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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
MEMORANDUM
To: Leslie Weisman, ZBA Chairperson
Members of the Zoning Board of Appeals
From: James H. Rich III, Planning Board Chairman
Members of the Planning Board
Date: November 6, 2024
Re: Request for Comments:
North Road Hotel LLC, aka Hotel Moraine
SCTM#1000-40.-1-1 ZBA File Number#7927SE & 7953
The Planning Board thanks you for the opportunity to provide comments regarding the
applications referenced above.
North Road Hotel LLC: Request for a Special Exception (#7927SE) pursuant to Article
XV, Section 280-35B(4), the applicant is requesting permission to expand an existing
21-unit hotel to a 35-unit hotel, by constructing a 4,588 sq. ft. building (aka Building #5)
with ten hotel rooms, and a 2,040 sq. ft. addition to an existing building (aka Building #4)
with four hotel rooms where there exists five buildings totaling ±13,854 sq. ft. and
accessory improvements on a 3.251-acre parcel (where 5 acres is required; #7953) in
the Resort Residential (RR) Zoning District, Greenport.
The Planning Board, by a vote of 3-2, does not support the variance re guested for the
ro`ect at this location.
Ayes: Members Rich III (Chairman), Jealous-Dank, Rafferty,
Nays: Members Wilcenski, Sidor.
1. The hotel use on this parcel has been in existence under Sunset Motel since
approximately 1960. The subsequent and current owner of the parcel, the
applicant, has comprehensively rehabilitated all buildings on site, abandoned a
pre-existing septic system, established connection to the Greenport Village
sewer district and established service connection to Suffolk County Water
Authority. The applicant has clearly invested meaningful resources in upgrading
and enhancing this existing Resort Residential site.
The subject parcel is bordered by a 7.05-acre Resort Residential zoned parcel to the
west, currently Cliffside Condominiums, and a 0.96-acre R-80 zoned parcel to the
east where there exists a single-family dwelling. This property line to the neighboring
R-80 parcel is at the minimum 15' side yard setback from proposed 10-unit Building
#5. The applicant has offered thick evergreen screening and/or a stockade fence
along this property line to provide a buffer to the residential use and zoning district.
2. Southold Town Hotel Moratorium: The subject parcel and site plan application
were excluded from this Town Board moratorium because it is an existing hotel.
3. Area variance 795 : the proposed action includes a 35% requested relief
from 280-35B(4)(a) Special Exception
(a) Minimum parcel size shall be five acres*.
*Subject parcel is 3.251 ac, which is —35% relief
The majority of the Planning Board felt that not meeting the minimum 5-acre
requirement was insufficient and that this level of relief from the Code would be
precedent setting Town wide for subsequent applications.
4. Local Waterfront Revitalization Plan LWRP :
a. The Action was determined inconsistent with Policy 4: Minimize loss of life,
structures, and natural resources from flooding and erosion.
4.1: Minimize losses of human life and structures from flooding and erosion
hazards.
The following management measures to minimize losses of human life and
structures from flooding and erosion hazards are suggested.-
b. A. Minimize potential loss and damage by locating development and
structures away from flooding and erosion hazards.
i. Avoid development other than water-dependent uses in coastal hazard
areas. Locate new development that is not water-dependent as far
away from coastal hazard areas as practical.
Page 2 of 6
ii. Avoid hazards by siting structures to maximize the distance from
Coastal Erosion Hazard Areas
LWRP comment: The hotel use is not water-dependent. The new construction of
Building #5, a 4,588 sq. ft. building, is proposed seaward of 80% of the existing
buildings, is closer to the Coastal Erosion Hazard Area (CEHA), and is shown on the
plan as very close to the 100' setback line from top of bluff.
The CEHA demarks a bluff on the parcel where development should be minimized,
with structures set back from the bluffs. These and adjacent areas are susceptible to
high winds and large erosion events capable of putting structures and life at risk
during coastal storms, including hurricanes.
The intent of this policy is to protect life, structures, and natural resources from
flooding and erosion hazards throughout the Town of Southold. The policy reflects
state flooding and erosion regulations and provides measures for the reduction of
hazards and protection of resources.
It should be noted that due to physical constraints of existing bluffs and shorelines,
no parcels along the north shore of Southold Town are water dependent except for
public beaches.
The policy states that development should be located as far from the bluff as
possible. This project proposes to add new development seaward of most of the
existing development, and so is not consistent with that policy.
5. State Environmental Qualit Review SEQR : Unlisted Action. Negative
Declaration issued by the Planning Board August 5, 2024.
6. Consistency with Site Plan regulations:
a. The proposed site plan provides a compliant loading zone and meets the
minimum parking required for 35 hotel rooms and three staff. Total of 38
vehicles (including 4 ADA, 2 EV). No work is proposed within the Suffolk
County ROW and a highway work permit from the Suffolk County Department
of Public Works (SCDPW) is not required.
b. Emergency Services /Access
i. Concerns were raised by the Fire Marshal and Greenport Fire District
regarding access to the rear yard (North) area of the site in the vicinity
of existing building #1 and proposed building #5. Further, the
constructed layout of the site forces this access to be provided along
Page 3 of 6
the west property line in the area of the sewer connection and pump
station.
In response, the applicant provided a revised plan (unofficial, offered
by the applicant) showing emergency access along the west property
line and a load bearing turn-around area for emergency vehicles in this
rear yard area.
Additionally, the applicant provided a cart path along the east side yard
in the effort to provide cart /gurney access to the northern most
buildings without the need of an emergency vehicle.
Finally, the applicant has also explored the feasibility of constructing a
second hydrant on the site if that would help alleviate any emergency
protection concerns.
7. Resort Residential Zoning District:
a. Pure: provide opportunity for resort development in waterfront areas or
other appropriate areas where, because of the availability of water and/or
sewers, more intense development may occur consistent with the density and
character of the surrounding lands.
b. The RR zoning district comprises 83 acres across the Town of Southold. The
most being in Greenport with 38, Southold with 22, and Cutchogue with 15.
Out of all 20 zoning districts, the RR zoning comprises 83 acres, making it the
fifth smallest in land area (16th out of 20) across the town.
.................................... .........
15: RO@86 18: AHD @72
16: RR @ 83 _ww.....ww......... 19: M-1 @ 17
17: LIO @ 79......__...__.�.._.. 20: HP (HistoricM.M.Mp...
mm.....��
Preservation) @ 0
c. No transition buffer or minimum landscape coverage is required in the RR
zone, but these are being offered by the applicant. The site plan provides
85.4% landscape coverage with screening plantings and fencing along the
east and west property lines.
8. Southold Town Comprehensive Plan: With mitigation, the project can be found
consistent with the Southold Town Comprehensive Plan.
Page 4 of 6
Economic Development: Tourism, retail/service based. Goal 1: Encourage new
and facilitate the growth of existing business sectors that pursue stable and
sustainable employment. This is an existing local business that has and will
continue to invest in the local economy. Year round and seasonal employment is
also offered by this existing business.
Goal 2: promote economic development that ensures an adequate tax base
without compromising the unique character of the Town.
Objective 2.4: (a) expand and improve infrastructure as appropriate, to serve
existing businesses and accommodate growth. (sidewalks, parking, drainage,
sewer, etc.) (b) sharing of services with Greenport or the Town should explore
ways to partner with the Village on possible sewer expansions that might allow
for increased economic development opportunities specifically associated with
the attraction and or expansion of key industries in nearby parts of town.
The infrastructure of the site has been improved to further this objective through
abandonment of an old sanitary system and establishing connection to the
Village sewer system; connection to SCWA.
The Vision statement of the plan states that community character must be
maintained while also maintaining a vibrant local economy (paraphrased). This
proposal does contribute to the local economy, however maintaining community
character, and with it, quality of life, will require mitigating the future intensity and
possible impacts to the neighbors.
Goal 1 of the Economic Development Chapter states that existing local
businesses should be helped to grow, while Goal 2 provides the need for balance
in that growth to protect the community character. This is an existing local
business that has and will continue to invest in the local economy. At the same
time, the growth of this business must be tempered by some limits to ensure the
community character of the neighborhood is not adversely affected.
Natural Hazards: Goal 1: Mitigate the Effects of Natural Hazards to Achieve
Coastal Resiliency, Protect Public Safety, and Reduce Economic Loss. Mitigation
involves taking steps to ensure those hazards will not cause injury or death to
people, and to reduce economic loss to structures and other property.
Proposed building #5 is situated very close to the 100' setback line from top of
bluff which would not be consistent with preventing construction of new buildings
in environmentally sensitive areas due to sea level rise and erosion.
Page 5 of 6
- That mitigation is required to ensure consistency with the Comprehensive Plan is
found in the following sections of the Plan: Community character Goal 3:
Preserve Quality of Life in Residential Neighborhoods, including: preserve
community character of residential neighborhoods (Objective 3.4); enhance
safety of neighborhood roads (objective 3.1); reduce impacts from traffic
(objective 3.2); reduce impacts from noise and light pollution (objective 3.3).
9. Dissenting opinion: Planning Board members Wilcenski and Sidor did support the
granting of the variance for the following reasons:
a. They felt that the application is consistent with the Comprehensive Plan
(see above), the purpose of the Resort Residential zone, and the
rehabilitated pre-existing hotel/resort with connection to the Village sewer
system and SCWA.
If you should have any questions or require additional information, please do not
hesitate to contact the Planning Department.
Cc: Julie McGivney, Assistant Town Attorney
Page 6 of 6
Southold Town Plannin Board Work Session-- October 7 2024 -- Pa e 2
Project Name: µ Hotel Moraine Expansion t.SCTM*: 1000 40 -1 1I Location*
Description: This reen o
site plan 8,is for the proposed expansion of an existing hotel including
construction of a 4,588 sq. ft. building with ten (10) hotel rooms, and a
2,040 sq. ft. addition to an existing building with four (4) hotel rooms
1 where there exists a 21-unit hotel comprised of five (5) buildings totaling
t13,854 sq. ft. and accessory improvements on a 3.21-acre parcel in the
Re s
Status: Peort Residential (RR) Zoning District.
1 t
i ...t . _
Action: j Referral Review Continued
_ _ _ ......_m_... ..ka . .__
Attachments. Staff Report .....
i Project Name_ a Premium Wine GroupwAmended 3 SCTM# 1000 121. 6 1
Location: 35 Cox Neck Road, Mattituck
.. ................. ....... ----w_w.-... _ 860 s ft building_ _._....i
Description: This amended site plan is for the construction of a 1, q.
for office and storage to will connect two existing buildings on site; and,
the construction of a 4,402 sq. ft. detached accessory storage building
with loading dock and the construction of twelve land banked parking
stalls where there exists two buildings totaling 20,585 sq. ft. on a 3.563-
acre parcel in the LB Zone ,... �........�
Status V Approved
_ _...._.
Action _Review for Extension
........__ - . ._... ... ........ ...........
Attachments: Staff Report
_w.... ....... .. Xµ .. ._..m
.w.w. _ 1000-61.-4 1
r So m
Protect Name: Hard Corner Mixed Use SCTM#
De cnti ocatio o : s3site plan is for the proposed mixed-use construction of a 2-story
.p n This p
4,983 sq. ft. building fronting NYS Route 25 with retail on the first floor
and three Affordable Housing apartments on the second floor and 25
parking 1,597 sq ft. 55 and older rental units along
28 acres in the Hamlet Business Zoning District_
arkin stalls; and our
Wells Avenue, all on 2.
Status: Approved ......... .
_ u _ .... w.r_ .. _ ...., rv.._.._..._... �o-
Action: Review for Extension _ ..... b
m b.... ...... ..
® .. Report www-........ . . � ... _ ........ .. . _ _ ._.,.w Attachments: l Staff R,. _. ... _mm_. w w w
Southold Planning Department Staff Report
Site Plan Application Work Session — Referral Review cont'd
Date September 9, 2024 & October 7, 2024
Prepared By: Brian Cummings
I. Application Information
Project Title: Hotel Moraine
Applicant: North Road Hotel LLC (Dan Pennessi)
Date of Submission: March 29, 2024
Tax Map Number: 40.-1-1
Project Location: 62005 County Route 48
Hamlet: Greenport
Zoning District: RR — Resort Residential
II. Description of Project
Type of Site Plan: Commercial
Acreage of Project Site: 3.21 acres
Gross floor area of
proposed structures ±6,628gsf
This site plan is for the proposed expansion of an existing hotel including construction of
a 4,588 sq. ft. building with ten (10) hotel rooms, and a 2,040 sq. ft. addition to an
existing building with four (4) hotel rooms where there exists a 21-unit hotel comprised
of five (5) buildings totaling ±13,854 sq. ft. and accessory improvements on a 3.21-acre
parcel in the Resort Residential (RR) Zoning District.
III: Analysis
A. Existing use: 21-unit Hotel (one for manager) across five existing buildings,
associated parking, outdoor pool, a shed and dumpster enclosure (Sunset Motel
1960)
a. Building No. 1: common space area
b. Building No. 2: 2-story ±3,600gsf building with ten (10) units
c. Building No. 3: lobby
d. Building No. 4: 2-story ±4,420gsf building with ten (10) units
e. 1-story ±1,152sf "Frame House" with one managers apartment and
fitness room for hotel guests
Proposed Use: 35-unit Hotel
B. Proposed construction:
a. 2-story ±4,588gsf building with ten (10) units
1
i. 345sf basement for mechanical storage; crawl space in remainder
ii. 15' to east property line
b. 2-story ±2,040gsf addition to Building No.4 with four (4) units
i. 22' to west property line
C. Bulk Schedule/Code Requirements (RR zone)
a. Lot Coverage
i. Maximum- 25%
ii. Existing- 11.6%
iii. Proposed- 14.6%
b. Landscape Coverage
i. Minimum: N/A
ii. Existing- 88.4%
iii. Proposed- 85.4%
c. Landscaping: Landscape/Erosion Control Plan provided on sheets L-1.0
and L-1.2
d. Parking Required:
i. Hotel @ 1 space for each guest room and 1 for each employee or 1
space per guest room, whichever is greater,
35 units @ 1 per = 35 parking stalls
3 employees = 35 + 3 = 38 parking stalls required
38 stalls (4 ADA)
TOTAL stalls required = 35 + 3 = 38
TOTAL stalls provided = 38 (4 ADA)
Staff: a loading zone has been provided along with two (2) EV
Charging Stations.
D. State Environmental Quality Review Act (SEQRA): Unlisted Action. Negative
Declaration issued by the Planning Board at the August 5, 2024 public meeting.
2
E. Required Approvals:
a. Zoning Board of Appeals (ZBA) Special Exception - Motel and hotel
uses as set forth in and regulated by § 280-35B(4) of the Resort
Residential (RR) District
i. § 280-35B(4) Transient hotels or motels, resort hotels or motels or
conference facilities, provided that the following requirements are
met:
(a) Minimum parcel size shall be five acres*.
*Subject parcel is -3.25ac, which is -35% relief
(b) The maximum number of guest units shall be:
[1] One unit per 6,000 square feet of land without
public water or sewer.
[2] One unit per 4,000 square feet of land with public
water and sewer.
(c) No music, entertainment or loudspeaker system shall be
audible from beyond the property line.
(d) The maximum size of a guest unit shall be 600 square
feet
Staff: the ZBA has adjourned the hearing for this application until
comments from the Planning Board are received.
b. Suffolk County Department of Health Services (SCDHS)
c. Southold Town Planning Board Site Plan in coordination with SCWA,
SCPC, Village of Greenport (sewer), ARC, LWRP, Town Board, Greenport
FD, Fire Marshal, Building Dept., etc.
2. Public Hearing: held 7/8/24 and continued 8/5/24; closed 8/5/24. The hearing
was held open on 7/8/24 in order to complete the SEQRA process.
a. Concerns were raised, including:
i. Proximity of proposed 10-unit building to adjacent east side yard
property line (at minimum setback of 15') and the adjacent
residential use, including their backyard sitting area as specified.
3
ii. Concern for increased traffic, noise (HVAC units, music)
IV. Referral Agency Comments
(Summaries of comments received. Full reports available in the file)
Code Enforcement
• There are no open violations on this parcel
Architectural Review Committee
• Approved as submitted
Fire Marshal
• A revised plan is required to be referred back to the Fire Marshal for final
comments, the revised plan must include:
• The access roadway (to sewer pump station) must comply with Section
503 and appendix D of the NYS Fire Code:
o Provide a load bearing access driveway and compliant turnaround
(with labeling of the design, type, and dimensions) to serve
proposed building #5
o Certify the base of these access driveway and verify that they have
a weight capacity bearing at least 75,OOOlbs.
• Provide signage and road markings for fire lanes and no parking signs.
• Provide the distance from the nearest hydrant to buildings; ;
Office of the Town Engineer
• Final plans must show the location of and details for all erosion and
sediment controls including, but not limited to, the construction entrance,
perimeter silt fencing, concrete washout area and soil stockpile areas;
Local Waterfront Revitalization Program (LWRP)
• The proposed action has been reviewed to Chapter 268, Waterfront
Consistency Review of the Town of Southold Town Code and the Local
Waterfront Revitalization Program (LWRP) Policy Standards. Based upon
the information provided on the LWRP Consistency Assessment Form
4
submitted to this department, the proposed action is inconsistent with the
policies and therefore, INCONSISTENT with the LWRR
o Policy 4: Minimize loss of life, structures, and natural resources
from flooding and erosion.
■ 4.1: Minimize losses of human life and structures from
flooding and erosion hazards.
■ The following management measures to minimize losses of
human life and structures from flooding and erosion hazards
are suggested:
A. Minimize potential loss and damage by locating
development and structures away from flooding and erosion
hazards.
1. Avoid development other than water-dependent
uses in coastal hazard areas. Locate new
development that is not water-dependent as far away
from coastal hazard areas as practical.
2. Avoid hazards by siting structures to maximize the
distance from Coastal Erosion Hazard Areas
■ The hotel use is not water-dependent. The proposed new
construction of a 4,588sf building is seaward of the existing
buildings and closer to the coastal erosion hazard area
(CEHA). The CEHA demarks a bluff on the parcel where
development should be minimized, with structures set back
from the bluffs. These and adjacent areas are susceptible to
high winds and large erosion events capable of putting
structures and life at risk during coastal storms, including
hurricanes.
■ The intent of this policy is to protect life, structures, and
natural resources from flooding and erosion hazards
throughout the Town of Southold. The policy reflects state
flooding and erosion regulations and provides measures for
the reduction of hazards and protection of resources.
o Policy 5 Protect and improve water quality and supply for the Town
of Southold
5
o 5.5 Protect and conserve the quality and quantity of potable
water.
■ Water conservation practices are recommended to minimize
water use impacts if the application is approved:
• The use of low-flow plumbing fixtures
• Irrigation controls
■ Further, it is recommended that the following best
management practices are required to further policies 5.2,
5.3, 5.4 and 5.5 and protect the ground and surface waters
of Greenport:
• Require the use of native, drought-tolerant plants in
landscaping
• Require only the use of organic fertilizers where the
water-soluble nitrogen is no more than 20% of the
total nitrogen in the mixture.
• Require a maximum of 1 lb. of nitrogen per 1000
square feet in any one application, with cumulative
application of no more than 2 lbs. per 1,000 square
feet per year
• Prohibit the application of fertilizer products containing
nitrogen, phosphorus, or potassium between
November 1st and April 1st
• The use of phosphorus containing lawn fertilizer is
prohibited unless establishing a new lawn or soil test
shows that the lawn does not have enough
phosphorus. Fertilizer labels have three bold
numbers. The number in the middle is the percentage
use 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.
Suffolk County Planning Commission
• The SCPC approves the variance and site plan for Hotel Moraine
Expansion with the following comments to be offered to the Town of
Southold for its consideration and use-
6
1. The applicant iis encouraged to utilize green infrastructure to minimiZe
cornimunity and enviironmiental impaicts' and reduce both private and public
development costs. As suiich, the Applicant should review the Suffolk County,
Planning Commission publication on, Managing Stormwater-INaluir@,I'vegetation
and Green Methodologies and incorporate into the proposa,11, where practical,
design elements contained therein i.e., rain gardens,permeable paverri and
bio-s,wales.*
Z New and reconstructed areas need aini operationM plan, to keep catch basins,
stormwiater grates and drywells clear and functioning. Proposed !Infrastructure
should promote drailinegle from floods, The applicant may be required to prepare
a NYS Stormwater Pollution Prevention Plan (SWPP) for the! redevelopment of
the site and rece!iive all required state and local approvals before commencing,
work at the subject property.
3, The applicant should be directed to begin/continue didliogue with the Village lot
Greeriport verify ability to receive additional wastewater and received required
approvals to utilize VSD-01 district,
4, All now commercial Ibuildingis to the greatest extent possible, should Ibe
designed and constructed to iminimize energy consumption and improve
environmental quality, The applicant should be encouraged to review the
Suffolk County P'lainning Commission Guidebook IparVculaHy with respect to
renewable energy& energy efficiency and incorporate where practical, for later
dievelopment stages, elements contained thereiinapplicable for components of
the piroposal',li.e, rooftop solar panels, permeable Ipavement, etc.""
5. As discussed iin the Suffolk County Planning ColmmJsslon Guidebook all new
development with parking lots, should have plans for (2%) o1off street perking
stalls to,becomiefuture,ITV charging stations,whichwill aid with greenhouse gas
reduction.
6, The appfloant should be directed to review the Suffolk County IPlaanning
Comirriiission Guidelines on public Safety and Universal desigin and
incorporate w h le re practical' design elements therein,
7, TheApplicant should/start co intinue id lalogue with the Suffolk County Department
of IPluiblic 'Works with respect to any anticipated roadway improvements Old
Country Road (CR48).
8, The applicant should be required to acknowledge in writing to the munilicipa]
board that the approval of the action with or without conditions in no way commits
either the municipallity or the County of' Suffolk to any Iprograau to protect the
property from shoreline erosion through the construction of engineering or other
'works.
9. Consistent wfth the Suffolk County Planning Commission's Guideli Specific.
Design Pollides for applications in, the vicinity of residentially zoned larl The
sobject property should be encumbered by appropriate operational restrictions
to adequatelly protect nearby residences (i,e,, Ilmitations oin lighting, hours of
operation,truck delivorl-es,garbage pick:-wp, truck ilidling, trash compaction, etc.).
7
Suffolk County Department of Health Services (SCDHS)
• A commercial wastewater permit from the SCDHS is required for the
proposed actions on site.
Village of Greenport
• The Village requests that the (Planning) Board consider the following
information as part of the Board's substantive review:
o (A) The premises utilizes the Village of Greenport sanitary system
to accommodate the sanitary discharge emanating from the current
motel. The construction of 14 new motel units will create additional
sanitary discharge and necessarily increase the sanitary flow into
the Village System.
o (B) Any increase in the discharge amount to the Village System
requires agreement with the Village for the additional flow.
Accordingly, the Village requests that if the (Planning) Board
approves the above application, the approval include a condition
that the applicant obtain any necessary sanitary sewer approvals
from the Village.
o In addition, the Village currently prohibits any new or expanded
sewer discharge into the Village System. The Village's primary
sewage collection system piping was damaged recently and, as
determined by the Village, any further pipeline failure damage could
cause extensive environmental harm and threaten the health and
safety of residents, and additional sewage flow from new or
expanded connections poses an imminent threat to the public's
health, safety and welfare. The prohibition remains in effect until at
least December 2024.
Greenport Fire Department
• It would be advantageous to have a paved access to the lower buildings
on the property. It has been difficult to access the existing building marked
Existing Building #1 in the past with rescue equipment and placing a
structure will not ease that difficulty. A cart path of some sort would be
helpful as there is no access for our ambulance other than to the front
d riveway.
8
Suffolk County Department of Public Works (SCDPW)
• This Department has reviewed the proposed Commercial Site Plan for the
above-noted property and do not have any comments regarding potential
traffic impacts or work within the Suffolk County Right-of-Way.
Southold Town Trustees
• The Trustees have determined that the proposed hotel expansion is within
Trustee jurisdiction and that a Wetland Permit is required. There are also
concerns about the potential need for large amounts of fill for the project.
V. Staff Analysis
1. Emergency Access:
a. As detailed in the comments above, access to the rear/North of the
parcel is an area of concern that needs further attention.
There is an existing load bearing driveway along the west property line
that provides access to the sewer pump station (as required by
SCDHS) and is to remain. The applicant should explore the feasibility
of extending this load bearing surface (or as grass paver), in order to
get closer access to proposed building #5 and existing building #1.
This would include a compliant turn around.
i. Clearance (15' wide and high) must be maintained along the
west property line for emergency vehicles
ii. The loading berth shown in the vicinity of this access driveway
must be relocated to keep this access free and clear at all times.
b. As specified by the Greenport Fire Department, a paved cart path
would also be advantageous to add to the site.
2. Setback proximity to West
a. The proposed 2-story 4-unit addition to the west of existing building #4
has a proposed setback of 22' to the side yard property line. The area
directly along the property line is not flat and seems to have areas
where it drops off a bit. It should be noted if fill is required to stabilize
this area of the site in order to provide ample base for access.
Screening plantings or fencing along this stretch should also be
incorporated to buffer the subject parcel from the existing Cliffside
Condominiums and vice versa.
9
3. Setback proximity to East
a. Building #5
i. Proposed building #5, to include 10 units, is situated on the plan at
the minimum side yard setback of 15' to the east and almost
touches the 100' bluff setback. Not only is this at the minimum
proximity to each of these lines, but as detailed at the public
hearing, the adjacent neighbors rear outdoor sitting area is in the
immediate vicinity as well.
Alternative layouts should be explored in the effort to move the
building away from both of these lines, if feasible. This area of the
site may also have the potential to include a cart path or similar
for emergency access to the north.
ii. It should be noted that the east side of the proposed 10-unit
building is for access to the units (stairs, walking path, outdoor
hallway) and does not have any outdoor congregation features
such as a patio or balcony.
b. Parking: 280-78(K) Regulations for parking spaces adjacent to lots in any
residence district. The adjacent residential lot to the east comes within 15'
of the parking on the subject lot. This area must be screened as required
below:
i. (1) Wherever a parking area of over five spaces abuts or is within
15 feet of the side or rear lot line of a lot in any residence district,
said parking lot shall be screened from such adjoining lot by a
substantial wall, fence or thick hedge approved by the Planning
Board. Generally, such screen shall be not less than four feet nor
more than eight feet in height.
ii. (2) Whenever a parking area of over five spaces is located across
the street from other land in any residence district, it shall be
screened from the view of such land by a thick hedge, wall or
fence, approved by the Planning Board, located along a line
drawn parallel to the street and a distance of 20 feet therefrom,
such screening to be interrupted only at points of ingress and
egress. Generally, no such screening shall be less than four feet
nor more than six feet in height. The open area between such
screening and the street shall be landscaped in harmony with the
landscaping prevailing on neighboring properties fronting on the
same street. Two identification and directional signs located on
the street side of such screening shall be permitted; however,
they shall not exceed an area of three square feet each.
10
iii. 280-78(M) Parking for special exception uses. Notwithstanding
any other provisions of this chapter, the Planning Board may
increase the parking requirements for special exception uses by
up to 150% of the minimum parking requirements if it determines
that such additional parking requirements are necessary by
reason of the nature of the use and/or the characteristics of the
site.
4. Exterior Lighting pursuant to Chapter 172: the photometric plan is not
compliant with Chapter 172 as submitted.
a. Numerous foot candle values shown on the photometric plan are
greater than 5.Ofc, with some greater than 15fc. Mostly in path areas
with light fixture "A." Any fixtures in these areas with high values must
be removed or modified to be Code compliant.
b. Multiple fixtures appear to be up lights, which is prohibited by Town
Code unless used to light an American flag.
i. It appears that (at least) the fixtures labeled C and F may be
ground floodlights; potentially others.
c. Specification sheets and lumens total (32,500 max) are required to be
submitted to support information on photometric plan and to provide
further detail.
IV: Items to consider
1. Require the submission of a revised site plan to include the following:
a. Emergency access
i. Load bearing driveway, certifying weight capacity and clearance,
along with a turn around to North buildings
ii. Paved cart path to North buildings
iii. Shifting of building #5 to create more separation from the east
property line.
iv. Relocation of loading berth in relation to proposed access to pump
station and North buildings
b. Shift Building #5 further away from the adjacent side yard to create more
separation from adjacent residential zone and use
11
c. Provide sufficient screening (or proof of) along east property line in
proximity of the parking area (Code section above) and proposed building
#5
2. Provide a comprehensive and Code compliant photometric plan as detailed
above;
3. Consider comments to be sent to the ZBA regarding the Special Exception and
area variance
4. Obtain approval from the SCDHS and provide a print of the approved plan with
associated paperwork to this Department.
5. Obtain a Wetland Permit from the Town Trustees and provide a print of the
approved plan with associated paperwork to this Department.
12
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RECEIY-
NORTH ROAD HO 8 EL LLC f� . �� 2024
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Nanning Board
..(914) 582-7861 �._ _,... ...._ ....
VIA HAND DELIVERY September 18, 2024
Planning Board
Town of Southold
c/o Heather Lanza, AICP
54375 Route 25
Southold,New York 11971
RE: Response to Draft Staff Report dated September 9, 2024 (the"Staff Report")
Hotel Moraine
62005 Route 48, Greenport,New York 11944 (Tax Lot 1000-40-1-1)
(the "Property")
Dear Chairperson and Members of the Town of Planning Board:
Please let this letter serve as a response to the Staff Report. We look forward to discussing the
application with you further during the September 23,2024 work session.
I. Support for ZBA Special Exception and Area Variance
Reference is hereby made to (i)the applicant's letter to the Planning Board dated March 26, 2024
(the "March 26th Letter"), a copy of which was included in the instant application, and (ii) Local
Law No. 13 of the year 2024 of the Town of Southold (the "Town"), entitled "A Local Law to
Impose an Interim or Temporary Suspension on the Review, Approval and/or Issuance of all
permits for or Relating to New Development of Resorts,Hotels or Motels" (the"Moratorium").
The applicant respectfully requests that the Planning Board support the applicant's ZBA
applications given:
1. The consistency with the Town Zoning Code, Comprehensive Plan and LWRP;
2. The legacy use of the Property as a hotel/motel;
3. The low risk of precedent to be set by an approval based upon the unique characteristics of
the Property;
4. The Property, as expanded, will be consistent with other hotels/motels in the RR District;
and
5. The supply and demand of hotel/motel rooms.
Consistency with Town's Zoning Code, Comprehensive Plan and LWRP
At the risk of being repetitious,it is most important to remember that Section 280-34 of the Zoning
Code states that "[tJhe purpose of the Resort Residential (RR) District is to provide opportunity
for resort development in waterfront areas ... where, because of the availability of water andlor
sewers, more intense development may occur..." (emphasis added). The applications satisfy the
purpose of the RR District by every single word: additional density to an existing resort
development in a waterfront area due to the availability of public water and sewer.
1
Enhancing Existing HotebMotel—Resort Assets in Southold
For good reason, the Town Board purposely excluded the instant applications from the
Moratorium. After significant discussion and multiple public hearings, the Town Board
unanimously adopted the Moratorium. The Moratorium specifically excluded additions to existing
hotels, motels and resorts. The project was one of three highlighted during those public hearings.
It was clear that there is support in the Town for additions to existing (i.e., legacy)hotel properties
within the Town for, inter alia, the reasons set forth herein and the aforementioned March 26 1h
Letter.I
Unique Characteristics of the Property;Limited Properties Available for HotelMotel Use
As more particularly set forth in the March 26'1' Letter, very few lots are located in the RR District
(0.25%of land in Town), are already improved and used as a hotel/motel use(0.0005% of land in
Town)and/or remain available for hoteUmotel use. Even fewer parcels have access to public water
and sewer. The Property remains a unique property in this respect,there are very few, if any, other
properties that can be developed in this manner and,as such,an approval will not create a precedent
in the Town.
Expansion of Hotel Moraine is Consistent with Density of Other Existing HotelslAlotels
A comparison of the Property to other hotel/motel properties that are located in the RR District
proves useful. It is clear from this comparison that the Property, as expanded by the proposed
project, is consistent with such other properties. Notably, as evidenced by the chart below, the
other properties represent a more intensive,dense use and a greater variance From the Zoning Code.
SCTM 4 Density Acreage 40.4-12reageVariance Units/Acre
..........
35 3.251 35% 10.77
1000-47.-2-11 21 0.91 82% 23.08
1000-44.-2-23 20 1.84 63% 10.87
1000-44 -2-22 35 2.83 4-3% 12.37
Supply &Demand;Hotels, Motels and Short-term Rentals
Please refer to the applicant's analysis in the March 26" Letter concerning the number of
hotet/motel rooms in the Town(-293)and Village of Greenport(-142)as compared to the number
of rental permits issued by the Town (-1,095) and the number of short-term rental listings on
Airbnb alone (380 in the Town and Village). The applicant maintains that expansion of a highly
regulated, local business, such as the Property, should remain the focus of the Town.
'Also,since the Property has been used as a hoteFmotel for over 60 years,the ZBA has extensive familiarity with it.
The ZBA has issued variances for the Property since adoption of the Resort Residential section of the Zoning Code,
including the special exception provisions-
'Hotel Moraine
2
11. Local Waterfront Revitalization Program (LWRP)
Consistency with Policy 4 of L WRP
Waterfront develppMgpt_g��.is a keystone of the existing statutory frarriework, for the Town
Please refer to Section f above. The expanded use of the Property, as contemplated by the instant
application, for a resort motel is not only permitted, but entirely consistent with and encouraged
by the purpose of the RR District,the Comprehensive Plan and the LWRP. In addition,the Town's
current zoning consultant stated in its Zoning Diagnostic Report, Town of Southold, NY, dated
September 20, 2023, that"[the RR] district..,appears to achieve the desired purposes for certain
unique waterfront development patterns in the Town" (emphasis added).
As you are aware, the Property has been used as hotel/motel - resort property since at least 1960.
Guests have long enjoyed and been drawn to the Property due to,among other things,its proximity
to the Long Island Sound. Activities include such water-dependent uses as swimming, fishing,
paddleboarding and kayak-ing. Hotel guests particularly enjoy October's tautog bite from the
shoreline. As set forth above., focus should be on enhancing the Town's existing hotel/motel —
resort assets, particularly a lone unique property on the Sound like the Property. Also,
interestingly, based upon a cursory review, not one use exists along the entire
stretch of Long Island Sound coastline of the Town of Southold other than public beaches,
j ,ses,fil�MJJqgdin.6 and Erosion Flazar&.
Lhe 11rd ct,Minimizes Los le
Protects Assets and Coastal Erosion hazard Arcki
The natural characteristics of the Property, including the topography, geology and other physical
conditions, are paramount. The toe of bluff is located at approximately elevation 5A and the top
of bluff has been established at approximately elevation 2 1.0. The Coastal Erosion Hazard Line
(CEHL) is at approximately elevation 30.0 and approximately 40' south(i.e., inland)of the top of
bluff. The existing "North Cottage," the northernmost structure on the Property, is located
approximately 35' from the top of bluff. The proposed new building(Building#5)is located more
than 100' from the top of bluff(and in compliance with the 100' bluff setback, as well as all other
setback requirements set forth in the Zoning Code), approximately 80' from the CEHL and well
over 10' in elevation from the top of bluff. The entire shoreline of the Property is characterized
by large boulders and a jetty to the east, resulting in very little historic erosion at the Property,
particularly as compared to properties to the cast and west, which appear to have been cleared of
boulders and other natural characteristics. In addition, both the ZBA and Town Trustees
previously analyzed the impacts of the project to this area and granted a Wetlands Permit, area
variance and related administrative permits and de minimis modification approvals.
The applicant's sustainable redevelopment of the Property incorporated the following protections
into the project in 2022/23 in order to minimize risk of loss and to protect the coastal erosion
hazard area:
1. A 1960s-era septic system, located in close proximity to the CEHL, was retired in
connection with the installation of a new sewer pump station connected to the Village of
Greenport public sewer system, eliminating therefrom a significant nitrogen-producing
system;
3
2. Extensive storm drainage was installed throughout the Property, where none had existed
before,to inhibit runoff to the CEHL and attendant erosion(and additional storm drainage
will be installed as part of this application);
3. A 15' wide vegetated non-turf buffer, running along the entire top of crest of the bank, and
raised berm, as shown in the enclosed photograph, were installed by the applicant in
accordance with that certain Wetland Permit No, 103$3 issued by the Town Trustees, as
approved by the Town Trustees on August 13, 2024 (the `'Wetland Permit"); and
4. Any irrigation that may be utilized within Town Trustee jurisdiction will be removed after
eighteen(18) months in accordance with the Wetland Permit.
Notably, no wetlands have been identified on the Property, the Property is not located in a flood
zone, the Property is fully insured for property damage, including, but not limited to,windstorm,
and institutional lenders have financed the Property. No such insurance or financing would be
available to the extent the Property, any improvements thereto or life would be unnecessarily at
risk.
Consistency with Policy 4 of L JVRP
The applicant utilized and will continue to utilize low-flow plumbing fixtures and irrigation
controls. In addition,the recommended best management practices are set forth in the site plan.
III. Side Yard Setbacks; Screening
The application is in full compliance with all setbacks. This includes the 100' bluff setback and
the 15' side yard setback established by the Zoning Code. As noted in that certain letter dated
August 5,2024, the existing east and west boundaries of the Property are already heavily wooded
(particularly,the east boundary), providing a rather significant buffer (both for views and noise).
In addition to the existing native plantings, the applicant previously installed (i) a solid, 6' tall
fence along the east boundary of the Property, running north to the northeast corner of the East
Building (Building 92), (ii) additional native plantings along said 6' tali fence, (iii) additional
native plantings along the wrest boundary of the Property (immediately west and north of the
parking area at the Property). All told, the applicant installed over 2,000 native plants at the
Property in the last 2 years. In addition,the applicant proposes to:
1. Extend the existing 6' solid wood fence north along the east boundary of the Property to
the 100' bluff setback line; and
2. Add additional, native plantings to the side yard setback areas along the east and west
boundaries of the Property, including along the east and west ends of the parking lot.
The foregoing will be reflected on a revised site plan and landscape plan. The applicant and its
design professionals are analyzing whether the new building(Building#5)can be shifted or rotated
to the west to create a larger side yard setback than is required by the Zoning Code.
4
IV. Emergency Access; Fire Marshal and Greenport Fire Department
The applicant is revising the site plan to:
1. Show the distance from the existinc, fire hydrant located at the southwest comer of the
Zn
Property to each building;
2. Include an access roadway in compliance with Section 503 and appendix D of the NYS
Fire Code 3 or, as an alternative, install an additional fire hydrant on the east side of the
Property';and
3. Relocate the loading berth in relation to the access roadway referenced in Item 2 above.
The applicant is analyzing the inclusion of a hardscaped surface (i.e., walkway) to North Cottage
(Building#1)and the new building (Building 45).
It is worth noting that extensive site work was performed in connection with and as a result of the
underground utility work performed in 2022/23, Since then, the Property has experienced quite a
bit of traffic across the lawn, including food trucks and an emergency services vehicle, without
incident (other than a broken irrigation head). In addition, prior to reopening,the applicant hosted
a meet and greet and property tour/inspection with the Fire Department in 2023. No issues were
ever raised during this period or the extensive prior permitting of the project.
V. Photometric Plan
The applicant is having the photometric plan revised in order to submit a comprehensive and Code-
complaint photometric plan in accordance with Chapter 172.
V1. SCDHS Approval
Please make SCDHS approval a condition of the site plan approval. SCDHS approved the existing
public sanitary system,public domestic water and fire suppression system in 2022/23. The sanitary
system was purposely sized to accommodate the additional units proposed under the instant
application. The applicant's engineer, L.K. McLean, has prepared the applicable plan and is
prepared to submit the required applications upon issuance of site plan approval. A copy of that
draft plan can be submitted to the Town of Southold Planning Department upon request.
V11. Southold Town Trustees; Wetland Permit
The proposed project is entirely outside the 100' setback from the bluff and,therefore, beyond the
jurisdiction of the Southold Town Trustees. For this reason, the Notice of Disapproval from the
Town's Building Department did not require a Wetland Permit to be issued by the Town Trustees.
Notably, the Town Trustees were invited to and did tour the property on November 8, 2023 in
advance of the instant application. At that meeting,the Town Trustees requested that the proposed
I The applicant proposes to install the proposed road and then cover it with grass in a fashion similar to the existing
access roadway to the public sewer pump station approved by SCDHS. Also, no fill is expected to be required to
support any access roadway.
4 The applicant has already been in contact with Suffolk County Water Authority about its options for an additional
hydrant at the Property.
5
new building (Building #5) be removed entirely from the 100' setback. The northeast corner of
the proposed building had initially been designed to encroach into the setback by approximately
8'. The Town Trustees indicated that they did not want the proposed building to encroach into the
bluff setback and that,by relocating the building out of the 100'setback, a Wetland Permit would
not be required and promptly left the Property. In response to that meeting, the applicant worked
with its design professionals and the Town Building Department to shift the proposed building to
the south. This will require reconstruction of the north stair and closet of the East Building
(Building #2) in a non-combustible material, which the Building Department found acceptable.
To the extent any construction activities may occur within the 100'bluff setback,the applicant will
pursue an administrative permit from the Town Trustees. Also, as will be noted on the site plan,
large amounts of Cill are not needed for this project.
Thank you for your time and attention to this matter.
Very truly yours,
Daniel J, nnessi, President
Enclosure.
6
HOTEL MORAINE
June 14,2024
Vegetated Non-turf Buffer
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Southold Town Planning Board Work Session — September 9 2024— Pa e 3
Project
�.... w._..... . Barn� a Greenhouse 3 .... � . ....wwwwww. � .
V Pro'ect Name Tenedios Barn 8� Greenhouse Amended #3� SCTM# 1000 19.-1-1.4
Descri tion: This 0 Route 25, Orient
Location: - Route
agricultural site
p g plan is for the relocation of a proposed
one story 8,664 sq. ft. building to house livestock and store feed, supplies;
and farm equipment; which was granted conditional approval from the
Planning Board in 2019 and not constructed. The plan includes a 60' x
24' (1,440 sq. ft.) greenhouse and other existing accessory agricultural
buildings on a 34.5-acre farm, of which 29.5 acres have development
rights held by Southold Town and 5 acres have development rights intact
(the greenhouse is located in the 5-acre area and the barn is located in
-2
the 29.5-acre area in the R 00 Zoning District.
Status: Approved..._
Action: Review for Extension
Attachments Staff Report
. .
� Hotel Moraine Expansion .._ _ . � SCTM#: ` 1000-40 1 1
Pro ect Name, _ .. µw_ . -. - . ....- .....
Description: This Osi e plan is for
proposed
o osed expansion of an existing hotel including
Lo _._. _ ._.� . p p p p g 9
construction of a 4,588 sq. ft. building with ten (10) hotel rooms, and a
2,040 sq. ft. addition to an existing building with four(4) hotel rooms
where there exists a 21-unit hotel comprised of five (5) buildings totaling
±13,854 sq. ft. and accessory improvements on a 3.21-acre parcel in the
Resort Residential (RR) Zoning District.
Status: Pending _
Action: Referral Review
Attachments: Staff Report W _...._.....
Project Name: RC Church of The Sacred"........
� Heart SCTM# � 1000 114.-11 1
Parish Center
Location: 14300 NYS Route 25, Mattituck
.
Description: r This site plan is for t ro proposed creation of a 10,528-s ft.
he ��pq. parish
center on the R-40 zoned portion of a 5.6-acre split-zoned parcel, with
±3.0 acres in the RO District and ±2.6 acres in the R-40 District,
Mattituck. The parcel includes an existing one-story church with
walkways and parking area, along with an existing residence O
Status; New Application
Action, r Review for Completeness
w..
Attachments: Staff Report.
Southold Planning Department Staff Report
Site Plan Application Work Session — Referral Review
Date September 9, 2024
Prepared By: Brian Cummings
I. Application Information
Project Title: Hotel Moraine
Applicant: North Road Hotel LLC (Dan Pennessi)
Date of Submission: March 29, 2024
Tax Map Number: 40.-1-1
Project Location: 62005 County Route 48
Hamlet: Greenport
Zoning District: RR — Resort Residential
II. Description of Project
Type of Site Plan: Commercial
Acreage of Project Site: 3.21 acres
Gross floor area of
proposed structures ±6,628gsf
This site plan is for the proposed expansion of an existing hotel including construction of
a 4,588 sq. ft. building with ten (10) hotel rooms, and a 2,040 sq. ft. addition to an
existing building with four (4) hotel rooms where there exists a 21-unit hotel comprised
of five (5) buildings totaling ±13,854 sq. ft. and accessory improvements on a 3.21-acre
parcel in the Resort Residential (RR) Zoning District.
III: Analysis
A. Existing use: 21-unit Hotel (one for manager) across five existing buildings,
associated parking, outdoor pool, a shed and dumpster enclosure (Sunset Motel
1960)
a. Building No. 1: common space area
b. Building No. 2: 2-story ±3,600gsf building with ten (10) units
c. Building No. 3: lobby
d. Building No. 4: 2-story ±4,420gsf building with ten (10) units
e. 1-story ±1,152sf "Frame House" with one managers apartment and
fitness room for hotel guests
Proposed Use: 35-unit Hotel
B. Proposed construction:
a. 2-story ±4,588gsf building with ten (10) units
1
i. 345sf basement for mechanical storage; crawl space in remainder
ii. 15' to east property line
b. 2-story ±2,040gsf addition to Building No.4 with four (4) units
i. 22' to west property line
C. Bulk Schedule/Code Requirements (RR zone)
a. Lot Coverage
i. Maximum- 25%
ii. Existing- 11.6%
iii. Proposed- 14.6%
b. Landscape Coverage
i. Minimum: N/A
ii. Existing- 88.4%
iii. Proposed- 85.4%
c. Landscaping: Landscape/Erosion Control Plan provided on sheets L-1.0
and L-1.2
d. Parking Required:
i. Hotel @ 1 space for each guest room and 1 for each employee or 1
space per guest room, whichever is greater,
35 units @ 1 per = 35 parking stalls
3 employees = 35 + 3 = 38 parking stalls required
38 stalls (4 ADA)
TOTAL stalls required = 35 + 3 = 38
TOTAL stalls provided = 38 (4 ADA)
Staff: a loading zone has been provided along with two (2) EV
Charging Stations.
D. State Environmental Quality Review Act (SEQRA): Unlisted Action. Negative
Declaration issued by the Planning Board at the August 5, 2024 public meeting.
2
E. Required Approvals:
a. Zoning Board of Appeals (ZBA) Special Exception - Motel and hotel
uses as set forth in and regulated by § 280-35B(4) of the Resort
Residential (RR) District
i. § 280-35B(4) Transient hotels or motels, resort hotels or motels or
conference facilities, provided that the following requirements are
met:
(a) Minimum parcel size shall be five acres*.
*Subject parcel is -3.25ac, which is -35% relief
(b) The maximum number of guest units shall be:
[1] One unit per 6,000 square feet of land without
public water or sewer.
[2] One unit per 4,000 square feet of land with public
water and sewer.
(c) No music, entertainment or loudspeaker system shall be
audible from beyond the property line.
(d) The maximum size of a guest unit shall be 600 square
feet
Staff: the ZBA has adjourned the hearing for this application until
comments from the Planning Board are received.
b. Suffolk County Department of Health Services (SCDHS)
c. Southold Town Planning Board Site Plan in coordination with SCWA,
SCPC, Village of Greenport (sewer), ARC, LWRP, Town Board, Greenport
FD, Fire Marshal, Building Dept., etc.
2. Public Hearing: held 7/8/24 and continued 8/5/24; closed 8/5/24. The hearing
was held open on 7/8/24 in order to complete the SEQRA process.
a. Concerns were raised, including:
i. Proximity of proposed 10-unit building to adjacent east side yard
property line (at minimum setback of 15') and the adjacent
residential use, including their backyard sitting area as specified.
3
ii. Concern for increased traffic, noise (HVAC units, music)
IV. Referral Agency Comments
(Summaries of comments received. Full reports available in the file)
Code Enforcement
• There are no open violations on this parcel
Architectural Review Committee
• Approved as submitted
Fire Marshal
• A revised plan is required to be referred back to the Fire Marshal for final
comments, the revised plan must include:
• The access roadway (to sewer pump station) must comply with Section
503 and appendix D of the NYS Fire Code:
o Provide a load bearing access driveway and compliant turnaround
(with labeling of the design, type, and dimensions) to serve
proposed building #5
o Certify the base of these access driveway and verify that they have
a weight capacity bearing at least 75,OOOlbs.
• Provide signage and road markings for fire lanes and no parking signs.
• Provide the distance from the nearest hydrant to buildings; ;
Office of the Town Engineer
• Final plans must show the location of and details for all erosion and
sediment controls including, but not limited to, the construction entrance,
perimeter silt fencing, concrete washout area and soil stockpile areas;
Local Waterfront Revitalization Program (LWRP)
• The proposed action has been reviewed to Chapter 268, Waterfront
Consistency Review of the Town of Southold Town Code and the Local
Waterfront Revitalization Program (LWRP) Policy Standards. Based upon
the information provided on the LWRP Consistency Assessment Form
4
submitted to this department, the proposed action is inconsistent with the
policies and therefore, INCONSISTENT with the LWRR
o Policy 4: Minimize loss of life, structures, and natural resources
from flooding and erosion.
■ 4.1: Minimize losses of human life and structures from
flooding and erosion hazards.
■ The following management measures to minimize losses of
human life and structures from flooding and erosion hazards
are suggested:
A. Minimize potential loss and damage by locating
development and structures away from flooding and erosion
hazards.
1. Avoid development other than water-dependent
uses in coastal hazard areas. Locate new
development that is not water-dependent as far away
from coastal hazard areas as practical.
2. Avoid hazards by siting structures to maximize the
distance from Coastal Erosion Hazard Areas
■ The hotel use is not water-dependent. The proposed new
construction of a 4,588sf building is seaward of the existing
buildings and closer to the coastal erosion hazard area
(CEHA). The CEHA demarks a bluff on the parcel where
development should be minimized, with structures set back
from the bluffs. These and adjacent areas are susceptible to
high winds and large erosion events capable of putting
structures and life at risk during coastal storms, including
hurricanes.
■ The intent of this policy is to protect life, structures, and
natural resources from flooding and erosion hazards
throughout the Town of Southold. The policy reflects state
flooding and erosion regulations and provides measures for
the reduction of hazards and protection of resources.
o Policy 5 Protect and improve water quality and supply for the Town
of Southold
5
o 5.5 Protect and conserve the quality and quantity of potable
water.
■ Water conservation practices are recommended to minimize
water use impacts if the application is approved:
• The use of low-flow plumbing fixtures
• Irrigation controls
■ Further, it is recommended that the following best
management practices are required to further policies 5.2,
5.3, 5.4 and 5.5 and protect the ground and surface waters
of Greenport:
• Require the use of native, drought-tolerant plants in
landscaping
• Require only the use of organic fertilizers where the
water-soluble nitrogen is no more than 20% of the
total nitrogen in the mixture.
• Require a maximum of 1 lb. of nitrogen per 1000
square feet in any one application, with cumulative
application of no more than 2 lbs. per 1,000 square
feet per year
• Prohibit the application of fertilizer products containing
nitrogen, phosphorus, or potassium between
November 1st and April 1st
• The use of phosphorus containing lawn fertilizer is
prohibited unless establishing a new lawn or soil test
shows that the lawn does not have enough
phosphorus. Fertilizer labels have three bold
numbers. The number in the middle is the percentage
use 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.
Suffolk County Planning Commission
• The SCPC approves the variance and site plan for Hotel Moraine
Expansion with the following comments to be offered to the Town of
Southold for its consideration and use-
6
1. The applicant iis encouraged to utilize green infrastructure to minimiZe
cornimunity and enviironmiental impaicts' and reduce both private and public
development costs. As suiich, the Applicant should review the Suffolk County,
Planning Commission publication on, Managing Stormwater-INaluir@,I'vegetation
and Green Methodologies and incorporate into the proposa,11, where practical,
design elements contained therein i.e., rain gardens,permeable paverri and
bio-s,wales.*
Z New and reconstructed areas need aini operationM plan, to keep catch basins,
stormwiater grates and drywells clear and functioning. Proposed !Infrastructure
should promote drailinegle from floods, The applicant may be required to prepare
a NYS Stormwater Pollution Prevention Plan (SWPP) for the! redevelopment of
the site and receive. all required state and local approvals before commencing,
work at the subject property.
3, The applicant should be directed to begin/continue didliogue with the Village lot
Greeriport verify ability to receive additional wastewater and received required
approvals to utilize VSD-01 district,
4, All now commercial Ibuildingis to the greatest extent possible, should Ibe
designed and constructed to iminimize energy consumption and improve
environmental quality, The applicant should be encouraged to review the
Suffolk County P'lainning Commission Guidebook parVculaHy with respect to
renew alblle energy& energy efficiency and incorporate where practical, for later
dievelopment stages, elements contained thereiinapplicable for components of
the piroposal',li.e, rooftop solar panels, permeable Ipavement, etc.""
5. As discussed iin the Suffolk County Planning ColmmJsslon Guidebook all new
development with parking lots, should have plans for (2%) o1off street perking
stalls to,becomiefuture,ITV charging stations,whichwill aid with greenhouse gas
reduction.
6, The appfloant should be directed to review the Suffolk County IPlaanning
Comirriiission Guidelines on public Safety and Universal desigin and
incorporate w h le re practical' design elements therein,
7, TheApplicant should/start co intinue id lalogue with the Suffolk County Department
of IPluiblic 'Works with respect to any anticipated roadway improvements Old
Country Road (CR48).
8, The applicant should be required to acknowledge in writing to the munilicipa]
board that the approval of the action with or without conditions in no way commits
either the municipallity or the County of' Suffolk to any Iprograau to protect the
property from shoreline erosion through the construction of engineering or other
'works.
9. Consistent wfth the Suffolk County Planning Commission's Guideli Specific.
Design Pollides for applications in, the vicinity of residentially zoned larl The
sobject property should be encumbered by appropriate operational restrictions
to adequatelly protect nearby residences (i,e,, Ilmitations oin lighting, hours of
operation,truck delivorl-es,garbage pick:-wp, truck ilidling, trash compaction, etc.).
7
Suffolk County Department of Health Services (SCDHS)
• A commercial wastewater permit from the SCDHS is required for the
proposed actions on site.
Village of Greenport
• The Village requests that the (Planning) Board consider the following
information as part of the Board's substantive review:
o (A) The premises utilizes the Village of Greenport sanitary system
to accommodate the sanitary discharge emanating from the current
motel. The construction of 14 new motel units will create additional
sanitary discharge and necessarily increase the sanitary flow into
the Village System.
o (B) Any increase in the discharge amount to the Village System
requires agreement with the Village for the additional flow.
Accordingly, the Village requests that if the (Planning) Board
approves the above application, the approval include a condition
that the applicant obtain any necessary sanitary sewer approvals
from the Village.
o In addition, the Village currently prohibits any new or expanded
sewer discharge into the Village System. The Village's primary
sewage collection system piping was damaged recently and, as
determined by the Village, any further pipeline failure damage could
cause extensive environmental harm and threaten the health and
safety of residents, and additional sewage flow from new or
expanded connections poses an imminent threat to the public's
health, safety and welfare. The prohibition remains in effect until at
least December 2024.
Greenport Fire Department
• It would be advantageous to have a paved access to the lower buildings
on the property. It has been difficult to access the existing building marked
Existing Building #1 in the past with rescue equipment and placing a
structure will not ease that difficulty. A cart path of some sort would be
helpful as there is no access for our ambulance other than to the front
d riveway.
8
Suffolk County Department of Public Works (SCDPW)
• This Department has reviewed the proposed Commercial Site Plan for the
above-noted property and do not have any comments regarding potential
traffic impacts or work within the Suffolk County Right-of-Way.
Southold Town Trustees
• The Trustees have determined that the proposed hotel expansion is within
Trustee jurisdiction and that a Wetland Permit is required. There are also
concerns about the potential need for large amounts of fill for the project.
V. Staff Analysis
1. Emergency Access:
a. As detailed in the comments above, access to the rear/North of the
parcel is an area of concern that needs further attention.
There is an existing load bearing driveway along the west property line
that provides access to the sewer pump station (as required by
SCDHS) and is to remain. The applicant should explore the feasibility
of extending this load bearing surface (or as grass paver), in order to
get closer access to proposed building #5 and existing building #1.
This would include a compliant turn around.
i. Clearance (15' wide and high) must be maintained along the
west property line for emergency vehicles
ii. The loading berth shown in the vicinity of this access driveway
must be relocated to keep this access free and clear at all times.
b. As specified by the Greenport Fire Department, a paved cart path
would also be advantageous to add to the site.
2. Setback proximity to West
a. The proposed 2-story 4-unit addition to the west of existing building #4
has a proposed setback of 22' to the side yard property line. The area
directly along the property line is not flat and seems to have areas
where it drops off a bit. It should be noted if fill is required to stabilize
this area of the site in order to provide ample base for access.
Screening plantings or fencing along this stretch should also be
incorporated to buffer the subject parcel from the existing Cliffside
Condominiums and vice versa.
9
3. Setback proximity to East
a. Building #5
i. Proposed building #5, to include 10 units, is situated on the plan at
the minimum side yard setback of 15' to the east and almost
touches the 100' bluff setback. Not only is this at the minimum
proximity to each of these lines, but as detailed at the public
hearing, the adjacent neighbors rear outdoor sitting area is in the
immediate vicinity as well.
Alternative layouts should be explored in the effort to move the
building away from both of these lines, if feasible. This area of the
site may also have the potential to include a cart path or similar
for emergency access to the north.
ii. It should be noted that the east side of the proposed 10-unit
building is for access to the units (stairs, walking path, outdoor
hallway) and does not have any outdoor congregation features
such as a patio or balcony.
b. Parking: 280-78(K) Regulations for parking spaces adjacent to lots in any
residence district. The adjacent residential lot to the east comes within 15'
of the parking on the subject lot. This area must be screened as required
below:
i. (1) Wherever a parking area of over five spaces abuts or is within
15 feet of the side or rear lot line of a lot in any residence district,
said parking lot shall be screened from such adjoining lot by a
substantial wall, fence or thick hedge approved by the Planning
Board. Generally, such screen shall be not less than four feet nor
more than eight feet in height.
ii. (2) Whenever a parking area of over five spaces is located across
the street from other land in any residence district, it shall be
screened from the view of such land by a thick hedge, wall or
fence, approved by the Planning Board, located along a line
drawn parallel to the street and a distance of 20 feet therefrom,
such screening to be interrupted only at points of ingress and
egress. Generally, no such screening shall be less than four feet
nor more than six feet in height. The open area between such
screening and the street shall be landscaped in harmony with the
landscaping prevailing on neighboring properties fronting on the
same street. Two identification and directional signs located on
the street side of such screening shall be permitted; however,
they shall not exceed an area of three square feet each.
10
iii. 280-78(M) Parking for special exception uses. Notwithstanding
any other provisions of this chapter, the Planning Board may
increase the parking requirements for special exception uses by
up to 150% of the minimum parking requirements if it determines
that such additional parking requirements are necessary by
reason of the nature of the use and/or the characteristics of the
site.
4. Exterior Lighting pursuant to Chapter 172: the photometric plan is not
compliant with Chapter 172 as submitted.
a. Numerous foot candle values shown on the photometric plan are
greater than 5.Ofc, with some greater than 15fc. Mostly in path areas
with light fixture "A." Any fixtures in these areas with high values must
be removed or modified to be Code compliant.
b. Multiple fixtures appear to be up lights, which is prohibited by Town
Code unless used to light an American flag.
i. It appears that (at least) the fixtures labeled C and F may be
ground floodlights; potentially others.
c. Specification sheets and lumens total (32,500 max) are required to be
submitted to support information on photometric plan and to provide
further detail.
IV: Items to consider
1. Require the submission of a revised site plan to include the following:
a. Emergency access
i. Load bearing driveway, certifying weight capacity and clearance,
along with a turn around to North buildings
ii. Paved cart path to North buildings
iii. Shifting of building #5 to create more separation from the east
property line.
iv. Relocation of loading berth in relation to proposed access to pump
station and North buildings
b. Shift Building #5 further away from the adjacent side yard to create more
separation from adjacent residential zone and use
11
c. Provide sufficient screening (or proof of) along east property line in
proximity of the parking area (Code section above) and proposed building
#5
2. Provide a comprehensive and Code compliant photometric plan as detailed
above;
3. Consider comments to be sent to the ZBA regarding the Special Exception and
area variance
4. Obtain approval from the SCDHS and provide a print of the approved plan with
associated paperwork to this Department.
5. Obtain a Wetland Permit from the Town Trustees and provide a print of the
approved plan with associated paperwork to this Department.
12
From: David Nyce <dnyce@greenportvillage.org>
Sent: Wednesday,August 21,2024 10:10 PM
To: Michaelis,Jessica
Cc: Mary Bess Phillips;Chief Alain DeKerillis; 1 st Assistant Chief Wayne Miller;Lanza,Heather;Cummings,Brian A..;Kevin Stuessi
Subject: [SPAM]-Re:Greenport Fire District-comments needed on projects
Jessica,
After review of the plans for these two projects, we have the following comments.
On the Silver Sands project, first, will the restaurant/event space building have a sprinkler system? Second, it would also be
helpful to have assurances from SCWA that the water supply to the site is adequate for fire fighting capabilities as this is a fairly
large campus with many structures and is at the end of a water supply line.
On the Hotel Moraine project, it would be advantageous to have a paved access to the lower buildings on the property. It has
been difficult to access the existing building marked Existing Building#6 in the past with rescue equipment and placing the new
structure will not ease that difficulty. A cart path of some sort would be helpful as there is no access for our ambulance other
than to the front driveway.
Thank you for your consideration. P13U lt L C
RECEIV
On behalf of the Greenport Fire Department Chief Alain DeKerillis, !st Assistant Chief Wayne Miller,
_. . .....
David Nyce, 2nd Assistant Chief AU(; L
o!d .L.._ �_.r;:�rr�"
Planning Board
On Aug 19, 2024, at 08:59, Michaelis,Jessica <"essica.michaelis town.southold.n .us>wrote:-- — rd
Good Morning,
Below are the links to the Site Plan applications in their entirety. Thank you.
Silver Sands Site Plan
Hotel Moraine Site Plan
Jessica Michaelis
Senior Office Assistant
Southold Town Planning Department
54375 NYS Route 25
P.O. Box 1179
Southold, NY 11971
Phone: 631-765-1938
Email: crM1
From: Mary Bess Phillips<nLb h Ih s reen ortvilla e.or >
Sent: Monday,August 19, 2024 7:45 AM
To:Chief Alain DeKerillis<ADeKerillis reen or ygg e.or >; 1st Assistant Chief Wayne Miller
<WMiller reen ortvilla e.or >; David Nyce<dn ce seen ortvilla e.or >
Cc: Lanza, Heather<heather.lanza town.southold.n .us>; Cummings, Brian A.
<brian.currlmin s towri.southold.n ,us>; Michaelis,Jessica <`essica.michaelis town.southold.n .us>; Kevin
1
T A SSELL ,
SCOT �.� "' ���� MICHAEL M. COLLINS, P.E.
SUPERVISOR TOWN ENGINEER
TOWN HALL - 53095 MAIN ROAD TOWN OF SOUTHOLD,NEW YORK 11971
Fax
Tel. 631 765—1560
OC'�'fq�
(631) 765 9015
� � C4G .� L".l.�.ro. � & I. ��U
r
OFFICE OF THE ENGINEER
TOWN OF SOUTHOLD
Brian Cummings S"brAugust 12, 2024
Planner L. MT C
Southold Town Planning Department
54375 Main Roach.._RECEIVED_ --
Southold, New York 11971 U 1, 2 2024
Re: Hotel Moraine Expansion —utfio1 a�`T"oW--6— .
p
SCTM #: 1000 —040. — 01 — 1 - Planning Board
Dear Mr. Cummings:
As per a request from your office, I have reviewed Sheets D-1 and D-2
of the Hotel Moraine Site Improvements prepared by James L. DeKoning,
P.E., dated August 2024. Please have the applicant submit revised plans that
address the following:
1. The final plans must show the location of and details for all erosion and
sediment controls including, but not limited to, the construction
entrance, silt fencing, concrete washout area and soil stockpile areas.
If you have any questions regarding this review, please contact my
office.
Sincerely,
4W
Michael M. Collins, P.E.
Town Engineer
OFFICE
LOCA
Town Hall A TION. r µ,°,.,,,.., MAILING ADDRESS:
54375 State Route 25 P.O.Box 11 IV 1
..
79
"�' "�� Southold, Y 1971
(cor.Main Rd. &Youngs Ave.)
Southold, NY Telephone: 631 765-1938
www.southoldtownny.gov
PLANNING BOARD OFFICE
TOWN OF SOUTHOLD
August 6, 2024
Mr. Daniel J. Pennessi
62005 Route 48
Greenport, NY 11944
Re: Public Hearing
Hotel Moraine Expansion
62005 County Route 48, Greenport SCTM#1000-40.-1-1
Dear Mr. Pennessi:
A Public Hearing was held by the Southold Town Planning Board on Monday,
August 5, 2024 regarding the above-referenced application.
The Public Hearing was closed.
If you have any questions regarding the above, please contact this office.
Respectfully,
James H. Rich III
Chairman
OFFICE LOCATION•. � � �., µ�_� � MAILING ADDRESS:
���w ,. .,,
Town Hall Annex ""' aµw P.O. Box 1179
54375 State Route 25 Southold, NY 11971
(cor. Main Rd. &Youngs Ave.)
Southold, NY Telephone: 631 765-1938
www.s outholdt ownny.gov
_�
PLANNING BOARD OFFICE
TOWN OF SOUTHOLD
August 6, 2024
Mr. Daniel J. Pennessi
62005 Route 48
Greenport, NY 11944
Re. SEQRA Determination — Proposed Site Plan for Hotel Moraine Expansion
62005 County Route 48, Greenport SCTM#1000-40.-1-1
Dear Mr. Pennessi:
The following resolutions were adopted at a meeting of the Southold Town Planning
Board on Monday, August 5, 2024:
WHEREAS, this site plan is for the proposed expansion of an existing hotel including
construction of a 4,588 sq. ft. building with ten (10) hotel rooms, and a 2,040 sq. ft.
addition to an existing building with four (4) hotel rooms where there exists a 21-unit
hotel comprised of five (5) buildings totaling ±13,854 sq. ft. and accessory
improvements on a 3.21-acre parcel in the Resort Residential (RR) Zoning District; and
WHEREAS, on June 3, 2024, the Southold Town Planning Board, pursuant to State
Environmental Quality Review Act (SEQRA) 6 NYCRR, Part 617, determined that the
proposed action is an Unlisted Action as it does not meet any of the thresholds of a
Type I Action, nor does it meet any of the criteria on the Type II list of actions; and
WHEREAS, on June 4, 2024, the Southold Town Planning Board, pursuant to §617.6 of
the Environmental Conservation Law acting under the State Environmental Quality
Review Act, initiated the SEQR lead agency coordination process with all involved and
interested agencies for this Unlisted Action; be it therefore
RESOLVED, that the Southold Town Planning Board, pursuant to the State
Environmental Quality Review Act §617.6, establishes itself as Lead Agency for this
Unlisted Action; and be it further
Hotel Moraine Expansion Page 2 August 6, 2024
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.
A copy of the Negative Declaration is enclosed for your records.
If you have any questions regarding the above, please contact this office.
Respectfully,
James H. Rich, III
Chairman
Encls.
Southold Town Plannino Board Work Session_—Au ust 5,2 24 — Pam
Project Name: Hotel Moraine Expansion _ � SCTM# 1000-40.-1-1
_ .... _...........
Location: 62005 C P48, Greenport
Dew._ .. _ ... 1111-11-111 . . . .. ._.__w.w...I___.................w
scriptiom This site plan .._..... ....
is for the proposed expansion of an existing hotel including
construction of a 4,588 sq. ft. building with ten (10) hotel rooms, and a 2,040 sq.
ft. addition to an existing building with four(4) hotel rooms where there exists a
21-unit hotel comprised of five (5) buildings totaling t13,854 sq. ft. and
accessory improvements on a 3.21-acre parcel in the Resort Residential (RR)
Zoning District.
._ .. .__ g _..__ - ......__ .... -.. ..... ._. .... . .
...._6„Pend.ing. a_.........._ ... _.
Action:.. ....._ ......_._, a....,..... ....._ ..... ......
Review SEQRA Assessment
.�.. .......�....-,_ .._.�........... Draft S_..w......w__,�E.Q...wM._...._ww._w
sm e.....n_..t __..._...._.....�..--M......_.ww w ............__.....�.w.w.�................_w._w... ..�.,.___.....�. .....
Attachments: RA Asses
Project Name I Earis"Standard Subdivision SCTM# 1 1000-74 3-15
. . _.... .. . ..,__v_a__......_ _ ..._. .... _
Location: 3070 Peconic Lane, Peconic
I Description: This proposal is for a Standard Subdivision o� �1-
p p p f a 2.01-acre parcel where in 1999
the Zoning Board of Appeals granted an area variance to allow for this parcel to
be subdivided into two lots where Lot 1 equals 0.71 acres and Lot 2 equals 1.30�
acres,located in the RO Zoning District
Status Conditional Sketch Plan Approval m
..w _.w.._. ............
................_
Action Review for Preliminary Plat Determination
Att achments: @ Staff Report . ..�V ... ... ... ... ..........
. ._._....._.
.._..._..... _. _...... _ w. _mm_..... _.... _ ........_..._...........ww ..... _.& 2-2 �
Project Name: Narrow River Properties LLC and SCTM#: 1000-58.-1 .1 .
Armstrong/Rivera
Resubdivision
_cation 15 616 SoundSouthold
_ ..
Lo scription: This proposed Resubdivision application�. v�e�v Avenue„ South
.,_Dew. __...__.__ .....
n proposes to reconfigure two single
and separate parcels created by subdivision in 1989. Following the
reconfiguration Lot 1 SCTM#1000-58.-1-2.1 would equal 1,83 acres„ and Lot 2
SCT....us _.._
1 9( t1 8 1 2 2 would aquas 7 ,,acres in the B-
t oning Distract
Action: Review
Sat New A
w for Completeness
Attachments Staff Report
g __ _n ...... ._._.
Conservation Subdivision SCTM# 1000 95 1 7 2
Project Name: � Bin C .... fi _ .._w.. 1000 95 1 8 3
3
Location: 6795 & 7755 Oregon Road, Cutchogue
Descri tion: This proposal i for a 7
p p p a 75/75 split clustered Conservation Subdivision of 84.72
acres, current) existing two adjacent parcels, SUM 1000-95-1-8.3 (54.24
acres) and SCTM 1000-95-1-7.2 (30.49 acres), into 8 residential lots ranging in
size from 1.86 to 4.38 acres, a right of way of 2.48 acres, and 2 agricultural lots
totaling 60.38 acres from which development rights are proposed to be sold to
V µSuffolk County, in the AC and R 80 Zoning Districts
h Status Conditional Final Plat Approval
Action Review Request to Reduce Buffers
.. .
w _ ......�. _ .. ...... _. . ..__...__. .. _
Discussion:.
❖ Planning Board July Monthly Report
OFFICE LOCATION: MAILING ADDRESS:Town Hall Annex P.O.Box 1179
,u �*,
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
State Environmental Quality Review
NEGATIVE DECLARATION
Notice of Determination Non-Significance
August 5,2024
This notice is issued pursuant to Part 617 of the implementing regulations pertaining to Article 8
(State Environmental Quality Review Act) of the Environmental Law.
The Southold Town Planning Board, as lead agency, has determined that the proposed action
described below will not have a significant effect on the environment and a Draft Environmental
Impact Statement will not be prepared.
Name of Action: Hotel Moraine
SCTM#: 1000-40.-1-1
Location: 7055 NYS Route 25
SEQR Status: Type I ( ) Unlisted (X)
Conditioned Negative Declaration: Yes ( )No (X)
Description of Action:
This site plan is for the proposed expansion of an existing hotel including construction of a 4,588
sq. ft. building with ten (10) hotel rooms, and a 2,040 sq. ft. addition to an existing building with
four(4) hotel rooms where there exists a 21-unit hotel comprised of five (5) buildings totaling
±13,854 sq. ft. and accessory improvements on a 3.21-acre parcel in the Resort Residential (RR)
Zoning District.
Reasons Supporting This Determination:
An Environmental Assessment Form has been submitted and reviewed and it was determined
that no significant adverse effects to the environment were likely to occur should the project be
implemented as planned.
The purpose of the Resort Residential (RR) District is to provide opportunities for resort
development in waterfront areas or other appropriate areas where, because of the availability of
water and/or sewers, more intense development may occur consistent with the density and
character of surrounding lands. The land use on site is commercial.
Nonconformities
The RR Zoning District requires a minimum parcel size of 5 acres for hotel use. This parcel,
which is 3.25 acres, does not meet this requirement, and therefore, the existing hotel use is
nonconforming. The proposed expansion will consist of a 4,588 sq. ft. building with ten(10)
hotel rooms and a 2,040 sq. ft. addition to an existing building with four(4) hotel rooms.
It is important to note that this commercial use is an outlier surrounded on one side by
Residential 80 zoned properties and residences along the Long Island Sound. To the north is the
Long Island Sound waterbody. To the east is a 1.02 acre "R-80" zoned improved parcel; to the
west is a 7.12 acre "RR" zoned parcel with an existing condominium complex.
The new hotel building proposes a 15' side yard setback to the eastern property line. The setback
abuts an improved residential parcel with an existing narrow side yard, which is a concern. Once
the new building is constructed,the residence would be expected to experience impacts from
shading and noise during hotel operations.
Impacts to Ground or Sut-face Water Quality or(' ruantit
Water usage on the property is expected to be 1400 GPD. Suffolk County Water Authority
public water is available at the site and will be extended.
The use is anticipated to generate 1400 GPD of sanitary waste. The Greenport Sewer District,
managed by the Village of Greenport, is expected to process and dispose of the sanitary waste.
However, on July 30, 2024 the Village of Greenport issued a letter stating that the "Village
currently prohibits any new or expanded sewer discharge into the Village System." This
prohibition will be in effect until December 2024.
Protecting the property and groundwater from pollutants influencing potable water supply is
required. All best management practices that mitigate the potential introduction of pollutants
must be managed.
Irrigation is a large consumer of potable water in town and will be minimized through the
Planning Board's best management practices. Minimizing irrigated areas is the most effective
mitigation, second to the water conservation measures that are applied. Species selection is also
important in the management of water. The Planning Board requires drought-tolerant vegetation
in landscaping in addition to native and deer-resistant species.
Water conservation measures inside any future structures would include low-flow fixtures.
Standard water conservation measures for irrigation include the following:
1. Irrigation Conservation Measures:
a. Plants used in landscaping shall be native and drought-tolerant.
b. The use of drip irrigation systems is recommended. Rain barrels are encouraged.
c. Total long-term permanent irrigation of each lot will be limited to 15% of the lot
area not improved with structures.
d. Soil moisture sensors will be used with irrigation systems, to water only when
necessary, during times of low soil moisture.
2
e. Lawn areas will be seeded with improved turf species with deeper root systems
and greater drought tolerance, thus requiring less irrigation than conventional turf
species.
The Planning Board required water conservation practices, including irrigation controls and the
use of alternative wastewater treatment systems designed to reduce total nitrogen loading into the
aquifer, will be applied and are expected to generate no to low impacts on groundwater quantity
and quality.
In uact on Floodin
The parcel is not known to flood or is within a designated FEMA-identified floodway or zone.
Any future development of the parcel would include the installation of gutters, leaders, drywells,
and catch basins designed to handle up to a 2"rainfall. The development of Storm Water
Pollution Prevention Plan (SWPPP) would also be required to be filed with the New York
Department of Environmental Conservation and the Southold Town Engineer to manage
stormwater on-site during all project phases.
The parcel is 100 percent well-drained.
The proposed actions are expected to have no adverse impacts on flooding.
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. High-risk groups such as the elderly, infants,pregnant
women, and people with chronic heart and lung diseases are more susceptible to air pollution.
Children are at greater risk because they are generally more active outdoors and their lungs are
still developing.
Fugitive dust is normally expected during the clearing of land, grading, and the construction
period. None of these actions are proposed.Nevertheless, these impacts are usually temporary
and short-duration. The SWPPP will require soil management methods to minimize airborne
fugitive dust.
No adverse impacts to the air are expected.
Impact on Agricultural Resources
None.
Impact on Historic and Archeological Resources
The New York State Historic Preservation Office (SHPO) Cultural Resource Inventory System
(CRIS) was accessed, and no designations were applied to the parcel.
No adverse impacts on historic and archeological resources are expected to occur.
3
Iran 220 on Energy
Noise can be generated during both the construction and occupancy phases of a project and can
create conditions that can affect the health and safety of both humans and wildlife. The proposed
action will increase noise over ambient levels that will impact adjacent properties if construction
occurs on the site. Ambient noise levels will also increase over existing conditions from the
occupancy and daily activities of the completed development, most noticeably from traffic and
people, entering and exiting the vehicles, daily activities (children playing) and special events.
Exterior amplified music, which is common with these types of uses during special events and
celebrations, is expected to impact adjacent property owners due to the close proximity. Controls
on amplified noise, including music limiting decibel levels, duration, and times, are
recommended.
Low adverse impacts from noise are expected to occur to the receptors near the vicinity of the
parcel. Practices to reduce the noise levels in decibels and duration are recommended.
No adverse odors are expected.
No adverse impacts from lighting are expected.
The proposed action will require extending an energy supply system for hotel use (new
connections). However, energy consumption over existing conditions is expected to be low.
Impacts on Trans + rtation
The project is inconsistent with Goal 4 of the Southold Comprehensive Plan: Improve Traffic
Congestion and Safety. Transportation safety is a significant concern on Suffolk County Route
48 due to the lack of turning lanes. The site's access is via a gravel pavement driveway to C.R.
48. Vehicles will continue to use this access. There are no right-hand or left-hand turning lanes
into the site for vehicles traveling on C.R. 48. Traffic entering the site would need to turn from
the travel lane or enter the road shoulder.
Pedestrian Infrastructure
There are no sidewalks in this location. The shoulders of the road in this area are used by
pedestrians and bicyclists to recreate (visual observation). Vehicles entering the road shoulder to
make a right-hand turn into the property is not recommended, and the Board should consider
requiring a proper turning lane to cue vehicles from the travel lane. Similarly, vehicles entering
the shoulder to "pass" a vehicle making a left-hand turn into the property could create dangerous
pedestrian/vehicle conflicts. A center-turning lane is also recommended.
The speed limit in this section of the road is 50 MPH.
4
Line of Sight
The line of sight to the east is impeded by a slight curve in the road. This could create unsafe
situations for occupants in vehicles entering and exiting the property. To the west is a rise in the
road also making the line of sight to occupants in vehicles exiting the parcel more challenging.
Road Volume and Vehicle Trips
NTSDOT has provided traffic counts for August 4, 2022, located at CR48 MIDDLE RD from
YOUNGS AVE to NY 25 at 15 minutes. Peak traffic occurs at 8:15 am and 12:00 pm.
7am-7pm 14145
6am-10pm 16816
6am-12am 17284
12am-12am 17669
am Peak 08:15 am
pm Peak 12:00 pm
An estimated 100 vehicle trips are expected daily for a comparable motel use in a suburban area.
(Hourly Distribution of Entering and Exiting Vehicle Trips by Land Use Source: ITE Trip
Generation Manual, 1 Oth Edition)
Despite these volumes, the applicant submitted a trip generation calculation for Hotel Use based
on the ITE Trip Generation Manual 11th Edition. The expansion is expected to add 13 additional
trips during the AM Peak Hours and 7 additional trips during the PM Peak Hours over existing
conditions. The total number of trips for Hotel Use in the AM Peak Hour is 24, and the PM Peak
Hour is 21. Understandably, vehicles, including delivery and ride-share, will be entering and
exiting the property daily contributing to the number of vehicle trips.
Public transportation is not accessible from this location.
On June 25, 2024, the Suffolk County Department of Public Works, issued a letter stating that
they "do not have any comments regarding potential traffic impacts or work within the Suffolk
County Right-of-Way."
Low adverse impacts are expected if the project is implemented as planned. Transportation
improvements are recommended to facilitate safe ingress into the site from Suffolk County
Route 48 travel lanes.
Consistency with Community Flans
Suffolk County Department of Economic Development and Planning indicated in a July 17, 2024
letter that the Suffolk County Planning Commission approved the variance and site plan for the
action with 9 comments related to design including consistency with the Suffolk County
Planning Commission's Guidebook and Public Safety and Universal Design elements. Further
the Commission includes a recommendation for EV charging stations and continued dialogue
with Suffolk County Department of Public Works for"anticipated roadway improvements."
5
The proposed action is recommended as inconsistent with the Southold Town Local Waterfront
Revitalization program.
Policy 1. Foster a pattern of development in the Town of Southold that enhances community
character,preserves open space, makes efficient use of infrastructure, makes beneficial use of a
coastal location, and minimizes adverse effects of development.
The RR Zoning District requires a minimum parcel size of 5 acres for hotel use. This parcel,
which is 3.25 acres, does not meet this requirement.
Policy 4. Minimize loss of life, structures, and natural resources from flooding and erosion.
4.1 Minimize losses of human life and structures from flooding and erosion hazards.
The following management measures to minimize losses of human life and structures from
flooding and erosion hazards are suggested:
A. Minimize potential loss and damage by locating development and structures away from
flooding and erosion hazards.
1. Avoid development other than water-dependent uses in coastal hazard areas. Locate
new development that is not water-dependent as far away from coastal hazard areas
as practical.
b. Avoid hazards by siting structures to maximize the distance from Coastal Erosion
Hazard Areas.
The hotel use is not water-dependent. The proposed new construction of a 4,588 sq. ft. building
is seaward of the existing buildings and closer to the coastal erosion hazard area(CEHA). The
CEHA demarks a high bluff on the parcel where development should be minimized, with
structures set back from the bluffs. These areas are susceptible to high winds and large bluff
erosion events from coastal storms including hurricanes.
The proposed expansion of the hotel use is not inconsistent with the Southold Town
Comprehensive Plan.
Impacts on Communily Character
The action will impact the existing community and neighborhood character due to the 15' wide
side yard setback to the existing property line to the east and operational noise. An existing
residential structure occurs on the parcel to the east and a material conflict with the community's
current plans or goals as officially approved to preserve the quality of life of residents is
expected from noise and other adverse impacts.
Impact on Aesthetic Resources
From an aesthetic standpoint, the existing hotel is visible from New York State County Route 48
(C.R. 48), a New York State-designated scenic byway for travelers during all seasons. A parking
area and landscaped berm are between the existing buildings and the road, providing screening
6
of the building's mass. The existing buildings are neither out of character nor scale with the area
to the west.
The proposed new construction in the east of the parcel and its proximity to the property line
conflicts with the community character due to their height and distance from an existing
residence.
The new construction will be placed behind the existing buildings and, therefore, is not directly
visible from the road.
Low adverse impacts to community character are expected if the project is implemented as
planned.
Impact on Critical Environmental Areas
None.
Impact on Plants and Animals
The parcel is located north of Moore's Woods/Drain, a protected area with high ecological value.
The Environmental Resources Mapper shows the following designations for the parcel.
• This data layer shows areas within 1/2 mile of the significant natural communities. If
natural resources or potential project impacts are being assessed at a location within this
vicinity layer,the nearby significant natural communities should be considered. Natural
Community Name: Coastal oak-hickory forest is located in an area known as Moore's
Woods to the south of the parcel,the habitat is a"High-Quality Occurrence of
Uncommon Community Type".
• This location is in the vicinity of Rare Dragonflies and Damselflies—Not Listed by NYS.
• This location is in the vicinity of Bats Listed as Endangered or Threatened
The applicant should contact NYSDEC Regional Office to determine what regulations
would apply to the project.
• This location is in the vicinity of Plants Listed as Endangered, Threatened, or Rare by
NYS
The site is currently mostly cleared and improved, therefore, will not likely adversely
affect Federally Listed species in New York, nor will it significantly impact migratory
birds or other trust resources. Lighting, noise, and other influences that could impact
wildlife behavior should be controlled.
• Moderate Wave Action
No significant removal or destruction of large quantities of vegetation will occur.No substantial
interference with the movement of any resident or migratory fish or wildlife species or
7
significant habitat area or adverse impacts to a threatened or endangered species or the habitat of
such a species are expected to occur. All lighting shall be dark sky compliant, and the EAF
indicated that noise levels would remain ambient during operations.
The proposed use is expected to have low impacts on transportation and community character
that will be managed through site design.
Based upon such, no significant adverse environmental impacts are expected to occur
should the project be implemented as planned.
For Further Information:
Contact Person: Mark Terry, Assistant Town Planning Director
Address: Southold Town Planning Board
Telephone Number: 631-765-1938
8
AlleneyUseOnil (IfAppleaablel
Project: atel Moraine
Date i5i24
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 Report preapred August 2,2024.
Determination of Significance-Type 1 and Unlisted Actions
SEQR Status: � ❑ Type e 1 ❑✓ Unlisted
Identify portions of EAF completed for this Project: ❑✓ Part 1 ❑✓ Part 2 Part 3
_ww www wkwww ww__. ......._.....w_............... .......... _._.._..... _.u...... .......
FEAF 2019
Upon review of the information recorded on this EAF,as noted,plus this additional support information
Subject File.
and considering both the magnitude and importance of each identified potential impact,it is the conclusion of the
Southold Town Planning Board 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 617.7(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: Hotel Moraine Site Plan
Name of Lead Agency:Southold Town Planning Board
Name of Responsible Officer in Lead Agency: James H.Rich III
Title of Responsible Officer: Chair
................... .................. �_....................w -T
-_.._.-...�...�.................._.__ ....
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Signature of Responsible Officer in Agency: Date:Lead..... .... ............ .. ...._......... _. _.... _ __...
Signag of Preparer(if different from Responsible Officer) K&O k (` A Date: gl(p IZp
ture .................................-, _`' .w_.._................................—....-ww.._ wwwµ............
For Further Information:
Contact Person:Mark Terry,AICP
Address: Southold Town Annex,Main Road,Southold NY 11971
Telephone Number:6317651938
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.:!/ww >til w.wly„giav/„r nb/cnb.htm1
PRINT FULL FORM I Page 2 of 2
Submission Without a Cover Letter
Name: s `�e� 1����(^ SQbf:-
� p
Project Title
A .CG 0 8 2024024
SCTM#: 1000 - S6-6n
Planning Board
Date:
Details of Submission:`- UL
RECEIVED
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NORTH ROAD HOTEL LLC AUG5 2024
62005 Route 48 Board
...
Greenport,New York 11944 ottloCtl T ern
PlanningBoa
VIA EMAIL August 5, 2024
Planning Board
Town of Southold
54375 Route 25
Southold,New York 11971
RE: Site Plan Approval—Hotel Moraine Expansion—Public Comments
62005 Route 48, Greenport,New York 11944 (Tax Lot 1000-40-1-1)
(the "Property')
Dear Chairperson and Members of the Southold Planning Board:
Please let this letter serve as a response to the comments made during the Planning Board's July
8, 2024 public hearing and that certain letter from Mr. Samir Attia, having an address at 62175
Route 48,Greenport,New York 11944,which letter is marked as received by the Town's Planning
Board on July 8, 2024.
Mr. Attia has had my personal contact information since early 2022, shortly after acquisition of
the Property by the undersigned, so that he could reach me at any time for any reason. I had
explained that we were undertaking a construction project at the Property and would ultimately
operate the hotel. In fact,during construction,our carpenters performed work on a basement access
door at his house.
In response to the electrical damage, I have included herewith the follow-up correspondence to
Mr. Attia concerning the damaged electric, which I did not learn about until a March 23, 2024
meeting, as more particularly set forth below.' I was more than happy to reimburse Mr. Attia for
any costs incurred, sincerely apologized for any inconvenience and, had I known sooner, I
certainly would have handled the repair and cost. Notably, we have never received a complaint
from Mr. Attia concerning noise,traffic or any other issue during our ownership, construction and
operation of the Property.
Most importantly,on March 23,2024,I personally met with Mr.Attia and his wife,Ms.Jila Sharif,
to explain the proposed project. This 3-hour meeting included a detailed review of the plans and a
tour of their property to determine the impact of the proposed building along the east boundary of
the Property, if any. During this meeting, I agreed to:
1. Finish the east side of the boundary fence;
2. Extend the boundary fence along the shared property boundary to the 100' bluff setback;
3. Add additional, native plantings to the setback area between the Property's eastern
boundary and the proposed building; and
4. Add additional, native plantings to the east side of the fence.
'The electric service to Mr.Attia's house is not evidenced by an easement encumbering the Property or any survey or
utility mark-out performed by the undersigned to date(of which there have been several).
As you can see from the enclosed photographs, the shared boundary is already heavily wooded,
providing a rather significant buffer(both for views and noise), and the proposed building respects
the side yard setbacks set forth in the Town's Zoning Code.Based upon the success of the meeting,
I sent Mr. Attia a letter of support for the project,which Mr. Attia confirmed would be signed after
a few revisions. Based upon the foregoing, I was surprised to learn of his issues with the proposed
project.
Nevertheless,the undersigned remains prepared to pursue the mitigating factors set forth herein.
Very truly yours,
Danid J.Jenneaoi
Enclosures. Daniel I Pennessi, President
NORTH ROAD HOTEL LLC
62005 Route 48
Greenport,New York 11944
April 4, 2024
VIA Federal Exgress
Mr. Samir Attia
Dr. Jila Sharif
12 Woodland Avenue
Northport,New York 11768
Re: Reimbursement
Dear Samir and Dr. Sharif,
As discussed, I have enclosed herewith a check in the amount of $624.59, representing
reimbursement of your costs associated with the electrical repair performed by Puccia Electric. I
sincerely apologize for this damage caused by the fencing subcontractor and,had I known sooner,
I certainly would have handled the repair and/or paid for any cost you incurred.
In the future,please do not hesitate to contact me directly with any issues or concerns.
Very truly yours,
Daniel J. Pennessi
NORTH ROAD HOTEL LLC
July 2024
J I�Ji 1j rJi� i
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Current Condition
East Boundary
Proposed Building Location
NORTH ROAD HOTEL LLC
July 2024
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Current Condition
East Boundary
Between Current East Building and East Boundary
LICARA
_ L.K. McLean Associates EngitreeriE>!�; & .Surveying, D.P.G.
:• 137 South Country Road Brookhaven NovN � Yut4< - 11719
� (031)y236.866,� -- i'Ar\(61I)296-6314 w
25 Newhridge Road • Suite 212 • I ficksville • New York • 11801 hUhsah<<v��,Ikrn L,auli
ROEERI A STEELE,P,E PRESIDENI and CEO Associates
JAMES L DeKONING,P,E,,VICE PRESIDENT
CHRISTOPHER F,0111)YER,VICE PRESIDENT $rEVEry N REW BERG,P,E
KEITH J MASSERIA P E,VICE PRESIDENT ANUREO R SPEISEf,
MAT THEW,JEDLICKA.,LPED AP.PRINCIPAL V VINJ CORRADO P.E.
IAMARA STILLNIAN,RL S„PRINCIPAL-DIRECTOR OF SURVEY KEUIN J PETERMAN P E
Y.ARAM.O'NEILL LISP,MBAC:HRISTINE L BELSON,MBA,SHRM-SCP,PRINCIPAL.-CONTROLLER .
MEMORANDUM
July 26, 2024
From: Robert Bove, PE, PTOE ' L T GG
Engineer
L. K. McLean Associates, DPC V.._..._.__. "_._...__ .._.
Re: Professional Engineering Services
J L( 3
Trip Generation Assessment L 1 (j � ••
Southold Town
Hotel Moraine Planning Board
62005 CR 48
Greenport, New York
This memorandum provides the results of L.K. McLean Associates, DPC (LKMA) professional
transportation engineering efforts in association with the above noted project.LKMA has been engaged
to provide a trip generation assessment for the above referenced project.
The subject property is located on the west side of Suffolk County Route 48 (N Road) and is 141,622 SF
(3.25 acres) in size.The property is accessed by an existing curb cut along CR 48 and consists of multiple
buildings in conjunction with an in-ground swimming pool which is used to operate an existing 21-unit
hotel, known as Hotel Moraine.The proposed project entails the expansion of the existing hotel use to
include additional building areas associated with 14 additional hotel units, for a total of 35 hotel units
provided.
In order to determine the volume of new traffic that will be added to the roadway network in the vicinity
of the subject property, a trip generation analysis was performed. Industry standard data compiled by
the Institute of Transportation Engineers (ITE) in the 11th Edition of the Trip Generation Manual was
used to estimate the traffic generated by the proposed hotel expansion. The Trip Generation Manual
has several land use codes that could potentially apply to the subject property. Based on the Trip
Generation manual the property could be evaluated with Land Use Code 310: Hotel or Land Use Code
320 Motel. As defined by ITE the primary difference between a motel and hotel is the presence of
amenities and support facilities. Specifically, meeting/conference rooms, pools and other recreational
facilities. As such the proposed project was evaluated both as a motel and a hotel. The results of the
trip generation are presented in Tables 1 and 2 below.
i
i
i
LIIAAL. K. Mclean Associates, D.P:C'.
Table 1.TriP Generation as Hotel........ .. ..._........ . ...._._..�._......_. _ ..._....
ITE LUC 310: ITE LUC 310:
Time Period Hotel Hotel Difference
21 Units 35 Units
_.... _................�....w.w._..w... . .,.,._.,_.,... _ ... ..,.
Weekday Enter: 6 Enter: 13 Enter: +7
AM Peak Hour Exit: 5 Exit: 11 Exit: +6
Total: 11 Total: 24 Total: +13
_.��..._ww__...__.._�... w....... ..w_..www�_ter:._wwww�_w_ 12 Enter: +4
Weekday Enter
6
S En
PM Peak Hour Exit: Exit: 9 Exit: +3
Total: 14 Total: 21 Total: +7
Table :..W .Generation as Motel. . ...w._._. .m_......-.__-..._.._ .._..._ .�.... _........._.
ITE LUC 320: ITE LUC 320:
Time Period Motel Motel Difference
21 Units 35 Units
Weekday Enter: 8 Enter 9 Enter: +1
AM Peak Hour Exit: 11 Exit: 14 Exit: +3
Total: 19 Total: 23 Total: +4
. ... �n.........w....w..........._.......w.........................._..M._._._.M .....__.... ........_ww_........_
Weekday ter: 6 Enter: 9 Enter: +3
PM Peak Hour Exit: 5 Exit: 7 Exit: +2
Total: 11 Total: 16 Total„ +5
Based on the ITE Trip Generation Manual 11th Edition,the trip generation of a hotel use is slightly higher
than a motel use.As such, and in order to present a conservative analysis, the trip generation analysis
assessed the property as a hotel use, where the proposed hotel expansion from 21 units to 35 units is
expected to generate 13 additional trips during the AM Peak Hour and 7 additional trips during the PM
Peak Hour.This minor increase in traffic is not expected to have any significant impacts on the adjacent
roadway network or infrastructure.
Please note that this trip generation assessment is supported by the attached letter from the Suffolk
County Department of Public Works Division of Traffic Engineering dated June 25, 2024.
Page 2 of 2
COUNTY OF SUFFOLK
EDWARD P.ROMAINE
SUFFOLK COUNTY EXECUTIVE
DEPARTMENT OF PUBLIC WORKS
CHARLES J.BARTHA,P.E.
COMMSSIONER
LESLIE A.MITCHEL NIICHA EL J.MONAGHAN,P.E. DARNELL TYSON,P.E.
DEPUTY COMMISSIONER CHIEF DEPUTY COMMISSIONER DEPUTY COMMISSIONER
June 25,2024
Town of Southold _
Planning Board
Attn:Brian Cummings
P.O.Box 1179
Southold,New York 11971
Re: DPW#48-2056—North Road Hotel,LLC(Hotel Moraine Expansion)
62005 County Road 48,Greenport
SCTM41000-040.00-01.00-001.000
Mr. Cummings:
This Department has reviewed the proposed Commercial Site Plan for the above-noted property and do not
have any comments regarding potential traffic impacts or work within the Suffolk County Right-of-Way.
If you have any questions or concerns regarding this matter,kindly contact this office at(631)852-408 L_
Very truly yours,
Niamh Perrotta,P.E.
Director of Traffic Engineering&Permits
NP:DL:shd
Cc: North Road Hotel,LLC
Mr.Daniel Pennessi
SUFFOLK COUNTY IS AN EQUAL OPPORTUMTYIAFFIRMATIVE ACTION EMPLOYER
(631)852-4081
335 YAPHANKAVENUE YAPHANK,N.Y. 11980
FAX(631)852-4079
HARRIS BEACH
ATTORNEYS AT LAw
July 30, 2024
THE OMNI
333 EARLE OVINGTON BLVD,SUITE 901
UNIONDALE, NEW YORK 11553
Via Electronic Mail Only 516.880.8484
(,KtLmt@southo1dtowny..goV and BRIAN S.STOLAR
Elizabeth.sakeq-ellos 4 Ltq1m,sottLitgLd.q v.tts� SENIOR COUNSEL
Zoning Board of Appeals DIRECT: 516.880.8383
FAX: 516.880.8483
Town of Southold BSTOLAR@HARRISBEACH.COM
54375 Route 25
Southold, New York 11971
RECEIVED
RE: Motel Moraine—Application #7953 JU 3 0 2024
Dear Board Members: —9-6 6 7f i"i 1.d-r 6 °--
Planning Board
I am the Village Attorney for the Village of Greenport (the "Village"") and write to
you regarding the pending Motel Moraine application.
It is the Village's understanding that North Road Hotel, LLC d/b/a Motel Moraine is
applying to the Zoning Board of Appeals to construct(a) a new motel building with 10 new
motel units and (b) an addition to an existing motel building with 4 new motel units (the
"Project").
The premises utilizes the Village of Greenport sanitary system (the "Village
System")to accommodate the sanitary discharge emanating from the current motel. The
construction of 14 new motel units will create additional sanitary discharge and
necessarily increase the sanitary flow into the Village System.
Any increase in the discharge amount to the Village System requires agreement
with the Village for the additional flow. Accordingly, the Village requests that if the Zoning
Board approves the above application, the approval include a condition that the applicant
obtain any necessary sanitary sewer approvals from the Village.
In addition, the Village currently prohibits any new or expanded sewer discharge
into the Village System. The Village's primary sewage collection system piping was
damaged recently and, as determined by the Village, any further pipeline failure damage
could cause extensive environmental harm and threaten the health and safety of
residents, and additional sewage flow from new or expanded connections poses an
imminent threat to the public's health, safety and welfare.
This prohibition remains in effect until at least December 2024.
Please take the above into account in your review of this application.
Zoning Board of Appeals HARRIS BEACH
July 30, 2024 ATTORNEYS AT LAW
Page 2
Thank you.
Very truly yours,
Isl Brian S. Stolar
Brian S. Stolar
c: Ms. Heather M. Lanza, AICP
Mr. Mark Terry
Paul DeChance, Esq.
Julie McGivney, Esq.
Planning Board, Town of Southold
Mr. Adam Hubbard
Mayor and Trustees, Village of Greenport
COUNTY OF SUFFOLK
a
d.FM k k
EDWARD P. ROMMNE
SUFFOLK COUNTY EXECUTIVE
DEPARTMENT OF ECONOMIC DEVELOPMENT AND PLANNING
SARAH LANSDALE
COMMISSIONER V b4'
ELISA PICCA
CHIEF DEPUTY COMMISSIONER *r lkC M C
July 17, 2024 RECEIVED
V
Town of Southold ......
2024
53095 Main Road ��p
P.O. Box 1179
Southold,NY 11971 ...fi n oa rd
Attn: Heather Lanza, Planning Director Planning Board
Re: Hotel Moraine Expansion
Zoning Action: Site Plan
Municipal File No./Public Hearing Date: N/A
S.C.T.M. No.: 1000 040000 0100 001000
S.C.P.C. File No.: ZSR-24-42
Dear Director Lanza:
The Suffolk Planning Commission at its special meeting on July 10,2024,reviewed the referral
from the Town of Southold entitled, "Hotel Moraine Expansion"referred to it pursuant to
Section A14-14 thru A14-25, Article XIV of the Suffolk County Administrative Code.
The attached Resolution signifies action taken by the Commission relative to this application.
Very Truly Yours,
3. 14-"l e�.�&Ay�
By Christine DeSalvo
Joseph E. Sanzano, Planning Director
JES/cd Division of Planning and Environment
cc: Brian Cummings, Senior Planner
H.LEE DENNISON BLDG* 100 VETERANS MEMORIAL HWY,2nd FI ■ P.O.BOX 6100 N HAUPPAUGE,NY 11788-0099 a(631)853-5191
File No. SD-24-04
Resolution No. ZSR-24-42 of the Suffolk County Planning Commission
Pursuant to Sections A14-14 to through A14-25 of the Suffolk County Administrative Code
WHEREAS, pursuant to Sections A14-14 through A14-25 of the Suffolk County Administrative Code,
a referral was received on June 6, 2024 at the offices of the Suffolk County Planning
Commission with respect to the application of"Hotel Moraine Expansion" located in the
Town of Southold; and
WHEREAS, said referral was considered by the Suffolk County Planning Commission at its meeting
on July 10, 2024; now, therefore be it
RESOLVED, pursuant to Section A14-16 of the Suffolk County Administrative Code and Section 239-
m 6 of the General Municipal Law, the referring municipality within thirty (30) days after
final action, shall file a report with the Suffolk County Planning Commission, and if said
action is contrary to this recommendation, set forth the reasons for such contrary action;
and be it further
RESOLVED, that the Suffolk County Planning Commission Approves the variance and site plan
for Hotel Moraine Expansion with the following comments to be offered to the Town of
Southold for its consideration and use:
1, The applicant is encouraged to utilize green infrastructure to minimize
community and environmental impacts' and reduce both private and public
development costs. As such, the Applicant should review the Suffolk County
Planning Commission publication on Managing Stormwater-Natural Vegetation
and Green Methodologies and incorporate into the proposal, where practical,
design elements contained therein; i.e., rain gardens, permeable pavement and
bio-swales.*
2. New and reconstructed areas need an operational plan to keep catch basins,
stormwater grates and drywells clear and functioning. Proposed infrastructure
should promote drainage from floods.The applicant may be required to prepare
a NYS Stormwater Pollution Prevention Plan (SWPP) for the redevelopment of
the site and receive all required state and local approvals before commencing
work at the subject property.
3. The applicant should be directed to begin/continue dialogue with the Village of
Greenport verify ability to receive additional wastewater and received required
approvals to utilize VSD-01 district.
4. All new commercial buildings to the greatest extent possible, should be
designed and constructed to minimize energy consumption and improve
environmental quality. The applicant should be encouraged to review the
Suffolk County Planning Commission Guidebook particularly with respect to
renewable energy&energy efficiency and incorporate where practical, for later
development stages, elements contained therein applicable for components of
the proposal; i.e. rooftop solar panels, permeable pavement, etc.**
5. As discussed in the Suffolk County Planning Commission Guidebook all new
development with parking lots should have plans for (2%) of off street parking
stalls to become future EV charging stations,which will aid with greenhouse gas
reduction.
6. The applicant should be directed to review the Suffolk County Planning
Commission Guidelines on public Safety and Universal design and
incorporate where practical design elements therein.
7. The Applicant should/start continue dialogue with the Suffolk County Department
of Public Works with respect to any anticipated roadway improvements Old
Country Road (CR48).
8. The applicant should be required to acknowledge in writing to the municipal
board that the approval of the action with or without conditions in no way commits
either the municipality or the County of Suffolk to any program to protect the
property from shoreline erosion through the construction of engineering or other
works.
9. Consistent with the Suffolk County Planning Commission's Guidebook's Specific
Design Policies for applications in the vicinity of residentially zoned land. The
subject property should be encumbered by appropriate operational restrictions
to adequately protect nearby residences (i.e., limitations on lighting, hours of
operation,truck deliveries,garbage pick-up, truck idling, trash compaction, etc.).
*Link to Suffolk County Planning Commission publication Managing Stormwater-Natural Vegetation and Green Methodologies:
ttt1 F� trfi6 rwtyny gaavF rocarl�l d 7F'faa n i F nnnn & r rsi t rrna ru �oorw�S.M n.g_ Z_sL ry A
**Link to Suffolk County Planning Commission Guidebook:
tatt9&_,Qg0G, N?wnmrj arrn mmiqrL ? iS
DATE: 7/10/24
ZS R-24-42
File No.: SD-24-04
Hotel Moraine Expansion
Site Plan and Variance
Town of Southold
COMMISSION ACTIONS OF DISAPPROVED RESOLUTION
AYE NAY ABSTAIN ABSENT
BALDWIN, STEPHANIE_..At..L.arge............................................... ........X.� I...................._.._. _. ..w...._. ......._........_
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E..m__.._R -Town.w o�w.f_.w_.....Huntin-----w�.�_�..._....w�w�.._._...........____
gton X
CONDZELLA, JOHN —Town of Riverhead X
DOTY, DAVID—Town of...East Hampton X
._....._.............................................................w_..........................._._ ................................._...................................._ ...... _.___ ....._ .__.....w_..
FINN, JOHN -Town of Smithtown X
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FLYNN, DANIEL—Town of Southampton X
GALLE, ELIZABETH —Town of Shelter Island X.......w
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GERHW_ KVN... A _._.__. _._
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KAUFMAN, MICHAEL - Villages under 5,000 X
....................�..—' __...._.___._...._........._._._.................................
KITT, ERROL—At Lairge X
IEWIS, LASCHECA, Tow.n....of....B.a..by.1.o.n...................................................... ..................
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MCCARTHY, THOMAS -Town of Southold X
MCCARTHY, TIMOTHY—WTown of Islip........_._._._._................._._ X
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PERRY, LISA—Villages Over 5,000 X
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VANDENBURG, MICHAEL-Town of Brookhaven X
Motion: Commissioner Thomas McCarthy Present: 10
Seconded: Commissioner Perry Absent: 5
Voted: 10
Abstentions: 0
DECISION: Approval with Comments
Date: 7/10/24
COUNTY OF SUFFOLK
EDWARD P.ROMAINE
SUFFOLK COUNTY EXECUTIVE
DEPARTMENT OF ECONOMIC DEVELOPMENT AND PLANNING
SARAH LANSDALE
COMMISSIONER
ELISA PICCA L
CHIEF DEPUTY COMMISSIONER S V 6 T
July 18,2024 P Rt H L t/''t.T1....a C.1 Nc
RECEIVE[?
Town of Southold��
54375 State Route 25 m m18624
P.O.Box 1179
Southold,NY 11971 �ruth l `own'- .....
Attn: Brian Cummings, Senior Planner Planning Board
SEQRA
Re: Hotel Moraine Expansion
Municipal File No.:N/A
S.C.T.M.No.: 1000 040000 0100 001000
S.C.P.C. No.: SD-24-LD
Dear Mr. Cummings:
Your notification for SEQR Coordination was received by our agency on June 6,2024.
Please be advised that our agency,the Suffolk County Planning Commission,has no objection to the Town
of Southold assuming Lead Agency status for the above referenced.
The Suffolk County Planning Commission reserves the right to comment on this proposed action in the
future and wants to be kept informed of all actions taken pursuant to SEQRA and to be provided with copies
of all related SEQRA documentation.
Very truly yours,
By Christine DeSalvo
John Corral,Environmental Projects Coordinator
Division of Planning&Environment
JC/cd
H. LEE DENNISON BLDG ■100 VETERANS MEMORIAL HWY,2^d FI a P.O.BOX 6100 a HAUPPAUGE,NY 11788-0099 a(631)853-5191
PLANNING BOARD MEMBERS MAILING ADDRESS:
P.O. Box 1179
DONALD J.WILCENSKI �,�� Southold, NY 11971
Chair � �
OFFICE LOCATION:
WILLIAM J.CREMERS B Town Hall Annex
PIERCE RAFFERTY 54375 State Route 25
u
JAMES H.RICH III �'tir (cor. Main Rd. &Youngs Ave.)
MARTIN H.SIDOR ,q aco Southold, NY
Telephone: 631 765-1938
www.southoldtownny.gov
PLANNING BOARD OFFICE
TOWN OF SOUTHOLD
July 9, 2024
Mr. Daniel J. Pennessi
62005 Route 48
Greenport, NY 11944
Re: Public Hearing
Hotel Moraine Expansion
62005 County Route 48, Greenport SCTM#1000-40.-1-1
Dear Mr. Pennessi:
A Public Hearing was held by the Southold Town Planning Board on Monday,
July 8, 2024 regarding the above-referenced application.
The Public Hearing was held open pending the completion of the SEQRA process.
If you have any questions regarding the above, please contact this office.
R pectfully,
James H. Rich III
Chairman
Westermann, Caitlin
From: Westermann, Caitlin
Sent: Monday, July 8, 2024 9:14 AM
To: Jessica Michaelis Qessica.michaelis@town.southold.ny.us); Allison Palmeri
(allison.palmeri@town.southold.ny.us); Brian A. Cummings
(brian.cummings@town.southold.ny.us); Don Wilcenski home (dwilski78@gmail.com);
Heather Lanza (heather.lanza@town.southold.ny.us);James H Rich III; Mara Cerezo
(marac@southoldtownny.gov); Mark Terry (mark.terry@town.southold.ny.us); Martin
Sidor; Mia Jealous-Dank; Pierce Rafferty; Pierce Rafferty Museum
Subject: Incoming Mail: Hotel Moraine - D. Pennessi Affidavit of Posting & Certified Mail
Receipts
Attachments: Hotel Moraine - D. Pennessi Affidavit of Posting & Certified Mail Receipts.pdf
Your message is ready to be sent with the following file or link attachments:
Hotel Moraine- D. Pennessi Affidavit of Posting &Certified Mail Receipts
"All certified mail receipts were checked and sent to all the correct addresses/recipients.
Thank you,
Caitlin Westermann O_O I Office Assistant Southold Town Planning Department P.O. Box 1179
54375 Main Road Southold, New York 11971
631-765-1938
1
Submission Without a Cover Letter
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Name: Don 1 .n VI,C.SS` P
RECEIVEDm�
Project Title: 14o4e) momrinx, JUL 0 8
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SCTM#: 1000 - �� , -^' — Planning Board
Date: 7 /$f 7i
Details of Submission:
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AFFIDAVIT OF POSTING
This is to serve notice that I personally posted the property known as
by placing the Town's'official poster notice(s) within 10 feet of the front property
line facing the street(s) where it can be easily seen, and that I have checked to be
sure the poster has remain-A in Mace for at least seven days prior to the date of
the public hearing on - �
I have sent notices by certlfie� mail - return receipt, the.receipts and green return
receipt cards of which are attached, to the owners of record of evey property
which abuts and every property which is across on _e :._ .a. .._�
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PLEASE RETURN THIS AFFIDAVIT, CERTIFIED MAIL RECEIPTS &
GREEN RETURN RECEIPT CARDS BY: 12:00 noon Fri. 7/6/24
Re: Motel Moraine Restaurant Site Plan
SCTM#: 1000.40.4-1
Date of Public Hearing: Monday. July ll 024
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COUNTY OF SUFFOLK S v b 7C
... _.t
M RECEIVE
EDWARD P. ROMAINE JUL 0
SUFFOLK COUNTY EXECUTIVE
8.._.. wd3I3t�Mt3dd-TOwn_.__
DEPARTMENT OF PUBLIC WORKS Planning Board
CHARLES J.BARTHA,P.E.
COMMISSIONER
LESLIE A.MITCHEL MICCHEL J.MONAGHAN,P.E. DARNELL TYSON,P.E.
DEPUTY COMMISSIONER CHIEF DEPUTY COMMISSIONER DEPUTY COMMISSIONER
June 25,2024
Town of Southold
Planning Board
Attn: Brian Cummings
P.O. Box 1179
Southold,New York 11971
Re: DPW#48-2056—North Road Hotel,LLC (Hotel Moraine Expansion)
62005 County Road 48,Greenport
SCTM# 1000-040.00-01.00-001.000
Mr. Cummings:
This Department has reviewed the proposed Commercial Site Plan for the above-noted property and do not
have any comments regarding potential traffic impacts or work within the Suffolk County Right-of-Way.
If you have any questions or concerns regarding this matter, kindly contact this office at(631) 852-4081.
Very truly yours,
Niamh Perrotta,P.E.
Director of Traffic Engineering&Permits
DL
NP:DL:shd
Cc: North Road Hotel, LLC
Mr. Daniel Pennessi
SUFFOLK COUNTY IS AN EQUAL OPPORTUNITY(AFFIRMATIVE ACTION EMPLOYER
335 YAPHANK AVENUE YAPHANK,N.Y. 11980 (631)852-4081
FAX(631)852-4079
COUNTY OF SUFFOLK
m '
EDWARD P. ROMAINE
SUFFOLK COUNTY EXECUTIVE
DEPARTMENT OF ECONOMIC DEVELOPMENT AND PLANNING
SARAH LANSDALE
COMMISSIONER S1J b-F
ELISA PICCA F Q, H L 1 M ""`
CHIEF DEPUTY COMMISSIONER ��77 14_ 1 , 1..�..
June 26,2024 P
RECEIVED
Town of Southold AJ
P.O. Box 1179 "....... 6 t, 66&i 76W
54375 State Route 25 Planning Board
Southold,NY 11971
Attn: Brian Cummings
Re: Application of"Hotel Moraine Extension"
Action: Site Plan
S.C.T.M. No.: 1000 04000 0100 001000
S.C.P.C. File No.: SD-24-04
Dear Mr. Cummings:
Please be advised that pursuant to Sections A 14-14 to 25 of the Suffolk County Administrative Code, the
above captioned application which has been referred to the Suffolk County Planning Commission will be
reviewed by the Commission at its regular meeting on Wednesday,July 10,2024 2:00 pm at the
Suffolk County Community College Ammerman Campus—Mildred Green Room(Babylon Student
Center) 533 College Road Selden,NY 11784.
The meetings of the Suffolk County Planning Commission are open meetings pursuant to the
NYS Open Meetings Law; they are not public hearings. Any request to address the Planning
Commission on any matter, including subdivision or zoning referrals, must be submitted prior to
the meeting. Each request shall be submitted on a card (distributed before the meeting)
identifying the person and/or organization and topic. During the public portion of the meeting,
each speaker shall be allotted three (3)minutes. An individual who has requested the
opportunity to address the Planning Commission may relinquish his/her time to another speaker.
However, no speaker may speak for more than six (6)minutes.
In accordance with Suffolk County Planning Commission Policy, any information to be
submitted to the Planning Commission will not be accepted at the meeting unless it has been
acknowledged by the local referring municipality. The information must be accompanied with a
letter from the local referring municipality, describing such contents, as well as instructions for
treating previously submitted material.
This policy was instituted to avoid confusion as to which information is being reviewed by all
agencies.
H.LEE DENNISON BLDG 8 100 VETERANS MEMORIAL HWY,2"d FI R P.O.BOX 6100■ HAUPPAUGE,NY 11788-0099 0(631)853-5191
Should you have any questions or comments, please do not hesitate to contact this office.
Sincerely,
By Christine DeSalvo
Joseph E. Sanzano, Director of Planning
Division of Planning and Environment
JES/cd
cc: Heather Lanza, Planning Director,Town of Southold
H.LEE DENNISON BLDG a 100 VETERANS MEMORIAL HWY,2nd FI w P.O.BOX 6100 a HAUPPAUGE,NY 11788-0099 a(631)853-5191
OFFICE LOCATION: ° MAILING ADDRESS:
Town 54375 tatelRoute 25 �� �� � � µ �„ P.O. Box 1179
Annexi
�,, Southold, NY 11971
(cor.Main Rd. &Youngs Ave.)
Southold, NY Telephone: 631 765-1938
www.southoldtownny.gov
v'01
PLANNING BOARD OFFICE Sv 4
TOWN OF SOUTHOLD L Q Me
RECEIVED
AN 2 4 2024,
To: James H. Rich III, Chair fhof . "ram
Planning Board
Town of Southold Planning Board
From: Mark Terry,AICP
Assistant Town Planning Director
LWRP Coordinator
Date: June 18, 2024
Re: LWRP Coastal Consistency Review for Hotel Moraine
SCTM#1000-40.-1-1
This site plan is for the proposed expansion of an existing hotel including construction of a 4,588 sq.ft.
building with ten (10) hotel rooms, and a 2,040 sq. ft. addition to an existing building with four(4) hotel
rooms where there exists a 21-unit hotel comprised of five (5) buildings totaling±13,854 sq.ft. and
accessory improvements on a 3.21-acre parcel in the Resort Residential (RR)Zoning District.
The proposed action has been reviewed to Chapter 268,Waterfront Consistency Review of the Town of
Southold Town Code and the Local Waterfront Revitalization Program (LWRP) Policy Standards. Based
upon the information provided on the LWRP Consistency Assessment Form submitted to this
department,the proposed action is INCONSISTENT with the LWRP below-listed policies and therefore,
INCONSISTENT with the LWRP:
Policy 4. Minimize loss of life, structures, and natural resources from flooding and erosion.
4.1 Minimize losses of human life and structures from flooding and erosion hazards.
The following management measures to minimize losses of human life and structures from flooding and
erosion hazards are suggested:
A. Minimize potential loss and damage by locating development and structures away from
flooding and erosion hazards.
1. Avoid development other than water-dependent uses in coastal hazard areas.
Locate new development that is not water-dependent as for away from coastal
hazard areas as practical.
b. Avoid hazards by siting structures to maximize the distance from Coastal Erosion
Hazard Areas.
The hotel use is not water-dependent. The proposed new construction of a 4,588
sq. ft. building is seaward of the existing buildings and closer to the coastal erosion
hazard area (CEHA). The CEHA demarks a bluff on the parcel where development
should be minimized, with structures set back from the bluffs. These and adjacent
areas are susceptible to high winds and large erosion events capable of putting
structures and life at risk during coastal storms, including hurricanes.
The intent of this policy is to protect life, structures, and natural resources from flooding and
erosion hazards throughout the Town of Southold. The policy reflects state flooding and erosion
regulations and provides measures for reduction of hazards and protection of resources(LWRP).
Policy 5 Protect and improve water quality and supply in the Town of Southold.
5.5. Protect and conserve the quality and quantity of potable water.
Water conservation practices are recommended to minimize water use impacts if the application is
approved.
1. The use of low-flow plumbing fixtures.
2. Irrigation controls:
The following is required to reduce residential irrigation in areas not connected to public
water.
a. The use of drip irrigation systems is recommended. Rain barrels are encouraged.
b. The total long-term permanent irrigation of each lot should be limited to 15%of the
lot area, which has not been improved with structures.
c. Soil moisture sensors should be used with irrigation systems, to water only when
necessary during times of low soil moisture.
d. Lawn areas should be seeded with improved turf species with deeper root systems
and greater drought tolerance, thus requiring less irrigation than conventional turf
species.
Further, it is recommended that the following best management practices are required to further
policies 5.2, 5.3, 5.4 and 5.5 and protect the ground and surface waters of Orient.
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 1st and April 11t
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.
Please contact me at (631) 765-1938 if you have any questions regarding the above.
Elizabeth Thompson, R.A. Chairperson 11 Fp ,t �' Town Hall Annex
Anne Surchin, R.A. 42 54375 Route 25
Reynolds duPont, Jr. PO Box 1179
Ronald McGreevy , Southold,NY 11971
Umberto Fasolino ;, Fax(631)765-6641
Meryl Kramer, AIA, LEED AP 1 � Telephone: (631)765-1892
Jim Fredriksson www.southoldtownny.gov
Frank Buonaiuto Sl.b-p
TOWN OF SOUTHOLD T C
ARCHITECTURAL REVIEW COMMITTEE i L
MINUT
THURSDAY,JUNE 6E 024 at 4:OOPM 1 ?024
TOWN HALL ANNEX CONFERENCE ROOM o try it 1 �n.—
AND VIA ZOOM BASED WEBINAR
Planning Board
Members Present:
Elizabeth Thompson,Chairperson; Ron McGreevy;Meryl Kramer; Frank Buonaiuto;Anne
Surchin; and Elizabeth Cantrell,Secretary were present. Town Planner Brian Cummings was
present via Zoom.
The minutes for the meeting of April 4,2024 were approved.
Introduction:
All applicants will give a presentation consisting of drawings, exterior materials samples an
other information required by the Planning Department to the Committee. The Committee will
ask questions and make suggestions as part of a general discussion with each applicant. Final
recommendations from the ARC will be presented to the Planning Board in the ARC Meeting
Minutes, and be made part of the Planning file for that application. The Planning Board will
consider these recommendations, together with all comments from other agencies, and provide
the applicant with a comprehensive written list of its requested revisions.
New Site .P
HOTEL MORAINE
INE EXPANSION SCTM#:1000-40-1-1
This proposed expansion of an existing hotel including con truction of a 4,588 sq.ft.building
with ten (10) hotel rooms, and a 2,040 sq. ft. addition to an existing building with four (4) hotel
rooms where there exists a 21-unit hotel comprised of five (5) buildings totaling±13,854 sq.ft.
and accessory improvements on a 3.21-acre parcel in the Resort Residential (RR) Zoning
District.
Daniel Pennessi,Owner presented the proposed site plan and design drawings for the
Committee's review. Following Mr. Pennessi"s presentation, the Committee members
discussed the project with the applicant and determined that the proposed project is approved
as submitted today.
Motion made and seconded.
All Ayes.
y
.._......._.�� .__ . ..
Eli°.,,'," eth Cantrell, A.R.C. Secretary
Page 1of1
So Wt ,
Glenn Goldsmith,President Town Hall Annex
A.Nicholas Krupski,Vice President ` ' ", 54375 Route 25
Eric Sepenoski P.O.Box 1179
Liz Gilloolyf Southold,NY 11971
Elizabeth Peeples p f Telephone(631)765-1892
r
Fax(631)765-6641
BOARD OF TOWN TRUSTEES
TOWN OF SOUTHOLD P8 HL /-1T Sc- tic
RECEIVED
MEMORANDUM J
To: Brian Cummings, Senior Planner ...� d�' " own`
Planning Board
From: Glenn Goldsmith, President
Date: June 13, 2024
Re: Request for Review and Comments: Hotel Moraine Expansion
62005 County Route 48, Greenport
SCTM# 1000-40.-1-1
The Trustees reviewed the Site Plan Application for Hotel Moraine.
Upon review of the survey and site plan received 5/21/2024, the Trustees have determined
that the proposed hotel expansion is within Trustee jurisdiction. Trustee jurisdiction runs 100
feet landward from the "top of bank" as labeled on the survey, putting the "Proposed 2 Story
Frame Building No. 5" within jurisdiction.
The Trustees also have concerns about the potential need for large amounts of fill for the
proposed project.
This project will need a Wetland Permit from the Trustees.
Please let us know if you have any questions.
1. PB Resolution setting the hearin —This is your copy of the Planning Board
resolution that set the public hearing.
2. List of adjacent property owners to notify—This is the list of the adjacent
property owners that you must mail the notice of hearing to. These notices
must be mailed by certified mail, with return receipt.
3. Notice to adjacent property owners and copes of the tax map pages—
These are the documents that must be mailed to the adjacent property
owners (certified w/ return receipt). Some applicants like to include a cover
letter, but a cover letter is not a requirement.
4. Affidavit of Postin —This affidavit must be signed, notarized and returned
to the planning department by July 5th with the certified mail receipts and
any green cards that you have received.
5. Southold Town Code related to Public Hearin s—This is just a copy of the
Southold Town Code related to public hearings for your record.
6. Zoom Instructions—This is a copy of the zoom instruction for the public
meeting for your record. One of these is included in the "notice to adjacent
property owners".
Feel free to call me with any questions.
Jessica Michaelis, Planning Board Secretary
631-765-1938, jessicam@southoldtownny.gov
OFFICE
Hall Annex LOCATION:
AIAiLING ADDRESS:
Town ' � 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
June 4, 2024
Mr. Daniel J. Pennessi
62005 Route 48
Greenport, NY 11944
Re: Set Hearing and SEAR Classification
Hotel Moraine Expansion
62005 County Route 48, Greenport SCTM#1000-40.-1-1
Dear Mr. Pennessi:
The following resolution was adopted at a meeting of the Southold Town Planning
Board on Monday, June 3, 2024:
WHEREAS, this site plan is for the proposed expansion of an existing hotel including
construction of a 4,588 sq. ft. building with ten (10) hotel rooms, and a 2,040 sq. ft.
addition to an existing building with four (4) hotel rooms where there exists a 21-unit
hotel comprised of five (5) buildings totaling ±13,854 sq. ft. and accessory
improvements on a 3.21-acre parcel in the Resort Residential (RR) Zoning District; and
WHEREAS, the Southold Town Planning Board, pursuant to State Environmental
Quality Review Act (SEQRA) 6 NYCRR, Part 617, has determined that the proposed
action is an Unlisted Action as it does not meet any of the thresholds of a Type I Action,
nor does it meet any of the criteria on the Type 11 list of actions; be it therefore
RESOLVED, that the Southold Town Planning Board has determined that this proposed
action is an Unlisted Action under SEQRA as described above; and be it further
RESOLVED, that the Southold Town Planning Board sets Monday, July 8, 2024 at
5:03 p.m. for a Public Hearing on the site plan entitled "Hotel Moraine" prepared by
Thomas R. Pedrazzi, R.A., dated March 19, 2024.
Hotel Moraine Expansion Page 2 June 4, 20
The public hearing packet regarding the Town's notification procedure and the
sign & post will need to be picked up at the Planning Board Office at the Southold
Town Annex when you are contacted to do so.
Please return the Affidavit of Posting/Mailing, included in the packet, along with
the certified mailing receipts AND the signed green return receipt cards before
12:00 noon on Friday, July 6, 2024. The sign, and the post need to be returned
to the Planning Board Office after the public hearing is closed.
If you have any questions regarding the information contained in this resolution, please
contact the Planning Board Office.
Respectfully,
James H. Rich III
Chairman
Encls.
Notice to Adjacent Property Owners
Hotel Moraine Expansion
62005 CR 48, Greenport
SCTM#1000-40.-1-1
1. 1000-40.-1-2
2. ... / 1000-45.1-1-35
3. 1000-45.-2-1
4. 1000-45.-2-2
Southold Town Planning Board
Notice to Adjacent Property Owners
You are hereby given notice:
1. That the undersigned has applied to the Planning Board of the Town of
Southold for a Site Plan;
2. That the property which is the subject of the application is located adjacent to
your property and is described as follows: SCTM#1000-40.-1-1;
3. That the property which is the subject of this application is located in the RR
Zoning District;
4. This site plan is for the proposed expansion of an existing hotel including
construction of a 4,588 sq. ft. building with ten (10) hotel rooms, and a 2,040 sq.
ft. addition to an existing building with four (4) hotel rooms where there exists a
21-unit hotel comprised of five (5) buildings totaling ±13,854 sq. ft. and accessory
improvements on a 3.21-acre parcel in the Resort Residential (RR) Zoning
District.
5. That the files pertaining to this application are open for your information during
normal business days between the hours of 8 a.m. and 4 p.m. in the Planning
Department located in the Town Hall Annex on the corner of Youngs Ave. & NYS
Rte. 25, Southold (2"d FI., Former Capital One Bank). If you have any questions,
you can call the Planning Board Office at (631)765-1938.
Information can also be obtained via the internet:
1. Go to the Town of Southold website w.southoldtownn ov;
2. Click on Town Records Weblink/Laserfiche icon located on the home page;
3. Click on "Planning Dept." folder;
4. Click on "Applications", then "Site Plans", then "Pending";
5. Click on the SCTM# (tax map #) of the application (found in #2 above).
Or by sending an e-mail message to: JessicaM southoldtownn . ov;
6. That a public hearing will be held on the matter by the Planning Board on
Monday, July 8 2024 at 5:03 p.m. at the Southold Town Hall, Main Road,
Southold and virtually via the Zoom online platform; that a notice of such hearing
will be published at least five days prior to the date of such hearing in The
Suffolk Times published in the Town of Southold; that you or your
representative have the right to appear and be heard at such hearing.
It is not necessary to attend this hearing to participate. Written comments
received prior to the public hearing date are acceptable. Written comments may
be submitted via letter or email to: JessicaM southoldtownn ov
Petitioner/Owner Name: North Road Hotel LLC
Date: 6/10/24
MAILING ADDRESS:
OFFICE LOCATION: -'+ � '� P.O.Box 1179
Town Hall Annex � � Southold,NY 11971-0959
1 cm54375 State Route 25 Cn j Telephone:631-765-1938
U. r www.southoldtownny.gov
(cor.Main Rd.&Youngs Ave.)
Southold,NY
PLANNING BOARD OFFICE
TOWN OF SOUTHOLD
PLANNING BOARD PUBLIC MEETING
Monday, July 8, 2024
5:00 p.m.
Options for public attendance:
• In person:
Location: Southold Town Hall, Main Road, Southold.
or
• To join via computer:
https://us06web.zoom.us/j/82028837912?pwd=7bVEH r_Lcj9FgvC4gT40vggoOdi8t
w.M7_ftbpCjAAtpYv8
Or
Online at the website zoomms, click "Join a Meeting"
and enter the
Meeting ID: 820 2883 7912
Password: 378111
• Join by telephone:
Call 1(646) 558-8656
Enter Meeting ID and password when prompted (same as above)
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AFFIDAVIT OF POSTING
This is to serve notice that I personally posted the property known as
by placing the Town's official poster notice(s) within 10 feet of the front property
line facing the street(s) where it can be easily seen, and that I have checked to be
sure the poster has remained in place for at least seven days prior to the date of
the public hearing on
I have sent notices by certified mail — return receipt, the receipts and green return
receipt cards of which are attached, to the owners of record of every property
which abuts and every property which is across on
Your Name (print)
Signature
Address
Date
Notary Public
PLEASE RETURN THIS AFFIDAVIT, CERTIFIED MAIL RECEIPTS &
GREEN RETURN RECEIPT CARDS BY. 12:00 noon Fri. 7/5/24
Re: Hotel Moraine Restaurant Site Plan
SCTM#: 1000-40.-1 A
Date of Public Hearing: Monday, July 8, 2024 5:03 p.m.
' MAILING ADDRESS:
OFFICE LOCATION: k �" P.O.Box 1179
Town Hall Annex Southold,NY 11971-0959
54375 State Route 25 Telephone:631-765-1938
www.southoldtownny.gov
(cor.Main Rd.&Youngs Ave.)
Southold,NY
r
PLANNING BOARD OFFICE
TOWN OF SOUTHOLD
PLANNING BOARD PUBLIC MEETING
Monday, July 8, 2024
5:00 p.m.
Options for public attendance:
• In person:
Location: Southold Town Hall, Main Road, Southold.
or
• To join via computer:
hftps://us06web.zoom.us/j/82028837912?pwd=7bVE H r_Lcj9FgvC4gT40vggoOd l8t
w.M7_ftbpCjAAtpYv8
Or
Online at the website zoom.us, click "Join a Meeting"
and enter the
Meeting ID: 820 2883 7912
Password: 378111
• Join by telephone:
Call 1(646) 558-8656
Enter Meeting ID and password when prompted (same as above)
6/11/24,3:05 PM Town of Southold,NY Providing notice of public hearings.
Town of Southold, NY
Tuesday,June 11, 2024
Chapter 55. Public Hearings, Notice of
§ 55-1 . Providing notice of public hearings.
[Amended 6-3-2003 by L.L. No. 12-2003]
Whenever the Code calls for a public hearing this section shall apply. Upon determining that an
application or petition is complete, the board or commission reviewing the same shall fix a time and
place for a public hearing thereon. Notice relating to a public hearing on an application or petition shall
be provided as follows:
A. Town responsibility for publication of notice. The reviewing board or commission shall cause a
notice giving the time, date, place and nature of the hearing to be published in the official
newspaper within the period prescribed by law.
B. Applicant or petitioner responsibility for posting and mailing notice. An application or petition,
initiated, proposed or requested by an applicant or petitioner, other than a Town board or
commission, shall also be subject to additional notice requirements set forth below:
(1) The applicant or petitioner is required to erect the sign provided by the Town, which shall be
prominently displayed on the premises facing each public or private street which the property
involved in the application or petition abuts, giving notice of the application or petition, the
nature of the approval sought thereby and the time and place of the public hearing thereon.
The sign shall be set back not more than 10 feet from the property line. The sign shall be
displayed for a period of not less than seven days immediately preceding the date of the public
hearing. The applicant, petitioner or his/her agent shall file an affidavit that s/he has complied
with this provision prior to commencement of the public hearing.
(2) The applicant or petitioner is required to send notice to the owners of record of every property
which abuts and every property which is across from any public or private street from the
property included in the application or petition. Such notice shall be made by certified mail,
return receipt requested, posted at least seven days prior to the date of the initial public
hearing on the application or petition and addressed to the owners at the addresses listed for
them on the local assessment roll. The notice shall include description of the street location
and area of the subject property, nature of relief or approval involved, and date, time and place
of hearing. The applicant, petitioner or agent shall file an affidavit that s/he has complied with
this provision prior to commencement of the public hearing.
https://ecode360.com/r)rint/SO0452?quid=5157338 1/1
MAILING ADDRESS:
OFFICE LOCATION: ji P.O.Box 1179
Town Hall Annex ,1 "r. Southold,NY 11971-0959
54375 State Route 25 4 „;b Telephone:631-765-1938
t*ft ^, www.southoldtownny.gov
(cor.Main Rd.&Youngs Ave.) " t
Southold,NY
PLANNING BOARD OFFICE
TOWN OF SOUTHOLD
PLANNING BOARD PUBLIC MEETING
Monday, July 8, 2024
5:00 p.m.
Options for public attendance:
• In person:
Location: Southold Town Hall, Main Road, Southold..
or
• To join via computer:
hftps://us06web.zoom.us/i/82028837912?pwd=7bV EH r_Lcj9FgvC4gT40vggoOd i8t
w.M7_ftbpCjAAtpYv8
Or
Online at the website zoom.us, click "Join a Meeting"
and enter the
Meeting ID: 820 2883 7912
Password: 378111
• Join by telephone:
Call 1(646) 558-8656
Enter Meeting ID and password when prompted (same as above)
OFFICE LOCATION- � MAILING ADDRESS:
Town Hall Annexe P.O.Box 1179
54375 State Route 25 �� � ° Southold, NY 11971
(cor.Main Rd. &Youngs Ave.)
Southold, NY x Telephone: 631 765-1938
www.southoldtowuny.gov
4
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PLANNING BOARD OFFICE pg,HL_I M 1 8C MC
TOWN OF SOUTHOLD RECEIVED
MEMORANDUM L_
cit k wr'fd o n
Planning Board
To: Frederic Visser, Fire Marshal
Lester Baylinson, Code Enforcement Officer p ��
From: Brian Cummings, Senior Planner,�C,
Date: June 5, 2024
Re: Request for Review and Comments: Hotel Moraine Expansion
62005 County Route 48, Greenport
SCTM#1000-40.-1-1
The Planning Board refers this Site Plan Application for your review and comments.
This site plan is for the proposed expansion of an existing hotel including construction of
a 4,588 sq. ft. building with ten (10) hotel rooms, and a 2,040 sq. ft. addition to an
existing building with four (4) hotel rooms where there exists a 21-unit hotel comprised
of five (5) buildings totaling ±13,854 sq. ft. and accessory improvements on a 3.21-acre
parcel in the Resort Residential (RR) Zoning District
Thank you for your cooperation.
Laserfiche: Planning, Applications, Site Plans, Pending, SCTM#1000-40.-1-1
From: Baylinson, Lester
Sent: Thursday,June 6, 2024 11:54 AM
To: Cummings, Brian A.
Cc: Michaelis,Jessica;Westermann, Caitlin
Subject: Hotel Moraine Expansion TM#40.-1-1
HI Brian,there are no open violations at this time, ok to proceed. LB Have a good day !
1
OFFICE LOCATION: , MAILING ADDRESS:
Town Hall Annex & P.O. Box 1179
54375 State Route 25 �� Southold,NY 11971
ate,
(cor.Main Rd. &Youngs Ave.) �� '
Southold, NY � Telephone: 631 765-1938
www.southol dtownny.gov
p� io
PLANNING BOARD OFFICE
TOWN OF SOUTHOLD
MEMORANDUM
To: Elizabeth Thompson, Chairperson
Southold Town Architectural Review Committee
From: Brian Cummings, Senior Planner Vi; '
Date: June 5, 2024
Re: Proposed Site Plan for Hotel Moraine Expansion
62005 County Route 48, Greenport
SCTM#1000-40.-1-1
The Planning Board refers this Site Plan Application to your committee for your review
and comments.
This site plan is for the proposed expansion of an existing hotel including construction of
a 4,588 sq. ft. building with ten (10) hotel rooms, and a 2,040 sq. ft. addition to an
existing building with four (4) hotel rooms where there exists a 21-unit hotel comprised
of five (5) buildings totaling ±13,854 sq. ft. and accessory improvements on a 3.21-acre
parcel in the Resort Residential (RR) Zoning District
Thank you.
Laserfiche: Planning, Applications, Site Plans, Pending, SCTM#1 000-40.-1-1
OFFICE
Hall Annex LOCATION:
���"a � MAILING ADDRESS:
Town P.O. Box 1179
54375 State Route 25 �'
&;� Southold, NY 11971
t,G,r
(cor.Main Rd. &Youngs Ave.) p
Southold, NY Telephone: 631 765-1938
www.s outhol dt ownny.gov
PLANNING BOARD OFFICE
TOWN OF SOUTHOLD
MEMORANDUM
To: Tracey L. Dwyer, Plans Examiner
Cc: Michael J. Verity, Chief Building Inspector
From: Brian Cummings, Senior Planner 93,qo,
Date: June 5, 2024
Re: Request for Review and Comments: Hotel Moraine Expansion
62005 County Route 48, Greenport
SCTM#1000-40.-1-1
The Planning Board refers this Site Plan Application to your committee for your review
and comments.
This site plan is for the proposed expansion of an existing hotel including construction of
a 4,588 sq. ft. building with ten (10) hotel rooms, and a 2,040 sq. ft. addition to an
existing building with four (4) hotel rooms where there exists a 21-unit hotel comprised
of five (5) buildings totaling ±13,854 sq. ft. and accessory improvements on a 3.21-acre
parcel in the Resort Residential (RR) Zoning District.
Thank you for your cooperation.
Laserfiche: Planning, Applications, Site Plans, Pending, SCTM#1 000-40.-1-1
OFFICE LOCATION: MAILING ADDRESS:
w
Town Hall Annex P.O. Box 1179
�"°' �, "���w
54375 State Route 25 Southold,NY 11971
(cor.Main Rd. &Youngs Ave.)
k
Telephone: 631 765-1938
Southold, NY
www.southoldtownny.gov
A
PLANNING BOARD OFFICE
TOWN OF SOUTHOLD
MEMORANDUM
To: Frederic Visser, Fire Marshal
Lester Baylinson, Code Enforcement Officer
From: Brian Cummings, Senior Planners-'�;, .
Date: June 5, 2024
Re: Request for Review and Comments: Hotel Moraine Expansion
62005 County Route 48, Greenport
SCTM#1000-40.-1-1
The Planning Board refers this Site Plan Application for your review and comments.
This site plan is for the proposed expansion of an existing hotel including construction of
a 4,588 sq. ft. building with ten (10) hotel rooms, and a 2,040 sq. ft. addition to an
existing building with four (4) hotel rooms where there exists a 21-unit hotel comprised
of five (5) buildings totaling ±13,854 sq. ft. and accessory improvements on a 3.21-acre
parcel in the Resort Residential (RR) Zoning District
Thank you for your cooperation.
Laserfiche: Planning, Applications, Site Plans, Pending, SCTM#1000-40.-1-1
OFFICE LOCATION: w m 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
cre
PLANNING BOARD OFFICE
TOWN OF SOUTHOLD
MEMORANDUM
To: Frederic Visser, Fire Marshal
Lester Baylinson, Code Enforcement Officer
From: Brian Cummings, Senior Planner,'�,C,
Date: June 5, 2024
Re: Request for Review and Comments: Hotel Moraine Expansion
62005 County Route 48, Greenport
SCTM#1000-40.-1-1
The Planning Board refers this Site Plan Application for your review and comments.
This site plan is for the proposed expansion of an existing hotel including construction of
a 4,588 sq. ft. building with ten (10) hotel rooms, and a 2,040 sq. ft. addition to an
existing building with four (4) hotel rooms where there exists a 21-unit hotel comprised
of five (5) buildings totaling ±13,854 sq. ft. and accessory improvements on a 3.21-acre
parcel in the Resort Residential (RR) Zoning District
Thank you for your cooperation.
Laserfiche: Planning, Applications, Site Plans, Pending, SCTM#1000-40.-1-1
OFFICE LOCATION: rr �w�r. 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
MEMORANDUM
To: Michael Collins, Town Engineer
From: Brian Cummings, Senior Planner lqz ,
Date: June 5, 2024
Re: Request for Review and Comments: Hotel Moraine Expansion
62005 County Route 48, Greenport
SCTM#1000-40.-1-1
The Planning Board refers this Site Plan Application to your committee for your review
and comments.
Type of Application:
Sketch Subdivision Map Dated:
Preliminary Subdivision Map Dated:
Final Subdivision Map Dated:
Road Profiles Dated:
Grading and Drainage Plans Dated:
Other Dated:
Site Plan Dated: 5/8/24
Revised Site Plan Dated:
Grading and Drainage Plans Dated:
Other (AS BUILT) Dated:
Project Description: This site plan is for the proposed expansion of an existing hotel
including construction of a 4,588 sq. ft. building with ten (10) hotel rooms, and a 2,040
sq. ft. addition to an existing building with four (4) hotel rooms where there exists a 21-
unit hotel comprised of five (5) buildings totaling ±13,854 sq. ft. and accessory
improvements on a 3.21-acre parcel in the Resort Residential (RR) Zoning District.
Thank you for your cooperation.
OFFICE
Hall Anne MAILING ADDRESS:
TownP.O. Box 1179
54375 State Route 25 o., Southold, NY 11971
(cor.Main Rd. &Youngs Ave.)
Southold, NY Telephone: 631 765-1938
www.southoldtownny.gov
PLANNING BOARD OFFICE
TOWN OF SOUTHOLD
June 5, 2024
Chief Alain DeKerillis
Greenport Fire Department
P.O. Box 58
Greenport, NY 11944
Re: Request for Review and Comments: Hotel Moraine Expansion
62004 County Route 48, Greenport
SCTM#1000-40.-1-1
Dear Chief DeKerillis:
The enclosed Site Plan Application is being referred to you for your comment on
matters of interest to the fire department, including fire department equipment access,
emergency services, and any other issue that may be of concern or relevance to this
application. Please respond with your recommendations at your earliest convenience.
This site plan is for the proposed expansion of an existing hotel including construction of
a 4,588 sq. ft. building with ten (10) hotel rooms, and a 2,040 sq. ft. addition to an
existing building with four (4) hotel rooms where there exists a 21-unit hotel comprised
of five (5) buildings totaling ±13,854 sq. ft. and accessory improvements on a 3.21-acre
parcel in the Resort Residential (RR) Zoning District.
Please contact me at (631)765-1938 if you have any questions.
Thank you for your cooperation.
Sincerely,
Brian Cummings
Senior Planner
Encl.
Site Plan (s)
Site Plan Application
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.sontholdtownny.gov
PLANNING BOARD OFFICE
TOWN OF SOUTHOLD
MEMORANDUM
To: Village of Greenport
From: Brian Cummings, Senior Planner'gjc'
Date:: June 5, 2024
Re Site Plan Application Review — Hotel Moraine Expansion
Request for Comments pursuant to General Municipal Law §239 (as a referral)
and Southold Town Code §280-131
The purpose of this request is to seek comments from your agency with regard to the
action proposed below. Please provide the following, as applicable:
1. Comments or requirements the Planning Board should take into consideration
while reviewing the proposed project;
2. Issues of concern you believe should be evaluated;
3. Your jurisdiction in the action described below; and
A Public Hearing for this site plan application is set to be held by the Planning Board on
July 8, 2024, at no earlier than 5:03p.m.
Project Name: Hotel Moraine Expansion
Address: 62005 County Route 48, Greenport
Tax Map #: 1000-40.-1-1
Referral & SEQR Coordination Page 2 June 5, 2024
Requested Action:
This site plan is for the proposed expansion of an existing hotel including construction of
a 4,588 sq. ft. building with ten (10) hotel rooms, and a 2,040 sq. ft. addition to an
existing building with four (4) hotel rooms where there exists a 21-unit hotel comprised
of five (5) buildings totaling ±1 3,854 sq. ft. and accessory improvements on a 3.21-acre
parcel in the Resort Residential (RR) Zoning District
SEQRA Classification: (X) Unlisted
Contact Person: Brian Cummings, Senior Planner
(631) 765-1938
Enclosures:
Site Plan Application Form
• Site Plan(s)
Full Environmental Assessment Form (FEAF)
OFFICE LOCATION: ; r�W MAILING ADDRESS:
Town Hall Annex P.O. Box 1179
54375 State Route 25 "'°R�; Southold, NY 11971
(cor. Main Rd. &Youngs Ave.) �
Southold, NY � Telephone: 631 765-1938
www.southoldtownny.gov
w
PLANNING BOARD OFFICE
TOWN OF SOUTHOLD
MEMORANDUM
To: Mark Terry, LWRP Coordinator
From: Brian Cummings, Senior Planner'
Date: June 5, 2024
Re: Request for Review and Comments: Hotel Moraine Expansion
62005 County Route 48, Greenport
SCTM#1000-40.-1-1
The Planning Board refers this Site Plan Application to you for your information,
comments, review, and certification, if applicable. The file is available at your
convenience.
This site plan is for the proposed expansion of an existing hotel including construction of
a 4,588 sq. ft. building with ten (10) hotel rooms, and a 2,040 sq. ft. addition to an
existing building with four (4) hotel rooms where there exists a 21-unit hotel comprised
of five (5) buildings totaling ±13,854 sq. ft. and accessory improvements on a 3.21-acre
parcel in the Resort Residential (RR) Zoning District.
Thank you for your cooperation.
Laserfiche: Planning, Applications, Site Plans, Pending, SCTM#1000-40.-1-1
OFFICE LOCATION: MAILING ADDRESS:
Town l Annex P.O. Box 1179
54375 Route 25 �
��� � IV� Southold, Y 11971
(cor. Main Rd. &Youngs Ave.) „
Southold, NY Telephone: 631 765-1938
www.southoldtownny.gov
PLANNING BOARD OFFICE
TOWN OF SOUTHOLD
MEMORANDUM
To: Suffolk County Department of Health Services
From: Brian Cummings, Senior Planner
Date: June 5, 2024
RE: Proposed Site Plan Application Review— Hotel Moraine Expansion
• Request for Comments pursuant to Southold Town Code §280-131
• SEQR Lead Agency Request
• Coordinated Review under SEQR
The purpose of this request is to seek comments from your agency as part of the coordinated
review under Article 8 (State Environmental Quality Review Act - SEQRA) of the
Environmental Conservation Law and 6 NYCRR Part 617. Please provide the following, as
applicable:
1. Comments or requirements the Planning Board should take into consideration while
reviewing the proposed project;
2. Issues of concern you believe should be evaluated;
3. Your jurisdiction in the action described below;
4. Your interest in assuming the responsibilities of lead agency under SEQR.
The lead agency will determine the need for an Environmental Impact Statement (EIS) on this
project. Within thirty (30) days of the date of this letter, please respond in writing whether or
not you have an interest in being lead agency.
The following page contains information pertaining to the project under review. For further
information, please feel free to contact this office.
Hotel Moraine Expansion — Page 2 —June 5, 2024
Planning Board Position:
(x) This agency wishes to assume lead agency status for this action.
( ) This agency has no objection to your agency assuming lead agency status for this
action.
( ) Other (see comments below)
Comments:
Project Name: Hotel Moraine Expansion
Address: 62005 County Route 48, Greenport
Tax Map #: 1000-40.-1-1
Requested Action: This site plan is for the proposed expansion of an existing hotel
including construction of a 4,588 sq. ft. building with ten (10) hotel rooms, and a 2,040
sq. ft. addition to an existing building with four (4) hotel rooms where there exists a 21-
unit hotel comprised of five (5) buildings totaling ±13,854 sq. ft. and accessory
improvements on a 3.21-acre parcel in the Resort Residential (RR) Zoning District
SEQRA Classification: ( ) Type I
( ) Type II
(X) Unlisted
Contact Person: Brian Cummings, Senior Planner
(631) 765-1938
Enclosures:
• Site Plan Application Form
• Site Plan(s)
• Full EAF
2
OFFICE LOCATION: „ MAILING ADDRESS:
Town Hall Annex � �� P.O.Box 1179
54375 State Route 25 " ��, Southold, NY 11971
err
(cor. Main Rd. &Youngs Ave.)
Southold, NY �b Telephone: 631 765-1938
www.southoldtownny.gov
. 1
PLANNING BOARD OFFICE
TOWN OF SOUTHOLD
June 5, 2024
Robert F. Hillman, Jr.
Traffic Engineer III: SCDPW
335 Yaphank Avenue
Yaphank, NY 11980
Re: Proposed Site Plan for Hotel Moraine Expansion
62005 County Route 48, Greenport
SCTM#1000-40.-1-1 Zoning District: Resort Residential (RR)
Dear Mr. Hillman:
The Planning Board is requesting that your agency provide comments on the proposed
Commercial Site Plan and its interface with County Road 48.
This site plan is for the proposed expansion of an existing hotel including construction of a 4,588
sq. ft. building with ten (10) hotel rooms, and a 2,040 sq. ft. addition to an existing building with
four(4) hotel rooms where there exists a 21-unit hotel comprised of five (5) buildings totaling
±13,854 sq. ft. and accessory improvements on a 3.21-acre parcel in the Resort Residential
(RR) Zoning District.
For your convenience and due to the size of the application materials, we have provided
directions below to access the entire file online. For further information or for an original set of
plans, please feel free to contact this office.
1. Go to the Town of Southold website WWW,SOLltholdtownny.gov ;
2. Click on the Laserfiche Weblink icon located on the home page;
3. Click on Planning Dept. folder;
4. Click on Applications;
5. Click on Site-Plans;
6. Click on Pending;
7. Click on SCTM# "1000-40.-1-1".
If there are any questions, you can contact us at (631)765-1938 between the hours of 8:00 a.m.
and 4:00 p.m.
Respectfully,
'G V CAV\_
Brian Cummings 644
Senior Planner
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
� .
... X �
PLANNING BOARD OFFICE
TOWN OF SOUTHOLD
MEMORANDUM
To: Suffolk County Planning Commission
From;. Brian Cummings, Senior Planner
Date: June 5, 2024
Re: Site Plan Application Review:
• Request for Comments pursuant to Section A14-24, Suffolk County
Administrative Code
• Request for Comments pursuant to General Municipal Law §239 (as a
referral) and Southold Town Code §280-131
• SEQR Lead Agency Request
The purpose of this request is to seek comments from your agency, and also to determine lead
agency and coordinate review under Article 8 (State Environmental Quality Review Act-
SEQRA) of the Environmental Conservation Law and 6 NYCRR Part 617. Please provide the
following, as applicable:
1. Comments or requirements from the Suffolk County Planning Commission that the
Southold Planning Board should take into consideration while reviewing the proposed
project;
2. Issues of concern you believe should be evaluated;
3. Your interest in assuming the responsibilities of lead agency under SEQR.
The lead agency will determine the need for an Environmental Impact Statement (EIS) on this
project. Within thirty (30) days of the date of this letter, please respond in writing whether or
not you have an interest in being lead agency.
The following page contains information pertaining to the project under review. For further
information, please feel free to contact this office.
Hotel Moraine Expansion — Page 2 —June 5, 2024
Planning Board Position:
(x) This agency wishes to assume lead agency status for this action.
( ) This agency has no objection to your agency assuming lead agency status for this
action.
( ) Other (see comments below)
Comments:
Project Name: Hotel Moraine Expansion
Address: 62005 Route 48, Greenport
Tax Map #: 1000-40.-1-1
Requested Action: This site plan is for the proposed expansion of an existing hotel
including construction of a 4,588 sq. ft. building with ten (10) hotel rooms, and a 2,040
sq. ft. addition to an existing building with four (4) hotel rooms where there exists a 21-
unit hotel comprised of five (5) buildings totaling ±13,854 sq. ft. and accessory
improvements on a 3.21-acre parcel in the Resort Residential (RR) Zoning District
SEQRA Classification: ( ) Type I
( ) Type II
(X) Unlisted
Contact Person: Brian Cummings, Senior Planner
(631) 765-1938
Enclosures:
• Site Plan Application Form
• Site Plan(s)
• Full EAF
• SCPC Referral Submission Cover Sheet
2
Appendix A- County Referral For
Appendix A—Suffolk County Planning Commission Guidebook
Suffolk • Commission
Submission Cover Form For Planning and Zoning Referrals
Municipality:
Hamlet: Southold Local Case Number:
District: 1000 Section: 40 Block: 1 Lot: I _ Local Meeting Date:
Application/Action Name: Public Hearing: Yes No
Referring enc : Typ9_qtBef y3I: SEA 60¢rn:
t rrnin Board or Ctammmissg
New EAF Draft EIS Positive Declaration
Zoning Board of Appeals Expansion Lead Agency Final EIS Negative Declaration
Town Board/Village Board of Modification Draft Scope Findings
Trustees
Brief description of application or proposed action: this site plan is for the proposed expansion of an existing hotel
including construction of a 4,588 sq. ft. building with ten (10) hotel rooms, and a 2,040 sq. ft.
addition to an existing building with four (4) hotel rooms where there exists a 21-unit hotel
comprised of five (5) buildings totaling ±13,854 sq. ft. and accessory improvements on a 3.21-acre
parcel in the Resort Residential (RR) Zoning District
Type of Action Please check appropriate box below if action is located within the Suffolk County Pine Barrens Zone, within one
mile of a nuclear power plant or airport or within 500 feet of:
• A municipal boundary;
• The boundary of any existing or proposed county, state,or federal park or other recreation area;
• The right-of-way of any existing or proposed county or state road;
• An existing or proposed county drainage channel line;
The Atlantic Ocean, Long Island Sound, any bay in Suffolk County or estuary of any of the foregoing bodies of water,
The boundary of county, state,or federally owned land held or to be held for governmental use;
The boundary of a farm located in an agricultural district
Comprehensive Plan (Adoption or Amendment) Subdivision
Zoning Ordinance or Map(Adoption or Amendment) Use Variance
Code Amendment Area Variance
Official Map Special Use Permit/Exception/Conditional Use
Moratorium Site Plan 4
Note:The above represents a summary of the required actions subject to referral to the Suffolk County Planning Commission The provisions of
GML and Laws of Suffolk County must be used to verify which actions are subject to referral and the related procedural requirements,.
Additional Application Information
• Action Previously Referred to Suffolk County Planning Commission Yes No J(If yes,Date
Adjacent Municipality Notified (see NYS GML 239 nn) Yes No N/A
• Located Within Long Island Pine Barrens Zone Yes No
• Workforce/Affordable Housing Yes No N/A
• Energy Efficiency Yes No N/A
Zoning Board of Appeals Approval Yes No N/A
Suffolk County Department of Health Approval/Comments Yes No N/A
New York State Dept.of Environmental Conservation Approval/Comments Yes No N/A
New York State/Suffolk County Dept.of Public Works Approval/Comments Yes No N/A
Suffolk County Sanitary Code Article 6,Groundwater Management Zone- 1 II III IV V VI VII VIII
Contact Information
Municipality: Town of Southold
Department/Agency: Planning Department Contact Name: Brian Cummings
Phone Number: 631-765-1938 Email Address:brian.cummin :s town.soutbold.n .us
Applicant: North Road Hotel LLC Contact Name: Daniel Pennessi
Applicant Address: 6 005 County Route 48 Green port,NY 914-682-7861• danielpennessi@qmaii.com
MATLING ADDRESS:P.O. Box 1179
OFFICE LOCATION:
Town Hall Annex � � � �,w.
54375 State Route 25 � "' �,g Southold, NY 11971
(cor.Main Rd. &Youngs Ave.) tz�
Southold, NY Telephone: 631 765-1938
www.southoldtownny.gov
PLANNING BOARD OFFICE
TOWN OF SOUTHOLD
MEMORANDUM
To: Suffolk County Water Authority (SCWA)
From: Brian Cummings, Senior Planner -¢
Datea June 5, 2024
Re: Request for Review and Comments: Hotel Moraine Expansion
62005 County Route 48, Greenport
SCTM#1000-40.-1-1
Request for Comments pursuant to General Municipal Law§239 (as a referral)
and Southold Town Code §280-131.
The purpose of this request is to seek comments from your agency; please provide the
following, as applicable:
1. Comments or requirements the Planning Board should take into consideration
while reviewing the proposed project;
2. Issues of concern you believe should be evaluated;
3. Your jurisdiction in the action described below.
Requested Action: This site plan is for the proposed expansion of an existing hotel
including construction of a 4,588 sq. ft. building with ten (10) hotel rooms, and a 2,040
sq. ft. addition to an existing building with four (4) hotel rooms where there exists a 21-
unit hotel comprised of five (5) buildings totaling ±13,854 sq. ft. and accessory
improvements on a 3.21-acre parcel in the Resort Residential (RR) Zoning District
SEQRA Classification: Unlisted
Contact Person: Brian Cummings, Senior Planner
(631) 765-1938
Thank you for your cooperation.
OFFICE LOCATION: a MAILING ADDRESS:
Town Hall Annex 54375 ta e Route 25 � Southold,
Box 11 1
��",'�M Southold,NY 1971
(cor. Main Rd. &Youngs Ave.) �� ��
Telephone: 631 765-1938
Southold, NY
www.southoldtow-nny.gov
f
PLANNING BOARD OFFICE
TOWN OF SOUTHOLD
MEMORANDUM
To: Alber J. Krupski Jr., Supervisor
Members of the Town Board
Denis Noncarrow, Town Clerk
cc: Paul DeChance, Town Attorney
From: Brian Cummings, Senior Planner
Date: June 5, 2024
Re: Request for Review and Comments: Hotel Moraine Expansion
62005 County Route 48, Greenport
SCTM#1000-40.-1-1
The Planning Board refers this Site Plan Application to you for your information,
comments, review, and a determination of jurisdiction, if applicable.
This site plan is for the proposed expansion of an existing hotel including construction of
a 4,588 sq. ft. building with ten (10) hotel rooms, and a 2,040 sq. ft. addition to an
existing building with four (4) hotel rooms where there exists a 21-unit hotel comprised
of five (5) buildings totaling ±13,854 sq. ft. and accessory improvements on a 3.21-acre
parcel in the Resort Residential (RR) Zoning District.
Thank you for your cooperation.
Laserfiche: Planning, Applications, Site Plans, Pending, SCTM#1 000-40.-1-1
OFFICE LOCATION. •,Z MAILING ADDRESS:
54375 State Route 25 � P.O. Box 11 1
Town Hall Annex '
�, Southold, IVY 1971
(cor.Main Rd. &Youngs Ave.)
Southold, NY ,% Telephone: 631 765-1938
vww.southoldtownny.gov
PLANNING BOARD OFFICE
TOWN OF SOUTHOLD
MEMORANDUM
To: Glenn Goldsmith, President
Town of Southold Board of Trustees
From: Brian Cummings, Senior Planner.
Date: June 5, 2024
Re: Request for Review and Comments: Hotel Moraine Expansion
62005 County Route 48, Greenport
SCTM#1000-40.-1-1
The Planning Board refers this Site Plan Application to you for your information,
comments, review, and a determination of jurisdiction, if applicable.
This site plan is for the proposed expansion of an existing hotel including construction of
a 4,588 sq. ft. building with ten (10) hotel rooms, and a 2,040 sq. ft. addition to an
existing building with four (4) hotel rooms where there exists a 21-unit hotel comprised
of five (5) buildings totaling ±13,854 sq. ft. and accessory improvements on a 3.21-acre
parcel in the Resort Residential (RR) Zoning District.
Thank you for your cooperation.
Laserfiche: Planning, Applications, Site Plans, Pending, SCTM#1000-40.-1-1
OFFICE LOCATION: °, '. N MAILING ADDRESS:
Town Hall Annex lit� ro P.O. Box 1179
54375 State Route 25 ""^u Southold, NY 11971
(cor.Main Rd. &Youngs Ave.)
Southold, NY Telephone: 631 765-1938
vv w.southoldtownny.gov
Z5
PLANNING BOARD OFFICE
TOWN OF SOUTHOLD
MEMORANDUM
To: Leslie Weismann, Chairperson, Zoning Board of Appeals (ZBA)
From: Brian Cummings, Senior Planner-c-L-
Date: June 5, 2024
Re: SEQR Coordination for Mattituck Gas Station & Convenience Store
• SEQR Lead Agency Request
• Coordinated Review under SEQR
The purpose of this request is to determine Lead Agency for the action referenced above, and
to perform a coordinated review under SEQR.
The lead agency will determine the need for an Environmental Impact Statement (EIS) for this
project. Please respond in writing within thirty (30) days of the date of this letter as to whether
or not you have an interest in assuming the responsibilities of Lead Agency, and any issues of
concern your agency believes should be evaluated.
The following page contains information pertaining to the project under review. For further
information, please feel free to contact this office.
Planning Board Position:
(x) This agency wishes to assume lead agency status for this action.
( ) This agency has no objection to your agency assuming lead agency for this action.
Project Name: Hotel Moraine Expansion
Address: 62005 County Route 48, Greenport
Tax Map #: 1000-40.-1-1
Southold Town Planning Board Page 2 June 5, 2024
Requested Action: This site plan is for the proposed expansion of an existing hotel including
construction of a 4,588 sq. ft. building with ten (10) hotel rooms, and a 2,040 sq. ft. addition to
an existing building with four (4) hotel rooms where there exists a 21-unit hotel comprised of
five (5) buildings totaling ±13,854 sq. ft. and accessory improvements on a 3.21-acre parcel in
the Resort Residential (RR) Zoning District
SEQRA Classification: ( ) Type I
( ) Type II
(X) Unlisted
Contact Person: Brian Cummings, Senior Planner
(631) 765-1938
Enclosures:
Environmental Assessment Form
Directions to view entire application online:
1. Southold Town Website: hft :// ww.soutlioldtowiin .. ov/ ;
2. Click on Town Records (Weblink/Laserfiche);
3. Navigate to the folder: Planning /Applications / Site Plans / Pending / SCTM#1000-40.-
1-1.
2
OFFICE LOCATION• „w 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
k
PLANNING BOARD OFFICE
TOWN OF SOUTHOLD
June 5, 2024
Mr. Daniel J. Pennessi
62005 Route 48
Greenport, NY 11944
Re. Proposed Site Plan for Hotel Moraine Expansion
62005 County Route 48, Greenport
SCTM#1000-40.-1-1
Dear Mr. Pennessi:
am writing as a follow-up to the Work Session held on June 3, 2024, where the
Planning Board accepted the above-referenced Site Plan for review.
The Planning Board, its Staff, Town Departments and relevant agencies will provide
additional comments following full review.
If you have any questions regarding this site plan or its process, please do not hesitate
to call this office.
Respectfully,
PDY QA1
s
4c,
Brian Cummings
Senior Planner
OFFICE
Hall Annex LOCATION:
� � � MAILING ADDRESS:
Town P.O.Box 1179
54375 State Route 25 Southold,NY 11971
(cor.Main Rd. &Youngs Ave.)
Southold,NY Telephone: 631 765-1938
www.s outholdtownny.gov
oulm,. ,
PLANNING BOARD OFFICE
TOWN OF SOUTHOLD
June 4, 2024
Mr. Daniel J. Pennessi
62005 Route 48
Greenport, NY 11944
Re: Set Hearing and SEAR Classification
Hotel Moraine Expansion
62005 County Route 48, Greenport SCTM#1000-40.-1-1
Dear Mr. Pennessi:
The following resolution was adopted at a meeting of the Southold Town Planning
Board on Monday, June 3, 2024:
WHEREAS, this site plan is for the proposed expansion of an existing hotel including
construction of a 4,588 sq. ft. building with ten (10) hotel rooms, and a 2,040 sq. ft.
addition to an existing building with four (4) hotel rooms where there exists a 21-unit
hotel comprised of five (5) buildings totaling ±13,854 sq. ft. and accessory
improvements on a 3.21-acre parcel in the Resort Residential (RR) Zoning District; and
WHEREAS, the Southold Town Planning Board, pursuant to State Environmental
Quality Review Act (SEQRA) 6 NYCRR, Part 617, has determined that the proposed
action is an Unlisted Action as it does not meet any of the thresholds of a Type I Action,
nor does it meet any of the criteria on the Type 11 list of actions; be it therefore
RESOLVED, that the Southold Town Planning Board has determined that this proposed
action is an Unlisted Action under SEQRA as described above; and be it further
RESOLVED, that the Southold Town Planning Board sets Monday, July 8, 2024 at
5:03 p.m. for a Public Hearing on the site plan entitled "Hotel Moraine" prepared by
Thomas R. Pedrazzi, R.A., dated March 19, 2024.
Hotel Moraine Expansion Page 2 June 4, 2024
The public hearing packet regarding the Town's notification procedure and the
sign & post will need to be picked up at the Planning Board Office at the Southold
Town Annex when you are contacted to do so.
Please return the Affidavit of Postin-glMailin-g. included in the packet, along with
the certified mailing receipts AND the signed green return receipt cards before
12:00 noon on Friday, July 5, 2024. The sign and the post need to be returned
to the Planning Board Office after the public hearing is closed.
If you have any questions regarding the information contained in this resolution, please
contact the Planning Board Office.
Respectfully,
A
Jarnes H. Rich III
Chairman
Encls.
Southold Town Plannin Board Work Session —,June 3 2024 — Pa e 2
Pr affect Name: �°W5028 & 4180 � .p . ..._ ._......
. �.. ,M 15 102 & 1
New Suffolk Avenue Matti M# 1000
Hirsch & C Resubdwision
...D scr�iotion __...�..�This __.�.ww........._...�..,..bdivisio. ...� _ ....._. ..M...m.
tuck
p „ proposed resu w ion involving 15.96 acres will transfer a 35 strip
of land consisting of 30,362.76 from Lot 1 to 2 in the R-80 Zoning
District for a right of way access. Fallowing the transfer Lot 1
(SCTM#1000-115-10-1) will equal 620,542 sq. ft. and remain
conforming in the R-80 Zoning District and Lot 2 (SCTM#1000-115-10-
2)will equal 74,995 sq, ft. and remain conforming in the R-40 Zoning
District. _.....
� Status: .� - ....__... ..® .. __ .. .___
Pending 1 Action:
Review.f
Attachments Staff Rep
Determination _._..�..
_.
p
_ on-
gic ivision SCTM# 1 1000 74 -4 14 3
Pocat o Name 32900 CR „ Peconndard Subd� ,...... _ v _ .... .. ..
Description: This Standard Subdivision proposes to subdivide a 3.65-acre parcel into
2 lots. Lot 1 equals 2.73 acres and Lot 2 equals 0.92 acres in the
Limited Business and Residential Office zoning districts
,Status I endin �............._. ......... .I P"',Ia"t..__ t _ ..._.._tion
g
Action .......... ry _Review for Conditional Final Plat Determination
Attachments —
WMW � MStaff Report
P..... _ _.._ _.
effect Name: _ Vines on Mill Winery SCTM# 1000 115w 2-2 3, 2.4„ 3.2
......
Location: 16505 Route 25, Mattituck ............._. _,
........ ....._.._.............................M..
Description: This site plan is for the dproposed creation of a 5,200 sq. ft. winery with no
retail tasting room on a ±1.94-acre parcel in the R-80 Zoning District to
be merged with adjacent farmland totaling 49.85-acres with development
............ _. rights held by Southold Town in the AC Zoning Districts _..
Status: Pending ..._ ...._ __
Action Review for Determination
.
Rep
achments www _. Staff ort
..__w__ _ _. _ -...w....
Pro ect Name a µHotel Moraine Expansion x - SCTM# �*1000-40 1 1
Location 6200siteRlan is fortheo ro osed ex ansion of an existin
Description: Th p p p p g hotel including
construction of a 4,588 sq. ft, building with ten (10) hotel rooms, and a P
2,040 sq. ft. addition to an existing building with four (4) hotel rooms
where there exists a 21-unit hotel comprised of five (5) buildings totaling
+13,854 sq. ft. and accessory improvements on a 3.21-acre parcel in the
Resort sor_...__....Residential
. (RR) Zoning District.
�
Status: Pen
Act..ion: .�..__.. �.Revie.ng
� _.Compwl....eteness..... ww....� ... .. ..w.w_.. .. ._
_ � .__...m_ ... w for
St .._._. ... .. ....._... . ......_. ..... W . . ..
Attachments: Staff Report
Southold Planning Department Staff Report
Site Plan Application Work Session — Completeness cont'd
Date June 3, 2024
Prepared By: Brian Cummings
I. Application Information
Project Title: Hotel Moraine
Applicant: North Road Hotel LLC (Dan Pennessi)
Date of Submission:. March 29, 2024
Tax Map Number: 40.-1-1
Project Location: 62005 County Route 48
Hamlet: Greenport
Zoning District: RR — Resort Residential
II. Description of Project
Type of Site Plan: Commercial
Acreage of Project Site: 3.21 acres
Gross floor area of
proposed structures ±6,628gsf
This site plan is for the proposed expansion of an existing hotel including construction of
a 4,588 sq. ft. building with ten (10) hotel rooms, and a 2,040 sq. ft. addition to an
existing building with four (4) hotel rooms where there exists a 21-unit hotel comprised
of five (5) buildings totaling ±13,854 sq. ft. and accessory improvements on a 3.21-acre
parcel in the Resort Residential (RR) Zoning District.
III: Analysis
A. Existing use: 21-unit Hotel (one for manager) across five existing buildings,
associated parking, outdoor pool, a shed and dumpster enclosure
a. Building No. 1: common space area
b. Building No. 2: 2-story ±3,600gsf building with ten (10) units
c. Building No. 3: lobby
d. Building No. 4: 2-story ±4,420gsf building with ten (10) units
e. 1-story ±1,152sf "Frame House" with one managers apartment and
fitness room for hotel guests
Staff: this building is shown on the existing survey but not accounted for in
the information table
Proposed Use: 35-unit Hotel
1
B. Proposed construction:
a. 2-story ±4,588gsf building with ten (10) units
i. 345sf basement for mechanical storage; crawl space in remainder
b. 2-story ±2,040gsf addition to Building No.4 with four (4) units
C. Bulk Schedule/Code Requirements RR zone
a. Lot Coverage
i. Maximum: 25%
ii. Existing: 11.6%
iii. Proposed: 14.6%
b. Landscape Coverage
i. Minimum: N/A
ii. Existing: 88.4%
iii. Proposed.- 85.4%
c. Landscaping: Landscape/Erosion Control Plan provided on sheets L-1.0
and L-1.2
d. Parking Re uired:
i. Hotel @ 1 space for each guest room and 1 for each employee or 1
space per guest room, whichever is greater,
35 units @ 1 per = 35 parking stalls
3 employees = 35 + 3 = 38 parking stalls required
38 stalls (4 ADA)
TOTAL stalls required = 35 + 3 = 38
TOTAL stalls provided = 38 (4 ADA)
Staff: a loading zone has been provided along with two (2) EV
Charging Stations
D. State Environmental Quality Review Act SEQRA : Unlisted Action. Staff will
complete Part II of the FEAF to classify the SEQR action and determine if there
is the potential for any moderate to large impacts.
2
E. Required Approvals:
a. Zoning Board of Appeals (ZBA) Special Exception - Motel and hotel
uses as set forth in and regulated by § 280-35B(4) of the Resort
Residential (RR) District
i. § 280-35B(4) Transient hotels or motels, resort hotels or motels or
conference facilities, provided that the following requirements are
met:
(a) Minimum parcel size shall be five acres*.
*Subject parcel is -r3.21 ac; 2.2ac buildable
(b) The maximum number of guest units shall be:
[1] One unit per 6,000 square feet of land without
public water or sewer.
[2] One unit per 4,000 square feet of land with public
water and sewer.
(c) No music, entertainment or loudspeaker system shall be
audible from beyond the property line.
(d) The maximum size of a guest unit shall be 600 square
feet
b. Suffolk County Department of Health Services (SCDHS)
c. Southold Town Planning Board Site Plan in coordination with SCWA,
SCPC, Village of Greenport (sewer), ARC, LWRP, Town Board, Greenport
FD, Fire Marshal, Building Dept., etc.
F. Completeness Review Continued: application was found incomplete for review
on May 6, 2024, and the Board required the following items:
a. A completed Full Environmental Assessment Form (FEAF);
Submitted: yes
b. Test Hole information;
Submitted: yes
3
c. A radius map with the location and use of all buildings and structures,
including curbcuts, within 200 feet of the boundary of the subject
property;
Submitted: yes
d. Include the existing 1-story Frame House" within all analysis tables
Submitted: yes
e. Provide a legible Photometric Plan
Submitted: yes
IV: Items to consider
1. Accept the application as complete for review and begin the following review
procedures:
a. Classify the action under SEQRA as Unlisted at tonight's Public Meeting.
An assessment will be discussed at the June 17th work session;
b. Distribute referrals to agencies listed above;
c. Set the Public Hearing for July 8, 2024, at tonight's Public Meeting.
4
NORTH ROAD HOTEL LLC
62005 Route 48
Greenport, New York 11944
May 20, 2024
17
VIA HAND DELIVERY RECEIVED
Planning Board
Town of Southold
1 2024
c/o Heather Lanza, AICP
54375 Route 25 Planning Baal-d
Southold,New York 11971 - - - _....__....— .._,......_
RE: Site Plan Approval—Hotel Moraine Expansion (Complete Submission)
62005 Route 48, Greenport, New York 11944(Tax Lot 1000-40-1-1)
(the "Property')
Dear Chairperson and Members of the Southold Planning Board:
As discussed during the Planning Board's May 61 work session, enclosed herewith for your
consideration please find the following items in connection with the above-referenced application:
1. Full Environmental Assessment Form (1 copy)
2. Updated Survey/Site plan to include curb cuts within 200' (1 copy)
3. Updated Storm & Sanitary Plan(L-1)with test boring locations and data(9 copies)
4. Updated Lighting Plan (L-2)with clearer photometrics(9 copies)
Very truly yours,
Dankt;.Yennz&ii
Daniel J. Pennessi, President
Enclosures,
Full Environmental Assessment Form
Part I-,Project ect and Setting
Instructions for Completing Part 1
Part 1 is to be completed by the applicant or project sponsor. Responses become part of the application for approval or funding,
are subject to public review,and may be subject to further verification.
Complete Part 1 based on information currently available. If additional research or investigation would be needed to fully respond to
any item,please answer as thoroughly as possible based on current information;indicate whether missing information does not exist,
or is not reasonably available to the sponsor;and,when possible,generally describe work or studies which would be necessary to
update or fully develop that information.
Applicants/sponsors must complete all items in Sections A&B. In Sections C,D&E,most items contain an initial question that
must be answered either"Yes"or"No". If the answer to the initial question is"Yes",complete the sub-questions that follow. If the
answer to the initial question is"No",proceed to the next question. Section F allows the project sponsor to identify and attach any
additional information. Section G requires the name and signature of the applicant or project sponsor to verify that the information
contained in Part lis accurate and complete.
A.Project and Applicant/Sponsor Information.
Nameof Action or Project: .�._.www___ww__._wwww._ww.....�....�.... .._... ..__�.._._._.�.. _.w....o.� ._._�_....�._.�.,-.._ww_�._�....... ......_......_ ..__....,._�, ..,.-._
Hotel Moraine-Expansion
Project Location(describe,and attach a general location map):
62005 Rt.48,Greenport,NY(SBL 40-1-1)
Brief Description of Proposed Action(include purpose or need):
Construct a now motet building(10 units)and build an addition to an existing motet building(4 additional units)to an existing 21-unit motel in a Resort
Residential Coning District.
Name of Applicant/Sponsor: Telephone:(914)562-7861.-..�..�_.��.,._ .__.��..w
North Road Hotel LLC E-Mail: ���
danielpennessi@gmail.com
-... ...__._ _.._._..__�_..�...._..... ......,�...._. �..�..wwww..ww..�._...._.....�...,�ww_._____W -. �..__.....� w...wwww.m.wwwww_
Address:62005 Route 48
City/PO:Greenport State:NY Zip Code:11944
Project Contact(if not same as sponsor;give name and title/role): Telephone:(914)562-7861
Daniel Pennessi
E-Mail:danielpennessi@gmail.com
.........
Address:
w..n.. .-.....
510 Navy Street
City/PO: ���._........ ._.� �.,_........-,..,_... State:. ...www_. ..........x...... Zip Code:
Orient NY 11957
Property Owner (if not same as sponsor): Telephone:
Same E-Mail:
_.�
-
Ad-dress-City/PO: State: Zip Code
Page 1 of 13
FEAF 2019
B.Government Approvals
B.Government Approvals,Funding,or Sponsorship. ("Funding"includes grants,loans,tax relief,and any other forms of financial
assistance.)
Government Entity If Yes:Identify Agency and Approval(s) Application Date
Required (Actual or projected)
a. City Council,Town Board, Oyes❑No Southold Board of Trustees administrative permit July 2024(projected)
or Village Board of Trustees
b. City,Town or Village 0Yes❑No Southold Planning Board Site Plan Approval March 26,2024(actual)
Planning Board or Commission
c. City,Town or OYesONo Southold ZBA Special Exception Permit March 26.2024(actual)
Village Zoning Board of Appeals
d. Other local agencies Oyes❑No Southold Building Department Building Permits Upon issuance of site plan approval/special
exception permit.
e.County agencies OYes❑No Suffolk County Department of Health Services Upon Issuance of site plan approvaUspecial
xception permit.
f.Regional agencies ❑YesONo
g. State agencies ❑YesONo
h.Federal agencies ❑Yes❑No
i. Coastal Resources.
i. Is the project site within a Coastal Area,or the waterfront area of a Designated Inland Waterway? OYes❑No
U. Is the project site located in a community with an approved Local Waterfront Revitalization Program? 0 Yes❑No
iii. Is the project site within a Coastal Erosion Hazard Area? ❑YesONo
C.Planning and Zoning
C.I.Planning and zoning actions.
Will administrative or legislative adoption,or amendment of a plan,local law,ordinance,rule or regulation be the ❑YesONo
only approval(s)which must be granted to enable the proposed action to proceed?
• If Yes,complete sections C,F and G.
« If No,proceed to question C.2 and complete all remaining sections and questions in Part 1
C.2.Adopted land use plans.
a.Do any municipally-adopted (city,town,village or county)comprehensive land use plan(s)include the site OYes❑No
where the proposed action would be located?
If Yes,does the comprehensive plan include specific recommendations for the site where the proposed action Oyes❑No
would be located?
b.Is the site of the proposed action within any local or regional special planning district(for example:Greenway; ❑YesONo
Brownfield Opportunity Area(BOA);designated State or Federal heritage area;watershed management plan;
or other?)
If Yes,identify the plan(s):
c. Is the proposed action located wholly or partially within an area listed in an adopted municipal open space plan, ❑YesONo
or an adopted municipal farmland protection plan?
If Yes,identify the plan(s):
Page 2 of 13
CJ. Zoning
a. Is the site of the proposed action located in a municipality with an adopted zoning law or ordinance. DYes❑No
If Yes,what is the zoning classification(s)including any applicable overlay district?
Resort Residential(RR)Zoning District __........�... ........
..
b. Is the use permitted or allowed by a special or conditional use permit? DYes❑No
c.Is a zoning change requested as part of the proposed action? ❑YesONo
If Yes,
L What is the proposed new zoning for the site? .._M........
_. ._
CA.Existing community services.
a.In what school district is the project site located? Southold UFSD
b.What police or other public protection forces serve the project site?
Southold PD
c. Which fire protection and emergency medical services serve the project site?
Southoldltlreenport FD
d.What parks serve the project site?
Inlet Pond County Park,Arshamomaque Preserve,Moore's Woods
D.Project Details
D.1.Proposed and Potential Development
a.What is the general nature of the proposed action(e.g.,residential,industrial,commercial,recreational;if mixed,include all
components)? Resort-motel
b.a.Total acreage of the site of the proposed action? __.3.251 acres
b.Total acreage to be physically disturbed? .............._._..._......_. 0 acres
c.Total acreage(project site and any contiguous properties)owned
or controlled by the applicant or project sponsor? 3.251 acres
c.Is the proposed action an expansion of an existing project or use? O Yes❑No
i.If Yes,what is the approximate percentage of the proposed expansion and identify the units(e.g.,acres,miles,housing units,
square feet)? % „s? Units: 21 units+14 units
d. Is the proposed action a subdivision,or does it include a subdivision? []Yes ONo
If Yes,
i. Purpose or type of subdivision?(e.g.,residential,industrial,commercial;if mixed,specify types)
......_ww..
ii. F"a cluster/conservation layout proposed? _.._._._.. ... .w_......... �. �. DYes❑No
iii.Number of lots proposed?
iv. Minimum and maximum proposed lot sizes? Minimum . __ Maximum
e.Will the proposed action be constructed in multiple phases? DYes❑No
i. If No,anticipated period of construction: months
H. If Yes:
• Total number of phases anticipated 2
• Anticipated commencement date of phase 1 (including demolition) 1 month 2025 year
• Anticipated completion date of final phase 12 month 2026 year
• Generally describe connections or relationships among phases,including any contingencies where progress of one phase may
determine timing or duration of future phases:
Construction would take place during the off-season. While applicant will seek to construct both the:west building expansion and W the new
Page 3 of 13
f.Does the project include new residential uses? ❑Yes0No
If Yes,show numbers of units proposed.
One Family Two Family Three Family Multiple Family four or more
Initial Phaseµ
At completion
of all phases
g.Does the proposed action include new non-residential construction(including expansions)? OYes❑No
If Yes,
i.Total number of structures I plus 1 exp.
ii.Dimensions(in feet)of largest proposed structure: gggq_23' height,; --25'width; and -65'length
iii.Approximate extent of building space to be heated or cooled: -5.000 square feet
h.Does the proposed action include construction or other activities that will result in the impoundment of any ❑Yes ONo
liquids,such as creation of a water supply,reservoir,pond,lake,waste lagoon or other storage?
If Yes,
i.Purpose of the impoundment:
R.If a water impoun .ent,the principal source of the water: _ Ground water❑Surface water streams❑Other specify:
iii.If other than water,identify the type of impounded/contained liquids and their source.
iv. Approximate size of the proposed impoundment. Volume: ��Mµ million gallons;surface area:ww� �„ acres
v.Dimensions of the proposed dam or impounding structure: height; length
vi. Construction method/materials for the proposed dam or impounding structure(e.g.,earth fill,rock,wood,concrete):
D.2. Project Operations
a.Does the proposed action include any excavation,mining,or dredging,during construction,operations,or both? ❑Yes[]/No
(Not including general site preparation,grading or installation of utilities or foundations where all excavated
materials will remain onsite)
If Yes:
i.What is the purpose of the excavation or dredging`?
U. How much material(including rock,earth,sediments,etc.)is proposed to be removed from the site?
• Volume(specify tons or cubic yards):
• Over what duration of time? _
iii. Describe nature and characteristics of materials to be excavated or dredged, and plans to use,manage or dispose of them.
wwwwwwww_..____.�.M —_ g....._."pr—ocs-f_....__. .-_.d.,..._.'a,
... _. .........___�,._._ww.w........__._._-�..., w__........
iv. Will there be onsite dewatering or processing of excavated materials? Yes No
Ifyes,describe. _ __. ....ww.�..........._ ._ _ ............ww_w_........_.....
v. What is the total area to be dredged or excavated?
vi.What is the maximum area to be worked at any one time? ............ _ _ .. . acres
vii.What would be the maximum depth of excavation or dredging? feet
viii.Will the excavation require blasting? ❑Yes❑No
ix. Summarize site reclamation goals and plan: _ __..._.._� ......
b.Would the proposed action cause or result in alteration of,increase or decrease in size of,or encroachment ElYeslaiio
into any existing wetland,waterbody,shoreline,beach or adjacent area?
If Yes:
i.Identify the wetland or waterbody which would be affected(by name,water index number,wetland map number or geographic
description):
Page 4 of 13
U. Describe how the proposed action would affect that waterbody or wetland,e.g.excavation,fill,placement of structures,or
alteration of channels,banks and shorelines. Indicate extent of activities,alterations and additions in square feet or acres:
iii.Will the proposed action cause or result in disturbance to bottom sediments? ❑Yes❑No
If Yes,describe:
iv. Will the proposed action cause or result in the destruction or removal of aquatic vegetation? ❑Yes❑No
If Yes:
• acres of aquatic vegetation proposed to be removed: „µM ........
• expected acreage of aquatic vegetation remaining after project completion:
• purpose of proposed removal(e.g.beach clearing,invasive species control,boat access):
• proposed method ofplant removal: .........ww. ...... �..�........wwwwww._..�
• if chemical/herbicide treatment will be used,specify product(s):
v. Describe any proposed reclamation/mitigation following disturbance:
c.Will the proposed action use,or create a new demand for water? ®Yes❑No
If Yes:
i. Total anticipated water usage/demand per day: 1,40o gallons/day
U.Will the proposed action obtain water from an existing public water supply? ®Yes❑No
If Yes:
• Name of district or service area: SCWA
.... _ ................ �. w
• Does the existing public water supply have capacity to serve the proposal? ®Yes❑No
• Is the project site in the existing district? ®Yes❑No
• Is expansion of the district needed? ❑Yes®No
• Do existing lines serve the project site? ®Yes❑No
iii.Will line extension within an existing district be necessary to supply the project? ❑Yes ONo
If Yes:
• Describe extensions or capacity expansions proposed to serve this project: ._„�
.._wwww_._.__-
• Source(s)of supply for the district:
iv.Is a new water supply district or service area proposed to be formed to serve the project site? _. ......._..__. _..__ ._El Yes❑No
If,Yes:
• Applicant/sponsor for new district: ....... _ ._.___.www_._._...._........
• Date application submitted or anticipated:_
• Proposed source(s)of supply for new district:.
v.If a public water supply will not be used,describe plans to provide water supply_ ___..
P PP Y � P P � for the project:_m wwm .wwww.
vi.If water supply will be from wells(public or private),what is the maxim pumping capacity: gallons/minute.
d.Will the proposed action generate liquid wastes? O Yes❑No
If Yes:
i. Total anticipated liquid waste generation per day: 1,400 gallons/day
H.Nature of liquid wastes to be generated(e.g.,sanitary wastewater,industrial;if combination,describe all components and
approximate volumes or proportions of each):
' Sanitary wastewater .-----.----- .—_..............._. _ .._�
id.Will the proposed action use any existing public wastewater treatment facilities? ®Yes[]No
If Yes:
• Name of wastewater treatment plant to be used: Village of Greenport
• Name of district: VSD-01 _
• Does the existing wastewater treatment plant have capacity to serve the project? OYOS❑NO
• Is the project site in the existing district? OYesONO
• Is expansion of the district needed? ❑Yes ONO
Page 5 of 13
• Do existing sewer lines serve the project site? OYes❑No
• Will a line extension within an existing district be necessary to serve the project? ❑YesONo
If Yes:
+ Describe extensions or capacity expansions proposed to serve this project:-... .�
iv.Will a new wastewater(sewage)treatment district be formed to serve the project site? � ❑Yes ONo�
If Yes:
• Applicant/sponsor for new district:
• Date application submitted or anticipated:
• What is the receiving water for the wastewater discharge?
v. If public facilities will not be used,describe plans to provide wastewater treatment for the project,including specifying proposed
receiving water(name and classification if surface discharge or describe subsurface disposal plans):
vi.Describe any plans or designs to capture,recycle or reuse liquid waste:
e.Will the proposed action disturb more than one acre and create stormwater runoff,either from new point ❑Yes ONo
sources(i.e.ditches,pipes,swales,curbs,gutters or other concentrated flows of stormwater)or non-point
source(i.e.sheet flow)during construction or post construction?
If Yes:
i.How much impervious surface will the project create in relation to total size of project parcel?
Square feet or acres(impervious surface)
Square feet or acres(parcel size)
ii.Describe types of new point sources. .......
iii.Where will the stormwater runoff be directed(i.e.on-site stormwater management facility/structures,adjacent properties,
groundwater,on-site surface water or off-site surface waters)?
• If to surface waters,identify receiving water bodies or wetlands: ._ .,_ _... w _....... ��..
• Will stormwater runoff flow to adjacent properties? []Yes❑No
iv.Does the proposed plan minimize impervious surfaces,use pervious materials or collect and re-use stormwater? ❑Yes❑No
f. Does the proposed action include,or will it use on-site,one or more sources of air emissions,including fuel ❑Yes ONo
combustion,waste incineration,or other processes or operations?
If Yes,identify:
i.Mobile sources during project operations(e.g.,heavy equipment,fleet or delivery vehicles)
U. Stationary sources during construction(e.g.,power generation,structural heating,batch plant, crushers) w w_......___.
_wwwwwww_w
iii. Stationary sources during operations(e.g.,process emissions,large boilers,electric generation)
g.Will any air emission sources named in D.2.f(above),require a NY State Air Registration,Air Facility Permit, ❑Yes ONo
or Federal Clean Air Act Title IV or Title V Permit?
If Yes:
i. Is the project site located in an Air quality non-attainment area? (Area routinely or periodically fails to meet ❑Yes❑No
ambient air quality standards for all or some parts of the year)
U.In addition to emissions as calculated in the application,the project will generate:
« - --Tons/year(short tons)of Carbon Dioxide(CO2)
0 Tons/year(short tons)of Nitrous Oxide(N20)
• Tons/year(short tons)of Perfluorocarbons(PFCs)
o Tons/year(short tons)of Sulfur Hexafluoride(SF6)
• Tons/year(short tons)of Carbon Dioxide equivalent of Hydroflourocarbons(HFCs)
Y Tons/year(short tons)of Hazardous Air Pollutants(HAPs)
Page 6of13
h.Will the proposed action generate or emit methane(including,but not limited to,sewage treatment plants, ❑Yes No
landfills,composting facilities)?
If Yes:
i.Estimate methane generation in tons/year(metric):
U.Describe any methane capture,control or elimination measures included in project design(e.g.,combustion to generate heat or
electricity,flaring): _wwwwwww�.. _ ................
i.Will the proposed action result in the release of air pollutants from open-air operations or processes,such as YesONo
quarry or landfill operations?
If Yes:Describe operations and nature of emissions(e.g.,diesel exhaust,rock particulates/dust):
j.Will the proposed action result in a substantial increase in traffic above present levels or generate substantial ❑YesONo
new demand for transportation facilities or services?
If Yes:
i.When is the peak traffic expected(Check all that apply): ❑Morning ❑Evening []Weekend
❑Randomly between hours of to
U.For commercial activities only,projected number of truck trips/day and type(e.g., semi trailers and dump trucks): µ
_._w_................_.._.___.................
_...
fii.Parking spaces: Existing _µ _........ww Proposed—,-- Net increase/decrease
iv.Does the proposed action include any shared use parking? 0Yes❑No
v. If the proposed action includes any modification of existing roads,creation of new roads or change in existing access,describe:
vi. Are public/private transportation services)or facilities available within''/2 mile of the proposed site? _ ❑Yes❑No
vii Will the proposed action include access to public transportation or accommodations for use of hybrid,electric ❑Yes❑No
or other alternative fueled vehicles?
viii.Will the proposed action include plans for pedestrian or bicycle accommodations for connections to existing ❑Yes❑No
pedestrian or bicycle routes?
k.Will the proposed action(for commercial or industrial projects only)generate new or additional demand ®Yes[]/No
for energy?
If Yes:
i.Estimate annual electricity demand during operation of the proposed action:
ii. Anticipated sources/suppliers of electricity for the project(e.g., on-site combustion,on-site renewable,via grid/local utility,or
other):
TII. Wil
l the proposed action require a new,or an upgrade,to an existing substation? „ []Yes[]No
1.Hours of operation. Answer all items which apply.
i.During Construction: ii. During Operations:
• Monday-Friday:......_m_ BAM-6PM _ s Monday-Friday: _ 24/7 _..._
• Saturday:_ 8AM�PM • Saturday: 24/7
• Sunday: N/A • Sunday:, 2417
• Holidays: N/A • Holidays:Holida 24/7
Page 7 of 13
m.Will the proposed action produce noise that will exceed existing ambient noise levels during construction, 0 Yes❑No
operation,or both?
If yes:
i. Provide details including sources,time of day and duration:
Noise will exceed ambient noise levels during construction only. Levels will remain ambient during operation.
U. Will the proposed ac' �..,_._.....w�._
p p lion remove existing natural barriers that could act as a noise barrier or screen? ❑Yes
ose ONo
Describe:
n.Will the proposed action have outdoor lighting? .................�..�_.OYes❑No
If yes:
i.Describe source(s),location( ),height of fixture(s),directiondairn,and proximity to nearest occupied stnictures:
shell Light sources"
oare from building-mounted,pule-mounted light fixtures. luminaries are dark-sky friendly,high efficiency LED lights with full cut off
ii. Will proposed action remove existing natural barriers that could act as a light barrier or screen? Yes No
Describe:
o.Does the proposed action have the potential to produce odors for more than one hour per day? ❑Yes ONo
If Yes,describe possible sources,potential frequency and duration of odor emissions,and proximity to nearest
occupied structures:
p.Will the proposed action include any bulk storage of petroleum(combined capacity of over 1,100 gallons) ❑Yes ONo
or chemical products 185 gallons in above ground storage or any amount in underground storage?
If Yes:
i. Product(s)to be stored _ _, ww_._._..A.....
H. Volume(s) per unit time ___ (e.g.,month,year)
iii. Generally,describe the proposed storage facilitics:
q.Will the proposed action(commercial,industrial and recreational projects only)use pesticides(i.e.,herbicides, 0 Yes ONo
insecticides)during construction or operation?
If Yes:
i. Describe proposed treatment(s):
U.Will the proposed action use late ated Pest Management Practices? m 0 Yes ❑No
r.Will the proposed action(commercial or industrial projects only)involve or require the management or disposal ❑ Yes oNo
of solid waste(excluding hazardous materials)?
If Yes:
i.Describe any solid waste(s)to be generated during construction or operation of the facility:
• Construction: tons per (unit of time)
• Operation: tons per (unit of time)
U. Describe any proposals for on-site miniTni ation,recycling or reuse of materials to avoid disposal as solid waste:
• Construction:
• Operation:_.�...���...�..__._��. ...._._.. �.. ..�.- ...... ......_.
iii.Proposed disposal methods/facilities for solid waste generated on-site:
• Construction.
• Operation: -
Page 8 of 13
s.Does the proposed action include construction or modification of a solid waste management facility? Yes No
If Yes:
i. Type of management or handling of waste proposed for the site(e.g.,recycling or transfer station,composting,landfill,or
other disposal activities):
H. Anticipated rate of disposal/processing:
• Tons/month,if transfer or other non-combustion/thermal treatment,or
• Tons/hour,if combustion or thermal treatment
W. If landfill,anticipated site life: _ years
t.Will the proposed action at the site involve the commercial generation,treatment,storage,or disposal of hazardous❑YesONo
waste?
If Yes:
i.Name(s)of all hazardous wastes or constituents to be generated,handled or managed at facility:.,m_
ii. Generally describe processes or activities involving hazardous wastes or constituents:
W.Specify amount to be handled or generated _. tons/month
iv.Describe any proposals for on-site minimization,recycling or reuse of hazardous constituents:
V.Will any hazardous wastes be disposed at an existing offsite hazardous waste facility? �YesNo
If Yes:provide name and location of facility: ...........___...... _ ........
If No: describe proposed management of any hazardous wastes which will not be sent to a hazardous waste facility:
E.Site and Setting of Proposed Action
E.1.Land uses on and surrounding the project site
a.Existing land uses.
i. Check all uses that occur on,adjoining and near the project site.
❑ Urban ❑ Industrial ❑ Commercial 0 Residential(suburban) ❑Rural(non-farm)
❑ Forest ❑ Agriculture ❑ Aquatic ❑ Other(specify):
ff. If mix of uses,generally describe:
ww. . ._..� ................. ......_......,,..,........._..._._.........._......__,W_...._ww_.. .. ._,_...._...
b.Land uses and covertypes on the project site.
Land use or Current Acreage After V Change
_ Covertype Acreage Project Completion ! (Acres+/-)
-• Roads,buildings,and other paved or impervious 0.295 0.372 0.77
_surfaces ...
Forested .� _�" _....... 0 wwwww w............................ ...o_.._._._ ._�.. .,.o.��.,..
• Meadows,grasslands or brushlands(non- 0 0 0
a 'cultural,including abandoned agricultural ............. .....
• Agricultural 0 0 0
(includes active orchards,field,�eenhouse etc.) ,_..... wyµ
• Surface water features 0 0 0
m(lakes,y.onds,streams,rivers,etc.)
• Wetlands(freshwater or tidal) 0 0 0
+►...� Non-vegetated(bare rock,earth or fill) U U � 0
• Other
Describe:
Page 9 of 13
c.Is the project site presently used by members of the community for public recreation?-------- No
i. If Yes:explain:
................
d.Are there any facilities serving children,the elderly,people with disabilities(e.g.,schools,hospitals,licensed E]YesoNo
day care centers,or group homes)within 1500 feet of the project site?
If Yes,
L Identify Facilities:
..........
................
e.Does the project site contain an existing dam? E]YesONo
If Yes:
L Dimensions of the dam and impoundment:
• Dam height: ............. feet
• Dam length: ........... feet
• Surface area: acres
• Volume impounded: gallons OR acre-feet
U. Dam's existing hazard classification: .......
W.Provide date and summarize results of last inspection:
............
f Has the
...........—...........
project site ever been used as a municipal,commercial or industrial solid waste management facility, E]Yes[]No
or does the project site adjoin property which is now,or was at one time,used as a solid waste management facility?
If Yes:
i. Has the facility been formally closed? E]YesE]No
0 If yes, cite sources/documentation:...........
U. Describe the location of the project site relative to the boundaries of the solid waste management facility:
.................
W. Describe any development constraints due to the prior solid waste activities:
g.Have hazardous wastes been generated,treated and/or disposed of at the site,or does the project site adjoin E]YesONo
property which is now or was at one time used to commercially treat,store and/or dispose of hazardous waste?
If Yes:
i.Describe waste(s)handled and waste management activities,including approximate time when activities occurred:
.............. ................ .................
..................—........
h. Potential contamination history. Has there been a reported spill at the proposed project site,or have any E]YesO No
remedial actions been conducted at or adjacent to the proposed site?
If Yes:
i,Is any portion of the site listed on the NYSDEC Spills Incidents database or Environmental Site []Yes[]No
Remediation database? Check all that apply:
0 Yes—Spills Incidents database Provide DEC ID number(s):
El Yes—Environmental Site Remediation database Provide DEC ID number(s):
[I Neither database
U.If site has been subject of RCRA corrective activities,describe control
iff.Is the project within 2000 feet of any site in the NYSDEC Environmental Site Remediation database? [3Yes[]No
If yes,provide DEC ID number(s):
iv. If yes to(i),(ii)or(iii)above,describe current status of site(s):
...........--—-----
...........................
.................
Page 10 of 13
_.............
v. Is the project site subject to an institutional control limiting property uses? ❑Yes®No
• If yes,DEC site ID number: .
• Describe the type of institutional control(e.g.,deed restriction or easement): µµWWwm
• Describe any use limitations:
o Describe any engineering controls:1z ,..�
• Will the project affect the institutional or engineering controls in place? ❑Yes❑No
o Explain:
E.2. Natural Resources On or Near Project Site
a.What is the average depth to bedrock on the project site? Mq wµµ........ >60 feet
b.Are there bedrock outcroppings on the project site? _., _ w_. ...... []YesONo
If Yes,what proportion of the site is comprised of bedrock outcroppings? %
c.Predominant soil type(s)present on project site: Sandy loam
d.What is the average depth to the water table on the project site? Average: >10' feet
e.Drainage status of project site soils:0 Well Drained: 100%of site
❑ Moderately Well Drained: %of site
❑Poorly Drained %of site
£Approximate proportion of proposed action site with slopes: ® 0-10%: 0 of site
❑ 10-15%: %of site
❑ 15%or greater: %of site
' .ww_mm____
g.Are there any unique geologic features on the project site? Yes®No
If Yes,describe: .......
_..
.._..................
h.Surface water features. _.. ..
i. Does any portion of the project site contain wetlands or other waterbodies(including streams,rivers, ❑Yes®No
ponds or lakes)?
H. Do any wetlands or other waterbodies adjoin the project site? ®Yes❑No
If Yes to either i or ii,continue. If No,skip to E.21
iii. Are any of the wetlands or waterbodies within or adjoining the project site regulated by any federal, ❑Yes❑No
state or local agency?
iv.For each identified regulated wetland and waterbody on the project site,provide the following information:
,a Streams: Name_.wwwwww. .w _www... ...._ �.M..... Classification
0 Lakes or Ponds: Name ......._... _.. ..w._._ ._. _ Classification .......
a Wetlands: Name Long Island Sound _ _w w _ Approximate Size
Wetland No.(if regulated by DEC)
v. Are any of the above water bodies listed in the most recent compilation of NYS water quality-impaired ❑Yes®No
waterbodies?
If yes,name of impaired water body/bodies and basis for listing as impaired: ._.........................._...
i.Is the project site in a designated Floodway? 13YesJ3No
j.Is the project site in the 100-year Floodplain? [-]Yes Flo
k.Is the project site in the 500-year Floodplain? _ _._.. []Yes Flo
1.Is the project site located over, or immediately adjoining,a primary,principal or sole source aquifer? ❑Yes®No
If Yes:
i.Name of aquifer:
Page 11 of 13
m. Identify the predominant wildlife species that occupy or use the project site:
Rabbits
n.Does the project site contain a designated significant natural community? ❑Yes O7 No
If Yes:
i.Describe the habitat/comrnt►nity(composition,function,and basis for designation):
.� _.._
ii. Source(s)of description or evaluation:
W.Extent of community/habitat:
• Currently: acres
• Following completion of project as proposed: �. ._ __ _.._ . acres
• Gain or loss(indicate+or-): ........................._._.._...._..........................M.M.. ..._. acres
o.Does project site contain any species of plant or animal that is listed by the federal government or NYS as ❑YesENo
endangered or threatened,or does it contain any areas identified as habitat for an endangered or threatened species?
If Yes:
i. Species and listing(endangered or
p. Does the project site contain any species of plant or animal that is listed by NYS as rare,or as a species of Yes®No
special concern?
If Yes:
i. Species and listing: _._..w_. __..........._..._w_............................. m __. .... _._. �.._... .............__�._... _ ...........
q• project
� g Y hunting,trapping,fishing or..�.�__�.,�.., ....�..._.�...._.w.w__w....._.�..._.._...._aa�.�,.....
Is the ro'ect site or adjoining area currently used for huntm tra...m fi _ ,....,.o shell fishing? ❑/Yes❑No
If yes,give a brief description of how the proposed action may affect that use:
.................
It will not affect fishing in the Long Island Sound _
E.3. Designated Public Resources On or Near Project Site
a.Is the project site,or any portion of it,located inWa designated agricultural district certified pursuant to ❑Yes®No
Agriculture and Markets Law,Article 25-AA,Section 303 and 304?
If Yes, provide county plus district name/number:
b.Are agricultural lands consisting of highly productive soils present?.._...._........._... ❑Yes oNo
i. If Yes:acreage(s)on project site? www _ ..,,. .....__...................,...._......_�..
U. Source(s)of soil rating(s):
c. Does the project site contain all or part of,or is it substantially contiguous to,a
registered National ❑Yes®No
Natural Landmark?
If Yes:
i. Nature of the natural landmark: ❑Biological Community ❑ Geological Feature
H.Provide brief description of landmark,including values behind designation and approximate size/extent: µ w
d.Is the project site located in or does it adjoin a state listed Critical Environmental Area? ❑Yes®No
If Yes:
i. CEA name:
ii.Basis for designation:
W.Designating agency and date:
Page 12 of 13
guous to, a building,
cal site,or district Ye
No
which is listed
on the National or State Register of Historic Places,or that has been determined by the Commissioner of thhee NYS
e.Does the ro ect site contain,or is it substantially __._...... ........
Office of Parks,Recreation and Historic Preservation to be eligible for listing on the State Register of Historic Places?
If Yes:
i.Nature of historic/archaeological resource: ❑Archaeological Site ❑Historic Building or District
U.Name: w_
iii. Brief description of attributes on which listing is based:
f.Is the project site,or any portion of it,located in or adjacent to an area designated as sensitive for []Yes Ohio
archaeological sites on the NY State Historic Preservation Office(SHPO)archaeological site inventory?
Have additional archaeological or historic sites or resources been identified on the project site?
g gy ( ) p J ❑YesONo
If Yes:
i.Describe possible resource(s):
ii.Basis for identification:
h.Is the project site within fives miles of any officially designated and publicly accessible federal,state,or local ❑YesONo
scenic or aesthetic resource?
If Yes:
i.Identify resource: _.................. . _ .......... wwwww
ii.Nature of,or basis for,designation(e.g.,established highway overlook,state or local park,state historic trail or scenic byway,
etc.): �. �.. w_ . __...... _w_.wwww_w.__aa.__.... .. ._w ..__ .......ww.._.._......... ...wµ
iii.Distance between project and resource: �._ miles.
i. Is the project site located within a designated river corridor under the Wild,Scenic and Recreational Rivers ❑YesONo
Program 6 NYCRR 666?
If Yes:
i.Identify the name of the river and its designation:_wwwww_ .... ._..........
U.Is the activity consistent with development restrictions contained in 6NYCRR Part 666. ❑Yes❑No
F.Additional Information
Attach any additional information which may be needed to clarify your project.
If you have identified any adverse impacts which could be associated with your proposal,please describe those impacts plus any
measures which you propose to avoid or minimize them.
G. Verification
I certify that the information provided is true to the best of my knowledge.
North Road Hotel LLC Date May 7,2024
Applicant/Sponsor Name
President
Signature_ _ �� Title _.....
PRINT FORM Page 13 of 13
Southold Town Plannin Board Work Session Mav 6 2024 P'sre
J .. .. _ .__.,,.w..
. �.._ _Store 3 2 0 122 7 1 &
Pro ect Name Mattituck Gas Station & Convenience SCTM#: 100
Location: 7400 Route 25 & 535 Old Main Road, Mattituck
_..._n.... _ _ _. . _._ __._- _ _..._..._...�.. .... . ...._.e. ..n_ _..ww.__ . ._. .
Description: This Site Plan is for the proposed demolition of an existing 1-story
1,595 sq. ft. convenience store and gas station with 9 fuel pumps, the lot
merger of SCTM#1000-122.-7-1 and SCTM#1000-122.-7-3.2, and the
construction of a 2-story 5,000 gross sq. ft. building for office and
convenience store with vehicle fuel sales, a 152' x 24'
(3,648 sq. ft.) canopy with 12 fuel pumps, and 34 parking stalls (12 of
� which are at the pumps on 39 acres in the General Business (B)
Zonin District.
Status Pendin
_Action Review SEQRA Assessment
chment...s Staff.. _ . _........ ...__ __M_ _ ,,.... ... . .. _..... . _....._.�......_..�
_ __. ...._ _e
_.....,....._ .,. _..ww.......... _.� .w ._. .. ..._. . __W
Project Name Hotel Moraine Expansion SCTM# 1000-40 M1 1 w •
Location 62005 CR 48, Green
Description: This site plan is for the proposed expansion of an existing hotel including
construction of a 4,588 sq. ft. building with ten (10) hotel rooms, and a
2,040 sq. ft. addition to an existing building with four (4) hotel rooms
where there exists a 21-unit hotel comprised of five (5) buildings totaling
±13,854 sq. ft. and accessory improvements on a 3.21-acre parcel in the
_ .... ._.
Resort Residential (RR) Zoning District.....
. _ _...._. _..._... . .
Status,-,_...__ ..._ . New Application �... _ ._ ...._.. _... ....._ _.......
Action Review for
Completeness
Attachments Staff Report w._._._.�
oject Name: North Street Apartments _SCTM# ` 1000 102 5 9 2
Pr
Location: 645 North Street, Cutchogue_ .... a
Description. This site plan is for the proposed construction of a 7,918 sq. ft. building
consisting of five (5) apartments at 1,199 sq. ft. each, associated
driveways and parking, on a vacant 2.3-acre parcel in the Hamlet
Business (HB) Zoning_District.
... _,.
Status New Application _
Action f Review for Completeness
! Attachments Staff Report
Southold Planning Department Staff Report
Site Plan Application Work Session — Completeness
Date May 6, 2024
Prepared By: Brian Cummings
I. Application Information
Project Title: Hotel Moraine
Applicant: North Road Hotel LLC (Dan Pannessi)
Date of Submission: March 29, 2024
Tax Map Number: 40.-1-1
Project Location: 62005 County Route 48
Hamlet: Greenport
Zoning District: RR — Resort Residential
II. Description of Project
Type of Site Plan: Commercial
Acreage of Project Site: 3.21 acres
Gross floor area of
proposed structures ±6,628gsf
This proposed site plan is for the addition of 14-hotel units with the construction of a
4,588 (GSF) building with ten (10) units and a 2,040 (GSF) addition with four (4) units to
existing Building No. 4, where there exists a 21-unit hotel comprised of five (5) existing
buildings totaling ±13,854 (GSF) and accessory improvements on a 3.21-acre parcel in
the Resort Residential (RR) zoning district, Greenport.
III: Completeness Review
See attached checklist for Site Plan Requirements.
IV: Analysis
A. Existing use: 21-unit Hotel (one for manager) across five existing buildings,
associated parking, outdoor pool, a shed and dumpster enclosure
a. Building No. 1: common space area;
b. Building No. 2: 2-story ±3,600gsf building with ten (10) units;
c. Building No. 3: lobby;
d. Building No. 4: 2-story ±4,420gsf building with ten (10) units;
e. 1-story ±1,152sf "Frame House" with one managers apartment and
fitness room for hotel guests.
1
Staff: this building is shown on the existing survey but not accounted for in
the information table.
Proposed Use: 35-unit Hotel
B. Proposed construction:
a. 2-story ±4,588gsf building with ten (10) units;
i. 345sf basement for mechanical storage; crawl space in remainder;
b. 2-story ±2,040gsf addition to Building No.4 with four (4) units.
C. Bulk Schedule/Code Re uirernents RR zone
a. Lot Coverage
i. Maximum: 25%
ii. Existing: 11.6%
iii. Proposed: 14.6%
b. Landsca e Coverage
i. Minimum: N/A
ii. Existing: 88.4%
iii. Proposed: 85.4%
c. Landsca in : Landscape/Erosion Control Plan provided on sheets L-1.0
and L-1.2
d. Parking Required:
i. Hotel @ 1 space for each guest room and 1 for each employee or 1
space per guest room, whichever is greater;
35 units @ 1 per = 35 parking stalls
3 employees = 35 + 3 = 38 parking stalls required
38 stalls (4 ADA)
TOTAL stalls required = 35 + 3 = 38
TOTAL stalls provided = 38 (4 ADA)
Staff: a loading zone has been provided along with two (2) EV
Charging Stations
2
D. State Environmental Quali Review Act 'SEQ : SEQR information
submitted for review including a Short EAF and a narrative. A Full EAF is
required. Staff will complete Part II of the FEAF to classify the SEQR action and
determine if there is the potential for any moderate to large impacts.
E. Required Approvals:
a. Zoning Board of Appeals (ZBA) Special Exception, - Motel and hotel
uses as set forth in and regulated by § 280-35B(4) of the Resort
Residential (RR) District.
i. § 280-35B(4) Transient hotels or motels, resort hotels or motels or
conference facilities, provided that the following requirements are
met:
(a) Minimum parcel size shall be five acres*.
*Subject parcel is —3.21ac; 2.2ac buildable
(b) The maximum number of guest units shall be:
[1] One unit per 6,000 square feet of land without
public water or sewer.
[2] One unit per 4,000 square feet of land with public
water and sewer.
(c) No music, entertainment or loudspeaker system shall be
audible from beyond the property line.
(d) The maximum size of a guest unit shall be 600 square
feet.
b. Suffolk County Department of Health Services (SCDHS)
c. Southold Town Planning Board Site Plan in coordination with SCWA,
SCPC, Village of Greenport (sewer), ARC, LWRP, Town Board, Greenport
FD, Fire Marshal, Building Dept., etc.
3
V: Items to consider
1. Find the application incomplete for review and require the following items:
a. A completed Full Environmental Assessment Form (FEAF);
b. Test Hole information;
c. A radius map with the location and use of all buildings and structures,
including curbcuts, within 200 feet of the boundary of the subject
property;
d. Include the existing 1-story Frame House" within all analysis tables;
e. Provide a legible Photometric Plan.
4
Southold Planning Department
Checklist for Site Plan Application Completeness - Section 280-133
Project Name: Hotel Moraine
Completed by: Brian Cummings
Date: May 6, 2024
Received Comment
A. Submission of a complete site plan application shall consist
of:
(1) A completed site plan application form. ,1
(2) The site plan review fee, as specified in Subsection B $1,959.50
below. Editor's Note: See now § 280-138, Fee schedule for submitted
site plan applications.
(3) A completed environmental assessment form. SEAF submitted;
FEAF required
(4) Nine copies of the site plan.
(5) Four copies of a property survey, certified by a licensed
land surveyor. �l
B. Standards. Site plan design shall include the following items:
(1) Technical data:
(a) The lot, block and section number of the property, taken
from the latest tax records.
(b) The name and address of the landowner on record: �l
[1] The names and addresses of adjoining landowners.
[2] The name and address of the applicant, if not the
same as the landowner.
(c) The name and address of the person, firm or
organization preparing the map, sealed with the �l
applicable New York State license seal and signature.
(d) Date, graphic scale and North point, whether true or
magnetic; if magnetic, show the date of reading. �l
(e) A survey prepared by a licensed surveyor or civil
engineer. The site plan may reference a land surveyor's
map or base reference map. All distances shall be in
feet and hundredths of a foot. All angles shall be given �l
to the nearest 10 seconds or closer. The error of closure
shall not exceed one in 10,000.
(f) The locations, names and widths of all rights-of-way
within 500 feet of property lines. If none exist within 500 X
feet of the subject property, indicate the distance to the
nearest intersection with a public street.
(g) A separate key map showing location and owners of all
adjoining lands within 500 feet, as shown on the latest X
tax records, at a scale of one inch equals 100 feet.
(h) The location, width and purpose of all existing and Utility Easement
proposed easements, setbacks, reservations and areas �l
dedicated to public use within or adjoining the property.
1
Checklist for Site Plan Application Completeness
Southold Planning Department
(i) A complete outline of other existing easements, deed
restrictions or covenants applying to the property.
Q) Existing zoning, including zone lines and dimensions.
(k) Site plans drawn at the scale of one inch equals 20 feet.
If all required information cannot be shown clearly on
one plan, the information should be separated as �I
follows:
[1] Alignment and schedule plan. �l
[2] Grading and drainage.
[3] Landscaping.
[4] Other, e.g., site utilities. �1
(2) Natural features: Received Comment
(a) Existing contours with intervals of two feet or less,
referred to mean sea level as per United States �1
Geological Survey datum.
(b) Boundaries of any areas subject to flooding or
stormwater overflows, tidal bays, saltwater marshes,
beaches and all freshwater bodies, including wetlands �1
and intermittent streams, perimeter boundaries of
shoreline bluffs, dunes and beaches.
(c) The location of existing natural features, including but
not limited to natural drainage swales, watercourses,
wooded areas and wetlands, as defined by the New
York State Department of Environmental Conservation
and the Board of Trustees of Southold Town, marshes,
ponds, dunes, bluffs, beaches, kettleholes,
escarpments, wildlife habitats, flood hazard areas,
erosion-prone areas and trees of six inches in diameter
at a point three feet above the trunk base.
(d) The location of any existing cultural and historical
features within 500 feet of the property boundaries. N/A
(3) Existing building structures and utilities:
(a) The locations, dimensions and outlines of all buildings,
as defined in § 280-4 of this chapter, and all uses of the �1
site.
(b) Paved areas, including parking areas, sidewalks and
vehicular access between the site and public streets. �1
(c) The locations, dimensions, grades and flow directions of
any existing culverts, waterlines or sewage disposal
systems, as well as other underground and �1
aboveground utility poles and utility lines within and
adjacent to the property.
(d) The location and use of all buildings and structures, Not provided
including curbcuts, within 200 feet of the boundary of the X
subject property.
2
Checklist for Site Plan Application Completeness
Southold Planning Department
(4) Proposed construction: Received Comment
(a) The location of proposed buildings or structural
improvements, indicating setbacks from all property 4
lines and horizontal distances from existing structures.
(b) The location and design of all uses not requiring
structures, such as off-street parking and loading areas 4
and pedestrian circulation.
(c) The location, direction, power level and time of use for Illegible
any proposed outdoor lighting or public address 4
systems.
(d) The location and plans for any outdoor signs must be in
accordance with applicable sign regulations. N/A
(e) The location and details of aprons, curbs, sidewalks,
fencing (type and location), and grading, including
existing and proposed topography with two-foot
contours (on site and 200 feet beyond the property line) �l
and spot elevations for buildings and all structures,
drainage calculations, details of drainage structures and
watershed areas, where applicable.
Q (f) Grading and drainage plans shall be based upon site
stormwater retention, in conformance with Chapter 161, Test Hole not
Highway Specifications. included
(g) The location and listing of landscaping, buffering and
street tree plans, including type, material, size, quantity �l
and location.
(h) The location of water and sewer mains, electrical
service, cablevision and telephone installations, ground
transformers, fire wells and fire hydrants and/or any �I
alternate means of water supply and sewage disposal
and treatment.
(i) Building elevations for all facades and floor plans
showing the proposed use of floor area.
Notes: N/A = Not Applicable
Site Plan Application elements waivers:
§ 280-133
C. Notwithstanding the foregoing, the Planning Board shall have the discretion to waive any or all of
the requirements of this § 280-133 by resolution at a duly noticed public meeting, for those
applications involving modifications to existing structures with no substantial change to the
existing footprint, where the Planning Board determines that such modifications or any change in
use will not require significant changes to existing major site design features, as well as
applications involving uses strictly related to agriculture (but excepting retail winery operations), if
it determines such requirements are not necessary to protect and maintain the public health,
safety, or welfare and to further the objectives set forth in § 280-129.
3
Checklist for Site Plan Application Completeness
NORTH ROAD HOTEL LLC
62005 Route 48
Greenport,New York 11944
March 26, 2024
Su bP
VIA HAND DELIVERY P LL N' BCC
Planning Board RECEIVED
Town of Southold
c/o Heather Lanza, AICP �.mm... ..w..°� w...._—...�. ...,.
2024
54375 Route 25
Southold,New York 11971 6dfF6 d 6Wn
Planning Board
RE: Site Plan Approval—Hotel Moraine Expansion
62005 Route 48, Greenport,New fork 11944 (Tax Lot 1000-40-1-1)
(the "Property')
Dear Chairperson and Members of the Southold Planning Board:
Enclosed herewith for your consideration please find the following items, constituting the
undersigned's application for Site Plan Approval pursuant to Article VII, Section 280, Subsection
35 for the expansion of Hotel Moraine, a resort motel, to include the construction of(a) a new
motel building (10 units) and (b) an addition to an existing motel building (4 additional units) at
Hotel Moraine (formerly Sunset Motel).
l. Application to the Southold Planning Board for Site Plan Approval
2. Notice of Disapproval from Building Department dated January 24, 2024
3. Project Narrative
4. Applicant's Affidavit
5. Agent Authorization Letter
6. LVW Consistency Assessment Form
7. Short Environmental Assessment Form
8. Transactional Disclosure Form
9. Proof of Lot Recognition pursuant to Town Code Section 280-9 (copies of deeds)
10. Photographs—Existing Improvements and Property
11. Current Survey prepared by Nathan Taft Corwin III, including existing site conditions
a. Four(4) full size, signed and stamped copies
b. Nine (9) size l lxl7 signed and stamped copies
12. Proposed Site Development Plans prepared by studioPedrazzi Architects and L.K. McLean
Engineers, including the survey, site plan, grading and drainage plan with calculations,
landscape plan, lighting plan, floor plans and building elevations
a. Nine (9) full size, signed and stamped copies
b. Nine (9) size 1 lxl7 signed and stamped copies
13. Check in the amount of$1,959.50, made payable to "Town of Southold"
The enclosures herewith also include the following Architectural Review Information:
A. The aforementioned Survey and Proposed Site Development Plans
B. Site photographs
C. Schedule of Materials
Very ly urs
Daniel J. P tossi, President
Application to the Southold Planning Board for Site Plan Approval
RECEIVEP
SOUTHOLD PLANNING BOARD MAR 2
SITE PLAN APPLICATION FORM _ ..µ
°�o�tf� dl"ci l'dn
Planning Board
Site Plan Name and Location '_ww
Site Plan Name: -164A-A- 6�-&w�a Application Date: -3 / / q
Suffolk County Tax Map 41000- Other SCTM #s
V0.
Street Address: 1 .. wwwwwwm_m._._ _........__...._w Ham:
Distance to nearest intersection: .._. .. w_�.! . _:�._.. ��. a_� .; ....... ..w....._
yp V Residential Zoning District .,._w__..T e of Site Plan: New Amended ... ..._..................�............�,.w_............
Owners/Agent Contact I:nforination
Please list nanie marling acltlress, and k(to,m►mber fog then ec ale below,
Property Owner
Street
City " Zip
..
�5 �Home Telephone Other �.
Applicant .... � �. .......�w.v_ .... �....M���_.. ... ...........
Street
City ......... _ . w_ State Z1P ....... ......__ ..
Home Telephone..... _............... ....... Other ,... .._...: .w .. .
Applicant's � or Agent Representative:
-
p
Contact Person(s)*
Street
City.......... .. ..� .........................�w....ww._._.._......... _.._..........._........................ ...... .State...... �.... _ _._..............-dip..................._.�_.......�.r
Office Telephone Other
*Unless otherwise requested, correspondence will be sent onlyto the contact per _noted here
.. ...._ .. _.. .... ..... _ .. ........... _. __. . _ w.... ... ,._......_ ......_. son no_ _ ..... _..m..
Site PlanApplication Form 211812010
Site Data /New
Proposed construction type: Modification of Existing Structure Agricultural
Change of use
Property total acreage or square footage: 3:aSI sq. ft 1`A 1/bra
Site Plan build-out acreage or square footage:
en _ac./0
Is there an existing or proposed Sale of Development Rights on the property? Yes No
If yes, explain:
Does the parcel(s) meet the Lot Recognition standard in Town Code §280-9 Lot Recognition? Y-N
If"yes", explain (and attach any necessary documentation—title report, subdivision approval, etc.)
Building Department Notice of Disapproval Date:
Is an application to the Southold Town Zoning Board of Appeals r quired? Yes /No
If yes, have you submitted an application to the ZBA? Yes No
If yes, attach a copy of the application packet.
Show all uses proposed and existing. Indicate which building will have which use. If more then one use is
proposed per building, indicate square footage of floorarea per use. n
List all existing property uses: • An
List all proposed property uses:
Other accessory uses: 1� � r �n
�tC
Existing lot coverage: l % Proposed lot coverage: % d&g-,jS
Gross floor area of existing structure(s): sq. ft. Gross floor area of proposed structure(s): Q
Parking Space Data: # of existing spaces:3a#of proposed spaces: Loading Berth: Yes ✓ No_ o,
Landscaping Details: Existing landscape coverage: `' % Proposed landscape coverage:%
Wetlands: Is this property within 500' of a wetland area? Yes ✓ No Maybe
1, the undersigned, certify that all the above information is true.
Signature of Preparers
/ Date:
2
Site PlanApplicaiion Form 2 11 812 01 0
Notice of Disapproval from Building Department dated January 24,2024
FORM NO.3
TOWN OF SOUTHOLD
BUILDING DEPARTMENT
SOUTHOLD,N.Y.
NOTICE OF DISAPPROVAL
DATE: January 24, 2024
TO: North Rd Hotel LLC
43 Appleton Pl
Dobbs Ferry,NY 10522
Please take notice that your application dated December 14,2023:
For permit to: construct a new motel building(10 units)and to build an addition to an
existing motel building(4 additional units)at:
Location of property: 62005 CR 48. Greenport,NY
County Tax Map No. 1000—Section 40 Block 1 Lot 1
Is returned herewith and disapproved on the following grounds:
Pursuant to Article VII Section 280-35 the proposed use requires site plan approval
from the Southold Town Planning Board.
The new construction will require an application to the Zoning Board for a Special
Exception per Article VII 280-35 (B-4a).
You may now apply to these agencies directly.
t)'r 04 1 or
A orized Signatu e
Note to Applicant: Any change or deviation to the above referenced application,
may require further review by the Southold Town Building Department.
CC: file,Planning Board
Project Narrative
NORTH ROAD HOTEL LLC
62005 Route 48
Greenport,New York 11944
danielpennessi@p,mail.com
(914) 5 82-7861
March 26, 2024
VIA HAND DELIVERY
Planning Board
Town of Southold
c/o Heather Lanza, AICP
54375 Route 25
Southold,New York 11971
RE: Site Plan Approval—Hotel Moraine Expansion
62005 Route 48, Greenport, New York 11944(Tax Lot 1000-40-1-1)
(the "Property')
Dear Chairperson and Members of the Town of Planning Board:
Please let this letter serve as a narrative of the project.
Achieving the Purpose of the Resort Residential(RR)District
As set forth in Section 280-34 of the Town of Southold Zoning Code (the "Zoning Code"), "[t]he
purpose of the Resort Residential (RR) District is to provide opportunity for resort development
in waterfront areas or other appropriate areas where, because of the availability of water and/or
sewers, more intense development may occur consistent with the density and character of
surrounding lands" (emphasis added). The expanded use of the Property, as contemplated hereby,
for a resort motel is not only permitted,but entirely consistent with and encouraged by the purpose
of the RR District, as set forth in Section 280-34 of the Zoning Code.
Application and Project,Sustain ability and Mitigating Factors
The undersigned applicant is seeking (i) Site Plan Approval from the Town of Southold Planning
Board(the "Planning Board"), (ii) a Special Exception Permit from the Town of Southold Zoning
Board of Appeals(the"ZBA")pursuant to Section 280-35(B)(4)of the Zoning Code and(iii) such
other permits and approvals required to expand the improvements at the Property, currently
comprised of twenty-one (21) resort motel units and accessory uses and improvements, as more
particularly described below, to include:
• a resort motel building (10 units); and
• an addition to an existing resort motel building (4 additional units)
The proposed improvements represent an expansion of a resort motel use that has existed at the
Property for over sixty(60)years.This expansion is possible based upon the Property being located
within a Village of Greenport Sewer District (VSD-01), having made a public sewer service
connection between the Property and the Village of Greenport in 2023, and is consistent with the
Southold Town Comprehensive Plan dated February 2020 and the Town of Southold Local
Waterfront Revitalization Program adopted November 30, 2004.
1
This redevelopment project commenced in 2022.1 Great care was taken by the undersigned
applicant to (i) identify and acquire a site for redevelopment that was historically used for resort
motel purposes (i.e., an infill project) and already located within an RR District, (ii) identify and
acquire a site that is served or has access to public water and sewer, (iii)select and execute a design
that paid homage to the area's rich agricultural history and character, and (iv) embark on a
sustainable redevelopment project.
Highlights include the 2022-2023 retirement of a 1960s era septic system, installation of adequate
storm drainage systems, removal of an aging heating oil UST, installation of extensive native
plantings,building design and burial of all utility lines to open and preserve viewsheds,installation
of dark sky exterior light fixtures, upgrading all improvements to current building and energy
codes and incorporation of other sustainable elements, including courtesy bicycles, EV chargers
and complimentary water filling stations. In addition, the undersigned applicant has previously
mitigated possible impacts to the neighboring properties, including installation of a 6' fence and
landscape buffer along the Eastern boundary of the Property in order to provide screening and a
buffer between the Property's resort motel use and the adjacent residential use.
Zoning Summary and Analysis; Compliance with Section 280-35(B)(4)
A summary of the Property specifics is below:
• Located within a RR District, approximately 0.2 miles East of the intersection of
North Road and Chapel Lane and less than one (1) mile from the walkable Village
of Greenport
• Pre-existing non-conforming lot at approximately 3.251 acres
• Served by public water and sewer
• No music, entertainment or loudspeaker system shall be audible from beyond the
property line
• The maximum size of a guest unit is less than 600 square feet
• Proposed project otherwise conforms in all respects with all zoning requirements,
including lot coverage, building height, setbacks and off-street parking
• Neighbors include The Cliffside Resort Condominiums to the immediate West (68
units, also in an RR District), a single-family residence to the immediate East (in
an R-80 District), the Long Island Sound to the immediate North and Moore's
Woods across North Road and to the South
Section 280-35(B)(4)(b)(2) of the Zoning Code provides that the maximum number of guest units
shall be one(1)per 4,000 square feet of land with public water and sewer. Based upon the Property
having 144,622 square feet of land, the permitted number of guest units is 35. According to the
Town's Comprehensive Plan, only 83 acres out of a total of approximately 33,350 acres of land
1 See"Current Status of the Property"section below on page 7.
'- See Zoning Diagnostic Report, Town of Southold, NY, dated September 20, 2023, prepared by ZoneCo, which
states at Consistency Matrix: Zoning District Articles, Appendix B, that "[t]his district is only mapped on
approximately 83 acres and appears to achieve the desired purposes for certain unique waterfront development
patterns in the Town"(emphasis added).
2
in the Town of Southold is zoned RR3 (i.e., 0.25%) and far fewer acres have been issued a special
exception permit for hotel/motel uses and/or are used as a hotel/motel (i.e., 18.081 acres). Even
fewer have access to and use of public sewer and water(i.e., 11.211 acres), as most such properties
are not within or proximate to a Village of Greenport Sewer District.
The RR District in this area of the Hamlet of Greenport starts with the Property and continues West
to SCTM #1000-44.-2-17 (a cottage located to the West of the Sound View Motel/Halyard
Restaurant), and includes the following lots(shown in red in Figure 1 below).Notably, all but one
of these lots (Cliffside having 68 units on 7.05 acres at SCTM # 1000-45.-1-2.2) within this RR
District are less than five (5) acres, including the Sound View (having 35 units on 2.83 acres
(SCTM # 1000-44.-2-22) and 20 units on 1.84 acres (SCTM # 1000-44.-2-23)), and are either
already developed or have restricted development due to other factors (i.e.,wetlands,proximity to
the bluff, etc.).
SCTM# Acreage
1000-40.-1-1 (Hotel Moraine;public sewer) 3.25
1000-45.-1-2.2 (Cliffside; public sewer) 7.05
1000-45.4-3 (single-family residence) 4.37
1000-45.4-4 (vacant) 3.48
1000-44.-2-25 (condominiums) 3.58
1000-44.-2-23 (Sound View—20 units) 1.84
1000-44.-2-22 (Sound View—35 units) 2.83
1000-44.-2-21 0.14
1000-44.-2-20 0.47
1000-44.-2-19 0.21
1000-44.-2-18 0.25
3 Distributed, generally, across the Town's Hamlets as follows according to the Town's Comprehensive Plan:
Cutchogue(-15 acres),East Marion(-4 acres),Greenport(-38 acres),New Suffolk(-1 acre),Peconic(-4 acres)and
Southold(-22 acres).Noticeably absent from this schedule in the Comprehensive Plan are the residential lots located
north of Orient Yacht Club in Orient(see Town of Southold Interactive Map; SCTM# 1000-24.-2-26.4 and.5).
3
LONG ISLAND SOUND
Greenport e�
West �
Figure 1. See Southold Town Comprehensive Plan,Figure 3.12.
Other lots located in an RR District in the Hamlet of Greenport include the following lots (shown
in red in Figure 2 below). Those of these lots that are in excess of five (5) acres are limited to
SCTM # 1000-40.-3-5 (23.52 acres), 1000-45.-6-8 (17.77 acres), 1000-38.-7-13 (5.10 acres) and
1000-38.-7-14 (8.76 acres), which are Eastern Long Island Kampground, a lot that is almost
entirely comprised of a marsh and two lots already developed as condominiums,respectively, and
there exists a hotel/motel use having 21 units on less than a one acre lot(Silver Sands at SCTM #
1000-47.-2-11, having 0.91 acres).
SCTM# Acreage
1000-49.-1-25.8 (condominiums) 1.02
1000-40.-3-5 (Eastern Long Island Kampground) 23.52
1000-45.-6-8 (marshland) 17.77
1000-47.-2-8 0.18
1000-47.-2-9 0.22
1000-47.2.10 0.07
1000-47.-2-11 (Silver Sands-21 units) 0.91
1000-47.-2-12 0.56
1000-47.2-13 0.50
1000-47.-2-14 1.65
1000-47.-2-15 2.16
1000-35.-8-3.2 (industrial) 0.41
1000-38.-9-1.2 (medium density residential) 0.96
1000-3 8.-7-12 1.76
1000-38.-7-13 (condominiums) 5.10
4
1000-38.-7-14 (condominiums) 3.75
1000-38.-7-15 (condominiums) 8.76
a
d S c uvcratn
LONG ISLAND SOMD 7
S ♦ _ �� � r`'as
a P
Greenport
we st c"'"r w
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y � n
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GmenportVillage �
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Bie �A O. i V AlPfS(;CVF
lip
S
SOUTHOLD o p Legend Zoning Districts
BAY o y
it; O1IALOZare Rladadelbresirrp LightIrdwfnal ResaemialSO
'Lars Prolealed ton Derelaprrem' Feaeral Stamm Light lruslnal/Planed Mice Park Resdamia101ece
_fbmla7Delafy khraell -Res)n Reidanial
Limi80Busirress Res'darea140
NOTE Map prepared by A RF Inc for me Torn of Soudiold
Figure 2. See Southold Town Comprehensive Plan,Figure 3.12.
In addition, an analysis of other lots in the Town of Southold located within an RR District reveals
that many such properties are less than five(5)acres.Again, only six(6) lots exceed five (5) acres
and are either already developed with condominiums or a union training center, have restricted
development due to other factors or were recently rezoned to an RR District and are otherwise the
subject of alternative re-development activities.
SCTM# Acreage
1000-31.-6-17.2 (former Blue Inn,having 30 units) 1.37 (East Marion)
1000-31.-8-25 (single-family cottages) 1.48 (East Marion)
1000-38.-7-7.1 (former oyster factory) 18.49 (East Marion)
1000-38.-7-13 (condominiums) 5.10 (East Marion)
1000-38.-7-14 (condominiums) 3.75 (East Marion)
1000-38.-7-15 (condominiums) 8.76 (East Marion)
1000-117.-6-32.1 0.42 (New Suffolk)
1000-117.-6-32.2 0.47 (New Suffolk)
5
1000-24.-2-26.5 (OYC) 0.14 (Orient)
1000-24.-2-27 (OYC) 0.19 (Orient)
1000-66.-3-15 (Beixedon) 27.08 (Southold)
1000-135.-3-1 (single family residence) 1.27 (Southold)
1000-51.-5-4 (condominiums) 2.20 (Southold)
1000-87.5.-26 (condominiums) 7.16 (Southold)
1000-83.-2-17.3 (IBEW) 16.87 (Cutchogue)
Demand;Hotels,Motels and Short-term Rentals
It is worth noting that focus should be paid to increasing hotel/motel density where public sewer
and water are available, and enforcing short term rental laws. As of the date of this letter, the
number of hotel/motel rooms in the Town of Southold totals—2744 and in the Village of Greenport
totals—142 rooms,for a total of—416 rooms.As of the date hereof,The Enclaves,having 44 rooms,
is under development, the instant application for Hotel Moraine (an additional 14 rooms) is
pending, and there is pending an application by Silver Sands to add a restaurant. There are also
four other projects that have been in a pre-development/design stage for years (Peconic Bay
Vineyards in Cutchogue, the former Capital One/North Fork Bank Building on Main Road in
Mattituck, Brick Cove Marina and a site adjacent to the Old Mill Inn in Mattituck).
In season, most hotels and motels require a 2-3 night minimum,reducing turnover and traffic, and
are otherwise highly regulated by the Town, Suffolk County Comptroller (i.e., pay a 5.5% hotel
motel tax — an increase of 2.5% as of June 1, 2023) and Suffolk County Department of Health
Services (i.e., food service permits,temporary residence permits, pool permits, sanitary and water
permits, as applicable,and related inspections),among other agencies(i.e.,NYS SLA,Ag&Mkts,
etc. and related inspections). Consider that, as of the date of this letter, the number of rentals
available on AirBNB in the Town of Southold totals 210 and in Greenport totals 170, for a total of
380 listings, many of which are private residences and do not have applicable permits.
Furthermore, the Town has issued 1,095 rental permits since inception, approximately 75% of
which continue to be renewed.
History of the Property
The Property operated as the Sunset Motel from approximately 1960 through 2021. In 1995, the
"West Building" burned down. The Planning Board waived site plan approval for its
reconstruction(subject to drainage dry wells being added)and the ZBA approved its reconstruction
by Resolution#4341 on October 11, 1995. The West Building was subsequently reconstructed.
4 These figures represent hotel/motel rooms located within and outside the Town's RR District and do not include
bed and breakfasts. The total number of hotel/motel rooms in the Town's RR District stands at a mere 198.
6
Current Status of the Property
The undersigned acquired the Property in October of 2021 and undertook a redevelopment effort
to convert the Sunset Motel to Hotel Moraine, an independently-owned, family-focused resort,
which included the following improvements:
• Renovation of five (5) existing buildings at the Property, including:
>consolidation and complete renovation of twenty (20) hotel/motel units into two (2),
ten(10) unit buildings (i.e., "East Building" and"West Building");
>complete renovation of the north cottage into a"recreation"building to be used by all
guests;
>complete renovation of the south cottage (or chalet) into one (1) unit and a fitness
facility for all guests; and
>demolition and reconstruction of a lobby building on the footprint of the existing
lobby building.
• Construction of a sewer pump station and connection to the Village of Greenport public
sewer
• Construction of a swimming pool and patio
• Abandonment of a 1960s-era septic system
• Removal of an aging heating oil UST
• Construction of all new underground utilities, including, but not limited to, electric,
sanitary and storm drainage
• Construction of landscape buffers along the South, East and West sides of the Property,
which included planting thousands of native plants and trees
• Installation of a bike rack, EV charging capabilities and water filling stations
The above-referenced work required issuance of a number of permits and approvals, including
building permits by the Town of Southold Building Department, Wetland Permit #10383 and an
administrative amendment thereto by the Town Trustees, a variance and de minimus amendment
thereto by the ZBA (# 7756), a Letter of Non-Jurisdiction from the New York State Department
of Environmental Conservation and various permits and licenses by the Suffolk County
Department of Health Services. This work was completed in 2023 and culminated in the issuance
of certificates of occupancy and operating permits, allowing the Property to re-open as Hotel
Moraine in June 2023.
The crowning achievement of the project was the 2023 retirement of the 1960s era septic system
on the bluff of the Long Island Sound and construction of a new, sewer pump station to the public
sewer owned and operated by the Village of Greenport.
Pending Applications
The undersigned applicant has submitted to the ZBA a Special Exception Application for the
Property, which will proceed contemporaneously with the Planning Board's review of this
application. The undersigned applicant hereby requests that the Planning Board reduce the loading
requirement of 1 berth per 2,500 square feet, under Article XVIII, Section 280-79 of the Zoning
Code to one (1) loading berth.
7
Furthermore,the undersigned anticipates that an administrative permit will be required to be issued
by the Town Trustees in order to facilitate construction—notably,the proposed improvements are
not within the "100' setback".
Conclusion
The undersigned applicant looks forward to working with the Planning Board to see this next phase
of redevelopment at Hotel Moraine to fruition.
Very truly yours,
ill."2
Daniel J ennessi, President
8
Applicant's Affidavit
APPLICANT'S AFFIDAVIT
APPLICANT'S AFFIDAVIT
STATE OF NEW YORK
COUNTY OF S' KST�(-I �
e A WoSSi being duly sworn, deposes and says that he
resides at s 0,w,A 2A 1\ 6dj in the
,ul ,t b (LC, *-tom cw�ccd
State of New York, and that he is the owner of property located at n
G.qmS '-. , q5 r"r,00u , SCTM# q® - ef that he is the
t ---vW 114 qq LCC
(Title) (Specify whether Partnership or Corp.)
and said Corporation is the owner of the above property, which is hereby making a Site Plan
application;that there are not existing structures or improvements on the land which are not
shown on the Site Plan;that the title to the entire parcel, including all rights-of-way, has been
clearly established and is shown on said Plan; that no part of the Plan infringes upon any duly
filed plan which has not been abandoned both as to lots and as to roads; that he has examined all
rules and regulations adopted by the Planning Board for the filing of Site Plans and will comply
with same;that the plans submitted, as approved, will not be alter or changed in any manner
without the approval of the Planning Board; and that the actual physical improvements will be
installed in strict accordance with the plan as approved by the Planning Board.
Signed
Owner
Signed `
(Partner or, rporate Officer and Title)
Sworn to me this
day of
Notary Public
DANIEL SCHUYLER
Notary Public,Stale of New Wit
Req,.No.01 SC5084025
qualified in Orange County
Commission Expires August 25,2025
Agent Authorization Letter
NORTH ROAD HOTEL LLC
62005 Route 48
Greenport,New York 11944
March , 2024
I, Daniel J. Pennessi, President of North Road Hotel LLC, owner of the property located at
62005 Route 48, Greenport,New York 11944 and identified as SCTM# 1000-40-1-1 in
Greenport,New York, hereby authorize Daniel I Pennesi to act as agent for North Road Hotel
LLC and handle all necessary work involved with any permit or approval to be issued by the
Town of Southold and its various boards and departments.
Daniel J. Pennessi
4
Sworn before me this A day of 2024
DANIEL SCHUYLER
Notary Public,State of New York
Rey.No.01 SC5084025
Dualed in Orange County
Commission Expires August 25,2025
LWRP Consistency Assessment Form
Town of Southold
LWRP CONSISTENCY ASSESSMENT FORM
A. INSTRUCTIONS
1. All applicants for permits* including Town of Southold agencies, shall complete this CCAF for
proposed actions that are subject to the Town of Southold Waterfront Consistency Review Law. This
assessment is intended to supplement other information used by a Town of Southold agency in
making a determination of consistency. *Except minor exempt actions inchiding Building Permits
and other ministerial permits not located within the Coastal Erosion Hazard Area.
2. Before answering the questions in Section C, the preparer of this form should review the exempt
minor action list, policies and explanations of each policy contained in the Town of Southold Local
Waterfront Revitalization Program. A proposed action will be evaluated as to its significant
beneficial and adverse effects upon the coastal area(which includes all of Southold Town).
3. orm is answered "yes" or "no", then the proposed action will
If any question in Section C on this f
affect the achievement of the LWRP policy standards and conditions contained in the consistency
review law. Thus, each answer must be explained in detail, listing both supporting and non-
supporting facts. If an action cannot be certified as consistent with the LWRP policy standards and
conditions, it shall not be undertaken.
A copy of the LWRP is available in the following places: online at the Town of Southold's website
(southoldtown.northfork.net),the Board of Trustees Office, the Planning Department, all local
libraries and the Town Clerk's office.
B. DESCRIPTION OF SITE AND PROPOSED ACTION
SCTM# q0 _ -_�
PROJECT NAME �C�r+)C'�
The Application has been submitted to(check appropriate response):
Town Board ❑ Planning Board 2f Building Dept. 9 Board of Trustees ❑
1. Category of Town of Southold agency action(check appropriate response):
(a) Action undertaken directly by Town agency(e.g. capital ❑
construction, planning activity, agency regulation, land transaction) ❑
(b) Financial assistance(e.g. grant, loan, subsidy)
(c) Permit, approval, license, certification: ❑
Nature and extent of action:
IL 0 r;�t .� -�tc 111 -2 - 3
Location of action: jj Ae!7� � 4,ON (9 q L4
Site acreage:
Present land use: Vvn/ - eS p Sep
Present zoning classification: �,o Spy'} ,�o 3 r�Q�t�.r Q e-�
2. If an application for the proposed action has been filed with the Town of Southold agency, the following
information shall be provided: nn
(a) Name of applicant: n c A� x t I C
(b) Mailing address: J; c5 Q - qq, -[`,d�vyt r`� ` lQuV
(c) Telephone number: Area Code
(d) Application number, if any._
Will the action(,be directly undertaken, require funding, or approval by a state or federal agency?
Yes ❑ No U If yes,which state or federal agency?
C. Evaluate the project to the following policies by analyzing how the project will further support or not
support the policies. Provide all proposed Best Management Practices that will further each policy.
Incomplete answers will require that the form be returned for completion.
DEVELOPED COAST POLICY
Policy 1. Foster a pattern of development in the Town of Southold that enhances community character,
preserves open space, makes efficient use of infrastructure, makes beneficial use of a coastal location, and
minimizes adverse effects of development. See LWRP Section III- Policies; Page 2 for evaluation
criteria.
Vyes ❑ No [—] Not Applicable
Attach additional sheets if necessary
Policy 2. Protect and preserve historic and archaeological resources of the Town of Southold. See LWRP
Section III—Policies Pages 3 through 6 for evaluation criteria
N(Yes ❑ No ❑ Not Applicable
Attach additional sheets if necessary
Policy 3. Enhance visual quality and protect scenic resources throughout the Town of Southold. See
LWRP Section III—Policies Pages 6 through 7 for evaluation criteria
ZYes ❑ No ❑ Not Applicable
Attach additional sheets if necessary
NATURAL COAST POLICIES
Policy 4. Minimize loss of life, structures, and natural resources from flooding and erosion. See LWRP
Section .11 —Policies Pages 8 through 16 for evaluation criteria
Yes ❑ No ❑ Not Applicable
Attach additional sheets if necessary
Policy 5. Protect and improve water quality and supply in the Town of Southold. See LWRP Section III
—Policies Pages 16 through 21 for evaluation criteria
1ZYes ❑ No ❑Not Applicable
Attach additional sheets if necessary
Policy 6. Protect and restore the quality and function of the Town of Southold ecosystems including
Significant Coastal Fish and Wildlife Habitats and wetlands. See LWRP Section III— Policies; Pages 22
through 32 for evaluation criteria.
/Yes ❑ No ❑ Not Applicable
Attach additional sheets if necessary
Policy 7. Protect and improve air quality in the Town of Southold. See LWRP Section III — Policies
Pages 32 through 34 for evaluation criteria.
dYes ❑ No❑ Not Applicable
Attach additional sheets if necessary
Policy 8. Minimize environmental degradation in Town of Southold from solid waste and hazardous
suXes
stances and wastes. See LWRP Section III—Policies; Pages 34 through 38 for evaluation criteria.
❑ No ❑ Not Applicable
PUBLIC COAST POLICIES
Policy 9. Provide for public access to, and recreational use of, coastal waters, public lands, and public
resources of the Town of Southold. See LWRP Section III—Policies; Pages 38 through 46 for evaluation
criteria.
Yes❑ No ❑ Not Applicable
Attach additional sheets if necessary
WORKING COAST POLICIES
Policy 10. Protect Southold's water-dependent uses and promote siting of new water-dependent uses in
suitable locations. See LWRP Section III—Policies; Pages 47 through 56 for evaluation criteria.
Zyes ❑ No ❑ Not Applicable
Attach additional sheets if necessary
Policy 11. Promote sustainable use of living marine resources in Long Island Sound, the Peconic Estuary
and Town waters. See LWRP Section M—Policies; Pages 57 through 62 for evaluation criteria.
Yes ❑ No ❑ Not Applicable
Attach additional sheets if necessary
Policy 12. Protect agricultural lands in the Town of Southold. See LWRP Section III—Policies; Pages 62
through 65 for evaluation criteria.
❑ Yes ❑ No❑ Not Applicable
Attach additional sheets if necessary
Policy 13. Promote appropriate use and development of energy and mineral resources. See LWRP
Section III—Policies; Pages 65 through 68 for evaluation criteria.
❑/Yes ❑ No ❑ Not Applicable
PREPARED BY � v�ii PX Qeyj�S`a► TITLE Qrc'S r �t _DATE 3 Jy
Amended on 8111105
Short Environmental Assessment Form
617.20
Appendix B
Short Environmental Assessment Form
Instructions for Completing
Part 1-Project Information. The applicant or project sponsor is responsible for the completion of Part 1. Responses
become part of the application for approval or funding,are subject to public review,and may be subject to further verification.
Complete Part 1 based on information currently available. If additional research or investigation would be needed to fully
respond to any item,please answer as thoroughly as possible based on current information.
Complete all items in Part 1. You may also provide any additional information which you believe will be needed by or useful
to the lead agency; attach additional pages as necessary to supplement any item.
Part 1•Project and Sponsor Information
Name of Ac ion or Project:
Protect Location(describe,and attach a locatio map):
Brief Description of Proposed.Action: 1 n
n e-Ui i\A0-JA to
low%�t�: our oLA�-►+ov--\n Ct.A �Ki s�i r�to Aet tot. i ut
i 1�D�X C9cL1� -6 Cl<.✓- �1 S'� ttic� g t -vu-r-� �
yVlp 1►2 0— ve-'50�-+ �J17ZOV-0 .
Name of Applicant or Sponsor:
j� , 1 _ Telephone: ( ' s g� -�06
un� VL-�XJ.Gx I� L—L—C E-Mail:
Address: id
/1
. `'l b
City/PO: State: Zip Code:
Cov+ I Il3Y I klq q
1.Does the propose ction only involve the legislative adoption of a plan,local law,ordinance, NO YES
administrative rule,or regulation?
If Yes,attach a narrative description of the intent of the proposed action and the environmental resources that /
may be affected in the municipality and proceed to Part 2. If no,continue to question 2. V
2. Does the proposed action require a pennit,approval or funding from any other governmental Age n ? NO YES
If Yes,list agency(s)name and pen-nit or approval:, oc-u"U VA
70WA_ e)w, V-9t'4'f4. - &-r-A fSTQ,wt a V
3.a.Total acreage of the site of the proposed action? ,.2S acres
b.Total acreage to be physically disturbed? acres
c.Total acreage(project site and any contiguous properties)owned
or controlled by the applicant or project sponsor? ,��_acres
4. Check all land uses that occur on,adjoining and near the proposed action. �
11 Urban ❑ Rural(non-agriculture) ❑ Industrial ❑�CCommercial aKesidential(suburban) t�
❑Forest ❑ Agriculture Aquatic N'Other(specify):� Q F1D w:
❑Parkland
Pagel of 4
5. is the proposed action, NO YES N/A
a.A permitted use under the zoning regulations? ✓
b.Consistent with the adopted comprehensive plan? V-111
6. Is the proposed action consistent with the predominant character of the existing built or natural NO YES
landscape? V-*'
7. Is the site of the proposed acti n to ted in or do it adjoin, state listed Critical Environmental Area? NO YES
If Yes,identify: /
8. a.Will the proposed action result in a substantial increase in traffic above present levels? NO YES
b.Are public transportation service(s)available at or near the site of the proposed action?
c.Are any pedestrian accommodations or bicycle routes available on or near site of the proposed action?
9.Does the proposed action meet or exceed the state energy code requirements? NO YES
If the proposed action will exceed requirements,describe design features and technologies: /
10. Will the proposed action connect to an existing public/private water supply? NO YES
If Na,describe method for providing potable water:
11.Will the proposed action connect to existing wastewater utilities? NO YES
If No,describe method for providing wastewater treatment: V-1
12. a.Does the site contain a structure that is listed on either the State or National Register of Historic NO YES
Places? ✓
b.Is the proposed action located in an archeological sensitive area?
13.a.Does any portion of the site of the proposed action,or lands adjoining the proposed action,contain NO YES
wetlands or other waterbodies regulated by a federal,state or local agency?
b.Would the proposed action physically alter,or encroach into,any existing wetland or waterbody?
If Yes,identify the wetland or waterbody and extent of alterations in square feet or acres:
14. Identify the typical habitat types that occur on,or are likely to be found on the project site. Check all that apply:
❑Shoreline ❑ Forest ❑Agricultural/grasslands ❑Early mid-successional
❑ Wetland ❑Urban BAuburban
15.Does the site of the proposed action contain any species of animal,or associated habitats,listed NO YES
by the State or Federal government as threatened or endangered?
16.Is the project site located in the 100 year flood plain? NO YES
17.Will the proposed action create storm water discharge,either from point or non-point sources? NO YES
If Yes, �
a.Will storm water discharges flow to adjacent properties? IXNO❑YES
b.Will storm water discharges be directed to established conveyance systems(runoff and rm drains)?
If Yes,briefly describe: ❑NO Iff YES
Page 2 of 4
18.Does the proposed action include construction or other activities that result in the impoundment of NO YES
water or other liquids(e.g.retention pond,waste lagoon,dam)?
If Yes,explain purpose and size:
19.Has the site of the proposed action or an adjoining property been the location of an active or closed NO YES
solid waste management facility?
If Yes,describe: /
20.Has the site of the proposed action or an adjoining property been the subject of remediation(ongoing or NO YES
completed)for hazardous waste?
If Yes,describe: /
I AFFIRM THAT THE INFORMATION PROVIDED ABOVE IS TRUE AND ACCURATE TO THE BEST OF MY
KNOWLEDGE
Applicant/sponsor name: tlnel A MA L Lr Date:
Signature:
Part 2-Impact Assessment. The Lead Agency is responsible for the completion of Part 2. Answer all of the following
questions in Part 2 using the information contained in Part 1 and other materials submitted by the project sponsor or
otherwise available to the reviewer. When answering the questions the reviewer should be guided by the concept"Have my
responses been reasonable considering the scale and context of the proposed action?"
No,or Moderate
small to large
impact impact
may may
occur occur
l. Will the proposed action create a material conflict with an adopted land use plan or zoning
regulations?
2. Will the proposed action result in a change in the use or intensity of use of land?
3. Will the proposed action impair the character or quality of the existing community?
4. Will the proposed action have an impact on the environmental characteristics that caused the
establishment of a Critical Environmental Area(CEA)?
5. Will the proposed action result in an adverse change in the existing level of traffic or
affect existing infrastructure for mass transit,biking or walkway?
6. Will the proposed action cause an increase in the use of energy and it fails to incorporate
reasonably available energy conservation or renewable energy opportunities?
7. Will the proposed action impact existing:
a.public/private water supplies?
b.public/private wastewater treatment utilities?
8. Will the proposed action impair the character or quality of important historic,archaeological,
architectural or aesthetic resources?
9. Will the proposed action result in an adverse change to natural resources(e.g.,wetlands,
waterbodies,groundwater,air quality,flora and fauna)?
Page 3 of 4
No,or Moderate
small to large
impact impact
may may
occur occur
10. Will the proposed action result in an increase in the potential for erosion,flooding or drainage
problems?
11. Will the proposed action create a hazard to environmental resources or human health?
Part 3-Determination of significance. The Lead Agency is responsible for the completion of Part 3. For every
question in Part 2 that was answered"moderate to large impact may occur",or if there is a need to explain why a particular
element of the proposed action may or will not result in a significant adverse environmental impact,please complete Part 3.
Part 3 should,in sufficient detail,identify the impact,including any measures or design elements that have been included by
the project sponsor to avoid or reduce impacts. Part 3 should also explain bow the lead agency determined that the impact
may or will not be significant.Each potential impact should be assessed considering its setting,probability of occurring,
duration,irreversibility,geographic scope and magnitude. Also consider the potential for short-term,long-term and
cumulative impacts.
❑ Check this box if you have determined,based on the information and analysis above,and any supporting documentation,
that the proposed action may result in one or more potentially large or significant adverse impacts and an
environmental impact statement is required.
❑ Check this box if you have determined,based on the information and analysis above,and any supporting documentation,
that the proposed action will not result in any significant adverse environmental impacts.
Name of Lead Agency Date
Print or Type Name of Responsible Officer in Lead Agency Title of Responsible Officer
Signature of Responsible Officer in Lead Agency Signature of Preparer(if different from Responsible Officer)
Page 4 of 4
Transactional Disclosure Form
Southold Planning Department
Applicant
Transactional Disclosure Form
The Town of Southold's Code of Ethics prohibits conflicts of interest on the part of town officers
and employees. The purpose of this form is to provide information which can alert the town of
possible conflicts of interest and allow it to take whatever action is necessary to avoid same.
Your Name: _U �� �f'9Q I���`PAC i--Lc
Last,First, middle initial
unless you are applying in the name ofsomeone else or other entity, such as a company. Ifso,
indicate the other person's or company's name.
Nature of Application: (Check all that apply) /
Subdivision or Re-subdivision Site Plan ✓
Other(Please name other activity)
Do you personally(or through your company,spouse,sibling,parent or child)have a relationship with any officer or
employee of the Town of Southold? "Relationship includes by blood,marriage or business interest. "Business
interest"means a business,including a partnership,in which the town officer or employee has even a partial
ownership of(or employment by)a corporation in which the town officer or employee owns more than 5%of the
shares. /
Yes No ✓
If you answered"Yes"complete the balance of this form and date and sign where indicated.
Name of the person employed by the Town of Southold
Title or position of that person
Describe the relationship between yourself(the applicant)and the town officer or employee. Either check the
appropriate line A through D and/or describe in the space provided.
The town officer or employee or his or her spouse,sibling,parent or child is(check all that apply):
A.the owner of greater than 5%of the shares of the corporate stock of the applicant(when the
applicant is a corporation);
B.the legal or beneficial owner of any interest in a noncorporate entity(when the applicant is not
a corporation);
_ C.an officer,director,partner or employee of the applicant;or
D.the actual applicant
Description of Relationship:
t
Submitted this day of I�a 20z q
Signature_a4(LNen1_
Print Name I 01�� 11r0 �ICOSS/
Disclosure Form
Architectural Review Board Information
Schedule of Materials
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Proof of Lot Recognition pursuant to Town Code Section 280-9
(copies of deeds)
IIOI l I Ill Ilill Ilill IIIII 11111 IIII I NIII IIIII it I I I I II
I IIIIII IIIII Illil IIII IIII
SUFFOLK COUNTY CLERK
RECORDS OFFICE
RECORDING PAGE
Type of Instrument: DEED Recorded: 01/25`/2022
Number of Pages: 4 At: 11:45:39 AM
Receipt Number : 22-0011770
TRANSFER TAX NUMBER: 21-21242 LIBER: D00013139
PAGE: 694
District: Section: Block: Lot:
1000 040.00 01.00 001.000
EXAMINED AND CHARGED AS FOLLOWS
Deed Amount: $5,000,000.00
Received the Following Fees For Above Instrument
Exempt �. ;Exempt
Page/Filing $20.00 NO Handling $20.00r ,�:3,_NO:�
COE $5.00 NO NYS SRCHG $15.00 NO
EA-CTY $5.00 NO EA-STATE $250.00 NO
TP-584 $5.00 NO Notation
$0.00 � ' NO
Cert.Copies $0 .00 NO RPT $200.00 NO
Transfer tax $20,000.00 NO Comm.Pres $97,000.00 NO
Fees Paid $117,520.00
TRANSFER TAX NUMBER: 21-21242
THIS PAGE IS A PART OF THE INSTRUMENT
THIS IS NOT A BILL
JUDITH A. PASCALE
County Clerk, Suffolk County
,h.
as ,
Number of pages RECORDED
2022 :Tan 25 11:45:39 W
UDITH A. PASCALE
This document will be public CLERK 0r"
UN
record. Please remove all s��Fr-0LK C3139«
L DC�0013139
Social Security Numbers P 694
prior to recording. DT# 21-21242
Deed/Mortgage Instrument Deed/Mortgage Tax Stamp Recording/Filing Stamps
3 1 FEES
Page/Filing Fee
I Mortgage Amt.
1. Basic Tax
Handling 20. 00
2. Additional Tax
TP-584 Sub Total
Notation Spec./Assit.
or.
EA-52 17(County) Sub'total Spec./Add.
EA-5217 (State) TOT_MTG.TAX .
R.P.T.S.A. Dual Town Dual County
'fit,
q9 Held for Appointment
Comm.of Ed. .5. 00 �, ` Transfer Tax _ 0
Mansion Tax
Affidavit _ ��j �
s Certified Copy The property covered by this mortgage is
or will be improved by a one or two
NYS Surcharge 15 00 family dwelling only.
Sub Total YES __ or NO
Other
Grand Total _. i If NI ,-see appropriate tax clause on
page# of this instrument
4 Dist.lboo 21066737 loon 04000 0100 001000 r 5 Community Preservation Fund
Real Property P T S 11111111111111 III'l u�I lu� Consideration Amount $ �V_"
Tax Service I R SMI A7 Agency 29 DEC 2t� CPF Tax Due $ `_� �
Verification
Improved
6 Satisfactions/Discharges/Releases List Property Owners Mailing Address
RECORD&RETURN TO: Vacant La/nddf}�/�
TD j v--
TD
� 0522 TD
Mail to: Judith A. Pascale, Suffolk County Clerk 7 Title Com )anv Information
310 Center Drive, Riverhead, NY 11901
www.suffolkcountyny.gov/clerk Title# CC 2/- 0i�-
Suffolk Count Recording & Endorsement Page
This page forms part of the attached __ ICJ$ made bv:
form 8002(9199)-20M—Bargain and Sale Deal,with Covenants against Grantor's Acts—Individual or Corporation. (single sheet)
CONSULT YOUR LAWYER BEFORE OWNING THIS INSTRWHENT—THIS INSTRUMENT SHOULD BE USED BY LAWY>:RS ONLY.
hV
THIS INDENTURE,made the 1 -1 day of October 2021
BETWEEN and
JERAD MOTEL CORP.,a New York corporation,having an office at 62005 Route 48, Southold,
New York 11971
parry of the first part.and
NORTH ROAD HOTEL LLC,a New York limited liability company,having an office at
43 Appleton Place,Dobbs Ferry,New York 10522
party of the second part,
WITNESSE,TH,that the party of the first part,in consideration of ten dollars and other valuable consideration paid by
the party of the second part,does hereby grant and release unto the party of the second part,the heirs or successors and
assigns of the party of the second part forever,
SEE SCHEDULE A ANNEXED HERETO
Being and intended to be the same premises conveyed to the parties of the first part herein by deed dated
January 10, 1978 and recorded in the Suffolk County Clerk's Office on January 12, 1978 in Liber 8374,
Page 245.
Said premises are designated on the SCTM as Section 040.00,Block 01.00,Lot 001.000 and are also
known as no.62005 Route 48, Southold,NY 11971.
lection
140.00
;lock
11.00
TOGETHER with all right,title and interest, if tiny, of the party of the first part, in and to any streets and roads
got abutting the above-described premises to the center lines thereof;TOGETHER with the appurtenances and all the
101.000 estate and rights of the party of the first part in and to said premises;TO HAVE AND TO HOLD the premises herein
granted unto the party of the second part,the heirs or successors and assignis of the party of the second part forever.
AND the party of the first part covenants that the party of the first part has not dune or suffered anything whereby
the said premises have been encumbered in any way whatever,except as aforesaid.
AND the party ofthe first part, in compliance with Section 13 of the Lien Law,covenants that the party of the
first part will receive the consideration for this conveyance and will hold the right to receive such consider-
ation as a trust fund to be applied first for the purpose of paying the cost of the improvement and wit) apply
the same first to the payment of the cost of the improvement before using any part of the total of the same for
any other purpose.
The word"party"shall be construed as if it read"parties"whenever the sense of this indpn�„�o
Acknowledgement taken in Now York State Acknowledgement taken In New York State
State of New York,County of 111 115:s;'4 f ,as: State of New York,County of , as:
On the l 0 day of October ,In the year 202 L before me, On the day of ,in the year ,before me,
the undersigned, personally.appeared the undersigned, personally appeared
Ellen Wiederlight
personally known to me or proved to me on the basis of personally known to me or proved to me on the basis of
satisfactory evidence to be the Individual(s) whose name(s) Is satisfactory evidence to be the Individual(s) whose name(s) Is
(are) subscribed to the within instrument and acknowledged to (are) subscribed to the within instrument and acknowledged to
me that he/she/they executed the same in his/her/thelr me that he/she/they executed the same In his/her/their
capacity(ies), and that by his/her/their signature(s) on the capacity(ies), and that by his/her/their signature(s) on the
Instrument, the individual(s) or the person upon behalf of which Instrument, the individual(s) or the person upon behalf of which
the individual(s)acted,executed the instrument. the individual(s)acted,executed the Instrument.
JAMES COOKE
Notary Public 4954228 New York
Qualified In Suffolk Count yLoZ z-
Commission Expires Aug. 7. �
Acknowledgement taken In New York State Acknowledgement taken outside New York State
State of N@w York,County of as:
State of ,County of as:
"(or Insert District of Columbla,Territory, Possession or
On the day of , in the year , before me, Foreign Country)
the undersigned, personally.appeared
On the day of ,in the year ,before me,
personally known to me or proved to me on the basis of the undersigned,personally appeared
satisfactory evidence to be the indlyldual(s) whose name(s) Is
(are) subscribed to the within instrument and acknowledged to personally known to me or proved to me on the basis of
me that he/she/they executed the same In his/her/their satisfactory evidence to be the Individual(s) whose name(s) Is
capaclty(les), and that by his/her/their signature(s) on the (are) subscribed to the within in and acknowledged to
instrument, the individual(s) or the person upon behalf of which me that he/she/they executed the same In his/her/their
the Individual(s)acted,executed the instrument. capacity(les), that by his/her/their signature(s) on the
Instrument, the Individual(s) or the person upon behalf of which
the individual(s) acted, executed the instrument, and that such
individual made such appearance before the undersigned in the
(add the city or political subdivision and the state or country or
other place the acknowledgement was taken).
Title No.:_
SECTION 040.00
JERAD MOTEL CORP.
BLOCK 01.00
LOT 001.000
TO COUNTY 07HM)NU SUYFOLK
NORTH ROAD HOTEL LLC RETURN BY MAILTO:
Daniel Pennessi
Distributed by 43 Appleton Place
I Chicago Title-Insurance Company Dobbs Ferry,NY 10522
W
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SCHEDULE A
Legal Description
ALL that certain plot, piece or parcel of land, with the buildings and improvements thereon
erected,situate, lying and being in the Town of Southold, County of Suffolk and State of New
York, bounded and described as follows:
BEGINNING at a concrete monument on the northerly side of North Road distant 601.88 feet
northeasterly as measured along the northerly side of North Road from land now or formerly
of Vrooman and which beginning point is at the southeast comer of land formerly of Dodge,
now Shannon;
RUNNING THENCE along said land of Shannon, North 32 degrees 02 minutes 20 seconds
West,550.00 feet to the ordinary high water mark of Long Island Sound;
THENCE along the ordinary high water mark the following 2 tie line courses and distances:
1. North 43 degrees 00 minutes 00 seconds East, 195.00 feet;
2. South 26 degrees 48 minutes 00 seconds East, 40.84 feet to land now or formerly of
M.W. Blackman;
THENCE along said land of Blackman the following two courses and distances:
1. South 45 degrees 07 minutes 20 seconds East, 260.00 feet to a monument;
2. South 48 degrees 07 minutes 00 seconds East, 178.86 feet to the northerly side of North
Road;
THENCE along the northerly side of North Road the following two courses and distances:
1. South 56 degrees 37 minutes 50 seconds West, 30.38 feet;
2. South 32 degrees 04 minutes 10 seconds West, 319.62 feet to the POINT OR PLACE
OF BEGINNING.
FOR CONVEYANCING ONLY:Together with all the right,title and interest of the party of the
first part, of In and to the land lying in the street in front of and adjoining said premises
PF7o IQ(M tlT,%. U.a-M am barsala us sit.944 wa c..�..51.pkd CCLSW.Ad.t.mde..t o Grpa.,ba
uaF� FacE 5
CONSULTYOUlLAWKNIFFOUSfWgli6 THIS[NST MW__HIS tNSTROtIITSHOULD1[UMgYUWMSORn.
THIS INDENTURE,nude the /J <�day of January ,ninetem bundted and seventy-eight
BETWEEN VERNA B. MOLIN, residing at (no #) North Road, Greenport,
New York 11944, as surviving tenant by the entirety of
Thomas M. Molin, deceased
"of the tintpart,and JERAD MOTEL CORPORATION, a New York Corporation,
having its principal office at (no #) North Road,
Greenport, New York 11944
b•
Party of the sewad W.
SUM,.is
NESSM that the puty of the fhst part,in eonsidemilan or COI;
TEN ($10.00).......
IwfW many of the United Suta, and other valuable consideration paid
by the party of the seoond put,does hereby grant and releue unto the putt'of the xwM pas,the helm.or metm
son and utips tar the putt'of the teeond put foram,
ALL that eertala plot,phxe or pamd of land,with tha buildlogs and lmprovermu thereon ueeted,sittule,lying and
bdnghsshe near the Village of Greenport, Town of Southold, County of Suffolk
DIST. and State of New York, bounded and described as follows:
BEGINNING at a concrete monument on the northerly aide of North Road
1000 distant 601.88 feet northeasterly as measured along the northerly side
of North Road from land now or formerly of Vrooroan and which beginning
SECT. point is at the southeast corner of land formerly of Dodge, now Shannon;
running thence alongg said land of Shannon, North 32 degrees 02 minutes
40 20 seconds West, 550.00 feet to the ordinary high water mark of Long
Island Sound; thence along the ordinary high water mark the following
2 tie line courses and distances; 1. North 43 degrees 00 minutes
BLACK 00 seconds East, 195.0 feet; 2. South 26 degrees 48 minutes 00 seconds
East, 40.84 feet to land now or formerly of M.W. Blackman; thence along
1 said land of Blackman the following two courses and distances: 1. South
45 degrees 07 minutes 20 seconds East, 260.00 feet to a monument*
LOT 2. South 48 degrees 07 minutes 00 seconds East, 178.86 feet to the 9��
northerly side of North Road; thence along the northerly side of North IJ
1 Road the following two courses and distances: 1. South 6 degrees
37 minutes 50 seconds West, 30.38 feet• 2. South 32 degrees 04 minutes q �$
10 seconds West, 319.62 feet to the po�nt or place of beginning.
Being the same premises conveyed to Thomas H. Molin and iolin
his wife, by deed from Theodore Mackie a/k/a Jobn T. c e, date 6
December 17, 1949 recorded December 21, 1949 in Lib 029 c .2 an Q��Z
by deed from Oscar Molin and Josephine Molin, h e, September Q�
15, 1960, recorded September 21, 1960 in Lib 41 7 cp.246.
Subject to a purchase money mortgage in the amount of ($227,200.00 Two
` Hundred Twenty-Seven Thousand Two Hundred Dollars which mortgage was
executed and delivered by the party of the second part to the party of
i the first part as security for a portion of the purchase price and which
said mortgage is intended to be recorded simultaneously herewith.
x
tIM8374 m246
ro�7HPx tcitL an>f;�ttdt a�dt�tta.$>rv,aZ��oi�e�1,-ta~b r9tatt�a,�tnt3t:�tt2t�
thtg fheabovedescd6ed praases m thntxsaerIIaes thaerd,
7o30TRFR vrfth flue apparteasnas sad aD the state sad zfghts of the paryoithefnpsthror]tasd9aa
W HAVE AND TO HOLD die premises herein granted unto the"of the Round par.the hdn of aaseama sad
astiss of the part'of tha second par forem.
AND the party of the Mt part covenants that the pasty of the flirt part has not done or suffered aaythtng whacby the
said prernises hme been hrewabaed to soy way whatever,eaeept as aforesaid.
AND the party of the tint put,in compliance with Sudan 13 of the Lim Law.env mts dist dw party of the Rat
part alp receive the eoatldemaoo for tftls conveyaaee and wdl hold the right to receive such eomwmtlon as a trust
fund to be appl&d fiat for the purpose of paying the cot or the impmvement and WM spplythetam f mttothepay-
meat of the east or rho Improvcnsat berets Was any put of the toq.of rue same for say order purpose.
The word"part3"shay be enwirued as if it read"pu&s^whenever the sense of this ladeatute so requires.IN WfT
NM 1YHFiMF,the party of the 11rrt part has duly cKmied this deed die day and year rust above wdttm
IN PRESENCE OF:
-Z6,
Verna B. Holin
«P.8374 FxF 247
STATE OF NEW YORK•COUNTY OF SUFFOLK of STATE OF NEW YORK OCUNIY OF
r �
On the /� day of January, 1978 ,before me Oa the day of 19 k before me
PM VERNA B. MOLIN ymonoy mme
co melmawn tr be the tadividnal &scribed is and who to etsekaamn to be the ln&ddual dc=-bed In mdwho
ez>wtcdtheforegologiomnmtat,aad owledyedthae exeeutcdthafo1e01021-rument,andacknowiedgedthat
she aerated the game. opted the sme,
••�%t
Notary ublic
MEDEnStS: THEW
N07AQY PMcp SUO el Rw Ymt
GZaWd to SW4oia CoctY
(29
STATE OF NEW YOR(,COUNTY OF STATE OF NEW YORK,COUNTY OF
On the day of 19 a before me On the day of 19 .before me
pemoally come personally tame
to=known,who,beingbymedulynmrn,diddepos and the subsetlingwimesto the foregoing irutrumme;with
say that he resides at No. whom Iampmonally acqualnted,whgbeingby=duly
that he is the sworn,did depose and ay thar he restdes at No,
of
•the corpomtioa described that he knows
in and which executed the fotcgoing isum==,;that he to be the individual
knows the seal of said cotporatioo;that the seal affued described is and who executed the foregoing instrument;
to ss.d imtrument is such corporatesed;that it was so that her said-bscribing witness was pretest sad saw
affixed by order of the board of dlrorso¢s a f said oorpota, a mwite the same and that h4 said tvlmess,
Lion,and than he signed h name thereto by Ice order. at the same time subscribed h tsamn s:wittttt t$aretn
Wargam anh Oalp Ij3pph s>scnon
With Covenant Agalast Gmalor a Acts _
MOB No. 4. rAt
.>
ootatrr OR TOM
VERNA B. MDLIN
Reooraedas Floom o/
TO U*-IJFE TITLE INSURANCE
Canjs"at Now tbrlt
RETURN BY&WL TO
JEBAD MOTEL CORPORATION
Irving L. Price, Jr.
Stand"Form or Fi—York Attorney at Lars
Board ofTnWUWArnntm Front Street
Obufannabtr Greeaport, New yozk
U,WE TITLE INSURANCE aia.11944
Como-nY of New lbrk
A
CV
--k., w Q
CO
V y
O 3
sQ7 s
FOXES STIIRU 9 MUST BE TYPED OR PRINTED IN BLACK INK ONLY PRIOR TO RECORDING OR FILING.
t I SUFFOLK COUNTY CLERIC 2 182 8 3
11868PC692 RECEIVED ,,,
Nualbrr of ie ter REAL ESTATE
DEC 1 9 1"? '
serlrlr TMNSfERTAX
q FOLK
W IEi
1'ertlfkrkM C011: '"
521
Deed 11ltartit ise lortrumeot heed/11onpRe Tax Stomp Recardinti I Riling Slamps \
J
PrzeI MR Yes �) D1ursAyte AmL
llendlluk _�._ I.IILsic Tas _
7.SONYMA
Notation r SubTolrl
WA4,417(County) _ Sub Tutal 1� J I Spw./AdrL
LA4117(State) �,�+?'�� 'Iw.hn'G.TAX ,
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• .lam ��•; '1'r.arfer 7u
AffWavit
CcMfkd Cupy The property earered by thla warinsp
Is 1K trip be latltrured by a one ar two
Rep,Cupy — 5ub1'nlrl _. G:_ Iwallydwelunitonly.
r YES—or NO—
lidlcr GRAND TOTAL_ If NU,ecc appropriate to rleum on
p patter oftWllWrumeal.
tka(eftitms'rmSenictAxmjVerlikWan 6 nthCumprnylnwrmallaa
ulrt
�%Vo� I va,a 440' 01I0
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[` r c:.
411
� l�_`�) Cumprny Name
s, 111k Number
_ I ICE PAID BY: LONG ISLAND LIGI171NG COMPANY
J Cash—Check Ctmv 2L,%, 1.,nC•DIANG J.UEC ARL O
117 DOMRS PA'RI
Payer"me asRA R RIVERIfEAD,NEW YORK I Y111
r} RECORD.11 LI,ETUR.'u TO
9 Suffolk County Recording & Endorsement Page
�
'this page forms part of the altached --t7 made by: I
_� (Deed,Martgagc,cic.)
A nq i a. t` The preuibes herein is situated in
,1 SUl MIC COUNTY,NEW PORK.
TO In the TOWN of LSD u it Q
I / In site VILLAGE:
S/4" At r or IIANILET of I 'i ck n[, 1
�w�ru•s�
Photographs—Existing Improvements and Property
1. I SUMIM g` = f
Olt
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Owner: North Road Hotel LLC
Date Taken: March 13, 2024
Description: Lobby/Site from South (Route 48)
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Date Taken: March 13, 2024
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Date Taken: March 13, 2024
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Owner: North R..• Hotel
Date Taken: March 13, 2024
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Owner: North Road Hotel LLC
Date Taken: March 13, 2024
Description: Lobby from South
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Owner: North Road Hotel LLC
Date Taken: March 13, 2024
Description: Lobby from North
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Owner: North Road Hotel LLC
Date Taken: March 13, 2024
Description: East Building from South
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•wner: North •.. . Hotel
D. 2024
Description: East Building from East
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Date Taken: March 13, 2024
Description: East Building from North
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Date Taken: March 13, 2024
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Owner: North Road Hotel LLC
Date Taken: March 13, 2024
Description: West Building from South
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Date Taken: March 13, 2024
Description: West Building from North
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•wner: North r•.• Hotel
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OFFICE LOCATION: pL�Coff0jKC� MAILING ADDRESS
Town Hall Annex �� Gy..{ P.O. Box 1179
54375 State Route 25 0 '2. Southold,NY 11971
(cor. Main Rd. & Youngs Ave.) ,z Telephone: 631-765-1938
Southold,NY • fi www.southoldtownny.gov
PLANNING BOARD OFFICE
TOWN OF SOUTHOLD
MEMORANDUM
To: Accounting
From: Planning Department
Date: March 29, 2024
Re: Check
Please deposit the attached check into B691: Deferred Revenue. Fee is for a Site
Plan Application not yet accepted by the Planning Board.
Applicant/Project Name & Type Tax Map # Amount Check Date/No.
Hotel Moraine 40.-1-1 3/29/2024
$1959.50 #2687
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