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HomeMy WebLinkAbout9025 Main Road, LLC & Mattituck Hotel Devel., LLC Norklun, Stacey From: Noncarrow, Denis Sent: Thursday, February 20, 2025 3:16 PM To: Barbara Dammers; D. Simicich;John Johnson Qjohnston@royreeve.com); Norklun, Stacey; Thomas Dickerson (tdickerson@royreeve.com); Doherty, Jill; Doroski, Greg; Mudd, Jennifer; Krupski, Al; Louisa Evans; Mealy, Brian; Noncarrow, Denis; Rudder, Lynda; Born, Sabrina; Smith, Anne; Standish, Lauren; Tomaszewski, Michelle; Schlachter, Amy; DeChance, Paul Subject: FW: Notice of Claim Attachments: 9025 Main Road, LLC & Mattituck Hotel Devel., LLC.pdf Please see Notice of Claims attached. Thankyou Denis Noncarrow Southold Town Clerk. Town of Southold, New York www.southoldtownny.gov de..nisrr.@s uth l t rrrr r...� 631-765-13 CONFIDENTIALITYNOTICE: This communication with its contents may contain confidential and/or legally privileged information. It is solely for the use of the intended recipient(s). Unauthorized interception, review, use or disclosure is prohibited and may violate applicable laws including the Electronic Communications Privacy Act. If you are not the intended recipient, please contact the sender and destroy all copies of the communication. From: Norklun, Stacey Sent:Thursday, February 20, 2025 3:14 PM To: Noncarrow, Denis<denisn@southoldtownny.gov> Subject: Notice of Claim i TOWN BOARD TOWN-OF SOUTHHOLD .: In the Matter:of the Application of 9025 MAIN ROAD LLC. and MATTIT.UCK. HOTEL DEVELOPMENT;.LLC;' PETITION PURSUANT TO.THE: . Petitioners, 13 OF.2024 REQUESTING AN EXEMPTION FROM THE 11INTERIM To the Town Board of.the Town of Southold, New DEVELOPMENT LAWYOR NEW .. York; CONSTRUCTION OF RESORTS, HOTELS:OR MOTELS IN THE TOWN For an :Exemption from Local: Law 13 of :2024 OF SOUTHOLD" aka THE:HOTEL entitled, "A Local . Law to Impose an : Interim MORATORIUM . Development Law for.New.Construction of Resorts,. Hotel or Motels in the Town of Southold" for-the construction of an 81-room-resort hotel at 9025 Main-Road (NYS Route 25);'Mattituck,.Town . of Southold, Suffolk Count . New York SCTM No. 1000-1.22.00706.00-022.001.&028.000 TO THE HONORABLE TOWN BOARD OF THE TOWN OF SOUTHOLD: PLEASE. TAKE NOTICE.that Petitioners 9.025 Main Road, LLC ("9025 Main"):and Mattituck Hotel Development,LLC,("Mattituck Hotel"and,collectively with 9025 Main,referred to herein as.`.`Petitioners"), by their attorneys, Farrell Fritz, P.C., respectfully petition the Town Board of the Town of Southold("Town.B.oard")to grant an exemption from Local:Law 13 of 2024 entitled, `.`A Local Law to Impose an Interim Development Law for New Construction:of Resorts, Hotel or,Motels.in:the Town of Southold" (the "Hotel Moratorium"),. for-the purpose of tho .:adaptive reuse and re- evelopiiient.;of an--existing improved commercial site including 'the reconstruction of the existing office building into a hotel as hereinafter.:described. AIVED /v F . . . 2 0 2025: 1 So thold To n rk / o 0 1. The Petitioner's hotel plan.is an adaptive reuse of a longstanding vacant substantial office building on an 11.83-acre unutilized property that casts a negative image at the gateway to the Town of Southold(the"Town") and the Hamlet of Mattituck. Allowing this Property to stand . vacant and unutilized rather than occupied and operational as an 81-room hotel is a lost revenue source to the Town, a job creator for the community and a financial catalyst for surrounding businesses. PROPERTY INFORMATION 2. 9025 Main is the fee owner of certain improved real property comprising two (2) tax lots totaling approximately 11.83 acres, situated on the north side of Main Road.(NYS Route 25) in Mattittick,.Town of Southold, County of Suffolk and State of New York, known as 9025 Main Road, Mattituck, New-York, and designated on the Suffolk County Tax Map as District 1000, Section 122,' Block 06, Lots 022.001 (7.467 .acres "Bank Parcel") and 028.000 (4-361 acres "Adjoining Parcel") (collectively referred to as the "Property'). 3. At all relevant times, the Property was, and is, located within the General Business (B) Town Zoning District. The Bank Parcel is improved with an existing.concrete block structure originally constructed in the 1970s as a 45,000+/- square-foot shopping center with'a supermarket anchor that ultimately closed; 4. In 1982,the Property was purchased in a foreclosure sale and later sold to North Fork . Bank in 1984. North Fork Bank repurposed the then vacant retail building into an office building use that,over several years,,became the bank's 77,000 square-foot:corporate headquarters with as many.as 350 employees..'In 2006, Capital One Bank acquired:North Fork Bank,and repurposed the Bank Parcel office building as.a Capital One call center. 5. In 2011;.Capital One relocated its back-office operations to Melville: New York and. 2 Richmond, Virginia. Despite the best.efforts of Capital One to market the site, there were no interested:purchasers or tenants :for the 77,000: square-foot office building and Property (the "Redevelopment Site".): 6. In 2013, Capital One elected to-auction the Property, but received no bidders and the Property at the gateway to the Town of Southold just west of the Mattituck hamlet center remains vacant and unused ever since. HISTORICAL BACKGROUND' : 7. In August 2014, 9025 Main.acquired the Property from Capital.One and, for several. .` years it aggressively marketed the Property for tenants without any success.:. 9025 Main commenced meetings with representatives of the Town to discuss viable reuses of the Property. 8. In February 2018, 9025 Main filed an application to the Town. for a permit to construct.a 3-story hotel on the Property containing.125 guest rooms. .After several meetings and correspondence with Town elected officials and department representatives,the Petitioner revised its hotel plans for the Property. 9. In December 2022, the Petitioner submitted its revised plan for the Property that would demolish the existing office'building and construct a 125-room hotel .with a 275-seat restaurant, 300-seat catering facility and other amenities within a 132,821 square foot building and additional workforce housing and maintenance buildings on the Property. 10. On December 14,2022, 9025 Main was directed.by a Notice of Disapproval from the Town Building Department:to seek special exception approval from the Town Zoning Board of Appeals (the "ZBA") and site plan approval from the Town Planning Board. A copy of the Notice of Disapproval from the Town Building Department is attached as Exhibit"1". It. In May 2023, to complete'-the:SEQRA review of the plans submitted by 9025 Main; 3 the Town Planning Board requested a code interpretation from the ZBA. on the definition of "Public Water: Public Sewer:". The ZBA issued its findings and determination that impacted the number of units proposed on the most recent revised plans proposed by 9025 Main for the . Redevelopment Site submitted to the Town in December 2022. A copy of the ZBA Findings, Deliberations and Determination dated May 18, 2023is attached as Exhibit"2". 12. In accordance with the: ZBA Determination; conversations with .its professional consultants.and lenders and comments received from and collaborative discussions with Town representatives for the adaptive reuse of the existing vacant office building on the Property, the Applicant made significant revisions to its plans for the Redevelopment Site. Its revised plan for the adaptive reuse of the Property complies with the findings and,determinations of the ZBA and - the Town's suggestion to reuse and redevelop within the footprint of the existing building. 13. On June 6, 2024, the Applicant submitted revised plans for an adaptive reuse of the Property. The revised plans propose an adaptive reuse of the existing office building with certain improvements to the building and Property that has been vacant since 2011. The Redevelopment Site will support a new 100,068 square-foot 81-room hotel that will include a 225-seat restaurant and 300-seat catering facility with other interior building amenities. Proposed outdoor amenities include a pool, and terrace areas; and a tennis/pickleball area as well as 378 at-grade off.-street parking spaces. The redeveloped building will be "net-zero, LEED certified with sustainability components including a rooftop solar array and a state-of--the-art nitrogen reducing wastewater treatment system. 14. As evidenced by Capital One's best efforts,'the reuse of the site as an oversized office building at the.entrance to the Town and the Mattituck hamlet center has been problematic since the Property was vacated-in 2011. Although the Town did not want the site converted to retail use, 4 and expressed a desire-for the building to remain an office use,the lack of interest in the Property is based on the=fact that the existing office building is considered too large for that use in this area. 15. As an office building in Mattituck it was viewed as "large and unusual space for the area and location and the. thought has been that its reuse as an office building will always be difficult". The Town wanted to find the "right fit" for the Property, one that would reflect the area and "support the local job market". 16.. ..Since August 2014,the Redevelopment Site has deteriorated significantly. The Town Assessor acknowledged there is no viable reuse of the office building by reducing its estimated . market and assessed value by 67% and real.property tax revenue generated from the Property diminished drastically. Photos.of the Redevelopment Site are attached as-Exhibit"3". 17. Recognizing, that the Property can no longer support a financially viable office use, an adaptive reuse to repurpose and redevelop the.Property is inevitable. The goal is to repurpose the..space in a way that benefits the .community, generates. tax revenue and creates jobs. Repurposing the office-building as an 81-room hotel within the existing structure with ample parking is the right fit in this location; it will remain a non-retail use of the existing building that has been vacant for over.13 years while also providing rooms for visitors to the Town instead of utilizing homes.for short stays that the Town is working to discourage. 18. The importance of the tourism industry to the Town cannot be overestimated. The Town benefits significantly from the unique attributes of agritourism on the North Fork; spurred to an extent by the recognition of the area as Long Island Wine Country: The draw of agritourism coupled with the Town's maricultural history, quaint hamlet.center shops and. restaurants and waterfront views enhance the Town's tourism.and supports the preservation of the area's rural character. 5 19. The number of visitors to the Town increases each year,but the Town's hotel industry has not kept'pace with the growth of the tourism in the Town. According to the Suffolk:County Department of Economic Development and Planning, there are currently 337 hoteVmotel rooms . . in the Town (soon to increase to 351); and 142 hotel rooms in the Village of Greenport (soon:to increase to 164). The cumulative total of North Fork hotel rooms will be 515. Given the market's reaction to the Town's transient lodging deficiency by proposing new hotel development and the Town's response by pausing any new development of resorts, hotels.or motels, an adaptive reuse of an existing developed property prime for redevelopment as a hotel use is an opportunity for the :-: Town and community that should not be delayed. 20. Any other reuse of the Property than the proposed hotel is highly unlikely considering the amount of investment required to acquire the land and reconstruct any other potential use. The alternative uses permitted within-the General Business (B) Zoning District would not.realize a sufficient return to justify the amount of investment required to redevelop the Property. 21 ' Based upon assessments performed at the owner's request. to determine market demand, the proposed hotel-development is the only true financially viable adaptive reuse of the existing building and Property. 22. Further delaying the review process of the 9025 Main application in accordance with the-provisions of the Southold Town Code would be an unnecessary hardship on the property. owner. 9025 Main has worked with the Town over the last six years to achieve an adaptive reuse of a substantial office building at the entrance to the Town and Mattituck hamlet that once employed 350 people but now stands vacant and unutilized since 2011. A copy of a Memo prepared by Cleary Consulting in Support of this Petition to Except the proposed hotel .' development on the:Property from the Temporary Moratorium is attached as Exhibit'4". 6 THE PETIONER'S HOTEL PROJECT IN CONTEXT 23. The Petitioner is aware that.the Town's'Hotel Moratorium was enacted to preserve the status quo'to allow the Town to conduct studies to.review and.consider amendments.to those parts of the Town's zoning legislation and comprehensive plan pertaining to hotels, motels and resorts with:the objective to identify zoning districts and areas most appropriate for these uses. Accordingly, .the Petitioner's-hotel proposal has evolved beneficially over the last six_ years encouraged by constructive input from Town staff that promoted an adaptive reuse of an existing building and,as currently proposed, is an improvement to the status quo rather than a detriment. 24. The proposed hotel is a redevelopment project on an 11.83-acre site improved with a 77,000 longstanding vacant building,acres of existing pavement for on-site parking that supports the adaptive reuse within the existing building footprint on New York State Route -25:at the entrance to the Town.and Mattituck hamlet that has been completely unutilized for over 13 years.: 25. The proposed redevelopment., of the existing building includes green and sustainability components including LEED Certification, a rooftop solar array and the installation of a nitrogen-reducing wastewater treatment system: 26. The Town Code permits the proposed use by Special Exception from the ZBA. A process that allows for the imposition of limitations and includes conditions for.approval of a site plan by the Town Planning Board. Other proposed.resorts, hotels and motels in the Town do not present the same circumstances to merit an exception from the Town's Hotel Moratorium. 27. Tourism is a significant component'of the Town's economy. The current lack of hotel rooms.led to the rapid growth of short-term neighborhood.rentals, such as AIRBNB and Vrbo. The adaptive reuse of the Property as a hotel addresses.Town concerns and the existing, market demand for hotel rooms in a well-designed facility that is appropriately located that offers 7 certain, amenities not typically offered: at most short-term: rentals that have proliferated in . inappropriate locations throughout the Town. HOTEL MORATORIUM EXEMPTION CRITERIA 28. Town Local Law No. 13 of 2024 provides for exceptions from the Hotel Moratorium as follows: Any person or entity, suffering unnecessary hardship, as that term is used and construed in-Town Law Section 267-b(2)(b), by reason of the enactment and continuance.of the Hotel Moratorium may apply to the Town Board for a variance excepting the proposed development and use from the Hotel Moratorium and allow issuance of.a permit all in accordance with provisions of the Southold Town Code. Upon such application, the Town Board shall consider:, New York State Town Law Section 267-b(2)(b)provides guidance on factors to be analyzed when: considering a use variance and standards to demonstrate an unnecessary hardship. As applied in this instance,these-standards will be used to guide'the Town Board in its consideration of:Petitioner's request for an exception from the Hotel Moratorium. (1). The applicant cannot realize a reasonable return,provided that lack of return is substantial as demonstrated by competent financial evidence. Despite aggressive marketing and lease discounting, Petitioner has been unable to lease the existing office 'building to any office tenants. The . existing office building was initially developed .to support a specific occupant, North Fork Bank, which sought a corporate headquarters. that uniquely reflected their corporate identity and geography,- The building was never intended to be a competitive office building within the open regional office market. Without its original owner occupancy, the . building's unique size and location have left it as an unoccupied "white elephant."As a result, the building has been vacant for over 13-years, since the building's second occupant, a Capital One call center, vacated the premises in 201 L. The current office market has made it even more difficult to find office tenants for the Property. Since the office market collapse in 2020, when . office workers were encouraged to work remotely, office buildings were redesigned to provide smaller spaces for less workers with: greater investment in office building amenities..: See the pertinent pages of the Jones. Lang LaSalle("JLL")Initial Demand Assessment for.the.Property attached hereto as Exhibit"5". 8 Companies on Long Island are locating in Class A office buildings with attractive .amenities to entice employees to come back to the :office environment rather than work from home. To attract and retain employees,. companies and building owners must invest in smaller well=designed spaces with amenities in populated.office areas such as Garden City, Melville:and Hauppauge. A large, outdated single-tenant office building in Mattituck cannot compete in this market. The Petitioner has not only been unable to realize a reasonable return, but, in fact, has realized no return on the Property since it was acquired in 2014. ; Further demonstrating the unsustainable financial viability of the Property, the Town Assessor has.reduced the property taxes based upon the vacant and unoccupied status of the Property. If the existing office building were to be razed, the Property could theoretically be redeveloped to support another use permitted in the B-,. General Business zoning district. .However, the Property is encumbered by . a deed restriction prohibiting.retail use, and is too large to support most of the remaining permissible:uses. The JLL Assessment finds that other potential uses permitted .by. Town zoning .(specifically Office,: Industrial, Retail/Restaurant uses). are not recommended for this site. Of the uses that might otherwise be realistically .. feasible on the Property,the market demand, and perhaps more importantly,': the resulting:impacts are significant and "approvability" of virtually all those uses are uncertain. 1 As detailed in the R&M Engineering Traffic Assessment attached hereto as Exhibit"6",the proposed hotel use generates far less weekday morning and evening peak traffic:impacts than an office building use and one-half to one,- quarter the traffic generated by a supermarket during peak- morning and evening traff c. The weekend traffic generated by the proposed hotel use is -only one-fifth the traffic generated by supermarket,nursery/garden center. or retail uses. (2) The alleged hardship relating to the property in question is unique,and does not apply to a substantial portion of the district or neighborhood. 1 The ;.hardship is unquestionably unique and .represents.. a singular disadvantage. The Property is geographically isolated at the western edge.. of the entrance to the Mattituck Hamlet, well outside of the Hamlet Center and the surrounding HALO zone. Perhaps more importantly, the North Fork Bank/Capital One building is the.largest free-standing office-building 1 in the B-General Business zoning district, and likely ih'the entire Town. ; There are no similarly situated or similarly sized office buildings anywhere 9 in the Town, which makes this hardship completely unique. (3) The requested relief,if granted,will not alter the essential character of the neighborhood. The proposed hotel redevelopment plan consists of adaptive reuse of a very unique property, that supported the largest free-standing corporate office building in the Town. A use that always seemed contextually out of place, and more characteristic of the corporate office building corridors in.Melville or Hauppauge. The specifically designed adaptive reuse of the building as a hotel maintains and enhances the existing structure to reflect the context and character of the surrounding neighborhood. While the proposed redevelopment plan will certainly alter the appearance of the Property, the proposed site plan, layout and configuration of the. project have been thoughtfully developed to relate to and respect the: character of the surrounding area. The site's location west of the Mattituck Hamlet, on the Main Road is'a particularly suitable location. As described in Section 3(c)of the Cleary Report attached hereto as Exhibit "T',the land use in the vicinity of the Property is dominated by commercial uses, with some industrial, transportation, residential and vacant land.' The proposed hotel operation would not interfere with any neighboring uses; or impede the use and enjoyment of adjacent properties. Furthermore, the proposed hotel use. would not stimulate: a process that . might divert the complexion of the surrounding neighborhood. No hotel proposals like the Applicant's Hotel Plan exist in the B-General Business Zoning district: (4) The alleged hardship has not been self-created. The Applicant:began the process of seeking approval for an adaptive reuse of the Property as a hotel in 2018. The proposed use is a permitted Special Exception Use that fully complies with all B-General Business zoning . .. district regulations.and requirements, and as documented in Section 8 of the Cleary Report attached hereto as Exhibit"4",is consistent with the Town Comprehensive Plan. The imposition of the Hotel Moratorium was certainly not enacted in response to.the Petitioner's plan to repurpose an:existing substantial office building at the entrance to the Town, but rather was adopted by the Town. to suspend the review and approval of'the;development of new hotels within the Town. .. . 10 After years of diligently working cooperatively with the Town to develop a viable plan for an adaptive reuse of an existing oversized office-building and after significantly reducing the scope.and scale of the-Petitioner's plan 'to develop a -hotel on the Property within the existing .structure, the moratorium came as an unwelcome impediment to the realization of a well- designed properly located redevelopment project that would benefit not only the Petitioner'but the Town, the surrounding businesses and local community as well. Any further delay:of the review of the plans for the. adaptive reuse of the Property as proposed will create additional :financial hardship for the Petitioner and the commercial and financial viability of the project moving forward. THE APPLICANT'S PROPOSED HOTEL:PROJECT 29. In connection with this Petition for an exception from the Hotel Moratorium, the Petitioner respectfully submits the enclosed proposed project plans, entitled "The Mattituck Resort", dated May 30, 2024, (the "Proposed Plans") for the Town Board's consideration. A copy of the Proposed Plans is attached as Exhibit"T'. WHEREFORE, the Petitioners respectfully requests that the Town Board. issue a determination granting to the Petitioners an exception from the Hotel Moratorium for the Petitioner- to continue to pursue review and approval of the Proposed Plans. Dated: February 11, 2025 FARRELL FRITZ,P.C. By: . . Christopher E. Kent; Esq. John C. Armentano, Esq.. Attorneys for.Petitioners 100.Motor Parkway, Suite 300 Hauppauge, New York 11788 . 631.547.8400 . ckent@farrellfritz.com. jcarmentano@farrellfritz.com 11 FORM NO. 3 TOWN OF SOUTHOLD BUILDING DEPARTMENT . .. SOUTHOLD,N.Y. NOTICE OF DISAPPROVAL. DATE: March 23,2018 RENEWED:November 15,2021 . AMENDED: November.15,2021 AMENDED: December 3,.2021 AMENDED:December 14,2022 . TO: Goggins&Associates(9025 Main Road LLQ 13235 Main Road Mattituck,NY 11952' . Please take notice that your application dated February 20,2018: . . For permit to: construct a 3-story hotel containing 125 guest rooms at: Location of property: 9025 Main Road,Mattituck,NY County Tax Map No. 1000-Section 122 Block.6 Lot 22.1 &28 Is,returned herewith and disapproved on the following grounds: The proposed construction requires special exception approval from Zoning Board of Appeals= and site plan approval from the'Southold Town.PlanningBoard. oard. You may now apply to these agencies directly. This Notice of Disapproval has been amended to reflect the latest plans, received on 1219122. Authorized Signature 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 BOARD MEMBERS Southold Town Hall Q�.SO�� ~ 53095 Main Road.' P.O. Box 1179 Leslie Kanes Weisman,Chairperson �� � Patricia Acampora ,� O Southold;NY 11971-0959 OfficeLocation: Eric-Dantes Robert:Lehnert,Jr. G Town Annex/First Floor Nicholas Planarriento . "�' �' y� 54375 Main Road(at Youngs Avenue) yCDU Southold,NY 11971 h ttp:Hsouthol dtownny.gov ZONING BOARD OF APPEALS RE� � .�D ..TOWN OF.SOUTHOLD A`� 1 I y 2023 Tel.(631)765-1809 - . ouihafTTown Planning Board FINDINGS,DELIBERATIONS AND DETERMINATION - MEETING OF MAY 18,2023 ZBA FILE No.: 7793 NAME.OF APPLICANT: TOWN OF SOUTHOLD PLANNING BOARD PROPERTY LOCATION: TOWN WIDE SEORA DETERMINATION:.The Planning Department as lead agency under SEQRA on a specific application before their Board, is asking for this code interpretation in order to complete the required.SEQRA detennination. LWRP DETERMINATION: The interpretation requested in this application is listed.under the Minor Actions exempt list and is not subject to review under Chapter 268. ... PROPERTY FACTS/DESCRIPTION N/A BASIS.OF APPLICATION; :This is a request under Section 280-146D for an Interpretation of the Town Code. The Southold Town Planning Board, in a memorandum dated March 16,2023, has requested that the Southold Town Zoning Board of Appeals make a.determination related to Article VII,§ 280-35(B)(4)(b) Use Regulations, 280 Attachment I':Density and Minimum Lot Size Schedule for Residential Districts and §280 Attachment 2: Density and Minimum Lot Size Schedule for Nonresidential Districts of the Southold Town Zoning Code. .RELIEF REQUESTED: The Southold Town Planning Board_requests that the Southold Town ZoningBoard of Appeals make a code interpretation determination,relating to sewer and water requirements of transient:hotels or motels,:resort hotels or motels; or a conference.facility for the meaning of the phrases"community water and sewer"and"public water and sewer"as it relates to the minimum lot erea.per guest unit,and on=site wastewater treatment systerns.in the General Business(B)Zoning District: ADDITIONAL/BACKGROUND INFORMATION: The Planning.Board's request for an interpretation arises from an application to the Planning Board received for a parcel located at SCTM 1000-122.-&22."1.The basis for the interpretation is to detennine if"public water and sewer"and"community water_and sewer"are the same as it relates to.transient hotels or motels,resort hotels or motels;.and conference facilities.Town Code-requires a minimum of.6,000:per square feet ofaot area per guest unit without public water and sewer and allows 4,000 square feet of lot'area per guest unit with public water and sewer. Because the total number of hotel rooms affects the degree_of.potential impacts, Planning seeks this interpretation to determine the permitted number of units in order to make their SEQRA determination and further,to identify if. the currently proposed number of guest units:would require an area variance.Further,Planning asks if an on-site wastewater treatment system serves as-public sewage as it pertains to the General Business(B)-Zoning District. r-� Page 2,May 1'8,'2023 #7793,Planning Board Code Interpretation _ This is strictly a.code interpretation and in no way a hearing on the merits of the application submitted toahe. Planning Board. Moreover,this determination.will apply town-wide to all applications for transient hotels or motels,resort hotels or motels,or conference.facilities. There is no dispute.between the Planning Board,Zoning.Board and the applicant before the Planning Board that Public Water and Sewer are regulated by the Suffolk County Department of Health Services. Southold Town Code defines Public Water and Sewer as follows: §280-4 Definitions: PUBLIC WATER:PUBLIC SEWER Communal sewage disposal systems and communal water supply systems as approved by public agencies having jurisdiction thereof. Further Southold Town Code states in relevant part: §280-35(B)USES PERMITTED BY SPECIAL EXCEPTION BY THE BOARD OF APPEALS. The following rises are permitted as a.special exception by the Board of Appeals as hereinafter provided and are subject to site plan approval by the Planning Board: _ (l Any special exception use,set forth in and as regulated by § 280-13B(1),Lk), (7)and of the Agricultural- Conservation District. (2)Marinas for the docking, mooring or accommodation-of noncommercial boats. OYacht clubs. (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. (b)The maximum number of guest units:shall be: [I 1 One Unit per 6.000 square feet of land without public water or sewer. [21 One unit per 4.000 square feet of land with public water and sewer. (cZNo music,entertainment or loudspeaker system shall be audible from beyondahe property line. LdhThe maximum size of a guest unit shall be 600 square feet. Prior to the public hearing,the Zoning Board requested written comments from the Town Engineer, Michael Collins. On April 13, 2023,he submitted a written memorandum stating that"sewers and water supplies in the referenced Town of Southold are regulated by the Suffolk County Department of Health Services." He further. §760-603 (definitions)of the Suffolk:County Sanitary Code which stated in pertinent part that a Community Sewerage System means a system utilized for the collection and disposal of Sewage ... serving more than one parcel;whether owned by a municipal corporation,:private utility,or otherwise. FINDINGS OF FACT/REASONS FOR BOARD.ACTION: The Zoning Board of Appeals held a public hearing on this application on May 4,2023 at which time written and oral evidence were presented. Based upon all testimony-and documentation,the'Zoning Board finds the.following facts to be true.and relevant and makes the'following findings: Page 3,May 18,2023 #7793,Planning Board Code Interpretation TESTIMONY FROM.THE SOUTHOLD TOWN ENGINEER At the hearing the Town.Engineer,Michael Collins, after stating his credentials as a New York State licensed Professional Engineer,entered into the record the relevant Suffolk County Sanitary Code.definitions which state: §760-603 (Definitions) S. Community Sewerage System means a system utilized for the collection and disposal of Sewage or other waste of a liquid nature, including the various devices for the treatment of such wastes,serving more than one parcel; whether owned by a municipal corporation, private utility;or otherwise. 6. Community Water System means a source of water and necessary appurtenances together.with a distribution system serving more than one parcel, whether owned by a municipal corporation,private utility, or otherwise. Mr.Collins then noted that Southold Town Code§280-4(definitions)states that`Public Water:.Public Sewer' are . both defined as communal water and communal sewer,concluding that the plain language of public and community are interchangeable terms that mean the same thing. Both definitions require that public/community water and public/community sewer would be serving more than one parcel and".public"is further defined as approval by a public agency which would be the case for any sewage system in Suffolk County. Mr.Collins confirmed that a community system,versus on-site wastewater treatment,would have a much higher standard of disinfection and treatment prior to discharge. He stated there are.three levels of treatment which grants higher density to community sewer because you are no longer disposing of sewage onsite and offsite disposal is treated to a much higher standard. Mr. Collins concluded that a Community Sewerage System means a system utilized for the collection and disposal of Sewage ... serving more than one parcel, whether owned by a municipal corporation,private utility,or otherwise. He further elaborated'that if a site doesn't serve more than one parcel, it can't be communal. He explained how the size of a sewage system is determined by the flow capacity and if the Flow is determined to be over a limit for on-site sewage,then it would not be approved by the Health Department because it would need communal sewage;thus, distinguishing an on-site from a community sewage-system. He further elaborated on the community water system definition which included a distribution system servingmore than one parcel...' however,for purposes of this interpretation, the definition of`public water' and `community water' were not disputed because the word 'public' and `community' preceded the word water and the subject. parcel is serviced by the Suffolk County Water Authority. TESTIMONY BY THE APPLICANT'S ATTORNEY William Goggins, on behalf of the applicant before.the Planning Board,testified,without objection,that the jurisdiction of public sewage falls under The Suffolk County Health Department. Although Mr. Goggins stated . that he had meetings in the year 2020 with Planning,Town,Attorney, Building,Inspector,and Supervisor;and that those meetings concluded with the Town agreeing to the 4,000.00 square feet per guest room calculation, that meeting was not memorialized in writing other than a.letter written by Mr. Goggins to the ZBA discussing his submission of documents: Mr: Goggins further discussed that the Town had used a consulting firm on the subject application and the consultant had written a letter confirming.the-4,000 square feet per guest room calculation. However,the letter was the opinion of the consulting firm and not the Town. Further,the letter did not address definitions of public water.and public sewer,.which is the subject of the interpretation before the Zoning Board. . Mr. Goggins further went into an explanation of syntax and the English language,stating that the word`public' precedes water and does not.appear in front of`sewage' as listed in the Bulk Schedule;thus making it only public water and expects sewer to stand alone without being'specifically designated as public sewer: However,the Page 4,May 18,2023 . ##7793,Planning Board.Code Interpretation Southold code defines"public water and public sewer' as community water and community sewer,thus giving no merit to.the argument. Lastly,the ZBA heard from Dwayne Prieto,the applicant for.the parcel. Mr.Prieto sought to show that the current application is covered by two parcels, fitting the definition of"more than one parcel" However,as stated earlier, this is strictly a code interpretation of"public water and public sewer"and when the applicant completes an application for the project,the two parcels will have to'be merged,therefore,one parcel. The Zoning Board redirected the hearing back to the code interpretation and away from the specific application that gave rise to the questions from the Planning Board that are now before the ZBA about what constitutes"public water"and"public sewer.". CODE INTERPRETATION/DEFINITIONS Based.upon all the-facts presented to the Zoning Board of Appeals,the Board finds that the definitions in the Suffolk.County Sanitary Code,as explained by the Town Engineer as an expert witness,- are applicable to the Town Codeand are defined as follows: Public.water and public sewer are the same as communal water and communal sewer. In order to be:public and communal,the system must serve more than one parcel. Additionally, an on-site- sewage system,such as an STP (sewage treatment plant) does not qualify as public and/or communal sewage. RESOLUTION OF THE BOARD: In considering all of the above factors motion was offered by Member Weisman(Chairperson), seconded by Member Lehnert, and duly carried,to Vote of the.Board: Ayes: Members Weisman (Chairperson),Acampora, Dantes, Lehnert; and Planamento (5-0). n Leslie Kanes Weisman, Chairperson Approved for filing /`77 /2023 CASE Case Development Inc - - - I45 PALHiADE STREET.SUITE 211 _ f -- — --_-- --—— DMS FEMY.NY 10522 ON— 91 aWc 110 C.9 i OMeA Ste e]eetT0 CM 911 597 tkez 7 Protect ArClitect. .:, [ILA GREGORY SHARP ARCHITECT PC Ns�P"F s e.surt to r a Oar ev/e12 et► ree J wow.WM.aW�r ca A 4 A Project Developed By D-WAYNE PRIETO LN FOOER.CEO.VIVO HA. VIVO INYESTNENT PA—En LP 11TTPS yrVIVOHAA 10 1 Front of the Property-Aerial View 1 9j Access To Property From The Street_ 10 View of Street 8 Walkway Proiea owner. MATTITUCN HOTEL DEME ENT.LLC 9025 New ROAD 1 MATTITUCII.NEW YORA 11952 ry J\ 5�L STRUCTURAL ENGINEER 41 PROJECT ENGINEER SA _ �T._ -�.�f�••tilT.. !�* •[.t NOTES 2 Back of the Property-Aerial View '��LL 11 View of Hudson Road 12View of the Front Neighboors ---- - SYMBOL LEGEND See Deter 0 Dow Number WOO Type i -� � E vYaUOn 0.0'Elewlwn Twget section Cut Reddan ■ ■ • • • f I1 NsndON Nu bx + i Ntxtlt Arrow: DRAWINGS AND SPCECFICATIONS REPRESENTED AND OR INDICATED HEREBY ARE THE PROPERTY OF CASE AND ARE NOT TO eE USED.Em1ER N WHOLE 3 Parking&Front View of the Building 4 Side View ,DEVELOPMENT Rear View OR N PART.FOR ANY OTHER PROJECTS OR PURPOSES.9Y ANY PAATESOTHER TNATr THOSE AUT110ALEED eY CONTRACT.WR`HCA T PRIOR—117EN AUTHDRUATION FRW CASE DEVELOPMENT. 'I DRAWING INFORMATION ISSUED FOR REVIEW 5130,2024 f 13 Side View of the Property 14 View of Neighboors A 81-Key Luxury Resort and related am I,es 10Ca10d,n MaRltUCk. developed by 6 Rear Parking View 7 Railroad View g l View of Front Parki D-Wayne Prieto ---- I Founder+CEO.VIVO Haus VIVO Investment Partners,LP THE MATTITUCK RESORT 9025 Maln Road, Mattituck,NY 11952 EXISTING CONDITIONS r ,f EO Aqr,_ ��,.p cAse. ♦ Owu..Or w wTmuu Y. A, o. w� T-004.00 .. E� I CIE ARY CONSUMING To: Supervisor Krupski and Members of the Town Board From: Patrick Cleary,AICP, CEP, PP, LEED AP Date: January 31, 2025 Re: Variance Request from 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 Introduction . Cleary Consulting has been retained by Cardinale Management'(the "Applicant") to prepare a request fo'r a variance excepting its proposed development from the recently- adopted 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, that was adopted .by the Town Board on June 18; 2024 (the "Moratorium'). The Applicant has been working cooperatively with the Town to advance its application to repurpose and redevelop the former North Fork/Capital One Bank property located at,9025 Main Road .in Mattituck to_support a hotel with accessory restaurant and'catering facility, since 2019 (the "Hotel Plan '). A formal application for the current evolution of the Applicant's Hotel Plan was filed with the. Planning Department on June 6,.2024, or several weeks prior to the certification of the adopted Moratorium. In accordance with Section 6 of the Moratorium Local Law, the Applicant is seeking a variance excepting its proposed Hotel.-Plan from the Moratorium, for the.reasons more specifically outlined below. 529 Asharoken.Avenue •Northport,NY 11768 Phone(631)754-3085 Fax(631)754-0701 ._Email:cleard@optonline.net www:.olearyplanning.com . 1. :Moratorium Local Law The stated purpose of the Moratorium is to. preserve th:e status quo of the Town while the Town, supported by an independent consultant, ZoneCo., reviews the current zoning classifications, environmental constraints, cumulative impacts and potential build- out of hotels, motels and resorts throughout Southold Town.- This work will culminate in a Zoning Update that may.include amendments to.the Town's zoning code. It is the Applicant's assumption that this exercise is not intended to result in an outright prohibition of hotel, motel and resort uses, but rather is intended to more appropriately locate and regulate these uses within the Town. The Town's website includes a link to the Zoning Update Project. The project is being overseen by a Zoning Update Advisory Committee consisting of members of the community, personnel from several Town Boards, as well as Town Planning Department staff. The first product of that project is the Zoning Diagnostic Report, dated September 2023. The Comprehensive Plan noted that the current,Resort Residential (RR) zoning district that permits resorts, hotels, motels and vacation condos encompasses 83 acres (38 acres.in the Hamlet of Greenport West, 22 acres in Southold, 15 acres in Cutchogue, 4 acres in East.Mar:ion, 4 acres in. Peconic and 1 acre in New Suffolk). While the hamlets of Mattituck, Laurel, Orient and Fishers Island do not-contain any RR districts,they do include other districts (such as the B District)where resorts, hotels, motels and B&B's are allowed. The geographic expanse"of.the areas in the Town where these uses could occur, has been noted as one of the reasons to impose the Moratorium. The. Moratorium further states that its adoption was necessary to ensure that any new resort, hotel or motel development is in accordance with the. Town's goals and planning -objectives. As more fully documented below, the Applicant's proposed Hotel Plan for 9025 Main.Road, Mattituck, which-has evolved over the Fast 5 years in accordance with the guidance of the Town, does indeed comply with the goals and recommendations of the Comprehensive Plan. 2. The Moratorium has Suspended the Review of the Proposed-Hotel Plan On June 6, 20241 the Applicant filed an application for an adaptive reuse of the existing 77,000 square foot former ;North Fork/Capital One Bank office building located on - the 'improved. 7.467-acre parcel together with certain ancillary improvements -to the adjacent wooded and undeveloped 4.36-acre .property, located on the north side of Main Road (NYS Route 25) and known as 9025 Main Road 2 in Mattituck (the ""Site"). The Site .is located in the B .General Business .zoning district: In 2019, the. Applicant submitted plans for the Site and began -discussions with the Town to develop a 13 2,8 21 square foot, 121-room hotel with a restaurant, catering facility, spa, resort pool,. 3 workforce housing units, parking, utility and infrastructural improvements. Working with the Town and its consultants, the Hotel Plan evolved and has been modified and reduced in scale to the current proposal. The_current Hotel Plan provides an adaptive reuse of the premises with certain improvements to the existing office building that has been vacant since 2011, and the redevelopment of the Site to support a new 100,068 square foot, 81-room hotel.The hotel will include a 3,781 square foot, 225 seat restaurant and a 12,916 square foot, 300 seat catering hall. Interior building amenities include 'a 5,624 square foot golf swing area, a 6,556 square foot wellness center spa, and a 9,417 square foot kid splash area. Exterior amenities. include a pool and two outdoor terrace areas, and a tennis/pickleball area. The hotel will be supported by 378 at-grade off-street parking spaces an on- site. community wastewater treatment system, new stormwater management facilities and new site infrastructure improvements. The hotel is being designed as a "net-zero" building and will achieve LEED certification. Green building and sustainability components of the projectinclude a rooftop photovoltaic solar array, a state-of-the-art wastewater treatment system. among other green building measures. (The Hotel Plan is depicted in Figures 1 and 2). 3. Existing Site:.Conditions a. Site Conditions The Site consists of two tax parcels. The east.parcel (Suffolk County Tax Map #1,000-122-06-22.1) is 7.467 acres .in .size and supports an existing vacant, 77,000 square foot office building surrounded by extensive off-street surface parking lots (the "Bank Parcel"). The west .parcel (Suffolk County Tax Map . #1000-122-06-28) is 4.361 acres in size, and is currently -urideveloped .and wooded (the "Adjoining Parcel")..The Hotel Plan combines the two parcels into one site plan.that encompasses 11.828 acres: The Site has frontage along the Main Road (NYS Rte. 25), and backs-up to the Long Island Rail Road. There are two existing curb cuts onto the Main Road at the east and west ends of the Bank Parcel. Three single family homes that access Main Road;:over Hobson . Drive are adjacent to both parcels that comprise the Site. 3 i n ` Hrlr{{l, a O° •:�• i .� ' j �' l !.RE PLAN LANDSCAPING PLAN Source.Gregory Sharpe Architect,P.C. Scale:As Shown , I figure Proposed Site Plan 1 4 VAR `= b i Source:Gregory Sharpe Architect,P.C. Scale:N.T.S. i iuIf Project Rendering 2 b. Prior Use The Bank. Parcel was originally developed in the 1970's as a shopping center with a supermarket anchor. That use did not farewell, and was purchased out of'.foreclosure in November 1982., In' 1984, North Fork. Bank purchased the property and.established its corporate offices.-Over:the years,:the:office building was expanded to 77,000 square feet and, at its peak, ha.d 350 employees. In 2006 Capital One acquired North Fork Bank and repurposed the building as a :Capital One call center. In 2011, Capital One relocated its back-office 'operations to Melville, New York and Richmond Virginia; and the building has been vacant since that time. c. Existing.Zoning and Land Use The area around the Site includes diverse land uses. The Site is located west of the.Hamlet of Mattituck, within a.commercial corridor that extends along:Main Road. As illustrated on Figure 3, the surrounding land use, particularly east of the Site,. is predominantly commercial with a mix of industrial, transportation and some residential uses and vacant land. The Site and the existing substantial office building, always stood out as a. curious use entering the Hamlet:of Mattituck. The McDonalds, on the South side of Main Road west of the Site, is by contrast a building that is more consistent with the character of the community, and the entrance into Mattituck: Notable land uses east of the Site along Main Road include North Shore Yacht Sales, ,Magic Fountain ice cream parlor, CVS pharmacy,'7-11,:the Mattituck Plaza .Shopping Center, several banks, gas stations, retail stores, before reaching Love Lane, the Mattituck Hamlet center. As illustrated on Figure 4, the Site is located within the.B — General Business zoning district, with a defined purpose in §280-47 of the Town Coder "The purpose of the General Business (B) District is to provide for retail and wholesale =commercial development and limited office and industrial development outside of the hamlet central.business areas, generally along major highways. It is designed to accommodate.uses that benefit from large numbers of motorists, that need fairly large parcels of land and that may.involve characteristics such as heavy trucking and noise." . The B General:Business zoning district allows for the following principal uses: 4. Mattituck/Laurel Land Use 05 025 0 0 s Miles HamletCenter goon -Agriculture c ;- �}' Rd Commericial en�hyo. v W - Industrial a p, yRdd Institutional r Residential - open Space&Rec Surface Waters 401e, wq, Rd � s Transportation ® Utilities ', YAve Y 3 Vacant v r et 5 Plks Sf n Av � ww° s c� c r'`w t FIJ •` 1 r to a mm � AI 4 0 rkgYe c -a This map is intended for general reference an iscussion purposes only,and is not to be used for surveyi ,legal Map Prepared by interpretation or junsdichonal boundaries or the recise Southold Town Planning Dept purposes.No warranties are made,expressed or i plied A0129,2016 = concerning the accuracy.completeness,reliability, Suffolk County Real Property Tax Service Agency suitability for any other purposes of the data or infor lion AREIS and Tax Map Copyright 2016, contained or furnished in connection herewith. County of Suffolk,NY ,.�.. c Le ion Aye Q n, m - Source:Town ofSouthold Planning Department Scale:As Shown N I igure ExistingLand Use "�3/ - S 3 Long Island Sound Mattituck/Laurel Saw Zoning with Protected A Ruth Rd 04%"a' to Lands Stanley Rd Daley Rd K r f n' ZONING �a'r F F a 7 D AC o 'yii te"'Ake u .a e'Ra .. . c AHD ° O D B MedaY Ave HB ® LB �2 D Ll „tyR MI Clad 5 ' ad 4$ ° 3 Ike St O� - Mil r� a t t Qi CD R 40 o R-80 5 ROp d 1 ,yv Protected ° sOf0 U N HamletCenter Gina sr W n 'k Ave r7 E K o \�a W Pecon Ray 0 e 0a1 Map Prepared by Town of Southold Geographic Information System Qa Apnl29,2016 Suffolk County Real Property Tax Service Agency s t` ARDS and Tax Map Copyright 2016, 0 025 05 �— We County Of Suflotk,NV O a m d) � Source:Town ofSouthotd P/anningDepartment Scale:As Shown y I ig a rc Existin Zonin "��1 g g � 4 CYFARY OO ft-.. Permitted Uses ■ Agricultural operations ■ Buildings operated by the Town of Southold, school, park and fire districts ■ Boardinghouses and tourist homes Business, professional and governmental offices. ■ Retail stores(up to 8,000 sgft) ■ Restaurants (excluding fast-food)' ■ Bakeshops ■ Personal service stores Art, antique and auction galleries ■ Auditoriums and meeting halls ■ Repair shops Custom workshops. ■ Bus or train stations ■ Theaters or cinemas Libraries or museums ■ Laundromats ■ Bed & breakfast uses :Grocery stores (up to 25;000 sqft) ■ Wholesale businesses ■ Contractors' businesses or yards ■ Cold storage plants, food processing.or,packaging plants " ■ Wholesale and retail sale of garden materials, plants and nursery operations ■ Wholesale/retail beverage.distribution ■ Funeral homes ■ Train or bus stations ■ Telephone exchanges ■ Wineries ■ One-family detached dwelling ■ Two-family dwelling ■ Convenience stores Special Exception Uses ■ Places of worship ■ Private schools Nursery schools ■ Philanthropic, eleemosynary or religious institutions, heath care; . 5: . . continuing care and life facilities ■ Public.utility facilities ■ Beach clubs, leh,nis clubs, country clubs, ' gold.-. clubs and. membership clubs ■ Children's recreational.camps A.. Farm labor camps: ■ Veterinarians' office, animal.hospitals ■ Cemeteries ■ .'Stables and Riding Academies Hotel or motel ■ Bed:and breakfast -...Tourist camps ■ Research-, design or development laboratories : . . . ■ Fully enclosed commercial recreation_ facilities ■-:Laundry or dry-cleaning plants ■ Fraternal'or social institutions ■. Take-out restaurants ■: : Drinking establishments ■ Automobile laundries . . . ■. Public garages,-service stations, sales lots Partial self-service gasoline stations ■ Private.transportation service ■ . Formula food restaurant ■ Flea markets-. ■ Retails stores (in excess,of 8,000 sqft) ■. Conversion-of a.building to apartments The following bulk and dimensional regulations apply in: the B — Oen:eral Business zoning district. Table Mmm k andional I RggMIM,in, Lot Size (square feet) 30,000 Lot Width (feet) .... :. 1.50 Lot Depth (feet) -150 Front Yard (feet) Variable` Side Yard, One (feet) 25 Side Yard, Both (feet) 50 Rear Yard.(feet) 35- Landsca pe Area (%) 35' Lot Coverage(%) 30 6 Building Height (feet) 35 Building height (stories) 2 Building Frontage (feet) No building shall have more than 60 linear feet.of frontage on one street *Front yard setback shall be the average 'of.the setbacks of adjacentparcels A windshield survey.of properties located along the Main Road corridor reveals several:non-conforming properties that do not fully comply with:the applicable. B zoning dimensional and bulk regulations. 4. Viability 'of'Office Market The Site, as it exists, is designed to support a corporate office building use. After electing to vacate the Site in 2011, Capital One aggressively marketed the office - building but was unable to secure any interested purchaser. or tenants and . _ eventually chose to auction the property. Unfortunately, the inherent limitations of utilizing the Site as a corporate office, no bidders came forward. The office market in.the region, which has declined significantly over the years, was devasted further by-the.pandemic. Surplus office space, evolving business.practices and emerging demographic changes have seriously challenged the office market.. The .result has been a complete transformation of how office space is used..While optimally located Class A office space has demonstrated_ some resilience, Class .B and C office space, and office buildings located outside of Long Island's office hubs in western Long Island have suffered. The growing trend on Long Island is to repurpose underperforming office buildings and office parks. Based upon the unsuccessful thirteen-year effort to market the North Fork/Capital One Bank building, combined with the post-pandemic outlook for occupancy of this isolated substantial office building, it can be fairly concluded that the Site no longer h.as a useful life supporting an office use. Converting:this building to.any of the other,Permitted or:Special Exception Uses included in the B Zoning District will require substantial structural changes with varying impacts. .5. Redevelopment Options Recognizing that the Site- can no longer support a viable office use, a n. - ad a p t i v e r e u se t o. r..e purpose and redevelop the Site is inevitable. While the General Business district appears to offer a broad array of potential alternative uses, in fact, the actual'range of realistic,uses for this Site is somewhat limited. With office use unsustainable and the Town opposed to retail use at this Site,which 7. . was further restricted by a covenant in the recorded deed when the property was transferred to North Fork Bank in 1984, the reuse of the Site would be limited to the remaining B district uses documented in Section 3 c. above. Most of the potential permitted uses are small-scale business operations that do not need an 11.8-acre parcel. Most identified uses require a one or two-acre site and not 11.8 acres. By contrast, uses that might utilize an 11.8-acre parcel, which are also permitted by zoning include agricultural operations, a cinema (large scale multiplex), a wholesale business (potentially a use such as a Costco or an Amazon distribution center), a cold storage or food processing plant, a private school, a private club, a children's recreation camp, a farm labor camp, a tourist camp, a riding academy or stables, a commercial recreation facility, or a flea market. Without too much analysis and assessment, it is apparent that many of these uses would be incapable, undesirable, or result in greater potential significant impacts at this location than a hotel use. Based upon the circumstances, the Applicant determined the best alternative to be an adaptive reuse of the Site as a highly amenitized hotel. 6. Hotel Market The importance of the tourism industry to the Town of Southold cannot be overestimated. In New York State in 20221, the total economic impact of visitor spending was $123 billion. Long Island accounted for $6.6 billion, which was the second largest percentage of that spending by region, behind only New York City. Lodging alone represented 19% of that spending. Visitor Spending by Sector Percentage of visitor spend 13% i PF1 rcm�., Source:Tourism Economics Economic Impact of Visitors in New York,September 2023,Tourism Economics 8 On Long Island tourism accounted for 6% of total employment or 72,606 jobs: Southold Town benefitted significantly from the unique agritourism attributes_of the North Fork, spurred to an extent by the recognition of the area as Long Island Wine Country. This unique agritourism niche flourished, enhancing a tourism industry that supported preservation of the area's rural character. The hotel industry has not kept pace with.the growth of regional tourism in Southold Town. According to the -Suffolk County :Department of Economic Development.and Planning, there are currently 337 hotel/motel rooms in the Town of Southold; within the following zoning districts: ■ 217 rooms— RR zoning district(soon to be expanded to 231 rooms) ■ 48 rooms— HB zoning district ■.. 32 rooms— R-40 zoning district ■ 20 rooms— LB zoning district ■. 20 rooms— MII zoning district Additionally, there are 142 hotel rooms in the Village of Greenport (soon to be expanded to'l 64 rooms). The cumulative total of North Fork hotels rooms is 515. The market has reacted to this transient lodging deficiency by proposing new hotel development.:. One hotel .project is about to begin construction, another application to expand an existing hotel has been submitted and two applications for new. hotels (including the Applicant's Proposed Hotel Plan) have also been submitted. Additionally, there are three hotel projects in.the development concept stage; that have not yet been formally submitted. The following is a summary of these projects. It should be noted that two of theseseven projects are located in the Village of Greenport, and would not be affected.by the Moratorium. Approved: -The Enclaves Hotel, Southold —44 rooms Submitted Applications: ■.Mattituck Creek:Hotel, Mattituck— 9 rooms -Hotel Moraine, Greenport—.expansion of 14 rooms ■Mattituck Hotel, Mattituck (the Applicant's Hotel Plan) —81 rooms :Concept Proposals: ■Peconic Bay Vineyard Hotel, Cutchogue.—40 rooms . 9 -Old Field Vineyard Hotel, Southold -20 rooms ■Brick Cove Hotel, Greenport-25 rooms Placed in context, and recognizing that the. Enclaves project.has already been approved, and two of the projects are not located in Greenport Village, other than the Applicant's Hotel Plan, there are only 9 currently proposed additional hotel rooms in the Town, with the potential. of 60 rooms on the drawing board. The potential hotel development does not meet the demand for well-located transient lodging in the Town to serve increased tourism opportunities. 7. Proposed Hotel = Benefits and Impacts The Hotel Plan represents a beneficial re-development for the following reasons: - ■ The Applicant's Hotel Plan is an adaptive reuse of an existing substantial office building re-purposing a longstanding vacant, unutilized property that,casts a negative, image at the gateway into the Hamlet'of Mattituck. ■ When the Site was fully occupied and operational, it provided significant real estate taxes to the Town. This revenue diminished and will continue to diminish as the building remains vacant and deteriorates. The Applicant's Hotel Plan will restore the Site as a significant taxpayer. ■ As a result of the adaptive reuse of the Site, an existing vacant and deteriorating office building will become an architecturally . meritorious. and contextually. appropriate use and an identifiable feature located at the gateway to the Hamlet of Mattituck, and it will enhance the aesthetic appearance of the Site and the character of.the surrounding area The location of the Site limits hotel related traffic to the west edge of the Hamlet of Mattituck thereby diminishing traffic.impacts further east. ■ Tourism is a significant component of the Town's economy. The current lack of hotel rooms led to the rapid growth of short-term neighborhood rentals, such as AIRBNB and Vrbo. The Hotel Plan addresses the existing market: demand for hotel rooms, in a -well-designed facility that is appropriately located. Amenities. offered in the Hotel Plan," (pickleball courts, a day spa, resort pool), are not typically available at most short-term rentals: This would reduce the incentive and demand forshort-term rentals that have proliferated:in inappropriate locations throughout the Town. 10.. ■ The Hotel Plan includes various amenities,such as the restaurant and catering hall, that will distribute the economic benefits of the.Hotel throughout.the year.-- rather than merely a compressed window during the "tourist: season.,, .. ■ The Hotel Plan will be.a significant employer that creates new jobs. The multipliers generated from the RIMS II model provide enough information to determine and isolate the' direct, indirect;- and induced :portions comprising the total combined economic benefit of the:Development and Operations of.300 new jobs. . ■ Economic benefits from the Hotel Plan include Direct Impacts (visitor spending), -Indirect Impacts (putchases of inputs from suppliers) :and Induced Impacts (consumer spending out of employees' wages). The Hotel is sustainably designed to be a net-zero development that will obtain LEED certification. The proposed repurposing of the Site to support the Hotel Plan will result in certain impacts; including: ■ Minor encroachment into NYSDEC Wetland :MT-18 for parking and drainage improvements. ■ Water demand of 27,802 gpd Wastewater generation of 27,808 gpd ■ Increase in vehicular trip generation during non' hours. ■ An increase of Less than one acre of new impervious surface .. The removal of approximately 3.93 acres of existing vegetation ..... ■ The generation of additional solid waste.. All impacts will be satisfactorily mitigated, and do not represent significant adverse' impacts. Importantly; these,impacts relate:to the change.from the prior use of the Site as an:office:building to the proposed use as a hotel.As an example,=peak hour - traffic impacts of the Hotel Plan will:actually be reduced when compared to the prior office building use and less than alternative permitted uses. . 11 8. Consistency with Comprehensive Plan The Town of::Southold Comprehensive Plan, adopted by the Town Board in: February of 2020 (the "Plan"), provides a long term-vision for the community, as expressed through a series of specific goals for various subject areas, such as Land Use & Zoning, Transportation & Infrastructure; Housing, Economic Development . etc. A careful review of the Comprehensive Plan reveals that no specific or explicit guidance or recommendations were established for the Site.: Nevertheless, several more general goals and recommendations do address:the proposed Hotel use. Land Use & Zoning Chapter of Comprehensive Plan . The.Land Use and Zoning Chapter of.the Comprehensive Plan notes that although only 2 percent of the land area of Mattituck/ Laurel is considered commercial (133 acres), Mattituck contains one of the largest and most diverse commercial centers in the Town, with a bustling hamlet center and a larger business district to the west of the hamlet center. Together, these commercial,centers are the western part of the Town's primary commercial hub. Interestingly, the Plan also points out that commercial .and industrial development in Mattituck/ Laurel is currently only 35 .: percent of the potential .amount that would be, allowed under the current zoning....Potential new as-of-right commercial/industria.l development could add nearly 2.5 million square feet of new development within the Hamlet. This level of additional development would invariably result. in serious and significant adverse. impacts: Proposed Action's Consistency with the Plan -The Hotel Plan.represents the replacement and redevelopment of an existing:vacant office. building with a new hotel. Asa result; no existing.vacant land would be necessary. for :the development of a hotel use' needed within, the community. Moreover,.all the operational impacts associated-with-the 350 employees that worked at the former office building, were previously absorbed by the community.The Hotel Plan will in effect re-establish similar impacts, and will - not result in any significant new impacts, :beyond those previously experienced b the active use of the office buildi'n P Y g The Plan also identified the significance of the business.corridors located .outside of the'Hamlet Center: It pointed out that diffused: retail development_outside of the Hamlet.Center and along the adjacent corrid:or;would dilute the effectiveness of the Hamlet Centers and should be.avoided. The Plan calls for creating a: new 12 zoning district for those.commercial parcels outside .the hamlet centers.,This new distract would include a: range of existing uses that would be suitable for location outside the hamlet centers and would exclude the uses that are needed in the ham.let centers. Permitted uses could include service .businesses, contractors' yards, and offices, among others. This goal could potentially be achieved. by creating more than one new zoning district, or a employing a combination of existing and new zoning districts. - Proposed Action Consistency with.: the Plan — The proposed Hotel precisely meets this goal. The redevelopment of.the Site previously used as an office building for a hotel would not create a. retail use that would more appropriately be in Hamlet Center. The hotel is ideally.located in . the western perimeter of the Hamlet=Center where- it would support the retail use in the Hamlet Center without being a detriment to the viability of those.existing retail uses.. Furthermore,the Hotel is a permitted Special Exception use, so no;rezoning would be necessary to comply with this goal. Economic Development Chapter of Comprehensive Plan A primary goal of the Economic Development Chapter of the Comprehensive Plan. is to promote economic development that ensures an adequate tax base without compromising the unique character of the Town. The Plan further:. notes. that non-residential growth. is needed to :maintain economic stability through taxation of uses that create less of a burden on; community services, particularly the school districts. The Town's zoning :encourages responsible commercial- growth in hamlet .center areas and limited commercial and industrial growth in areas proximate to major roads. The Proposed Action Consistency with the Plan =The Hotel Plan aligns with this goal by :restoring the Site to an enhanced .taxable status: generating a significant amount. of school taxes, without adding any students to the Mattituck- Cutchogue School District. As an adaptive reuse of the:.substantial existing._infrastructure on the Site, the redevelopment project. has significantly less impact than an entirely new ground-up development of a vacant parcel, ,thereby decreasing the burden_ on community services. The Plan recommends maintaining the existing acreages of commercial/industrial 13 .land available for development'to support the tax base,-consumer needs and employment. These commercial/industrial zoned areas are dispersed throughout the Town in' a .manner that recognizes the importance of hamlet centers and . . . provides for existing and potential businesses commensurate with Town.needs from the business and tax`revenue perspectives,while maintaining defined hamlet centers and overall quality of Fife. Proposed Action Consistency with the Plan—As a redevelopment project, the reuse of the property underthe Hotel Plan maintains the existing commercial. land, and as noted above, would not detract from or reduce appropriate commercial: development that should otherwise be .located within the Hamlet Center. This goal is also one of the few areas of. the Plan where supporting employment is mentioned. The Hotel Plan would create several new jobs, ranging from support service jobs, restaurant and catering:jobs, clerical, administrative and manageme.ntjobs all adding disposable income to be spent within the surrounding area. The Economic Development chapter of the Plan also indicates that environmental sustainability is necessary to meet- the needs of .today's residents without compromising the needs of future residents. It also notes that now more than ever, environmental sustainability is a necessity for the future.of Southold. The Hotel Plan has been developed as'a "net-zero" project that will achieve L-EED certification through the incorporation of a number of green building strategies,. including notably the installation of roof-mounted photovoltaic,solar panels.While the Comprehensive Plan does not identify any specific recommendations for the Site, as noted above, the Hotel Plan is wholly consistent with the overall vision of the Plan as well as a number of specific major goals. 9. Variance Hardship Test Section 6 of the moratorium local law reads: "Any person or entity suffering unnecessary hardship as that term is used and construed in section 267-b (2).'(b), by reason of the enactment and continuance of this moratorium may apply to the Town . Board for a variance. excepting the proposed development/use from the temporary moratorium and allowing the issuance of.a permit all in accordance-with the provisions of the Southold Town Code." Section 267-b (2) (b) refers to the New York State Town Law enabling legislation guiding the consideration of use variances by the Zoning Board of Appeals; and 14 . the standards to demonstrate an "unnecessary hardship" (what has become known as the Otto rules'). As applied in this instance, these standards shall guide the Southold :Town Board in determining if a variance from the moratorium is warranted. The basis.for requesting relief and exemption from'the moratorium, in accordance with 267-b (2) (b) are enumerated throughout this memorandum, and are more specifically documented below. A. The applicant cannot realize a reasonable return, provided that lack of return is substantial as demonstrated by competent financial evidence. Despite aggressive marketing and lease discounting, the Applicant has been unable to lease the existing office building to any office tenants. The office building was initially developed to support a specific tenant, North Fork Bank, which sought a corporate headquarters that uniquely reflected their, corporate identity and geography. The building was never intended to be a competitive office building within, the open regional office market. Without its original tenant,.the building's unique size and location have left it as a "white elephant." The building has been vacant for over 13 years, since the building's second tenant, a Capital One call center vacated the premises in 2011'. The Applicant has not only been unable to .realize a reasonable return, but in fact has realized no return on the Site for the past 13 years. Further demonstrating the unsustainable financial status of the property, the Applicant has been forced to file tax certiorari proceedings to .reduce the... property taxes based upon the vacant and unoccupied status of the Site. As documented in Section 5 above, if the existing office building were to be razed, the Site could theoretically be redeveloped,to support another use ..permitted in the B - General .Business zoning district. However, the Site is encumbered by a deed restriction prohibiting retail use,. and:the Site is far too large to support most of the remaining permissible uses. Of the uses that might otherwise be realistically feasible.. on 'the Site, the market demand, and perhaps more importantly, the resulting impacts and z Otto V.Steinhilber supra: . 15 "approvability" of virtually all those uses are uncertain. B. The alleged hardship relating to the property in question is unique, and does not apply to a substantial portion of the district or neighborhood. The hardship is unquestionably unique and .represents a singular disadvantage.The Site is geographically isolated at the-western edge of the entrance to the Mattituck Hamlet, well outside of the Hamlet Center and the surrounding -HALO zone. Perhaps more importantly, the North-Fork Bank/Capital One building is the-largest free-standing office building in-the B — General Business zoning district, and likely in the entire Town of Southold. There are no similarly situated or similarly sized office buildings anywhere in the Town of Southold, which makes this hardship completely unique. : C. That the requested use. variance, if granted, will not alter the essential,character of the neighborhood. The Hotel. Plan consists of redeveloping a very unique property, that supported the largest free-standing corporate office building in the Town of Southold. A use that always seemed contextually. out of place, and - m.ore characteristic of the corporate office building corridors in Melville or Hauppauge. The Hotel Plan calls for an adaptive reuse of the bui ding with a hotel facility that has been specifically designed to reflect the context and character of the surrounding neighborhood. While the Hotel Plan will certainly alter the appearance of the .Site,. the proposed site plan, layout and configuration: of the project have :been thoughtfully developed to relate to : and respect the character of the surrounding area. The Site's location west of the Mattituck Hamlet, on. the Main Road is a particularly suitable location. As described in Section 3 c. above., the land use in the vicinity of the Site is dominated by commercial uses, with some industrial, transportation, residential and vacant land -(the western portion of the -Site). The proposed hotel operation would not interfere with any neighboring uses, or impede the use.and -enjoyment of adjacent properties. 16 Furthermore, the Hotel Plan would.not stimulate a process that might.divert the complexion of the surrounding-neighborhood. No hotel proposals like the Applicant's Hotel Plan exist in the B - General Business zoning district. D. .That the alleged hardship has not been self.-created. The Applicant began.the process of seeking approval for an adaptive reuse of the Site as a hotel in 2019. The proposed use.is a -permitted Special Exception Use that fully complies with all B -General'Business zoning district regulations and requirements, and as:documented in Section 8 above, is consistent with the Town of Southold Comprehensive Plan. The imposition of the moratorium was certainly not enacted at the behest of the Applicant's plan to repurpose. an existing substantial office building at the entrance to the Town of Southold,but rather was adopted by Town to suspend the review and approval of the development of new hotels within the Town. After years of diligently working cooperatively with the Town to develop a: viable plan for an adaptive reuse of an existing.oversized office building and after significantly reducing the scope and scale of the Applicant's Hotel:Plan, the moratorium came as an unwelcome impediment to the realization of an well-designed properly located redevelopment project that would benefit not only the Applicant but the Town of Southold as well. Finally, as noted in the staff recommendation of the Suffolk County Department of Economic Development and Planning, the 12-month duration of the moratorium is excessive. The reason cited by the County is that "a moratorium is the most extreme land use action that a municipality can take- as.it suspends completely the rights of owners to use their property per current allowable regulations for a certain timeframe." The County letter also notes that the timeframe for: the .completion :of the Comprehensive Plan is March of 2025, which, as of now, remains uncertain. The timing for completion of the Comprehensive Plan reinforces the conclusion that the impact of the moratorium is an excessive burden on the Applicant, particularly for applications that have already been submitted, reviewed, revised based upon. comments received and resubmitted,as such is the case for the.Applicant. 17 Conclusion The Plan represents the re-development of well-considered ;plan that has evolved over five years while working collaboratively with the Town. The proposed hotel is.a permitted . Special Exception Use that complies with all the -B- General Business zoning district regulations and requirements. Furthermore,the Hotel Plan will not result in any significant adverse impacts, .particularly when compared to the prior office use of the Site. Finally, the Site is suitably situated to accommodate the Hotel Plan, and is not located in the RR.= Resort Residential zoning.district, where the. most significant concern related to the impact of additional hotel development is focused. For all of the reasons enumerated in this memorandum, relief from the Moratorium is requested. 18 Initial Demand Assessment Proposed Development Opportunity 9025 Main Street Mattituck, New York 11952 Prepared for: 9025 Main Road, LLC November 19, 2024 ((0)JLL SEE A BRIGHTER WAY : J,LL� Val uep . bhd . . .... : Market: Study Specialty: Practice ::November 19; �024 9025. Main Road;: LLC 'Attn: -D-Wayne Prieto and Alan Cardinale-Jr. 10.095 Main Road, Unit'4, Mattituck, NY 11952 Subject: Proposed Development Opportunity.in Mattituck,. New York Pursuant to your request, we performed -an initial demand assessment of the market-based opportunity specific to the potential development of office; =industrial., and%or -retail/restaurant'uses on an 11 .83-acre site .located at 9025 Main Street-in. Mattituck,'New-York. JLL is not part of the development team, owner of the site-, nor affiliated.with any member of the development team engaged in the project. This report has-been prepared in accordance with the Code-& Ethics and-Standards of Professional:Practice of:the Appraisal:Institute. Further,-the report-is intended to comply with. the. Uniform Standards of Professional Appraisal Practice.:The intended. use is to assist.with market due diligence, internal .underwriting, and decision making. A summary of JLL'" assessment and summary: of reasoning ;an'd findings is.'" follows. -- - �P.ro ., . . 3 n . ._, Office Not Recommended Rural location, limited employer concentration, consistently high vacancy at subject for 20 years Industriat`� Not Recommended Rural:location; inferior accessibility and proximity to highways in comparison to established industrial areas Retail/Resta:urant Not Recommended :.. Restrictive covenants; rural location; lesser population density; limited traffic. counts = We appreciate this opportunity to:provide advisor y: to 9025 Main Road;:LLC. Jon Cruse, CRE; PRIGS Taylor Chapel Managing Director -Executive Director Telephone: 214=396 Tele :h-5463 p one::214-561-.7246 Email: on ruse 'll 1 c �... @1 . �com.. . � . . �:. � Email: taylor.chapel@jll.co.m . . L � .Gff i ce Assessment Supply and Demand Conditions The Eastern Suffolk submarket (.Le., the concluded primary market area) has historically had an.average vacancy level of 4.8% dating back to 2014. During 2020; vacancy levels in the submarket increased from 4.1% to 6.5% with the: onset of the novel coronavirus. The submarket-wide occupancy then rebounded to 5.3% in 2021: and 5.4% before declining further to 4.3% in 2023. Most recently, the average vacancy for the submarket is a 4.5% as of year-to-date-2024, which is slightly:below the historical average. And-specific to Class A'& B o 0 0 product, the average vacancy has fallen from 7.3/o in 2020 to 5.9 /o-in 2021, 6.1./o in 2022,. and-5.1% in 2023. And as of year-to-date 2024, Class A & B occupancy is at 5.4%. The most recent data shows 13,718.square feet were added to the market in 2024. On average 26,221 square feet have been'added to the market over the last ten complete years. Completions saw a low of 9,329 square feet in.2018 and experienced a maximum of 65,488.square feet in 2015. Currently, absorption is 3,215::square feet in the-most recent period. However, during the past ten complete:years, absorption averaged 37,81 1' square feet:annually. Over that same time frame, absorption saw a low of -70,683 square feet in 2020:and attained a high of 101,140.square feet in 2015. Most the newer office development (201,0:+) throughout the submarket though are smaller in scale (under 20,000 square feet) and are_concentrated primarily in the Riverhead area. Going forward, there is a total of just 11 ,074 square feet of pipeline additions anticipated to come online over the next several years and beyond. And none of the identified pipeline developments are situated within the immediate Mattituck area: The current inventory of office space in the submarket totals 4,364,143 square.feet. With an anticipated demand figure of 4,569,382 square feet in 2029 and pipeline supply of 8,810 square feet anticipated to come online, the market is indicated to be undersupplied by 196,429 square feet.. . . Market Rents The submarket has average.rental rates.-of $30.49 per square foot for overall product and $30.98 per square foot for Class A & B product as of year-to-date 2024, which is an increase 30.9% and 30.6% dating back to'2014. In comparison, the average rental rate for the. New York MSA-andLong Island are $33.36 and $30.03 per square foot in the current period. .- JLL Recommendation Although there is an. opportunity to develop additional smaller-scale office space within the submarket overall, we do'not recommend this-use for the development site-due to the more rural location with a lesser population leading-to lower employer. concentration/office needs, In addition, the subject property has had.high vacancy-levels for 20 years. These factors will.likely result in insufficient demand and unsuccessful absorption of new space if developed. 5 . JLL - , n d,us ri a As sessm e n Supply r • Demand Conditions .. .. Historically, the Eastern Suffolk submarket has had an average vacancy level of 4.8% dating back to 2014. .Duri.n ' 2020, vacancy levels in the submarket declined from 5.7% to 5.0%o despite the onset of the novel coronavirus. The submarket -wide occupancy decline to 4.0% in 2021 before falling sharply,to 1 .7% and 2.2% in 2022 and 2023. Most recently;.the average vacancy for the submarket has increased to 3.8% as.of.year.-to-date 2024, which,is.still below the . . historical average. And specific-to Class A & B-product, the average vacancy has fallen from 7.6%0-in 2020 to 5.7%o in 2021;.2.6% in 2022; and.2.7% in 2023', However, occupancy has increased to 5.0% in the current period but is influenced by the significant deliveries in 2023. The most recent data shows no new completions were added_to.the market in 2024. On average-97,686 square.feet have been added to the=market over the . last ten complete years. Completions saw a low of 7,312 square feet in 2020 and experienced a maximum of 388,924 square feet in 2023. Currently, absorption is -115,004 square feet in the most recent-period. However, during the past ten complete years, absorption averaged 145,165 square feet annually. Over that same time.frame, absorption saw a low of:-2,999 square feet in 2018 and attained a high of 342,478 square feet in 2023. The newer product in the submarket that has been constructed since 2010 is primarily concentrated in.Shirley, Calverton; and Westhampton. In terms of new product, there is atotal of 1 ,473;80.1 square feet of-pipeline additions anticipated to come oriline over the next:several years and beyond. However, none.of - these pipeline development.are situated within the Mattituck area. Market Rents The'submarket has:an average rental rate of $23.83 per square.foot as of year-to-date 2024 and has increased 174.2% since 2014. In comparison, the average rental rate for the New York MSA and Long Island are $16.54 and $16.94 per square foot in the current'period. JLL Recommendation Industrial space, despite the need within the larger submarket as a whole, is'not recommended due-to the more rural nature of the Mattituck area and its-lesser industrial needs, inferior accessibility and proximity to highways in comparison to established industrial areas. Because of these factors, limited demand is expected to continue and if developed absorption likely would be unsuccessful. 6 Retil / , Re stau rant Asses-sment Supply . Demand The Eastern Suffolk submarket has historically had an average vacancy level.of 3.6% dating back to 2014.:During 2020, vacancy levels in the submarket increased from 3.0% to.5.2% with the- onset of the novel. coronavirus. However, the-submarket-wide occupancy quickly rebounded.to historically proven levels- of 3.7%, 3.4% and 3.6% in 2021 , 2022, and 2023. However;:most recently, the average vacancy for the.-submarket has increased:to-4.1% as of year-to-date 2024. Note that the only -nearby major retail development (Mattituck Plaza) is currently 100% leased and has notable tenants such as Mattituck Marketplace (grocer), Fed Ex, Walgreens, and.Starbucks. The_ .most recent data shows 9,000 square feet were added to the market in 2024. .On average 69,961 square feet have been added to the market over the last ten complete years. Completions saw a low of 5,000-square feet in 2023 and experienced. a-maximum of 200,150 square feet in.2014. Currently, absorption is 63,292 square.feet in the most recent period. However, during the past ten complete years., absorption averaged 73,245-square feet.-annually. Over that same time frame, absorption saw-a low of -271,139 square feet in 2020 and attained a highs of 337,252 and 296,911 square feet in 2014 and 2021. In terms of new product; there is a total of:226,400 square feet of pipeline.additions anticipated to come online over the next several.years and beyond. However, none of the identified: pipeline is situated in or near the: Mattituck area. Consumer spending within the submarket is anticipated to total $40,688,107,889 by year end 2024, By 2029, the forecasted spending (demand) is anticipated to reach $46,407,390,108. This results in an increase of-14.1% overall or$5,719,282,219 in total spending:growth. The population of persons 18+ within the submarket is 200,313: Of the total population, 37,216 people (18.6%) ate at a fine dining restaurant, 141,647.people (70.7%) dined at a family restaurant/steak house, and 180,819 people (90.3%) ate at a.fast food/drive-in restaurant within the last'six-months. Market Rents The:submarket.has.an average rental rate of $56".43.per square foot as of year.-to-date 2024 and has increased 135.4% since 2014. In comparison, the average.rental rate for the New York MSA and Long'lsland.are $37.73 and $32.44 per square foot in the current period. JLL Recommendation Taking into account the subject's restrictive use:covenant specific to retail as well as its more rural location:in Mattituck with a lesser population density and- traffic cou.nts'in comparison to the larger submarket, retail is not recommended. J LL Recbm, m Ohdatio: n s Based on the preceding analysis and initial demand assessment(s) specific.to the potential development of office, industrial, and/or.retail/restaurant- uses on an .11 .-83-acre site located at 9025 Main Street in Mattituck, New'York, a summary of JLL's recommendation(s), reasoning, and findings is as follows: :Pro osed Ilse s ;.JL r Ass s Surnma =: :of , L..._ es wenteasonin end :Findin s (. ).:. _ p_. : Office Not Recommended Rural location; limited employer concentration, consistently high vacancy.at subject for 20 years Industrial Not Recommended Rural location, inferior accessibility and. proximityto highways in comparison to established ,industrial areas.. Retail/Restaurant Not Recommended Restrictive covenants, rural location lesser population density, limited traffic counts JLL 74 Thank You Jon Cruse Taylor Chapel Managing Director Executive Director +1 214 396 5463 +1 214 561 7246 jon.cruse@jll.com taylor.chapel@jll.com The information contained in this document is proprietary to Jones Lang LaSalle and shall be used solely for the purposes of evaluating this proposal. All such documentation and information remains the property of Jones Lang LaSalle and shall be kept confidential. Reproduction of any part of this document is authorized only to the extent necessary for its evaluation. It is not to be shown to any third party without the prior written authorization of Jones Lang LaSalle. All information contained herein is from sources deemed reliable: however. no representation or warranty is made as to the accuracy thereof. )IJLL SEE A BRIGHTER WAY MEN Christopher W. Robinson,PE President ■ Wayne A. Muller, PE Vice.President NOW Matthew P. Scheiner, PE:Partnei• ENGINEERING Matthew K:Aylward, PE Partner Gino Tedesco,Associate January 15,2025 Albert J.Krupski Jr.,Town Supervisor.. And Members of the Town.Board -Town of Southold: 53095 Main Road P.O.Box,1179. Southold;NY-11971 Re: .. ' Proposed Mattituck Hotel. 9025 Main Road(NYS-25) Mattituck,NY 11952 SCTM:District 1000,Section 122, Block 06,Lots 22.1 &28 . R&M Job Number:2024-180 .Dear Town Supervisor Krupski and Members of the Town Board: At the request of the Applicant, R&M Engineering has performed a preliminary-traffic assessment for the above referenced application. The property,is located at 9025 Main Road (NYS-25) :in Mattituck, New York and is represented on the:Suffolk County Tax Map as District-1000, Section.122;Block 06,'Lots 22.1 &28. The parcel is - 515,233 sf(11.83 acres) in: size and is Located.within the General.Business (B) Zoning District. The property .. currently contains a vacant concrete block building, with.a lot coverage of approximately'52,633 sf; formerly the North Fork.Bank corporate offices.and occupied by Capital.One:Bank from 2006 to 2011 following their acquisition of North Fork Bank. This building has been vacant since Capital One Bank left the premises in 2011 and it was .acquired by the Applicant in 2014. The,Applicant is proposing repurposing the existing structure with certain improvements to the building.and.propery to construct a.2-story hotel. This hotel will contain approximately 100,068 sf of gross floor area(GFA)and 81 hotel rooms, in!addition to associated amenities and parking:facilities. A visual representation of the proposed project is depicted on'the attached Site-Plan and Rendering prepared by Gregory Sharp Architect PC.. Based on the informationpresented above as well as.our knowledge of the traffic activity associated with similar uses,we have prepared the following traffic assessment for the subject site;our methodology is as follows: 1. A comparative trip generation analysis was'performed to.evaluate the potential traffic to be generated at the . project site by the proposed project compared to the potential traffic that:would be generated by permitted uses. within the existing:'General Business. (13); Zoning District. To perform this analysis,: the_traffic generation statistics presented in the.ITE Trip Generation Manual, IIth Edition (September 2021)were consulted: The band Use Codes (LUC):available within the ITE-Trip Generation Manual correlate to numerous real world uses;and trip data collected around the country is submitted to the ITE€or use'in their subsequent editions of the Trip Generation Manual. Statistics under the following LUC were utilized in our analysis: Proposed Use: • LUC 310 Hotel As=of-.right Uses: LUC 710—General Office Building • LUC 8-17-Nursery(Garden Center) •.: LUC 850-Supermarket R&JA To ensure that the as=of=right uses utilized in our analysis are permitted within the General Business (B) Zoning District,a detailed review of Article XI General Business(B)District§280-48(A)Permitted Uses 50.EIm Street Huntington,NY. g Office:(631)271-0576: Fax:(631)271:0592 www.rmengineering:com:. ..■ Re: Proposed Mattituck Hotel ■ .■ .90.25 Main Road(NYS-25) Mattituck,NY 11952 Non SCTMf Dist.1000,Sec.122, INEERI _ Blk b;Lots 22.1&28 ENG NG R&MJob Number:2024-180 January.15,2025 Page 2 of 3 of.the Town of Southold-Zoning Code was conducted. The following are the regulations listed within the Town,of Southold Zoning Code that indicate the above-referenced uses are:as=of--right within the.General . Business(B)Zoning District: . . . or LUC.110-General Office Buildine .. . • §280-48A(2) Any permitted.use set forth in and regulated by §280-45A(3)ao.(22) of the Hamlet Business District.:. o §280-45A(5)-Business,professional and governmental offices,. . LUC 817—Nursery.(Garden Center) -§.280-48A(6) = Wholesale or retail sale. and accessory storage, and display of garden materials, supplies.and plants, including nursery,operations, provided:that the outdoor . storage or display of plants and materials does not obstruct.pedestrian flow or vehicular traffic and does not occur within three feet of the property line. LUC 856-Supermarket •: §280748A(2)—Any:permitted use set forth:in and regulated by §280-45A(3)to (22) of.: the Hamlet Business District;.. o.. .§28045A(22)—Grocery stores up to a maximum of 25,000 square feet ofgross floor area, exclusive of unfinished*basements or attic areas,:notwithstanding the provisions of the bulk schedule. . Based-on this information,the uses elaborated above are permitted within the General Business(B)Zoning District. When.analyzing LUC 710, we assumed the use'would.reoccupy the existing 52,633 sf vacant building. Additionally, we analyzed LUC 817 assuming the use would utilize the full acreage of both parcels.for its operations, and we analyzed LUC 8.50 by reducing the gross floor area to 25,000 sf.-These efforts aimed to keep ow.analysis of these as-of-right uses consistent with existing zoning ordinance. It should be.noted that the previous use of the existing on-site building was an office for Capital One Bank, focusing on back:end office work and not.customer-facing:services.As such,we believe'the.trip generation estimate associated with LUC 710 represents.the potential traffic generated by the previous on-site use. A summary of the results:of our analyses is as follows; LUC:310-Proposed Use:—Hotel(81 Rooms) AM Peak Hour: 37 trips(21 entering, 16 exiting) •. PM:Peak Hour: 48.trips(24 entering,24 exiting) •- Saturday Peak Hour: 58 trips(33 entering;25'exiting). • : Sunday Peak Hour:.,' 46 trips 22 enterin 24 exiting),:..'.:-: .:.LUC 710—As-of-right Use—General:Office Building(52,633 sf)..: •- AM Peak Hour: 80 trips(70 entering; 10`exiting). • PM Peak Hour:-.:_ 76 trips 13 enterin ,63 exiting) P { g g) . SaturdayPeak.Hour: 28 trips(15 entering,13 exiting) • Sunday.Peak Hour: 11;trips(6 entering;5:exiting) LUC:917-As-of-right Use_Nursery(Garden Center)(11.83 Acres) AM Peak-Hour: 33 trips(16 entering,17 exiting) • PM:Peak Hour: 95 trips(47 entering,48:exiting) •- Saturday Peak Hour: 276 trips.(138 entering, 138 exiting) • : Sunday Peak Hour: 258 tri s. .129 entering, 129 exiting):: mom ... Re; Proposed:Matfitti&Hotel ■ ■ 9025 Main Road(NYS=25) . . .. Mattituc k,NY 11952 mom SCTM:Dist.1000,Sec.122, : Rik.6;Lots 22.1&28 ENGINEERING R&M Job Number:20247180 January:15,.2025 Page 3 of 3 . . .. .. .... . ::LUC 850—As-of-right Use—Supertnarket.(25,000 sf) . .... • AM Peak Hour:. 72 trips:(42 entering,30 exiting). • : PM Peak Hour:.:.: . 224 trips entering, 112 exitin P g, g; _.. . . -Saturday Peak Hour: -253 trips(126 entering,-127'exiting)' • Sunday Peak Hour: 222 trips(118 entering; 104 exiting) This information has been summarized:and is included in•Trip.Generation Summary:Table 1, attached. Based on the information presented above-,the proposed hotel use would generate notably less traffic-than thetas-of right uses elaborated above during the majority of the time periods-under analysis. Additionally, the proposed hotel use would generate notably less traffic than the previous office use during all-time periods tinder :analysis excluding weekends. Therefore,. shoul&:the proposed project:be approved as contemplated we believe there.would not be a.deleterious impact on traffic.conditions in the vicinity.of the , project.site. Based on our analysis.we determined that the,proposed use would be.less:intensive from a:traffic perspective when . compared to.as-of-right'uses. Additionally, we determined.that the proposed.use would be less intensive.from a traffic perspective when compared to the previous on-site use.:As a result, it is our opinion that granting the relief requested by the applicant will not have a deleterious effect on,the operation of the roadway network in the vicinity subjectproperty.of the J .. . : . : If you should have any questions or comments,please do not hesitate to contact:our office directly. Very,truly yours, Very truly yours, R&M Engineering R&M Engi eering yne A. uller,PE Colin I Dunn Attachments: - Table 1 dated January 15,2025 Site Plan and Rendering prepared by Gregory Sharp Architect PC. CC:D-Wayne Prieto,Founder&CEO,Vivo Investment Partners LP .. : R&M ENGINEERING TABLE 1 MATTITUCK HOTEL -TRIP GENERATION SUMMARY R&M JOB No.2024-180 JANUARY 15,2025 PROPOSED AS-OF-RIGHT AS-OF-RIGHT AS-OF-RIGHT HOTEL GENERAL OFFICE BUILDING NURSERY(GARDEN SUPERMARKET CENTER) 81 ROOMS 52,633 SF 11.83 ACRES 25,000 SF PEAK HOUR (ITE RATES) (ITE RATES) (ITE RATES) (ITE RATES) ITE LAND USE CODE: 310* 710* 817* 850* AM COMMUTER ENTER: 21 tph* 70 tph* 16 tph* 42 tph* PEAK HOUR EXIT: 16 tph* 10 tph- 17 tph* 30 tph* TOTAL: 37 tph* 80 tph* 33 tph* 72 tph* PM COMMUTER ENTER: 24 tph* 13 tph* 47 tph* 112 tph* PEAK HOUR EXIT: 24 tph- 63 tPh* 48 tph* 112 TOTAL: 48 tph* 76 tph* 95 tph* 224 tph* SATURDAY ENTER: 33 tph* 15 tph* 138 tph* 126 tph* PEAK HOUR EXIT: 25 tph* 13 tph* 138 tph* 127 TOTAL: 58 tph* 28 tph* 276 tph* 253 tph* SUNDAY ENTER: 22 tph* 6 tph* 129 tph* 118 tph* PEAK HOUR EXIT: 24 tPh* 5 tph* 129 tth* 104 TOTAL: 46 tph* 11 tph* 258 tph* 222 tph* * Based on ITE Trip Generation Manual, 11th Edition tph-trips per hour Proposed Mattitu ck H ote l C ��� 9025 Main Road Mattituck, NY 11952 TMIE IN c,WEM I.Ti V1,T11 y T- Wo HTI% PROJECT —LETU--I I —.1 PROJECT EINGNEER ..S--- NOTES SYMBOL LEGEND ITD DEAWING INFORMATION D w­ IF CEO. OHaw VIVO lh--t--LIP T;WMATTITUCK RESORT Man R M,W-k.NY 11952 TITLE PAGE 001.00 E ErVIIIIIIIIIIIIIIIII—M TK r qA (D 0 MOCTURAL ENOWEER PROJECT ENGINEER I�' ii BE ip NOTES e IS 0 lacoo 0 SM—EGEND wow lip QA Typical Planting Details eo M2 c. D.Wy.. —W.,.CEO.VIVOHauv on 0 THE MAITITUCK RESORT Nan Roatl, MaHiluck,NY 11952 n!ITE PLAN+,�nDSCAIPING PLAN SITE PLAN+LANDSCAPING A-001.00 CASE Case Development Inc 10 PALISADE STREET SUITE 211 DOees FE., NY 10522 rli NrAw.caFaO•+aNPrr W,M1taln On Eia—I'm GI S1 f SST WQ Pro osed Mattituck Hotel Project Architect: IRA '9025 Main Road Mattituck, NY 11952 GORYSRARP MRC111iECi PC RE.ORYSH,RTH 11. r r LN•Sar,aa! A Project Developed By �L ry FOVNOEE a CEO.VIVO Haus IVIVO 1.V VDNaUS 10 TNERS LP TABLE OF CONTENTS `.I�o -� a ,�• r rml mLE PAGE '� � ���/// g �► sm1 suRutr / .T Ma eo i 5-001.2 500-u ING FIROUNDS it T.002 20NING T-w FEMA FLCOO MAP / S T-004 OWING CONCITIONS A-001 _ PROPOSED SITE PIAN f LANDSWING ' F mAF I ZW PARNNG+CIRCLAATCN PUN Pro� ' Owner: Gl fotaFAd A-003 I FIRE TRUCK ROUTE PLACE PLAN HATT'TUCS HOTEL DEVEL*"NT.LLC A404 SECOND FLOW ON SITE PLAN 9025 MAIN ROIO } A-0115 _ PROPOSED FIRST FLOOR PLAN M.TTITuc..NEW YOn1 II952 A-0115 PRCFIXED SECOND FLOOR PLAN A401 PROPOSED ROOF PUN t a A4W PROPOSED ELEVATNCNS 6 SECTION _ A-M RENDERINGS N r Lou u4 A-010 LIGRTOVG PLAN A-011 SOOD WEE DIAGRAM �+ C 1.0 GRACING AND DRAINAGE PUN C 1.1 DETAILS-SEWER ANDWATER PROJECT / C1.2 _ DETAILS SEWER wg1ER ` la �I P LOCATION C1.3 DETAILS DRAINAGE STRUCTURAL ENGINEER C 1.4 DETAILS-UTILITY C 1.5 OETMLS-SITE C 1.6 DETAILS-EPDSCN AND SEDNENT CONTROL t�. C 1.T DETAILS-PAVEMENT MAIWPICS AND SIGNAGE PROJECT ENGINEER C 1.0 OETAES-PUNTING b 4 t �\ NOTES SYMBOLLEGEND See De1o1 0) Dow N.m 1 WN1 T1ga ® Elewllon 000-El.wl',a-1Or9e1 k... Q —1 5xum Cul a Rer' �' II WindoN 14—b. Noah Arrow: �� URA.IED AND BY AW IHIE PRO REPRES CAM ANO di DE-0EDHEREBYATE rNo PROPERTYD CASE DE VELOPIAENT AND oT TER 10K USFO EIiNF.Rww1By oRNPANT.MIPARTE—TAN YNE NNERPROTECTSOri PURPOSES eY CONTRACT WEtllDlll PRI011WPoIIEN AUTNDPotk IKxa FROM '1illj -R _ CASE DEVEL—Witt. �" DRAWING INFORMATION 1-1EDFORREWEW s.N24 A 81 KOy L..ury RNFon and r,dao-d eM—1-1,.d in 10.r161urk dewlUPed by D-Wayne Prieto Founder a CEO,VIVO Raus VIVO Investment Partners,LP THE MATTITUCK RESORT i.n 9025 Main Road, Mattituck,NY 11952 TITLE PAGE • T-001.00 CASE • Case Development Inc I45 PALISADE STREET SUITF 211 DABS FERRY,NY 10522 OISn BTK"S UTO"iV SB)IRE] Project Architect'. OnE Y SHARP ARCHITECT PC w.e Sine Ni Ost IKKr i 6rHe i Sri�iti Cea�BI'Sv'iYi! w!B<.HNrelvxtx;ax A Proiea Developed By: D W.'W PRIETO FOUNDER F CEO.VWO HAus VIVO INYt STHENT PARTNERS.LP H TTPS//VIVOHAui�O 10 Front of the Property-Aerial View 09 Access To Property From The Street ®View of Street&Walkway EMiEt owner MATTITUCK HOTEL DEWLOPHENT LLC 9025 MAIN ROAD MATTITUCK,NEW YORK 11952 STRUCTURAL ENGINEER t�w .W PROJECT ENGINEER �E1�9.�EE NOTES 2oBadc of the Property-Aerial View "View of Hudson Road 1©View of the Front Neighboors SYMBOL LEGEND Door Number EieYellbn 00O'Elewfon iRrge: IT W,—.Number North Arrow: DRAWN CSAND SPCECBCATIONS REPRESENTED AND OR NDICATED HE REEY AQ THE PROPERTY OF CASE OParking&Front View of the Building OSidle View ORear View_ DEVELOP FM AND ARENOt IUBEUSED FITHENNwH AE ORNPAAT.FEAANYOTIRRPROrCTSONPU %S BY -- - - -- ANYPARTESOnTER THANTM%AVTTI0NI2EDBY CONTRACT WTHOUTP1gRWRVTENAUt1K3WATBN— CA%DEVETCP .. DRAWING INFORMATION ISSUED FOR REVIEW SrO 2024 -- _ Side View of the Property_ �1 View of Neighbours A 81 Kcy 1 u.ury Remr1 end niat-d eni:ies lu<a:ed in M.duI,HA 6 Rear Parking View 7 Railroad View M ebrwd by gll View of Front Parking D-Wayne Prieto Founder+CEO.VIVO Haus VIVO Investment Partners.LP THE MATTITUCK RESORT 9025 Main Road, Mattituck,NY 11952 EXISTING CONDITIONS �A�ED +�iaT�eWo�r� uumu.+Iiw. a .. T-004.00 C A S E • B - * Case Development Inc / �15 PA SADE STREET S,TE 21, � Project Archeect A (alECOM S. . GRENIrEcr PC I Aq�...NON s sr,.e Pt -�� _ - a/ 1 •i ,a, A Ploiect Developed By: a D-WAIN!PNETD Fow.3 VIVO I. .CEO VIVO N t VIVO INvl StKNt PAAIMl B%BS LP H"n/IvIVONAUB 1O O I arm Y'B1CR 7. T r/^l EEg •t Owner. * - j n NAlnrucA NOr[c Oed1.-l*1' EEC ( : ---7 Ms NUN ROAD ' I T� • •I - i N.•nruC. N!N YOn IIg52 Srw' — -- - -- - ...:...:.. — I 0 0 a A _ STRUCTURAL ENGINEER S Ir a i. Viaa PROJECT ENGINEER NOTES G_ BUILDING I aNJ l; {rGR y..l E O ....�• }?� SYMBOL LEGEND NOru • r _ G • s E ewDt:on'' D,w N.mO•r 0 `� T i 00 E I,o< I .1 I �-� • 0 0 .wt an forge! b 9-1 5-- Al � I � North Arrow: Typical PlantingDetails l �� 1_ URA—DKATfD AND BY AM TM FRof%ENESENTED AND aA T - i-)U O O ?�•'� t — - .-. C�J SWB:NTS NDCArcD NFRFB✓•RE rK PRDPE RT.of cfsE DFWlC«MF N I AND AK N1110 BE USED FIIRERN xW E 0 BUILDINGS ® j,.�i� ,Q A ORIN ART f On IN✓OII[RPRDXCTSOr1PUR %S BY ANYPARI[SOfKRf—tn0%AUT1OR11E0B✓ BYIDII)O O -- CONIRACT W Rr)II II—TPWRIITENAUTNONIA1I-fR SE i Q I i , l CA DEYEI OPMENT. O - O _ a I I -t'•''•.•I I DRAWING INFORMATION C)0 V' \ / 1 `t ISSUEUFUHnEVILW 111,N21 ke 00 `/ O O O V 0 /'\ _ A 81.Ic.y L Tory nncnR.YtA r.lal•n PLANT SCHEDULE AS PER 280-95 C:... 4, wd by n n M,ImwN 00 -'� rNn. r Ns wR Ac r:Nva.'. -R D-Wayne Prieto '�'(�•'��1••'] r. I uwnNN �.._c..au.wN[_ 1 n- Iwx Founder.CEO.VIVO l taus � V' VIVO Investment Partners,LP THE Q MATTITUCK RESORT 9025 Main Road, SE16,EF Ef_, RxrwIB:4R -.iaWFMNMLIw:r`p-dap .15 �- _ Matutuck,NY 11952 _- to Ac -,wuxc N A '�MiCICISFYSS-- 'Taro -T' 1 _._ _ Nucdca� - umr4.Y_ _.- .�v_n.. u ro D+cInPEw. wI[ruY _. T �. OSTI EE PLAN + LANDSCAPING PLAN _""°N�e °""° " =- SITE PLAN + LANDSCAPING 05 20 5o' ___ YALA RxaE'.Ar«F -xd1Y�ryIfL_MRr_ _*lax ED.. MOW— O AIL _ f wIE: .Au awv 1K 1:�r--__--_ v A-001.00 E I:.IO n s DMw mxra MlgxN- cem�Eyr -.__ EI{BE NE r. ^F)8:77 w i CASE • • a % Case Development Inc bE olnSTREET . S UITE 211 tnE_SFEwV NV IOS22 Cw 71159119e: Project Architect_ I EGItE53� A . ROa aeRCHITECt PC Q�011 �. >- A m•.a au.n ulo<N:H•v•oer IA Project Devebped By: I�I4 � r D WAYNE PNErO FWN9EB.CEO VIVO NAus VIVO IIIVESTNENT PasrNERa LP XTTK//VIVOHIUS IO ACCESS i— ONLY - �, A k I i I -.-�` i 'aProject Owner', a a i I + 'yN MATTITUCK HOTEL DEVELOENENT,LLC 1 i e $�s MA 51 UCe.NEW L YOna 11952 I �3`a �. i M _ ' IIAi I 1 I 84 84 ►4 44 STRUCTURAL ENGINEER PROJECT ENGINEER I \, M1 NOTES - 84• . .....:•.. SECTION K �1 I £. 2 ; SVMBOLLEGEND y , Lr, _ u e { �,} }{� Da:,.Numa., • .e , 14, EuwCo^ Qto0'EI-11on Tmge, .. • ` �l Sacl:w Cu, R ...- ECTION { " 0b I ECTIONC L� 00000Wnaa«Numbr� avn:al a n i ® 0 O I� 0O _ 1__ NKARDHEREBYANE TBIIIEP-411 OF[CASOANII OR TT L �op I A /• i / iG: OFIRIPA t IJWARE EAPRQL CTFS0H Lj E %SIKILE o ORNPANf FO[I ANY OIKPPNDJECFS ON PURr'04fi BY I ( 00 o I P-� 1WY PARIF S Or ER IWW 1105E AUI HOWED BY CONTRAC I.WII-7PRIORWRI7 IFNAUTIIORNATONF ROA J .; `�• 00 �� • M d -�` I F CASEDEV—IWENT AlB 6 I I -aF.InfFr INBN4 a9EaS ai PEB.>W!1 rwa",R 1 AN, J SPa: Ma OA51 a>JN►li.EA A. 111 F Jrltla E,,e DRAWING INFORMATION d 2 1- I{I P PYP FORF-I:IE:1 wv. l PER P NC a xt t 11 - ,Cn O.T� ✓�4y)� = SECTIONS Lwn,[ !OvXE 9E AM t ItWP R MYT9 r 5' - � P:SUEDWRAEVILW \ )� :qP�' �.' .. .• �IwP �Pll 1 JIS U I YNLI�! A.JWY- [I lP • ••' �� ® �rTi��,Q `•` of IREEI LgYIW,WFAf a'PES 2sO 19 __." 7A Ids,Aut wku .41 ItT [ ll�[�Re.xo L r<ovr I a esWKW ,. � � ' ��JO Xf 7.11f1'.ti:iFf SnFEI rAMrJ^ 5'..� --_ - - __ -.. _.__._ Aet Ke Iwu R,•.nn,Inn T.a,l:.e.1.II:N /W �IIiE AS ha 1tlL'8 U; Y ry •n Ne.W.al�tl n MnNnu.k by D-Wayne Prieto -"��- - -- Founder r CEO,VIVO Haus -- - - - IN. w � .:--- VIVO Investment Partners.lP KR. M THE MATTITUCK RESORT v:axE[aNme u 9025 Main Road. Y.au Nuu,n,: I,a3NF NaYnCw,N. +al, Mattituck,NY 11952 ��PARKING+SIGNAGE PLAN -- - - - PARKING+CIRCULATION cARKJNGrouN?i>Ea PLAN o 5 20 50' •g N__-____-_- --- r w 5 gqtl�uaf`•YAA ouwln N.-:,.,:, ,..:: A-002.00 eeife I _ wuN C Ai Je ♦ Case Development Inc IGS PALIWE STREET SUITE 211 OW•.s i FERRY NY 10522 , PW WM.um �.Mr-T6>s 4 AI r0 L.19+r S9E 19A: Projed Architect. I I � EGRESS ' /� s r&q -'\\ ti OAEGOwr SHARP ARCHITECT PC a�011 171, A Project Developed By: D-V AYHE PNei9 - Ca FWWR.CEO VIVO HAYS VIVO INVESINENT P—.f-S LP HiiR 1l VIyQMAUS�9 ACCESS ONLY as I I I ' Proms'cl_Owner'. R. IF I + d MATT I TUCK HOTEL DEVELOP•HENT.LLC �� 9025 MUN Q... L !1yy MATUNCI,NEW YOR.11952 I I b ' i I I _ STRUCTURAL ENGINEER aS " O d •c r .t r I � �, �' PROJECT ENGINEER III I .p V,, — -- y NOTES A 64 : SECTION D 0 13 S e A 0000 SYMBOL LEGEND 00000 000\!�"'y� b b — `� ��•• z __ .. Q-) See Delis `!� pc.v N�mn<� CD_ -J s u 000-EI.Y.1 T,.9ef t - r -I. c I e ECTION C •"" I -- - W-..Number ECTION 0060 I 00000 North Arrow: REIViR 00 i 4 00 O00 FEE 000000 - --- ---------- --- ` -- .R' �' DMWNGSANIISPCECWF AIMSREPRESLNTEDANIIOR \�\ ' NDWArED HEREBY ARE nE PRUPERI Y Ci CA51 \ -; \. �...\__ A/ '�+ : OR NPDIEVELARI rM AH•/OIHERIACKIT AND AM IPR3Ef.rS SE ED EITHER d1 PUMOSF'NMsy (AE 00 ao 1I y q_ \ -� -_ - - - ------ ANY PARIESOIHERfCU IWAN TIOSE MWAKIrFNAUT-RHORVED 6Y �r 00 J Q r ..W -I -�-� -/ - CASE DE4ELp'KN�PRKKIWRII IfN AUngRI/AIIJN ERUM • e °T 8 :' /� iPffIiWWNCREAsasPUlzee•A AI eR i Iw n: of aw �a I s>"�`ME cssl>z.w rc-na n xnl>r us DRAWING INFORMATION f• �' �� .v ..` A - 1! � � r >. sPA rm rA r nE`:1 arr As•,nx rKN rw oqr SECTION a pM»' IpE:PYT Lw!'"K K pr,LTR> O"SJW` '{I CM IS`iUED FUN NENE W '.10If12J cod .. ,y� al IAEEr L7NRI NEASA vra zeaz+ �''Ti- w ,d2A61.+uw E f Ntil'IE T -•[-7' v l x v,i• ti r n Rr nr r Ni rYw 19. [+1 K xo c cow R A I;•.sW,l� 0 . �V Rf PJWFD (k ARIKeylu.ory Po•-11Andl.d,Lrd N:.rnzu y0tr- s'M�" uN vea -Way by D-Wayne Prieto a > n Founder.CEO.VIVO Maus •�,u N>,wy „e K - VIVO Investment Partners,lP :wm.;.N� Fyn relul: w w one m THE MATTITUCK RESORT 9025 Main Road, Wrtcsenu.m, �•n7<NR rnna+I.u� __ so;- -„--- --„-- Mallituck,NY 11952 rOrN 7>Qf 4?ND (I )PARKING+ SIGNAGE PLAN SCALE W PARKING +CIRCULATION ® ;ED PARKING COUNT_PEPSECTM — PLAN 11. .� .: he_•G.clt-� �p.CA=�'41A uuAw,ON A-002.00 CASE ! R 0 / �Z �� '— Case Development Inc IGS PAL,l•DE$TRlFT.$uIT!211 Oaes FfR NY 10522 / * rAw oaa61...TO-cam OIBn 91!Ill l'r0 C•Y l'I59r 13e: Proled Architect / FMA E01RCInTECt PC / EGRESS ter+e�ar.l awe Ea uTR:�Ti CRC M'Sr'aal j' A Project Developed By �.{ � x+ p w•.Ne►Hero `� ° II I s FOUNDER r CEO.VIVO HM l.! VIVO INYEEMNT PARTNERS LP y y NTT"/rVIVONAVe ID B a _ ACCESS \ S 1 tEgpctOwneE: I• I HATTI Tua HOTEL O(v21.DPNe N' l golsm—ROAD - ! HATTITDE.NEW Y",11052 @It I 2 _I _J _ STRUCTURAL ENGINEER I I I - I I I _ +I I ��;;_ •© DTI PROJECT ENGINEER r r .c r sBi' a NOTES l ( ' SYMBOL LEGEND :.Q � See Detal CI.J' OooT NamDer T • ° 000000 - -- �00000 Dir t I � 2Ey; 1..✓ �.l... __ y . � -!Ooaoo a ,aa N�m°er 0 REl.nw;„ NOM Arrow 0 a.m.gai 0 00 • _-.__ :. �i' 0O j po 1 I i ' a ,\ Exei I"(�? ,...• DEu rEorEREBIEIR[INE PRDPFR Or CA50 u+D OR tf DEVELOPMENT.AND ARE NOT TO BE USED EITHER N-1 r.. o0 0 - 3 Q`.:... ,, s N ( OR NPARI.fOR ANY OTKRPRU{Cff IX1 PUIPUSEB BY .-� ..�. 000000 I I , as ANY PARfBS O1NER f11AN(ROSE AU1Ndi12EU BY ° y VII 1 CONTRACT TH-I PWA WRITTEN AUT-RI1ATK^— ME CSEDEVEIOPNT. `f/ _ � i 1 \ DRAWING INFORMATION pp �.f II1�7 Y\(O/I �))F ��. Op J� Q ��'•' B-F _- +. _.. -5- ..�I �11a ItiCIIInfOR Rf VIfW 5TI12— l7 „ -- — n-1 t I,.wr ur.:l�n ar,n r..ln,.rn vn i�+(� •.I�>M•:T F by PllE E•'•S [�* 7 Founn dert.CEO.VIVO Haus VIVO Investment Partners, LP THE MATTITUCK RESORT © r T 9025 Main Road, Q Mattituck,NY 11952 SVMBOLOOY $ CIRCUUT"H FIRE TRUCK ROUTE FIRE TRUCP ROUTE PLAN i lIj IRE TRUCK ROUTE PLAN ;u.R-0 � RAN0ICAP PARgNG — 9A.PR. / 0 S 20' SO' �o CASE r e • % Case Development Inc 145' PALISADE STREET.sa rE br_ Doors FNNY,NY 10521 _ - oAc.911 ne•ro GE 91,lot lff: 1 f �r)ject Architect: CAA >+ cREcoRr SHARP facNlrt:cr PE "P•..Aam.•H,..r1 .�..•r A Project DevelopedBy' f 1F AF PCO w FoDWIR E - $< FDu.eEv r CEO.V1V0 N. TF VIVO INYESIHENT PARTNERS LP NT TPS/rVIVOH.uf 10 Pro' t Owna: E. Mat-WA HOTEL DEVELOPMENT LLC • 3' 0025 EMAIN ROAC W�, N.+TrtUOF.NEW YWA 11952 4 • • • 9 STRUCTURAL ENGINEER 0 J • _ _ '�� ";�� � � �• PROJECT ENGINEER � O � r .c •r .c r .c r� ,eNNIN - Q ®© Q Q © ® aQ N SYMBOL LEGEND se<De101 Dom Nun,Oer ® AV � 000'E-.+oTon fa,3et s - *D Re mO. • — a 7 � 1 i_ 1 7 . 7 j.- 1 _ l J i '— e l I 1 1 i ♦ i .. North Arrow: �p r .... DRAWINcl AND SMECFKAIFINS AEPRII—RO AMI M EDWRIERVARE (S��y�?� DDEEVE^TOPMEM ANDAKNO TOBTEUSED EITHERNVHVOEE DAN ART ANYP.RIFSOTHER/WWt iC AUTHDLEEDBY 6Y 4 V CONTRACT WITHoLTPq *RnTENAUTHORLZAFFNFROM CACEDEVEIOPMENT DRAWING INFORMATION 00 0 0 c) Issu;D FuII nl vll w sfDaat. C p C �v n �� , � ' A eT-K.ry l u rury R.�wn Rnd rclNL,d D ``{{ g,, } .nllr..i 4e.Hlad ur MAIIVwk 0 j? 1 \. dr:Waynil,y -- F FowdeePrieto �� �_` _ �) `• FOUTMDr.CFO.VIVO Haus —© E',� •r �• VIVO Investment Partners,LP O THE MATTITUCK RESORT Q 9025 Main Road, Mattituck,NY 11952 / 1 2ND FLOOR ON SITE PLAN SCALE 2ND FLOOR ON SITE PLAN 0 5 20' S0' IT A,c t6PEL��+C A-004.00 CASE E • Case Development Inc 165 PALISADE STREET SDITE 211 DONS FERRY,NY IOS22 TZ91 .3.."w.carn ORb Sil1R a'YD CV 911191199: Project Archeeol GREGORY SHARP ARCHITECr PC i a1 r•.uN frWl•fu'l \ 1� • � O � 1 / r:e ii..r1 GrO<e..ar•3.'Yrt \ O C3L O O "' O "—' A Project Developed BY' - / O ----—_------_-- C("L ty O O Fa~..CEO VIVO HAus L•Ir}tYt1 /LL7.!• VIVO IHvesrK"T PARh{"S LP VS "' V« • `+ O O Op Q O J KIDS SH Mirlf/!YIVOHA �0 R o o i I UrJ UUUUu- t! I���IO O��j. 'JO -1_ �p�p) /• Sy liAF EA GOLF SVYI GC0 GOO H q0q'QQ1g�''QQ SURF CLUB isHli ��7L� 0 D 6 O Pro_a Owner MATT'fuCA HOTEL{ H a � 0 • 9075 M nl ROAD ONv H952 LLC I I LL II �� MArrr ru[. NEW YOR.II051 --- ------ -- - -- --------- 0880 0 ------ ------------------ --------------- i ,q ,q ,q ,cs, ,g _ TO. SERVICE _ � ❑'vr0 0}{ f'Ic{t1 f'Ic{I1 f'Idtl _ _ _ I tIrl' STRUCTURAL ENGINEER }�Of� KITCHEN AREA NtEA_ ILI4D,R�' rJ,li�.II�lLl EN ,7q 00 PROJECT ENGINEER �0 �COO SERVICE HALL v ---`R r-- NOTES -- — - --- n - d Tj a 6 AREA J _SYMBOL LEGENDT SPA ur ' I® oaa R,mRa -- � o,ren �U Q T (1j S-1—Cut 0 00'E•vat,on to-p<t zafsE I� //� a - E QT Ln R<rr� 0 - llll # s I CATERING HALL T wssY a �•`•`�•.'r" g O North Arrow: OO A - Q --O tRffY nC?"D in J D ATESANDBfAM fH[P SREPRrFCN fANO OR ;__ _ DEYEL OPME F1 ABE NOT TOONLISED E1111ERINAHOLE ORNPART. OR iWYOTIERPR CrSORPORPOSES BY ccoi—Lr wILNOIIr PRIM WWT1EN A THOALFATp (ROAR AN+PARTESOIHLRrHwIr %AWTKM11EDeY � _ --- (�I L� I-7 GQOEVELOPMENI. LOBBY - LJ', U DRAWING INFORMATION ti - -- _ ---- •--►- V V Issuen Eoa REwrw s,rmlz< O C)O C) --- - _.-- - CI Od . - __— __—_- —.. L•.1' tom. - _ _-— -.1_L_.__._ ❑ � _ lA• _ •• t �� ^_ _ - __ Ae1d P ,,n<avL and relel..dDii F +�) -g �[-• / :\ I _..� �lL-- �-./.!� ��II.�.-.h \ � � i .. // "rrwr le rralyd in MilDOrk _ T(r I I_ =L__ _ - - --- - .. � ou det*CEO.VIVO Haus -- - VIVO Investment Partners,LP THE MATTITUCK RESORT 1 9025 Main Road, ST FLOOR PLAN Manituck,NY 11952 LOCATION SO.ft. r;\1ST FLOOR PLAN ULDINCA --,-_ -- --LOBBY -- -10561 PROPOSED FIRST FLOOR f fEp6��SEiI�ES fdiFSWTiiGS. --_ SCALE. 1ne'.ro NLO ' BING B A /).661 AREA HALLWAYS_RFSTROMS PLAN TOTAL_----- ----------___----- 56.212 0 5' 2D S11' --- �tRECAgC +wu[crw N.'muc•m �.cti�Rvyi\i ry A-005.00 CA8E E E Case Development Inc ILS P"T.DE STREET SUITE Dohs FERW, h',10522 olka uu•a r,o cr a'r wI�x: _ Project Architect - j�� C�A �� OREGORr S11ARP$4ACRI TEc r PC .�e uro ca..N•sI'rou .r.Ra...fRW+•;a. �_E_ _ A Projoin Developed By D-waYNE PEIETO --- ---- --- TA 77 IT fouw[R.CEO vrv0 Naus VfVO WISII1ENT P—WRII LP K MEY NITP11/IVIVOMAuf 10 2c M91 U- k3��b "21 esf waif �Qwrter - Ma In IKR MOTE,Delt,Of•ENI LLC gaff 9025 UN BAD MATT N MA rnIK NEWf.NEW YORE II952 ;ff7 C3L7 L1 I=TC_1 LIE EkeQD &B sanf ,_. , . _rww calf O O O 1 �O O O O� • O O O O O O 0 0 O O O O O O O O _O La STRUCTURAL ENGINEER ' PROJECT ENGINEER -: jr;.; jr; ® NOTEaz u C Vriw =self We V 4:1 1p 1 �� lcvM east SYMBOL LEGEND _ __ EfUjjffF3 11 EfjEff3 I UqEM HE Ef Eu I — __._-_._-_.-_.._-_ .__.-_.__._—.-JJL' r` _=G S:- y[f � - ___ - _ _ _ _ _ ♦ ♦ ,ETf7 6 µ+ ® EI<wran �00'EI<rat'on Iwpfl __ ___ ..iJ'_ .._ �`\ lt�•alj -.i3f- � - _ _ _ _ OT E fLL}J� �} J 5<c1 m Cu: Q TT 171, / MY Aana a,� \ J LLl l 01 J North Arrow: T OUTDOOR ADULT v xlssf Ti Nssr _-- `• r AREA Q[•J - �7 - _ 00IIWDI DMC TED ANTI BY YAM KArP AFPRESCASE AM OR OEVELC O NT AAAE IREPt0KUSFD YOFCASE DAN`P�AAT FOre ANYOTIIERTPYgeE—CIAIEPUrVOWE&BYLE yeYPNDESOIKR INNITNOSEAUIRO IJBY ]WISP last CONIMCI WIINpIt PAN)R WPoIffN ARIMPotA1pRiAOM O � f OAeE eEYELOP11EN1. n _ CO DRAWING INFORMATION ISSUEeIOn REVIFW SJ0701e I L W �t I '1 a A BI K.ry I unny Neal And,MAt-d am<nA-hcatnd in M.Ilbr-k D-Wayne Prieto Founder!CEO,VIVO Haus VIVO Investment Partners.LP 2ND FLOOR PLAN ""a` - - THE MATTITUCK RESORT OTION SO.FI. 9025 Main Road, LIDCAq Mattituck,NY 11952 ROTEL ROOMS-------------------------- -11.559 - PROPOSED SECOND FLOOR (D/1SECOND FLOOR PLAN PLAN sc�AL—E 3192.1.4, m Y4YR" OeR 0 5' 20' S0' Sr,PED '►1 nl..wa� If.m. afm. A-006.00 1cnsE . E Case Development Inc I45 PALISADE STREET.Su,rE 21I DDeBS FERRr.NY 10522 11 AA.IsA .wn OOra ilA stE A-10.0 C.a,./591 13A: !4,iL- Project Architect'_ If 4�LSx�wC "% lbµ !1"�''•%r � E ,t&t G..G RY SHARPS ARCHITECT PC 1111 =P� L- .l'fi — .�- .. ._—•-- —.•— - - . - J A Protect Developed By D-W-W PR1f TO NO FOUeR.CEO VIVO HAUS --'"—'-- ------ VIVO INVESTHENT PAAMEAS LP 'TT"t:VIVOHAUS IO 0 Proposed Front Elevation SCALE:1/16'.1'-0- Project Owner: MATTITUCA HOTEL DEVELOEHENT,LLC 9025 H—ROAD _ MATTITUC. NEW YOAA 11052 _ -- -f 4•�--- -------------- ,"I`II'�T1m90' . f 14,3, <3f Ole- P I I — - — 1111 ill It Ill[ I Ill] Ill fill Ill �< E a3. STRUCTURAL ENGINEER OProposed Rear Elevation SCALE 116-.1-0- PROJECT ENGINEER S � I04L NOTES SYMBOL LEGEND L ND �\ E a—wau ryva //B�OO'EHv000n tO.OeI L] Rays:on [3]Proposed Side(West)Elevation n Proposed Side(West) Elevation o w.AON NumH<, J SCALE 1!IG'=1'-o CJ SCALE 1116"=E'-0" -- Nodl Arrow: 1�R 4L �~ NUK'AIED KREBY AM THE PROPERLY Of CASE *plr. �w•1j t� .i.�Jj .�.ft DMWwG$ANO SPCECFCAINnS NEPRCSENTEU AMI OR <,µ �T "V• t 'lA. µ DEVELOPAB:NIANO ARENOT TORE USED.EI7HERPIW110LE C`rI' .. ANNPART 0 ANYOTHERH%AUTS RIfD8Y O B! t P AN'r PARK SOT11fRi11M1I RrTTrNAUt-3 VAT ♦yam CASE DE WIIINMIL PRYNi WRITTEN Al1r110RItAtK1N fIK1M CASE DCVEIOPHLNi. DRAWING INFORMATION I'41 Proposed Side(East) Elevation Aei.NeY lu.ury Me UH A,x T 1M.H SCALE I'1fi"=f-0" - a:NaI,P.,e ny D-Wayne Prieto Founder L CEO.VIVO Haus VIVO InvostrneN Partners.LP T - THE MATTITUCK RESORT 9025 Main Road, -_-' - - -- Manituck,NY11952 =. Ila- _ — PROPOSED ELEVATIONS WIN—W & SECTION CProposed Section Wif 11SLd �6pE0 H1u4crr�J JCALE ALE 16.I 1-0 clIf Olualwomer ni Or A-008.00 CASE t Case Development Inc U.5 PALISADE STQ ET S,TE 21. Dom FERRY NY Io522 •e•rNe�wlw- OTra 91J.IC 1'NI C«I 1.2 Project ArchitectIMA GREGORY SNARP ARCHITECT PC a t,•re.sv.t re !' 1 A Project Developed By: FouvIVO FI .CEO.VIVO N ' VIVO INVESTMENT PABTNERS PS LP N TTKTIV VDNAUS 10 F/ • P�ect Owner. MATT HOTEL OCYELOEMENT,ELC M ^ � 9025 A-N ROAD • ^.•fy _ MATTITuee.NEM Y9m1 11952 OVivo Spa+Cathering Hall Facade t STRUCTURAL ENGINEER -- PROJECT ENGINEER OMattituck Resort-Aerial View NOTES S_VMBOLLEGEND_ ® See Delon D—Nu .r /1 LJ'r--WOII".. ® Eieval'Re 00D•E—.—Irget �l Seclw Cut A Ll Rer's.m QWnea«NumDn Nortll Arrow: Ar� O Pool Area View M—TE S ANO SII AW KAI KYYS Rf I Y OF CA%ANO OR 1 DEWI f0 KT AMAIR THE TOBERIYOF ITHE 1 I /` M IMP RT NT.ANDMR NOT TORE USEO EITHER N S BY ff1■■■■�.E��E�'.���I I I+ {T IF OR NPARI iOII ANY OM,NTP AUTHORPUNPOSES.BY ij�11 5- 1 "!! • %� ► � I ANYPARTRS OI NEN IINNTIIOSE AUTIIORNEU 9YYNiPoI I s YRRtlYpp1 ' - CAUDE T WI—.1 PRIUR WRITTEN/.UIIIDPoIAr N i GASF OE VEl01'Nf NI. DRAWING INFORMATION ISSERII FUR RI VIEW YJc)M?r r Itk A III Kcy I u.ury N 1- A IM.1,d :T t' a en N,Yv aR•diN W.141 1, devctuyud by D-Wayno Prieto Founder v CEO,VIVO Haus VIVO Investment Partners,LP THE MATTITUCK RESORT 9025 Main Road, 0 Hotel Main Entrace _ Maflltuck,NY 11952 RENDERINGS West Facade View � •�''fN 71.YWY,� A-009.00