, P.C.
P.O. Box 1452
Mattituck, NY 11952
Re: Walsh Park Standard Subdivision
Conditional Preliminary Plat Approval
Location: south side of Winthrop Drive and west side of Equestrian Avenue,
Fishers Island
SCTM# 1000-9.-10-10 Zoning District: HD
Dear Mr. Finnegan:
The Southold Town Planning Board adopted the following resolutions at a meeting held
on Monday, April 11, 2022:
WHEREAS, this proposal is for a Standard Subdivision of a 3.82-acre parcel into three
lots, where Lot 1 is .59 acres and contains two residential dwellings and a sewer
easement, Lot 2 is 2.16 acres and contains a sewer and water easement and Lot 3 is
1.08 acres and contains two residential dwellings, a right of way and water easement.
and
WHEREAS, on July 30, 2021, the applicant submitted an Existing Resources and Site
Analysis Plan, Yield Plan and Sketch Plan application and fee; and
WHEREAS, on August 9, 2021 the Planning Board determined that the Sketch Plan
application was complete and required additional minor changes to the Yield Plan and
Sketch Plan, with the understanding that these changes would be listed as conditions in
the Conditional Sketch Plat Approval, and could be made in the Preliminary Plat
application; and
WHEREAS, on August 9, 2021, the Southold Town Planning Board, pursuant to State
Environmental Quality Review Act (SEQRA) 6 NYCRR, Part 617, determined that the
Walsh Park Benevolent Corp Standard Subdivision P a g e 12 April 12, 2022
proposed action is an Unlisted Action as it does not meet any of the thresholds of a
Type I Action, nor does it meet any of the criteria on the Type II list of actions; and
WHEREAS, on August 9, 2021, 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; and
WHEREAS, the applicable Conditional Sketch Plan Approval conditions have been met,
and
WHEREAS, on December 15, 2021 the applicant submitted a Preliminary Application a
revised plat, and a check in the amount of$1000.00, and
WHEREAS, on February 7, 2022, the Southold Planning Board found the Preliminary
Plat Application complete at their work session, and
WHEREAS, on November 1, 2021 the Southold Town Planning Board had determined
that this proposed action is Consistent with the policies of the Town of Southold Local
Waterfront Revitalization Program; and
WHEREAS, on February 8, 2022 the Southold Town Planning Board, pursuant to State
Environmental Quality Review Act (SEQRA) 6 NYCRR, Part 617, granted a Negative
Declaration for the action, and
WHEREAS, due to the unique circumstances of this subdivision where two of the three
lots are already developed with residences, and the vacant lot will be reviewed by the
Planning Board as a residential site plan, the Park & Playground Finding will be
deferred until the site plan application process for the vacant lot; and
WHEREAS, a public hearing was held on March 14, 2022, on the Preliminary Plat and
closed and no substantial comments were heard; and
WHEREAS, the Planning Board finds that this Preliminary Plat application is ready for a
determination pursuant to Town Code §240 Subdivision of land; therefore be it
RESOLVED, that due to the fact that this action requires a Public Referendum that has
not been voted upon; the Planning Board has agreed to defer the Bond Estimate,
Performance Guarantee, and Stormwater Control Plans to the Final Plat Application
process; and be it further
RESOLVED, that the Southold Town Planning Board hereby grants Conditional
Preliminary Plat Approval upon the map entitled "Walsh Park Benevolent Corporation
Standard Subdivision Prepared for Walsh Park Benevolent Corp", prepared by CHA, on
December 3, 2021, and dated as revised on January 31, 2022, with the following
condition:
Walsh Park Benevolent Corp Standard Subdivision P a g e 13 April 12, 2022
1. Approval by the Fishers Island Sewer District verifying that there is sufficient
capacity for the proposed development will be required prior to Final Plat Approval.
The next step to continue toward Final Plat Approval is to meet all conditions
stated above, and the submission of a Final Plat Application and Fee. Note
additional changes to the Final Plat and/or documents may be required by the
Planning Board. Content of the Covenants and Restrictions and other legal
documents needed for subdivision approval will be provided to the applicant by
the Planning Board.
Preliminary Plat Approval shall expire six months from the date the Planning
Board adopted its resolution of approval unless extended by further resolution of
the Planning Board, such extension is not to exceed a total of 180 days. In the
event that the:applicant shall fail to apply for approval of a Final Subdivision Plat
prior to the expiration of the Preliminary Plat Approval, all documents required by
this section shall be re-submitted and a second Preliminary Plat Fee shall be paid
before any application for Final Plat Approval shall be accepted or processed.
If you have any questions regarding the information contained in this resolution, please
contact the Planning Board Office at (631) 765-1938.
,—sk
��)DO
Donald J. Wilcenski
Chairman
OFFICE LOCATION: MAILING ADDRESS:
Town Hall Annex ®F S0P.O.Box 1179
54375 State Route 25 ®�� j�®� Southold, NY 11971
(cor.Main Rd. &Youngs Ave.)
Southold, NY � � Telephone: 631 765-1938
www.southoldtownny.gov
CON` I
PLANNING BOARD OFFICE
TOWN OF SOUTHOLD
April 12, 2022
Karen Hoeg, Esq.
Twomey, Latham, Shea, Kelley, Dubin & Quartaro, LLP
P.O. Box 9398
Riverhead, NY 11901
Re: Extension of Preliminary Plat Approval
Proposed Standard Subdivision for Mazzoni
Located at 500 Soundview Drive, approximately 782' to the north of NYS Route
25 and 256' to the east of Soundview Drive, Orient
SCTM#1000-13-2-8.2 Zoning District: R-80
Dear Ms. Hoeg:
The Southold Town Planning Board adopted the following resolution at a meeting held
on Monday, October 4, 2021:
WHEREAS, this proposal is for a Standard Subdivision of a 22.94 acre parcel into 5 lots
where Lot 1 = 2.17 acres, Lot 2 = 1.78 acres, Lot 3 = 2.14 acres, Lot 4 = 0.73 acres, Lot
5 = 16.15 acres inclusive of a 1.14 acre right-of-way, 8.58 acres of Open Space and 6
acres of a Conservation Easement held by the Peconic Land Trust (PLT) located in the
R-80 Zoning District; and.
WHEREAS, that on March 10, 2020 the Southold Town Planning Board granted
Conditional Preliminary Plat Approval upon the map entitled "Subdivision Henry
Mazzoni at Orient", dated September 25, 2019, and the "Preliminary Road and
Drainage Plan" dated September 25, 2019 prepared by Howard Young, Licensed Land
Surveyor; and
WHEREAS, on March 12, 2020 the Town of Southold declared a state of emergency
due to the COVID-19 Pandemic; and
Mazzoni Standard Subdivision Pae 12 April 12, 2022
WHEREAS, Conditional Preliminary Plat Approval expired on March 8, 2021 and the
decision was being litigated; and
WHEREAS, on October 4, 2021 the Planning Board extended the Conditional
Preliminary Plat Approval to April 11, 2022; and
WHEREAS on September March 22, 2022 the applicant submitted a letter requesting
that Conditional Preliminary Plat Approval be extended from April 11, 2022 to October
3, 2022; therefore be it
RESOLVED, that Conditional Preliminary Plat Approval is hereby extended from April
11, 2022 to October 3, 2022.
If you have any questions regarding the information contained in this resolution, please
contact the Planning Board Office.
Respectfully,
Donald J. Wilcenski
Chairman
OFFICE LOCATION: MAILING ADDRESS:
Town Hall Annex ®� soP.O. Box 1179
54375 State Route 25 ®�� ��®� Southold,NY 11971
(cor.Main Rd. &Youngs Ave.)
Southold, NY Telephone: 631765-1938
www.southoldtownny.gov
c®UNTY,�
PLANNING BOARD OFFICE
TOWN OF SOUTHOLD
April 12, 2022
Charles Cuddy, Esq.
P.O. Box 1547
Riverhead, NY 11901
Re: Extension of Conditional Final Plat Approval
Pederson Standard Subdivision
670 Circle Drive, located on the southeast side of Circle Drive, +/- 70' south of
Aquaview Avenue, East Marion.
SCTM#1000-21.-3-15 Zoning District: R-40
Dear Mr. Cuddy:
The Southold Town Planning Board adopted the following resolution at a meeting held
on Monday, April 11, 2022:
WHEREAS, on September 13, 2021 the Planning Board granted Conditional Final Plat
Approval upon the application, with expiration set to occur in six months; and
WHEREAS, the Conditional Final Plat Approval expired on March 13, 2022; and
WHEREAS, the applicant has requested more time to meet the conditions of the
approval; therefore be it
RESOLVED that the Southold Town Planning Board hereby extends the Conditional
Final Plat Approval for an additional six months beginning on March 13, 2022 and
expiring on September 13, 2022.
The next step to continue towards Final Plat Approval is to meet all conditions
stated in the original Conditional Final Plat approval resolution.
This extension of the Conditional Final Plat Approval shall expire on September
13, 2022, unless extended by further resolution of the Planning Board.
Pederson Standard Subdivision Page 12 April 12, 2022
If you have any questions regarding the information contained in this resolution, please
contact the Planning Board Office at (631) 765-1938.
Respectfully,
Donald J. Wilcenski
Chairman
OFFICE LOCATION: MAILING ADDRESS:
Town Hall Annex P.O. Box 1179
54375 State Route 25 ®�� ��®� Southold,NY 11971
(cor. Main Rd. &Youngs Ave.)
Southold,NY Telephone: 631 765-1938
www.southoldtownny.gov
PLANNING BOARD OFFICE
TOWN OF SOUTHOLD
April 12, 2022
Martin Finnegan, Esq.
Finnegan Law, P.C.
P.O. Box 1452
Mattituck, NY 11952
Re: Final Plat Approval
Astley Resubdivision
460 and 320 North View Drive, Orient
SCTM#1000-13-1-5.2 & 6
Dear Mr. Finnegan:
The following resolutions were adopted at a meeting of the Southold Town Planning
Board on April 11, 2022:
WHEREAS, this resubdivision proposes to merge SCTM#s 1000-13-1-5.2 (0.79 ac.)
and 13-1-6 (0.56 ac.) into a single conforming lot of 1.35 acres. Each lot contains a
single family home. The home on Lot 6 will be partially demolished and a pool installed
along with a pool house in the remaining area of the house; and
WHEREAS, this application has received approvals from the Zoning Board of Appeals
and the Southold Town Trustees; and
WHEREAS, this application is EXEMPT from review by the Local Waterfront
Revitalization Program and the Suffolk County Planning Commission as no new
development potential will come as a result of this resubdivision; and
WHEREAS, the Southold Town Planning Board, pursuant to State Environmental
Quality Review Act (SEQRA) 6 NYCRR, Part 617, has determined that the proposed
action is a Type 11 Action under SEQRA according to 617.5(c)(16) "granting of individual
Astley Resubdivision April 12, 2022
setback and lot line variances and adjustments". An earlier SEQRA classification of
Unlisted was made in error; and
WHEREAS, this merger of two recognized parcels is consistent with the Southold Town
Comprehensive Plan in that it is making two non-conforming lots into a single
conforming lot; and
WHEREAS, pursuant to §240-56 Waivers of certain provisions, the Southold Town
Planning Board shall have the authority to modify or waive, subject to appropriate
conditions, any provision of these subdivision regulations, if in its judgment they are not
requisite in the interest of the public health, safety and general welfare, except where
such authority would be contrary to other ordinances or state law; and
WHEREAS, the Southold Town Planning Board has determined that the following
provisions of the Southold Town Code §240 Subdivision of Land are not requisite in the
interest of the public health, safety and general welfare because this resubdivision is
merging two recognized lots both developed with single family homes, is removing one
of the homes, and will not create any additional residential building lots, and therefore
are eligible for a waiver:
a. Sketch Plat Review;
b. Existing Resources Site Analysis Plan (ERSAP);
c. Yield Plan;
d. Primary & Secondary Conservation Area Plan;
e. Preliminary Plat Review;
f. Public Hearing; and
WHEREAS, pursuant to the resubdivision policy set by the Planning Board in February
2011, this application is eligible for a decision from the Planning Board prior to receiving
approval by the Suffolk County Department of Health Services (SCDHS) as it meets the
following criteria set forth in that policy:
• Both parcels are developed with single family homes and cannot be further
subdivided to create additional lots; and
• Where no new development potential will be created; and
WHEREAS, on March 28, 2022, at their Work Session, the Planning Board determined
that the relocation of driveways in this case is outside of their purview; and
WHEREAS, on March 28, 2022, at their Work Session, the Planning Board determined
that the application met the requirements of Chapter 240, Subdivision of Land; be it
therefore;
2
Astley Resubdivision April 12, 2022
RESOLVED, that the Southold Town Planning Board, pursuant to §240-56 Waivers of
certain provisions, hereby waives the following provisions of subdivision:
a. Article V. Sketch Plat Review;
b. §240-10 (A): Existing Resources Site Analysis Plan (ERSAP);
c. §240-10 (8):Yield Plan;
d. §240-10 (C): Primary & Secondary Conservation Area Plan;
e. Article VI: Preliminary Plat Review; and
f. Public Hearing; and be it further
RESOLVED, that the Southold Town Planning Board hereby waives the requirement to
receive approval from the Suffolk County Department of Health Services prior to
approval of this resubdivision by the Southold Town Planning Board; and be it further
RESOLVED, that the Southold Town Planning Board grants Final Plat Approval upon
the survey certified to Chris &Amy Astley, prepared by Kenneth M. Woychuk, licensed
surveyor, dated February 25, 2019, and last revised January 12, 2022.
The map for this resubdivision will be kept on file with the Southold Town Planning
Department.
Please submit evidence that the deed has been submitted to the Suffolk County Clerk
for recording to the Southold Town Planning Department within 62 days of the date of
Final Approval, or such approval shall expire and be null and void.
The statement below must be signed by the property owner prior to the Planning
Board Chairperson's signature to validate this approval resolution.
If you have any questions regarding the information contained in this resolution, please
contact the Planning Board Office.
Respectfully,
Donald J. Wilcenski
Chairman
I understand that Southold Town Planning Board approval of this Resubdivision
does not grant, guarantee or waive any approvals that may be required from the
Suffolk County Department of Health Services (SCDHS). I understand that.I will
need to apply separately to the SCDHS for any applicable approvals.
Signature of(Property Owner 1) Print Name
3
OFFICE LOCATION: MAILING ADDRESS:
Town Hall Annex ®� s®UI, P.O. Box 1179
54375 State Route 25 ®� � Southold, NY 11971
(cor.Main Rd. &Youngs Ave.)
Southold NY Telephone: 631765-1938
www.southoldtownny.gov
cou 11
PLANNING BOARD OFFICE
TOWN OF SOUTHOLD
April 12, 2022
Mr. Robert Brown
205 Bay Avenue
Greenport, NY 11944
Re: SEQR Determination — Hard Corner Southold Mixed Use
53530 NYS Route 25, Southold
SCTM#1000-61.4-1 Zoning District: Hamlet Business — HB
Dear Mr. Brown:
The following resolutions were adopted at a meeting of the Southold Town Planning
Board on Monday, April 11, 2022:
WHEREAS, this site plan is for the proposed mixed-use construction of a 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 April 5, 2021, the Southold Town Planning Board, pursuant to State
Environmental Quality Review Act (SEQRA) 6 NYCRR, Part 617, determined that the
proposed action was a Type I Action; and
WHEREAS, the Planning Board performed a coordinated review of this Type I Action
pursuant to 6 NYCRR Part 617, Section 617.7 of the State Environmental Quality
Review Act; be it therefore
RESOLVED, that the Southold Town Planning Board hereby declares Lead Agency
status for the SEQRA review of this Type I Action; and be it further
RESOLVED, that the Southold Town Planning Board, as Lead Agency pursuant to
SEQRA, hereby makes a determination of non-significance for the proposed action and
grants a Negative Declaration.
Hard Corner Southold Page 2 April 12, 2022
Enclosed is a copy of the Negative Declaration for your records.
If you have any questions regarding the information contained in this resolution, please
contact the Planning Board Office.
Respectfully,
Donald J. Wilcenski
Chairman
Encls.
OFFICE LOCATION: MAILING ADDRESS:
Town Hall Annex QF s®U P.O.Box 1179
54375 State Route 25 ®�� ��°®� Southold, NY 11971
(cor. Main Rd. &Youngs Ave.)
Southold, NY y Telephone: 631 765-1938
www.southoldtowirmy.gov
C®UN11,�
State Ei�v�AT n6 i� Review
NEGATIVE DECLARATION
Hard Corner Southold Mixed Use
Project Number: SCTM# 1000-61-4-1 Date: April 11,2022
The Town of Southold Planning Board as lead agency has determined that the proposed action
described below will not have a significant adverse impact on the environment.
This notice is issued pursuant to Part 617 of the implementing regulations pertaining to Article 8
(State Environmental Quality Review Act) of the Environmental Conservation Law.
Name of Action: Hard Corner Southold Mixed Use
Location: 53530 Main Road, Southold,New York
SLQR Status: Type 1 X
Unlisted
Scoping: No X_ Yes_ If yes, indicate how scoping will be conducted:
Description of Action:
This site plan is for the proposed mixed-use construction of a 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.
Reasons Supporting This Determination:
1. Impact on Land
The parcel is zoned Hamlet Business (HB). The purpose of the district is defined as:
The purpose of the Hamlet Business (HB) District is to provide for business
development in the hamlet central business areas, including retail, office and
Southold Town Planning Board Pae 12 April 11,2022
service uses,public and semipublic uses, as well as hotel and motel and
multifamily residential development that will support and enhance the retail
development and provide a focus for the hamlet area
Surrounding land uses include: NYS Route 25 and Feather Hill to the north, six HB zoned
lots, four with existing dwellings to the east, Wells Avenue and two R-40 zoned parcels to
the south and three parcels, one HB zoned(Bank of America) and two R-40 zoned lots (one
owned by Presbyterian Church with existing barn and the second is a single-family dwelling
to the west.
The proposed mixed-use in the HB zone does not conflict with the Zoning District or
surrounding uses.
The proposed action requires a zoning variance to construct five buildings on the 99,208 s. f.
parcel. The Southold Town bulk schedule for the HB Zoning District requires 20,000 s. f.
per building. On August 6, 2020 the Southold Town Zoning Board of Appeals granted a
variance with the following conditions:
1) The Planning Board, declares lead Agency and as such finds that the proposed action, as
applied for to this Board, will have no significant or moderate adverse environmental
impacts and issues a Negative Determination of Environmental Significance ("Negative
Declaration)'pursuant to Part 617 of State regulations issued pursuant to Article 8 the
State Environmental Quality Review Act of the Environmental Law issues a "Negative
Declaration".
2) The units labeled as affordable rental apartments shall be rented to an individual who
registers on the Town of Southold's affordable housing registry.
3) That the proposed uses and improvements receive Site Plan Approval by the Town of
Southold Planning Board.
Site topography slopes towards Town Creek. The land area once was connected to Town
Creek and has since been fragmented by a road. A Cut and Fill Plan has been submitted that
indicates the areas that would need to be excavated and filled to construct the single-family
residences. The area is not extensive and a total of 2,962 CY are proposed to be transferred
on site with an additional 100 CY from an outside source.
Adverse impacts on land are expected to be low.
2. Impact on Geological Features
The proposed project site does not contain nor is it adjacent to any unique geologic features.
3. Impacts on Surface Water
The NYSDEC Environmental Mapper was consulted and no regulated wetland systems were
identified. Town Creek, a tidal wetland is located to the south. The parcel is part of the Town
Creek watershed.
Southold Town Planning Pae L3 April 11,2022
The distance from surface water and landform will not allow surface flow to reach Town
Creek. On site storm water runoff will be contained on-site pursuant to Chapter 236 Storm
Water runoff of the Southold Town Code.
Adverse impacts to surface waters are expected to be low.
4. Impact on Groundwater
1. Water Supply:
The parcel is located over the Nassau—Suffolk Sole Source aquifer and not within a
Special Groundwater Protection Area(SPGA). Two test holes were sampled on-site, Test
Hole 1 encountered water at 29' below the surface and Test Hole 2 did not encounter
water at 17'.
Water supply is proposed to be from an existing 3/4 inch public water main located in
NYS Route 25. It is estimated that the affordable apartments would use approximately
450 GPD of water, the dry retail space 150 GPD and the 55 and older age restricted units
600 GPD for a total water usage of 1200 GPD. The total allocated GPD on the parcel
based upon 2.28 acres is 1,368 GPD. The proposed uses do not exceed the density
calculation. It is expected that the water supply will be sufficient to serve the proposed
uses.
A total area of 28,471 sq. ft. is proposed to be landscaped and irrigated at a rate of 10gpm
with an estimated watering time of 1800 minutes using 18,000 gallons per week. To
mitigate water use, rain sensors are recommended on the irrigation system.
To minimize nutrient and pesticide loading into groundwater,the Planning Board will
require the following best management practices for landscaped areas on fertilizer and
pesticides as recommended by the LWRP CCR.
a. Require the use of native, drought-tolerant plants in landscaping.
b. Require only the use of organic fertilizers where the water-soluble
nitrogen is no more than 20% of the total nitrogen in the mixture.
c. Require a maximum of 1 lb. of nitrogen per 1000 square feet in any one
application, with a cumulative application of no more than 2 lbs. per 1,000
square feet per year.
d. Prohibit the application of fertilizer products containing nitrogen,
phosphorus, or potassium between November lst and April 1St.
e. The use of phosphorous containing lawn fertilizer is prohibited unless
establishing a new lawn or soil test shows that the lawn does not have
enough phosphorus. Fertilizer labels have three bold numbers. The
number in the middle is the percentage of phosphorus in the product, e.g.
22-0-15. Use of products with 0.67 in the middle or lower is not restricted.
Products with a number higher than 0.67 may only be used if a new lawn
is being established or a soil test indicates it is necessary.
Adverse impacts to ground water are expected to be low.
Southold Town PlanninBoard Pae L4 April 11,2022
2. Sanitary Disposal:
The subject site is located within Suffolk County Department of Health Services (SCDHS)
Groundwater Management Zone IV, which according to Article VI of the Suffolk County
Sanitary Code, has an allowable flow of 600 gallons per day (gpd) per acre in areas served
by public water. The proposed action will not exceed the maximum density identified in
Article VI of the Suffolk County Sanitary Code.
The largest potential for impacts on surface and groundwaters result from the nitrogen(N)
inputs from atmospheric deposition and sanitary systems in unsewered areas. The
Environmental Protection Agency (EPA) and SCDOH standards have adopted the 10 mg/L
standards as the maximum contaminant level (MCL) for nitrate-nitrogen and 1 mg/L for
nitrite-nitrogen for regulated public drinking water systems.
Due to the potential impact from sanitary waste to ground and surface water quality from
nitrogen resulting from the project,the treating (reduction) of total nitrogen in effluent
equal to or greater than 60 percent over conventional systems levels (around 19mg/L) is
required to mitigate such impacts. This treatment level would require the installation of
Innovative and Alternative Onsite Wastewater Treatment Systems through Article 19 of the
Suffolk County Sanitary Code now available for use. The applicant has identified a PUGO
Sanitary Waste System or similar A/I system for the three affordable apartments, retail use
and four age restricted units. The systems will reduce total nitrogen loading to
groundwater.
The adverse impacts from sanitary waste disposal on groundwater quality are expected to
be low.
5. Impact on Flooding
The parcel is not located within a mapped flood zone (Suffolk County GIS Viewer).
Adverse impacts to structures from flooding are expected to none to low. SLOSH mapping
indicates that the parcel will not be impacted from hurricanes.
6. Impacts on Air
Air pollution can harm human health, and damage elements of the ecosystem. Exposure to
air pollution is associated with numerous effects on human health, including pulmonary,
cardiac, vascular, and neurological impairments.No significant emissions from the use are
proposed.
The movements of vehicles on site are capable of causing low levels of fugitive dust during
construction of the buildings. Once the site is developed, fugitive dust generated from the
project is expected to be periodic and low.
Adverse impacts on air as a result of this action are expected to be low.
Southold Town Planning Pae 15 April 11,2022
7. Impacts on Plants and Animals
In 1962 the majority of the parcel was cleared of vegetation. From that time period forward
the parcel was colonized with trees and other vegetation. The parcel is not located within a
New York State Department of State Significant Fish and Wildlife Habitat Area.Native
trees on the parcel are comprised of oak, locust, cedar, black walnut and maple trees that
will be partially cleared for development. Existing trees with a caliper of 6"vegetation will
be retained outside of cleared areas in the north, east and south of the parcel forming
buffers to adjacent properties. The invasive species tree species Tree of Heaven and
Norway Maple also occur on site. The understory is indicative of disturbed lands. The
proposed landscape cover is 67.7 percent of the total parcel area. The NYSDEC
Environmental Resource Mapper and EAF Mapper were consulted and no protected plants
or animals nor associated habitats were identified.
No significant removal or destruction of large quantities of vegetation(equal to or greater
than 10 acres)would occur as a result of this action.
Rare Plants and Animal Area
The NYSDEC Environmental Resource Mapper indicates that the parcel is not included in
the Rare Plants and Animals Area check zone or other designation. Wildlife on-site is
expected to be the species indicative to a neighborhood setting including the eastern box
turtle,birds and small mammals. The use of the subject parcel by the eastern box turtle
(Terrapene Carolina), a NYS species of special concern is likely. It is recommended that
the applicant contact the New York Natural Heritage program to obtain more current and
detailed information about species occurrence.
The northern long-eared bat(NLEB) (Myotis Septentrionalis) a species listed as threatened
by both New York State and the US Fish& Wildlife Service may occur on-site. It is further
recommended that the applicant contact Ms. Michelle Gibbons at the NYSDEC Regional
Office 631-444-0306 to determine possible occurrence and discuss any additional
regulations pertaining to the species.
With assessment and management protocols in place for the species mentioned above,
moderate to large adverse impacts to existing plants and animals are expected to be low.
8. Impact on Agricultural Resources
Soils on site consist of Riverhead Haven soils, and Haven Loam 0-2 percent slopes (prime)
and Plymouth Loamy Sand 8-15 percent slopes (state wide importance) in the rear of the
parcel. The parcel is wooded and not farmed. Prior to developing into woodland,the parcel
was improved with a residence in the 19th Century and mostly cleared.
Adverse impacts on agricultural soils/resources are expected to be none.
Southold Town Planning Board Pae6 April 11,2022
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Figure 1. Subject parcel cleared with single family residence. Flood zone is shown in green.
9. Impacts on Cultural/Archeological Resources
The parcel is contiguous The Southold Historic District located to the west of the parcel
across Wells Avenue. To the northeast of the parcel is the Southold Free Library (former
Southold Savings Bank)built in 1891 and a candidate listing National Register of Historic
Places. The Henry W. Price building located to the east on Main Road is a National
Register listed site. The Hamlet of Southold contains numerous historic structures that
define the streetscape character.
The application was coordinated with(The NYS Cultural Resource Information System
(CRIS)) and a response was sent June 21, 2021. The Technical Services Unit has no
concerns with work proposed. Concerning archeology on site, the OPRHP did recommend
a Phase IA/1B archeological survey where ground disturbance will occur. In their
September 27, 2021 Work Session the Planning Board determined that due to the location,
elevations and past disturbance they would not require a 1A/1B archeological survey.
The parcel itself is not identified as an area designated as sensitive for archeological sites
on the NY State Historic Preservation Office (SHPO) archaeological site inventory (The
NYS Cultural Resource Information System (CRIS)).
Adverse impacts on cultural/archeological resources are currently unknown and expected
to be low.
Southold Town Planning Board Pae L7 April 11,2022
10. Impacts on Aesthetic Resources
The parcel(project site) is directly south of, and visible from NYS Route 25, a New
York State Designated Scenic Byway. The proposed front building along NYS
Route 25 extends the retail use to the west within the Hamlet of Southold. A
shopping center with retail and service uses is located across NYS Route 25 from
the parcel. Parking is proposed in the rear of the retail building to maintain
community character.
As indicated above the Hamlet of Southold contains numerous historical structures
that define the streetscape. The proposed buildings do not conflict with the setting.
It is recommended however,that historical architecture and lighting are
incorporated within the design to retain the community character.
Adverse impacts to aesthetic resources are expected to be low.
11. Impact on Open Space and Recreation
The parcel does not currently offer public recreational opportunities.
12. Impact on Critical Environmental Areas
The parcel is within the listed Critical Environmental Area; Peconic Bay and Environs.
Adverse impacts to the area are expected to be low. There is no direct hydrological surface
connection with Town Creek, a tributary of Peconic Bay located to the southeast of the
parcel. Subsurface flow through an earth berm that was built prior to 1962 is expected to
occur. The impact of the subsurface flow in relation to water quality is expected to be low.
13. Impact on Transportation
A significant increase in vehicle trip generation or patterns over existing conditions on
NYS Route 25 and Wells Avenue is not expected. The retail uses and 7 residential units
will generate additional vehicle trips on Wells Avenue. The 8t'ITE Trip Generation
manual estimates a total of 10 daily vehicle trips for the 3 affordable apartments and 15
daily trips for the four 55-year-old age restricted apartments for a total of 25 daily trips.
The daily trips for the retail uses can be assessed using an average trip generation for
weekday of representative uses that occur in the area. These calculations assume that the
total 4,983 s. f. would be committed to one use.
Calculated Daily Trips Per Example Use
Apparel Store (325)
Hardware Store (251)
Walk-in Bank (767)
Clinic (38)
Medical/Dentist Office (44)
Southold Town Planning Board Pae8 April 11,2022
It is assumed that the calculated daily trip data was sampled for areas with larger
populations and gross floor areas per use that occur in the Hamlet of Southold. A reduction
in the daily trips would add a greater level of accuracy to the assessment as summarized
below.
The average daily trips for the above sample uses are 285. If the average is quartered or
halved, the rates would be:
Twenty-five percent=71.25
Fifty percent= 142.50
Using this method, it is expected that the representative daily vehicle trips could range
between 71 and 142 depending on the use. Extrapolated to 50 percent in and 50 percent out
the estimated daily vehicle trips could be between 35 and 71 accessing the retail building.
Office use would be much lower than the above retail estimates.
Access to the parcel is achieved from NYS Route 25 (Arterial road) and Wells Avenue an
unlined collector road. A stop bar and double yellow line extend from NYS Route 25
partially up the road. Impacts on Wells Avenue from vehicles entering and exiting the site
would be primarily limited to the distance from NYS Route 25 and the retail building curb
cut. Road improvements in this section may be necessary to accommodate the increase in
traffic. Line of sight for vehicles exiting Wells Avenue at the intersection of NYS Route 25
is adequate to the east and west. The 5-92 Bus stop is located in the front of the parcel and
the Feather Hill complex property across the street. Parking on NYS Route 25 is not
permitted along the entire frontage of the parcel.
Parking requirements for building 1 which includes the 3 one-bedroom affordable
apartments and 4,983.9 s. f. of retail space is 30 spaces. A total of 30 spaces are provided.
Parking for buildings 2 -5 which contain four age restricted housing units in the rear of the
parcel will be on-site with four separate driveways accessed from Wells Avenue. Wells
Avenue is a narrow road and on-street parking should be prohibited with signage for the
length of the parcel.
Pedestrian infrastructure is adequate in front of the parcel along NYS Route 25 with an
existing concrete sidewalk. Sidewalks from the existing to the proposed building will be
installed. There are no sidewalks on Wells Avenue and the applicant proposes to install one
ending at Building 5 single family residence. Safe pedestrian access will be achieved
through the construction of the sidewalk.
Adverse impacts to transportation are expected to be low.
Southold Town Planning Board Pae L9 April 11,2022
14. Impact on Energy
Energy use is expected to be indicative of commercial and residential use. Both uses must
meet dark sky requirements for exterior lighting.Natural gas is shown under Wells Avenue
and service is proposed for buildings 2 to 5. A significant increase in energy use is not
expected.
15. Impact on Noise, Odor, and Light
Noise currently results from normal activities associated with the use on-site.Noise
resulting from the construction is expected to be short term in duration and periodic.Noise
from the operation of the facility is not expected to adversely affect receptors.
Odors capable of affecting the quality of life or health of employees from the construction
or operation of the proposed action are not expected.
A Lighting Study plan has been submitted. Lighting on site will comply with Chapter 172
which preserves the night sky and minimizes light trespass over property boundaries.
Lighting, Outdoor in the Southold Town Code and will not adversely impact adjacent
properties or the night sky.
Adverse impacts on noise, odor, and light are expected to be low.
16. Impact on Human Health
No substantial hazard to human health is expected to occur as a result of this proposed
action. Adverse impacts to human health are expected to be low.
17. Consistency with Community Plans
The parcel is located in Long Island North Shore Heritage Area, a Regional Special
Planning District designed to organize people,places and connections into a
comprehensive and understandable approach. The proposed action is not inconsistent with
the plan.
The action complies with the Southold Town Code and is not in significant conflict with
the Southold Town Farm and Farmland Protection Strategy (2000) and Community
Preservation Project Plan (2016 update) and the Southold Town Comprehensive Plan
(2020). Safe and affordable housing is vital to a community's stability and growth.
Increasing the amount of affordable housing to help sustain its year-round residents is a
goal of the Town. Chapter 8 Housing with the primary goal of creating more affordable
housing. Objective 1.2 Encourage the development of new, diversified housing to help meet
the needs of current year-round residents, including senior citizens, and local workers fully
supports the proposed action.
Further the Southold Stakeholders created the following vision for Southold hamlet:
Maintain and enhance our community's "sense of place" and our residential, rural, and
historic character by encouraging mixed,-small-scale, commercial and residential
Southold Town Planning Board Pae I 10 April 11,2022
development in our hamlet center; maintaining the viability of our Main Street as a
business district for local entrepreneurs;promoting diverse housing types in our HALO
zone (aka the Hamlet Locus Zone, an area surrounding and including the hamlet centers);
and ensuring that density within these two districts is carefully balanced with the
preservation of farmland and open space outside their boundaries (Southold
Comprehensive Plan 2020, Land Use and Zoning Chapter Page 49)
The proposed action is located within the Southold Hamlet Center on a Hamlet Business
zoned parcel with pedestrian infrastructure proposed, close proximity to public
transportation and commercial businesses that could provide jobs for tenants.
Further, the action was recommended as Consistent with the Town of Southold Local
Waterfront Revitalization Program Policies in an August 27, 2020 memorandum.
Adverse impacts of the proposed action on the consistency of community plans are
expected to be low.
18. Consistency with Community Character
The character of the community is established by surrounding, existing commercial and
residential uses with historic features. The architecture of the proposed buildings is not
discordant with existing community character,however, the use of historic elements in
design is encouraged to retain the character of the Hamlet Center.
The 3 affordable apartments in building 1 could house school aged children that would
attend Southold Union Free School District. The 55 year and older restricted apartments are
not expected to house school-aged children. The adverse impact on schools is expected to
be low.
The Southold Volunteer Fire Department and Southold Police Department service the area.
Although demand for fire and police services will increase from the proposal on a periodic
basis, the increase in services is not expected to be moderate to large. -
The proposal is not significantly inconsistent with the community character of the area.
For Further Information:
Contact Person: Mark Terry, AICP, Assistant Town Planning Director
Address: P.O. Box 1179, 5309 State Road 25, Southold,New York 11971
Telephone Number: 631-765-1938
Agency Use Only [IfApplicablel
Project:I Hard Comers Mixed Use
Date: pril 11 2022
Full Environmental Assessment Form
Part 3-Evaluation of the Magnitude and Importance of Project Impacts
and
Determination of Significance
Part 3 provides the reasons in support of the determination of significance. The lead agency must complete Part 3 for every question
in Part 2 where the impact has been identified as potentially moderate to large or where there is a need to explain why a particular
element of the proposed action will not,or may,result in a significant adverse environmental impact.
Based on the analysis in Part 3,the lead agency must decide whether to require an environmental impact statement to further assess
the proposed action or whether available information is sufficient for the lead agency to conclude that the proposed action will not
have a significant adverse environmental impact. By completing the certification on the next page,the lead agency can complete its
determination of significance.
Reasons Supporting This Determination:
To complete this section:
• Identify the impact based on the Part 2 responses and describe its magnitude. Magnitude considers factors such as severity,
size or extent of an impact.
• Assess the importance of the impact. Importance relates to the geographic scope,duration,probability of the impact
occurring,number of people affected by the impact and any additional environmental consequences if the impact were to
occur.
• The assessment should take into consideration any design element or project changes.
• Repeat this process for each Part 2 question where the impact has been identified as potentially moderate to large or where
there is a need to explain why a particular element of the proposed action will not,or may,result in a significant adverse
environmental impact.
• Provide the reason(s)why the impact may,or will not,result in a significant adverse environmental impact
• For Conditional Negative Declarations identify the specific condition(s)imposed that will modify the proposed action so that
no significant adverse environmental impacts will result.
• Attach additional sheets,as needed.
See Environmental Assessment Report prepared by Planning Board dated April 11,2022.
Determination of Significance-Type 1 and Unlisted Actions
SEQR Status: ❑Type 1 ❑✓ Unlisted
Identify portions of EAF completed for this Project: Z Part 1 Q Part 2 Q Part 3
Upon review of the information recorded on this EAF,as noted,plus this additional support information
Environmental Assessment Report prepared by Planning Board dated July 24.2020
and considering both the magnitude and importance of each identified potential impact,it is the conclusion of the
as lead agency that:
❑✓ A. This project will result in no significant adverse impacts on the environment,and,therefore,an environmental impact
statement need not be prepared. Accordingly,this negative declaration is issued.
❑ B. Although this project could have a significant adverse impact on the environment,that impact will be avoided or
substantially mitigated because of the following conditions which will be required by the lead agency:
There will,therefore,be no significant adverse impacts from the project as conditioned,and,therefore,this conditioned negative
declaration is issued. A conditioned negative declaration may be used only for UNLISTED actions(see 6 NYCRR 617.d).
❑ C. This Project may result in one or more significant adverse impacts on the environment,and an environmental impact
statement must be prepared to further assess the impact(s)and possible mitigation and to explore alternatives to avoid or reduce those
impacts. Accordingly,this positive declaration is issued.
Name of Action: Hard Corner Mixed Use
Name of Lead Agency: Town of Southold Planning Board
Name of Responsible Officer in Lead Agency: Donald Wilcenski,Chairman
Title of Responsible Officer: Same
Signature of Responsible Officer in Lead Agency: I..J Date: April 12,2022
Signature of Preparer(if different from Responsible Officer) �� ��on,. Date: April 12,2022
For Further Information: 1
Contact Person: Mark Terry,Assistant Town Planning Director
Address: P.O.Box 1179,53095 Main Road,Southold,NY 11971
Telephone Number:631-765-1938
E-mail: Mark.Terry@town.southold.ny.us
For Type 1 Actions and Conditioned Negative Declarations,a copy of this Notice is sent to:
Chief Executive Officer of the political subdivision in which the action will be principally located(e.g.,Town/City/Village of)
Other involved agencies(if any)
Applicant(if any)
Environmental Notice Bulletin: http://www.dec.ny.gov/enb/enb.html
PRINT FULL FORM Page 2 of 2
OFFICE LOCATION: MAILING ADDRESS:
Town Hall Annex ®f S0(/ P.O. Box 1179
54375 State Route 25 ®�� ��°®� Southold, NY 11971
(cor.Main Rd. &Youngs Ave.)
Southold, NY Telephone: 631 765-1938
www.southoldtownny.gov
PLANNING BOARD OFFICE
TOWN OF SOUTHOLD
April 12, 2022
Mr. Andrew V. Giambertone
62 Elm Street
Huntington, NY 11743
Re: Public Hearing
The Enclaves Hotel and Restaurant
56655 NYS Route 25, ±90' n/w/o Town Harbor Ln and Main Road, Southold
SCTM#1000-63.-3-15
Dear Mr. Giambertone:
A Public Hearing was held by the Southold Town Planning Board on Monday,
April 11, 2022 regarding the above-referenced application.
The Public Hearing has been held open for two weeks, until April 25, 2022, for written
comments.
If you have any questions regarding the above, please contact this office.
Respectfully,
Donald J. Wilcenski
Chairman