HomeMy WebLinkAboutPBA-02/10/2025 OFFICE LOCATION: �o�osff0 �OG MAILING ADDRESS
Town Hall Annex P.O.Box 1179
54375 State Route 25 0 = Southold,NY 11971
(cor.Main Rd.&Youngs Ave.) W Telephone: 631-765-1938
Southold,NY Oy • �`� www.southoldtownny.gov
col � Sao
PLANNING BOARD OFFICE
TOWN OF SOUTHOLD
MEMORANDUM l�'�C►B
To: Denis Noncarrow, Town Clerk
From: Jessica Michaelis, Planning Department
Date: February 13, 2025
Re: February 10, 2025 Planning Board Public Meeting
Attached please find the Final Agenda and Approved Resolutions from the
February 10, 2025 Planning Board Public Meeting. A Records Transmittal Form has
been submitted to Records Management.
MAILING ADDRESS:
PLANNING BOARD MEMBERS ��,QF SO yO South hold, x 1179
11971
JAMES H.RICH III �Q l�
Chairman
OFFICE LOCATION:
MIAJEALOUS-DANK H Ar Town Hall Annex
PIERCE RAFFERTY �� 54375 State Route 25
ND IJ.H.
SIDOR HI Oli (cor. Main Rd. &Youngs Ave.)
DO
CQO ,� Southold, NY
Telephone: 631 765-1938
www.southoldtownny.gov
PLANNING BOARD OFFICE
TOWN OF SOUTHOLD
PUBLIC MEETING AGENDA
Monday, February 10, 2025
5:00 p.m.
Options for public'attendance:
♦ In person:
Location: Southold Town Hall, 53095 NYS Route 25, Southold.
or
♦ To join via computer
Click Here
or
Online at the website zoom.US
Click "Join a Meeting"
Meeting ID: 872 7277 6595
Password: 647912
♦ Join by telephone:
Call 1 (646) 931-3860
Enter Meeting ID and password when prompted (same as above)
Southold Town Planning Board Public Meeting — February 10, 2025 — Page 2
SETTING OF THE
PLANNING BOARD MEETING
Board to set Monday, March 10, 2025 at 5:00 p.m. at the Southold Town Hall, Main Road, Southold,
as the time and place for the next regular Planning Board Meeting.
SUBDIVISION;APPLICATIONS
SEQRA CLASSIFICATION
Old Town Farm Standard Subdivision —This proposal is for the standard subdivision of a 17.46-
acre parcel into 5 lots, where Lot 1 is .83 acres, Lot 2 is .80 acres, Lot 3 is .81 acres inclusive of a
.1 1-acre flag, Lot 4 is 1.03 acres inclusive of a .20-acre flag and Lot 5 is 13.68 acres and includes a
3.05-acre development area, 10.25 acres of open space and .38 acres of wetlands in the R-40
Zoning District. The property is located at 2355 Main Bayview Road, Southold. SCTM#1000-78.-1-
10.23
SET HEARING
Evans Standard Subdivision —This proposal is for the standard subdivision of a 5.68-acre parcel
into 2 lots, where Lot 1 is 1.5 acres„and Lot 2 is 4.18 acres in the R-40 Zoning District. SCTM#1000-
107.-3-2
FINAL PLAT DETERMINATION EXTENSION
Hirsch & DHC Land Resubdivision —This Resubdivision proposes to transfer a 35' strip of land
consisting of 30,362.76 sq. ft. from Lot 1 to 2 in the R-80 Zoning District for a right of way access.
Following 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. The property is located at 5028 &4180 New Suffolk Avenue,
Mattituck. SCTM#1000-115-10-1 & 2
CONDITIONAL FINAL PLAT DETERMINATIONS
Narrow River, Armstrong & Rivera Resubdivision —This proposed Resubdivision reconfigures
two single and separate parcels created by subdivision in 1989 transferring 1.07 acres from
SCTM#1000-58.-1-2.1(Lot 1) to SCTM#1000-58.-1-2.2 (Lot 2). Following the transfer Lot 1 would
equal 1.83 acres, and Lot 2 would equal 7.21 acres in the R-80 Zoning District. The property is
located at 5615 Soundview Avenue, Peconic. SCTM#1000-58.-1-2.1 & 2.2
Brown & Linnet Standard Subdivision —This proposal is for the standard subdivision of a 0.52-
acre parcel into two 0.26-acre lots in the R-40 Zoning District. Lot 1 will contain the existing two-
family dwelling, and Lot 2 will contain the existing single-family dwelling. The Zoning Board of
Appeals has granted approval of the non-conforming lot areas in Appeal #7674. The property is
located at 465 Brown Street & 711 Linet Street, Greenport. SCTM#1000-48-3-20.1
Southold Town Planninq Board Public Meeting — February 10, 2025 — Page 3
SITE PLAN APPLICATIONS
SEQRA CLASSIFICATION & SET HEARING
Summit Ridge Energy Commercial Solar—This proposed Site Plan is to construct a commercial-
scale 3-megawatt solar energy facility consisting of 7,900 solar panels, 2 inverters and 2 transformers
on ±20 acres, located on the cap of the Southold Town landfill, and adjacent to the Southold Town
Transfer Station in the Light Industrial Zoning District, Cutchogue. SCTM#1000-96.-1-17.5
DETERMINATION
Silver Sands Motel Restaurant—This Site Plan is for the proposed conversion of an existing
accessory storage building (boathouse) to a freestanding restaurant with office and storage space for
restaurant operations, and conversion of an existing single-family dwelling to a commercial kitchen
for the restaurant to include 111 indoor/outdoor seats and 19 parking stalls on 2.1 acres in the Resort
Residential (RR) Zoning District. The property is located at 1135 Silvermere Road, Greenport.
SCTM#1000-47.-2-15
PUBLIC HEARINGS
5:02 PM - Old Sound Winery & Farmhouse—This Site Plan proposes a 4,800 sq. ft. winery with a
tasting room and basement storage, preserving an existing greenhouse and barn/potting shed, and
repurposing a historic blacksmith shop for storage. The plan includes 29 parking stalls, pedestrian
access to the winery, a building envelope for a future farmhouse, and designated areas for
agricultural plantings. After Resubdivision, the 12.59-acre parcel spans R-40 (±0.74 acres) and R-80
(±11.85 acres) zoning in Mattituck SCTM#1000-122.-2-8.1 & 24.4
5:04 PM - North Fork Project 2 & 3 Resubdivision —This proposed Resubdivision involves 13.65
acres and will transfer 162,158 sq. ft. of land from Parcel 1 to Parcel 2. Following the transfer Parcel 1
(SCTM#1000-122-2-8.1) will equal 46,025 sq. ft: and remain conforming in the R-40 Zoning District
and Parcel 2 (SCTM#1000-122-2-24.4) will equal 548,558.02 sq. ft. and remain conforming in the R-
80 Zoning District. The property is located at 10020 Old Sound Avenue, Mattituck. SCTM#1000-122-2-
8.1 & 24.4
APPROVAL OF PLANNING BOARD MINUTES
• January 6, 2025
MAILING ADDRESS:
PLANNING BOARD MEMBERS �QF so P.O. Box 1179
JAMES H.RICH III ®� ®�® Southold, NY 11971
Chairman
OFFICE LOCATION:
MIAJEALOUS-DANK Town Hall Annex
PIERCE RAFFERTY ® 54375 State Route 25
MARTIN H.SIDOR ®� a (cor. Main Rd. &Youngs Ave.)
DONALD J.WILCENSIU �L'®UNT'1,� Southold, NY
Telephone: 631 765-1938
www.southoldtownny.gov
PLANNING BOARD OFFICE
TOWN OF SOUTHOLD
February 11, 2025
Ms. Patricia C. Moore, Esq.
51020 Main Road
Southold, NY 11971
Re: Conditional Final Plat Approval
Brown & Linnet Standard Subdivision
465 Brown Street, Greenport
SCTM#1000-48-3-20.1 Zoning District: R40
Dear Ms. Moore:
The Southold Town Planning Board adopted the following resolution at a meeting held
on Monday, February 10, 2025:
WHEREAS, on October 19, 2022, the applicant submitted a Standard Subdivision
Application for review by the Southold Town Planning Board; and
WHEREAS, this Standard Subdivision proposes to subdivide a 0.52-acre parcel into two
0.26-acre lots in the R-40 Zoning District. Lot 1 will contain the existing two-family
dwelling, and Lot 2 will contain the existing single-family dwelling; and
WHEREAS, the subdivision required substantial area variances; and
WHEREAS, on September 15, 2022, the ZBA granted the area variances in their file
#7674; and
WHEREAS, in their comments to the Zoning Board of Appeals (ZBA) regarding the area
variances, the Planning Board found that the situation is unique in that the dwelling units
already exist and were previously granted variances by the Zoning Board to exist
legally, and the effect of these variances would not significantly change the density in
the neighborhood. An additional consideration was that the location of the two buildings
on the property were such that two regularly-shaped lots with each building being
Brown & Linnet Standard Subdivision Page 12 February 11, 2025
generally well-located within the lots was possible, therefore the Planning Board
supported the variances; and
WHEREAS, at their work session on February 27, 2023, the Planning Board found the
Preliminary Plat Application to be complete; and
WHEREAS, the Planning Board has determined the proposed action to be Unlisted as it
does not fall within the Type I or Type II actions pursuant to the State Environmental
Quality Review Act (SEQRA) 617.5; and
WHEREAS, on July 11, 2023 the Southold Town Planning Board granted Conditional
Sketch Plan Approval upon the map entitled "Subdivision Sketch at Brown & Linnett"
prepared by Kenneth M. Woychuck Land Surveying, dated September 18, 2021 and
last revised February 7, 2022"; and
WHEREAS, all conditions of Conditional Sketch Plat Approval have been met; and
WHEREAS, on November 15, 2023, the Suffolk County Department of Health Services
issued an Approval of Constructed Works and sewer connection approval for"465
Brown" existing single-family structure on the parcel; and
WHEREAS, on February 7, 2023, the Town of Southold Local Waterfront Revitalization
Program (LWRP) Coordinator reviewed this application, and has recommended the
proposed project be found consistent with the policies of the Southold Town LWRP; and
WHEREAS, on February 5, 2024, the Southold Town Planning Board performed an
uncoordinated review of this action and issued a Negative Declaration; and
WHEREAS, on February 5, 2024, a public hearing was held and closed, and
WHEREAS, pursuant to §240-56 Waivers of certain provisions, the Southold Town
Planning Board shall have the authority to modify or waive, subject to appropriate
conditions, any provision of these subdivision regulations, if in its judgment they are not
requisite in the interest of the public health, safety and general welfare, except where
such authority would be contrary to other ordinances or state law; and
WHEREAS, the Southold Town Planning Board has determined that the following
provisions of the Southold Town Code §240 Subdivision of Land are not requisite in the
interest of the public health, safety and general welfare because this subdivision does
not create any additional new development at this time, and therefore are eligible for a
waiver:
a. Existing Resources Site Analysis Plan (ERSAP);
b. Yield Plan;
c. Primary & Secondary Conservation Area Plan;
d. Highway Specifications; and
Brown & Linnet Standard Subdivision Page 13 February 11, 2025
WHERAS, on April 8, 2024 the Southold Town Planning Board found that this proposed
action is Consistent with the policies of the Town of Southold Local Waterfront
Revitalization Program with the following best management practices required
WHEREAS, on April 8, 2024 the Southold Planning Board granted Conditional
Preliminary Plat Approval and determined that the action is Consistent with the policies
of the Town of Southold Local Waterfront Revitalization Program; and
WHEREAS, on April 8, 2024 according to 240-53 G. Park and recreation of the
Southold Town Code the Southold Town Planning Board found that a fee will not be
required; and
WHEREAS, on August 8, 2024 the applicant submitted a Final Plat Application and paid
the $1,400 tree fee and $4,000 administration fee; and
WHEREAS, the Southold Town Planning Board waives the public hearing on the Final
Plat pursuant to Southold Town Code §240 Subdivision of Land due to that the
Preliminary and Final plat being in substantial agreement with each other; therefore, be
it
RESOLVED, that the Southold Town Planning Board grants Conditional Final Approval
on the map entitled "Brown & Linnett Standard Subdivision" prepared by Kenneth M.
Woychuck Land Surveying, dated September 18, 2021 and last revised August 5, 2023
with the following conditions.
1. Submit 12 paper copies and 5 mylars of the Final Plat with an approval stamp
from the Suffolk County Department of Health Services.
2. Set the property boundary marker monuments; once set, please provide
verification to the Planning Department.
The next step to continue towards Final Plat Approval is to meet all conditions
stated above. This approval shall expire six months from the date the Planning
Board adopted its resolution of approval unless extended by further resolution of
the Planning Board.
If you have any questions regarding the information contained in this resolution, please
contact the Planning Board Office.
Respectfully,
James H. Rich III
Chairman
MAILING ADDRESS:
PLANNIN79
G MBOARD MEMBERS �ES H.RICH III ® �� �®U��®�® South P.O.
l Southold, IVY 1971
Chairman
OFFICE LOCATION:
MIAJEALOUS-DANK Town Hall Annex
PIERCE RAFFERTY ,� 54375 State Route 25
MARTIN H.SIDOR ®��c (cor. Main
Rdld. Youngs Ave.)
DO
Telephone: 631 765-1938
www.southoldtownny.gov
PLANNING BOARD OFFICE
TOWN OF SOUTHOLD
February 11, 2025
Martin Finnegan, Esq.
Finnegan Law, P. C.
13250 Main Road
PO Box 1452
Mattituck, N.Y. 11952
Re: Conditional Final Plat Approval Narrow River, Armstrong & Rivera
Resubdivision
5616 Soundview Avenue, Southold, NY 11971
SCTM# 1000-58.-1-2.1 & 2.2 Zoning District: R-80
Dear Mr. Finnegan:
The Southold Town Planning Board adopted the following resolutions at a meeting held
on Monday, February 10, 2025:
WHEREAS, on February 16, 2024, the applicant submitted a Resubdivision application
for review by the Southold Town Planning Board; and
WHEREAS, this proposes resubdivision reconfigures two single and separate parcels
created by subdivision in 1989 transferring 1.07 acres from SCTM#1 000.-58-1-2.1(Lot
1) to SCTM#1000-58-1-2.2 (Lot'2). Following the transfer Lot 1 would equal 1.83 acres,
and Lot 2 would equal 7.21 acres in the R-80 zoning district; and
WHEREAS, at their work session on November 4, 2024, the Southold Town Planning
Board found the Resubdivision application complete; and
WHEREAS, On November 5, 2024 the Southold Town Planning Board approved the
waiver of certain provisions of the Southold Town Code §240 Subdivision of Land
pursuant to §240-56 Waivers of certain provisions;
a. Article V. Sketch Plat Review;
b. §240-10 (A): Existing Resources Site Analysis Plan (ERSAP);
Narrow River, Armstrong & Rivera Resubdivision P a g e 12 February 11, 2025
c. §240-10 (B):Yield Plan;
d. §240-10 (C): Primary & Secondary Conservation Area Plan;
e. Article VI: Preliminary Plat Review;
WHEREAS, on December 2, 2024 a Public Hearing was held and closed on the Final
Plat with no comment; and
WHEREAS, the Planning Board determines that the proposed action meets all the
necessary requirements of Town Code §240-57 for a Resubdivision application; and
WHEREAS, pursuant to Town Code §240-41, concrete monuments to mark the
property boundaries are required; be it therefore
RESOLVED, this application is EXEMPT from review by the Local Waterfront
Revitalization Program as no new development potential will come as a result of this
Resubdivision; and be it further
RESOLVED, the Southold Town Planning Board, pursuant to State Environmental
Quality Review Act (SEQRA) 6 NYCRR, Part 617, has determined that the proposed
action is a Type II Action under SEQRA according to 617.5(c)(16) "granting of individual
setback and lot line variances and adjustments;" and be it further
RESOLVED, that the Southold Town Planning Board grants Conditional Final Plat
Approval upon the map entitled "Subdivision Jeremy Armstrong, Lot Line Modification"
prepared by Young Associates, last revised September 3, 2024, with the following
conditions:
1. Submit a copy of Suffolk County Department of Health Services (SCDHS)
approval.
2. Set the property boundary marker monuments to mark the new corners of each
property; once set, please provide verification to the Planning Department.
The next step to continue towards Final Plat Approval is to meet all conditions
stated above. This approval'shall expire six months from the date the Planning
Board adopted its resolution of approval unless extended by further resolution of
the Planning Board.
If you have any questions regarding the information contained in this resolution, please
contact the Planning Board Office.
Re ectfully,
r-
es H. Rich III, Chairman
MAILING ADDRESS:
PLANNING BOARD MEMBERS ®� SO P.O. Box 1179
�® Southold, NY 1 971
JAMES H.RICH III �® �®
Chairman
OFFICE LOCATION:
MIAJEALOUS-DANK Town Hall Annex
PIERCE RAFFERTY ® 54375 State Route 25
MARTIN H.SIDOR (cor. Main Rd. &Youngs Ave.)
DONALD J.WILCENSKI �c®UNTI, Southold, NY
Telephone: 631 765-1938
www.southoldtownny.gov
PLANNING BOARD OFFICE
TOWN OF SOUTHOLD
February 11, 2025
Young Associates
Attn: Thomas Wolpert, P. E.
400 Ostrander Avenue
Riverhead, NY 11901
Re: Set Preliminary Plat Public Hearing
Evans Standard Subdivision
1050 Greton Court, Mattituck, NY
SCTM#1000-107.-3-2 Zoning District: R-40
Dear Mr. Wolpert:
The Southold Town Planning Board adopted the following resolution at a meeting held on
Monday, February 10, 2025
WHEREAS, this proposal is for the standard subdivision of a 5.68-acre parcel into 2 lots, where
Lot 1 is 1.5 acres, and Lot 2 is 4.18 acres in the R-40 Zoning District; and
WHEREAS, on October 25, 2024 the applicant submitted a Preliminary Plat Subdivision
Application for review by the Southold Town Planning Board; and
WHEREAS, on September 9, 2024, at their Public Meeting the Southold Town Planning Board
granted Conditional Sketch Plat Approval for this application, and
WHEREAS, on September 9, 2024, at their Public Meeting the Planning Board determined the
proposed action to be an Unlisted action pursuant to the State Environmental Quality Review
Act (SEQRA) 617.5; and
WHEREAS, on January 27, 2025, at their Work Session the Southold Town Planning Board
found the Preliminary Plat application complete and determined that the application is ready for
a public hearing; therefore, be it
RESOLVED, that the Southold Town Planning Board sets Monday, March 10, 2025 at
5:03 p.m. for a Public Hearing regarding the Resubdivision entitled "Evans Standard
Subdivision Preliminary Plat," prepared by Young Associates dated March 20, 2024, and last
revised September 10, 2024.
Evans Standard Subdivision Page 12 February 11, 2025
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, March 7, 2025. 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 above, please contact this office at 765-1938.
f�
Respectf Ily,
".' ' A.-A ?—
James H. Rich III
Chairman
OFFICE LOCATION: f� 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.southoldtow-rmy.gov
PLANNING BOARD OFFICE
TOWN OF SOUTHOLD
February 11, 2025
Martin Finnegan, Esq,
Finnegan Law, P. C.
13250 Main Road
PO Box 1452
Mattituck, N.Y. 11952
Re: Final Plat Approval Extension — DHC Land & Hirsch Resubdivision
5028 New Suffolk Avenue, Mattituck
SCTM# 1000-115-10-1 & 2 Zoning District: R-80 and R-40
Dear Mr. Finnegan:
The following resolution was adopted at a meeting of the Southold Town Planning
Board on Monday, February 10, 2025:
WHEREAS this Resubdivision proposes to transfer a 35' strip of land consisting of
30,363 sq. ft. from Lot 1 to Lot 2 in the R-80 Zoning District for a right of way access.
Following 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;
WHEREAS, on June 3, 2024, the Southold Town Planning Board granted Final Plat
Approval upon the map entitled "Lot Line Modification for DHL Land LLC and Hirsch,"
prepared by Kenneth Y. Woychuck Land Surveying, last revised August 28, 2023."
requiring that;
1. New deeds must be filed within 62 days or such approval shall expire and be null
and void. Submit proof of recording and a copy of the recorded deeds to the
Southold Town Planning Department; and
DHC Land & Hirsch Resubdivision Page 12 Februa 11 2025
2. The installation of property boundary monuments to mark the new property
boundaries; and
WHEREAS, the Final Plat Approval expired on February 3, 2025; and
WHEREAS, on February 4, 2025 the applicant's agent wrote an email to the Planning
Board requesting a 90-day extension to complete the requirements of Final Plat
Approval; therefore be it
RESOLVED that the Southold Town Planning Board extends the Final Plat Approval for
this application to May 4, 2025.
The next step is to meet the conditions above. If you have any questions regarding the
above, please contact this office at 765-1938.
Respectfully,
James H. Rich III
Chairman
MAILING ADDRESS:
PLANNING BOARD MEMBERS �QF s®t/r� P.O. Box 1179
JAMES H.RICH III ®� ®�® Southold, NY 11971
Chairman
OFFICE LOCATION:
MIAJEALOUS-DANK Town Hall Annex
PIERCE RAFFERTY ® 54375 State Route 25
N�LD J.WILCEHI c®U�.ry
IONS ® 9� (cor. Main
Sou Southold,Youngs Ave.)
DOA
Telephone: 631 765-1938
www.southoldtownny.gov
PLANNING BOARD OFFICE
February 11, 2025 TOWN OF SOUTHOLD
Martin Finnegan, Esq.
Finnegan Law, P. C.
13250 Main Road
PO Box 1452
Mattituck, N.Y. 11952
Re: SEAR Classification Amendment
Old Town Farm Standard Subdivision
2355 Main Bayview Road, Southold
SCTM#1000-78.-1-10.23 Zoning District: R-40
Dear Mr. Finnegan:
The Southold Town Planning Board adopted the following resolution at a meeting held on
Monday, February 10, 2025:
WHEREAS, on August 28, 2024 the applicant submitted a Subdivision Application for review by
the Southold Town Planning. Board; and
WHEREAS, this proposal is for the standard subdivision of a 17.46-acre parcel into 5 lots,
where Lot 1 is .83 acres, Lot 2 is .80 acres, Lot 3 is .81 acres inclusive of a .11-acre flag, Lot 4
is 1.03 acres inclusive of a .20-acre flag and Lot 5 is 13.68 acres and includes a 3.05-acre
development area, 10.25 acres of open space and .38 acres of wetlands in the R-40 Zoning
District.; and
WHEREAS, on November 4, 2024, at their Public Meeting the Southold Town Planning Board
granted Conditional Sketch Plat Approval for this application; and
WHEREAS, on November 4, 2024, at their Public Meeting the Planning Board determined the
proposed action to be an Unlisted action pursuant to the State Environmental Quality Review
Act (SEQRA) 617.5; and
WHEREAS, on February 10, 2025, at their Public Meeting the Planning Board determined the
proposed action is located within an Agricultural Exemption District and will convert 4 acres from
agricultural to residential use; therefore, it is a Type I action pursuant to the State Environmental
Quality Review Act (SEQRA) 617.5; therefore be it
Old Town Farm Standard Subdivision P a g e 12 February 11, 2025
RESOLVED, that the Southold Town Planning Board, pursuant to the State Environmental
Quality Review Act §617.5, re-classifies the proposed action.as Type I.
If you have any questions regarding the information contained in this resolution, please contact
the Planning Board Office.
Respectfully,
A J ,j
James H. Rich III
Chairman
1
MAILING ADDRESS:
PLANNING BOARD MEMBERS ®� S® �® South hold, x 1179
11971
JAMES H.RICH III �® �®
Chairman
OFFICE LOCATION:
MIAJEALOUS-DANK Town Hall Annex
PIERCE RAFFERTY ® �� 54375 State Route 25
MARTIN H.SIDOR ®� (cor. Main Rd. &Youngs Ave.)
DONALDJ•WILCENSKI �G°®U � Southold, NY
Telephone: 631 765-1938
www.southoldtownny.gov
PLANNING BOARD OFFICE
TOWN OF SOUTHOLD
February 11, 2025
Alexander Perros
19215 Soundview Avenue
Southold, NY 11971
Re: Conditional Approval - Silver Sands Motel Restaurant
1135 Silvermere Road, Greenport
SCTM#1000-47.-2-15
Dear Mr. Perros:
The following resolutions were adopted at a meeting of the Southold Town Planning Board
on February 10, 2025:
WHEREAS, this Site Plan is for the proposed conversion of an existing accessory storage
building (boathouse) to a freestanding restaurant with office and storage space for
restaurant operations, and conversion of an existing single-family dwelling to a commercial
kitchen for the restaurant to include 111 indoor/outdoor seats and 19 parking stalls on 2.1
acres in the Resort Residential (RR) Zoning District; and
WHEREAS, on January 26, 2024, Alexander Perros, owner, submitted site plans,
information and materials for a Site Plan review; and
WHEREAS, on February 5, 2024, the Planning Board found the application incomplete for
review, requiring the submission of corrected site plans and additional necessary
information for review; and
WHEREAS, on February 7, 2024, Alexander Perros, owner, submitted radius plans as
required, for Site Plan review; and
WHEREAS, on March 5, 2024, Alexander Perros, owner, submitted information and
materials for Site Plan review; and
WHEREAS, on March 18, 2024, Alexander Perros, owner, submitted revised site plans for
Site Plan review; and
Silver Sands Restaurant Page 2 February 11, 2025
WHEREAS, on March 25, 2024, the Planning Board accepted the site plan application as
complete for review; and
WHEREAS, on May 6, 2024, the Southold Town Planning Board, pursuant to State
Environmental Quality Review Act (SEQRA) 6 NYCRR, Part 617.5 (c), determined that the
proposed action is a Type II Action as it falls within the following description for 6 NYCRR,
Part 617.5(c)(18) "reuse of a residential or commercial structure, or of a structure
containing mixed residential and commercial uses, where the residential or commercial
use is a permitted use under the applicable zoning law or ordinance, including permitted by
special-use permit, and the action does not meet or exceed any of the thresholds in
section 617.4 of this Part"; and
WHEREAS, on May 23, 2024, the Southold Town Planning Board, pursuant to Southold
Town Code §280-131 C., distributed the application to the required agencies for their
comments; and
WHEREAS, on May 28, 2024, Southold Town Code Enforcement submitted
correspondence that the applicant was in court addressing violations that are also being
accounted for in the site plan process and is therefore, okay to proceed; and
WHEREAS, on May 29, 2024, the Southold Town Fire Marshal determined certain
revisions were required to provide adequate fire protection and emergency access for the
site; and
WHEREAS, on May 31, 2024, the Southold Town Engineer reviewed the proposed
application and determined revisions were required in order for the site plan to meet the
minimum requirements of Chapter 236 for Storm Water Management; and
WHEREAS, on June 3, 2024 the Planning Board held a Public Hearing for the proposed
action; and
WHEREAS, on June 25, 2024, the Suffolk County Department of Health Services
(SCDHS) provided correspondence to the Planning Board stating that a commercial waste
water permit and a Food Protection Services permit are required for the proposed actions
on site; and
WHEREAS, on June 26, 2024, the Town of Southold Local Waterfront Revitalization
Program Coordinator reviewed the proposed project and determined the project to be
inconsistent with Southold Town LWRP policies with recommendations to the Planning
Board; and
WHEREAS, at a Work Session on July 22, 2024, the Planning Board reviewed the
proposed application and required corrections to the Site Plan and additional information
necessary, for the Site Plan to comply with various applicable sections of the Town Code
as detailed in the Work Session Staff Report; and
Silver Sands Restaurant Page 3 February 11, 2025
WHEREAS, on August 1, 2024, Nick Mazzaferro, P.E., submitted analysis regarding the
capacity of the emergency access road for review; and
WHEREAS, on August 22, 2024, the Greenport Fire District determined certain revisions
were required to provide adequate fire protection for the site, consistent with the Southold
Town Fire Marshal; and
WHEREAS, on August 24, 2024, Alexander Perros, owner, submitted exterior lighting cut
sheet specifications and photometric information for review; and
WHEREAS, on September 1, 2024, Nick Mazzaferro, P.E., submitted water usage details
for review; and
WHEREAS, on September 6, 2024, Alexander Perros, owner, submitted revised site plans
and information as required for Site Plan review; and
WHEREAS, on September 17, 2024, Alexander Perros, owner, submitted revised
photometric details for review; and
WHEREAS, on November 4, 2024, the Planning Board issued comments to the Zoning
Board of Appeals regarding files #SE7914, 7893SE and 7894; and
WHEREAS, on December 20, 2024, the ZBA granted Special Exceptions SE7914 and
7893SE for the proposed Detached Kitchen & Restaurant subject to sixteen (16)
Conditions; and, granted Area Variance #7894 subject to four (4) conditions; and
WHEREAS, on February 10, 2025, the Southold Town Planning Board reviewed the
application to the policies of the Local Waterfront Revitalization Program (LWRP) and
found that with the reduction in proposed seats for the restaurant, along with limitations
imposed by the Zoning Board of Appeals, and the requirement to use water conservation
methods, native drought tolerant vegetation in landscaping, and best management
practices for fertilizer application to further policy 5, this action is consistent with the
LWRP; and
WHEREAS, the Southold Town Planning Board has determined that with the exception of
the items listed as conditions below, all applicable requirements of the Site Plan
Regulations, Article XXIV, §280 — Site Plan Approval of the Town of Southold were met;
therefore be it
RESOLVED, that the Southold Town Planning Board has determined that this proposed
action is consistent with the policies of the Town of Southold Local Waterfront
Revitalization Program as noted above; and be it further
Silver Sands Restaurant Page 4 February 11, 2025
RESOLVED, that the Southold Town Planning Board hereby grants Conditional Approval
regarding the Site Plan entitled "Silver Sands Holdings" prepared by Howard W. Young,
L.S. dated February 22, 2024 and last revised September5, 2024, with the following
conditions:
Conditions to be met prior to final site plan approval:
1. Final Site Plan Approval Required for Operation of the Proposed Restaurant
The proposed restaurant and detached kitchen (subject of this application) shall not
commence operation or open to the public until the conditions are met and the site plan
is approved by the Planning Board and endorsed by the Planning Board Chairman.
2. Maximum Seating and Parking Limitations
In accordance with the total available parking stalls (50), the proposed restaurant is
limited to a maximum seating capacity of 61 including inside and outside seats. Due to
the environmentally sensitive nature of the subject property and its proximity to
adjacent riparian parcels, the creation of additional parking areas to accommodate
more seats is prohibited.
3. Submission of Necessary Approvals from SCDHS
Submit all required approvals from the Suffolk County Department of Health Services
(SCDHS), including the stamped, sealed, and signed approval by the SCDHS reviewer.
These plans must reflect a maximum seating capacity of 61 and be substantially
consistent with the proposed site plan.
4. Revised Site Plan Submission
Nine (9) prints of the revised site plan, stamped, sealed, and signed by a New York
State licensed professional, shall be submitted. Additional sheets of the site plan may
be required to ensure all information is clearly and comprehensively displayed. The
revised site plan must include the following revisions, to the satisfaction of the Planning
Board:
a) A revised site plan and floor plan that reflect the maximum seating capacity of 61.
b) Stormwater management details in compliance with Chapter 236:
i) Test hole location and data, including depth to groundwater.
ii) Provide details for how the stormwater run-off from the proposed restaurant
buildings will be channeled into the storm drain provided for the buildings.
Silver Sands Restaurant Page 5 February 11, 2025
c) Emergency access details, as required:
i) Provide proof/verification that both the detached kitchen building and restaurant
building will each be provided with sprinkler suppression systems. If these
buildings do not provide these suppression systems, a 20' wide load-bearing
driveway from Silvermere Road will be required.
ii) Provide additional "No Parking" signs in the area of the proposed emergency
vehicle turnaround.
iii) Provide the overall occupancy capacity for the restaurant and outdoor area. The
requirement is to provide the net overall occupancy on the grounds, including
indoor and outdoor areas in addition to proposed seats.
d) Incorporate all Zoning Board of Appeals (ZBA) conditions, as per ZBA file numbers
7894, 7914SE, and 7893SE.
e) Architectural plans, specifying roof fixtures associated with all kitchen, bath and
mechanical exhaust fans venting on the east side of the building or the eastern side
of the roof— as specified by the ZBA.
f) Removal of the depicted swimming area and float lines.
g) Location and details of the covered walkway between the restaurant and detached
kitchen, as required by SCDHS food services, consistent with any SCDHS-
approved plans.
h) Designation of all parking spaces on the site plan, including parking bumpers.
i) A compliant Photometric Plan, in accordance with Chapter 172.
The current plan contains numerous foot-candle values that exceed 5.0fc and there
are lighting fixtures designated as "up-lighting" which are not compliant with Town
code.
5. The "Motel Parking" signage located along the east side of the motel fencing must be
removed. If the stockade fencing in this area is not currently located on the property
line, the applicant must ensure that the property line is clearly marked. This delineation
may be coordinated with the Town for potential improvements.
6. Approval of revised plans by the Town Engineer to verify consistency with Chapter 236
Stormwater Management regulations.
Ongoing Conditions:
7. No outdoor music is permitted on the premises.
Silver Sands Restaurant Page 6 February 11, 2025
8. Parking Restrictions and Oversized Vehicle Regulations
Parking is only permitted in areas designated as parking spaces by the Planning Board
on the approved site plan. No busses or limousines are permitted on the entire
premises, other than shuttle service provided by Silver Sands business operation for
overnight guests staying at the motel and bungalows.
When the approved parking areas are at full capacity, no vehicles may drop off patrons
until a parking space becomes available. Vehicles are prohibited from parking,
standing, waiting in driveways, except when actively dropping off or picking up patrons.
9. Enforcement of Parking Spaces
All vehicles for motel guests, employees and patrons on-site must park in the
designated parking spaces approved under Town Code Section 280-78H. Non-
compliance will result in enforcement actions.
Pursuant to §280-132 Duration of plan of the Town Code, all conditions are in effect
and enforceable immediately.
Upon submission of the revised site plan to the satisfaction of the Planning Board, the
Board will refer the plan to the Building Department for a Use Certification.
Once the conditions listed above are met, a final approval resolution will be issued by the
Planning Board at a future public meeting, and the site plans officially endorsed. Only after
that has been completed will the operation be allowed to receive any necessary building
permits or certificates of occupancy, and/or be open for business. If you have any
questions regarding the above, please contact this office.
Respectfully,
M fP
A..,A IVL-
James H. Rich III
Chairman
cc: Charles Cuddy, Esq.
Michael Verity, Chief Building Inspector
MAILING ADDRESS:
PLANNING BOARD MEMBERS %ZF S® �® Southold, NY 11971
JAMES H.RICH III �® �®
Chairman
OFFICE LOCATION:
MIA JEALOUS-DANK Town Hall Annex
PIERCE RAFFERTY ® �� 54375 State Route 25
MARTIN H.SIDOR ®� (cor. Main Rd. &Youngs Ave.)
DONALD J.WILCENSKI �c0U14 ,� Southold, NY
Telephone: 631 765-1938
www.southoldtownny.gov
PLANNING BOARD OFFICE
TOWN OF SOUTHOLD
February 11, 2025
Ms. Laura Lefebvre, TRC
650 Suffolk Street, Suite 200
Lowell, MA 01854
Re: SEAR Classification and Set Hearing
Summit Ridge Energy Commercial Solar @ Town Landfill
6155 Cox Lane, Cutchogue SCTM#1000-96.-1-17.5
Dear Ms. Lefebvre:
The following resolutions were adopted at a meeting of the Southold Town Planning
Board on Monday, February 10, 2025:
WHEREAS, this proposed Site Plan is to construct a commercial-scale 3 megawatt
solar energy facility consisting of 7,900 solar panels, 2 inverters and 2 transformers on
±20 acres, located on the cap of the Southold Town landfill, and adjacent to the
Southold Town Transfer Station in the Light Industrial Zoning District, Cutchogue; and
WHEREAS, the Southold Town Planning Board, pursuant to State Environmental
Quality Review Act (SEQRA) 6 NYCRR, Part 617.5 (c), determined that the proposed
action is a Type II Action as it falls within the following description for 6 NYCRR, Part
617.5(c)(14) "installation of solar energy arrays where such installation involves 25
acres or less of physical alteration on the following sites: (i) closed landfill; be it
therefore
RESOLVED, that the Southold Town Planning Board has determined that this proposed
action is a Type II Action under SEQRA as described above; and be it further
RESOLVED, that the Southold Town Planning Board sets Monday, March 10, 2025 at
5:04 p.m. for a Public Hearing regarding the Site Plan entitled "Southold Landfill Solar
Project" prepared by Steven D. Meersma, P.E. dated January 2025.
Commercial Solar (cD_ Town Landfill Page 2 February 11, 2025
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, March 7, 2025. 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,
14,
?--
James H. Rich III
Chairman
MAILING ADDRESS:
PLANNING BOARD MEMBERS ®� s® y® Southold, x 1179
11971
JAMES H.RICH III �® �®
Chairman
OFFICE LOCATION:
MIAJEALOUS-DANK Town Hall Annex
PIERCE RAFFERTY ® �� 54375 State Route 25
MARTIN H.SIDOR °r® (cor. Main Rd. &Youngs Ave.)
DONALD J.WILCENSIC 'rou Southold, NY
Telephone: 631 765-1938
www.southoldtownny.gov
PLANNING BOARD OFFICE
TOWN OF SOUTHOLD
February 11, 2025
Martin Finnegan, Esq.
Finnegan Law, P. C.
13250 Main Road
PO Box 1452
Mattituck, N.Y. 11952
Re: Public Hearing
North Fork Project 2 LLC & North Fork Project 3 LLC
10020 & 9650 Old Sound Avenue, Mattituck
SCTM#1000-122-2-8.1 & 24.4
Dear Mr. Finnegan:
A Public Hearing was held by the Southold Town Planning Board on Monday,
February 10, 2025 regarding the above-referenced application.
The Public Hearing was held open to the March 10, 2025 meeting to complete SEQRA.
If you have any questions regarding the above, please contact this office.
Respectfully,
H- ,
James H. Rich III
Chairman
MAILING ADDRESS:
PLANNING BOARD MEMBERS "Of s® y® Southold,B x 1179 11971
JAMES H.RICH III �® ��
Chairman
OFFICE LOCATION:
MIAJEALOUS-DANK t= Town Hall Annex
PIERCE RAFFERTY • �� 54375 State Route 25
MARTIN H.SIDOR ®� (cor. Main Rd. &Youngs Ave.)
DONALD J.WILCENSKI �c®U01� Southold, NY
Telephone: 631 765-1938
www.southoldtownny.gov
PLANNING BOARD OFFICE
TOWN OF SOUTHOLD
February 11, 2025
Martin Finnegan, Esq.
Finnegan Law, P. C.
13250 Main Road
PO Box 1452
Mattituck, N.Y. 11952
Re: Public Hearing
Old Sound Winery & Farmhouse
Located at 10020 Old Sound Avenue & 9650 Old Sound Avenue, Mattituck
SCTM#1000-122.-2-8.1 & 24.4 Zoning District: R-80/R-40
Dear Mr. Finnegan,
A Public Hearing was held by the Southold Town Planning Board on Monday,
February 10, 2025 regarding the above-referenced application.
The Public Hearing was held open to the March 10, 2025 meeting to complete SEQRA.
If you have any questions regarding the above, please contact this office.
Respectfully,
., How
James H. Rich III
Chairman