HomeMy WebLinkAboutPBA-06/23/2025 MAILING ADDRESS:
PLANNING BOARD MEMBERS z0f so(/ry P.O. Box 1179
JAMES H.RICH III ��� ��� Southold, NY 11971
Chairman
OFFICE LOCATION:
MIAJEALOUS-DANK vs Town Hall Annex
PIERCE RAFFERTY G �Q 54375 State Route 25
D MARTINALD J•H.
SIDO SHI ���if'CO (cor. Main Rd. &Youngs Ave.)
U , Southold, NY
Telephone: 631 765-1938
www.southoldtownny.gov
PLANNING BOARD OFFICE
TOWN OF SOUTHOLD
SPECIAL MEETING AGENDA
Monday, June 23, 2025
5:00'P.M.
Options for public attendance:
♦ In.person:
Location: Southold Town Hall, 53095 NYS Route 25, Southold.
or
♦ To join via computer
Click Here
or
Online at the website zoom.us
Click "Join a Meeting"
Meeting ID: 8217049 1416
Password: 377274
♦ Join by telephone:
Call 1 (646) 931-3860
Enter Meeting ID and password when prompted (same as above)
Southold Town Planning Board Public Meeting —June 23, 2025 — Page 2
.................. ............... ....... ................. ..........................I............- ............................ ........................................ ................................................................... .................................................
SUBDIVISION APPLICATIONS
FINAL PLAT DETERMINATION EXTENSION
Argyropoulos Resubdivision —This proposal is to merge SCTM#1 000-59.-9-6, formerly a paper
street, with SCTM#1 000-59.-9-5, a 2.05-acre lot with an existing house, to create a single 2.47-acre
parcel in the R-80 Zoning District. The property is located at 7986 Soundview Avenue, Southold.
SCTM#1 000-59.-9-5 & 6
SITE PLAN APPLICATIONS� ,
SEQRA DETERMINATION
RC Church of the Sacred Heart Parish Center—This site plan is for the proposed creation of a
10,528-sq. ft. parish center on a 5.6-acre split-zoned parcel, with ±3.0 acres in the RO District and
±2.6 acres in the R-40 District. The property is located at 14300 NYS Route 25, Mattituck.
SCTM#1 000-114,11-1
DETERMINATION
Silver Sands Motel Restaurant—This Site Plan is for the proposed conversion of an existing
accessory storage building (boathouse) to a freestanding restaurant with office and storage space for
restaurant operations, and conversion of an existing single-family dwelling to a commercial kitchen
for the restaurant to include 61 indoor/outdoor seats and 19 parking stalls on 2.1 acres in the Resort
Residential (RR) Zoning District. The property is located at 1135 Silvermere Road, Greenport.
SCTM#1 000-47.-2-15
MAILING ADDRESS:
PLANNIN . Box 1179
G M RICH
MEMBERS �® �,®F s®��yy®�® SouthoP. ld,old, NY 11971
Chairman
OFFICE LOCATION:
MIAJEALOUS-DANK Town Hall Annex
PIERCE RAFFERTY ® a� 54375 State Route 25
�D J.I H.S ENSKI -Pro Southold,,ram (cor. Main
Rd. Youngs Ave.)
DO
Telephone: 631 765-1938
www.southoldtownny.gov
PLANNING BOARD OFFICE
TOWN OF SOUTHOLD
June 24, 2025
Diane Argyropoulos
7986 Soundview Avenue
Southold, N.Y. 11971
Re: Final Plat Approval Extension Argyropoulos Resubdivision
7986 Soundview Avenue, Southold, NY 11971
SCTM# 1000-59.-9-5 & 6 Zoning District: R-80
Dear Ms. Argyropoulos:
The Southold Town Planning Board adopted the following resolution at a meeting held
on Monday, June 23, 2025:
WHEREAS, this resubdivision proposes to merge SCTM#1000-59.-9-6, formerly a
paper street, with SCTM#1000-59.-9-5, a 2.05-acre lot with an existing house, to create
a single 2.47-acre parcel in the R-80 Zoning District; and
WHEREAS, on January 14, 2025, the Southold Town Planning Board granted Final Plat
Approval upon the map entitled "Philip Argyropoulos," prepared by Kenneth Y.
Woychuck Land Surveying dated November 9, 2021 and last revised August 20, 2023.
WHEREAS, April 14, 2025 the Final Plat Approval expired; and
WHEREAS, on June 13, 2025 the applicant wrote a letter to the Planning Board
requesting a retroactive extension of the Final Plat Approval;.therefore be it
RESOLVED that the Southold Town Planning Board extends the Final Plat Approval for
this application to September 13, 2025.
The map for this Resubdivision will be kept on file with the Southold Town Planning
Department.
Argyropoulos Resubdivision Page 12 June 24, 2025
The deeds must be filed within 90 days of the date of this resolution or such
approval shall expire and be null and void. Submit proof of recording and a copy
of the recorded deeds to the Southold Town Planning Department.
If you have any questions regarding the above, please contact the Planning Board office
at 765-1938.
Respectfully,
)rj-� H,
/L-A li-
James H. Rich III
Chairman
MAILING ADDRESS:
PLANNING BOARD MEMBERS *Qf SO P.O. Box 1179
JAMES H.RICH III A�3 � Southold, NY 11971
Chairman
OFFICE LOCATION:
MIAJEALOUS-DANK CAN Town Hall Annex
PIERCE RAFFERTY a� 54375 State Route 25
MARTIN H.SIDOR `�®� (cor. Main Rd. &Youngs Ave.)
DONALD J.WILCENSKI 100UPJT�,� Southold, NY
Telephone: 631 765-1938
www.southoldtownny.gov
PLANNING BOARD OFFICE
TOWN OF SOUTHOLD
June 24, 2025
Ms. Patricia C. Moore, Esq.
51020 Main Road
Southold, NY 11971
Re: SEQRA Determination — RC Church of the Sacred Heart Parish Center
14300 Route 25, Mattituck, corner of Main Road & Reeve Avenue
SCTM#1000-114.-11-1 Zoning District: RO/R-40
Dear Ms. Moore:
The following resolutions were adopted at a meeting of the Southold Town Planning
Board on Monday, June 23, 2025:
WHEREAS, the Site Plan application proposes the construction of a 10,528-square-foot
parish center on the R-40 zoned portion of a 5.6-acre split-zoned parcel located in
Mattituck, which consists of approximately 3.0 acres in the RO District and
approximately 2.6 acres in the R-40 District, and which also contains an existing one-
story church, walkways, a parking area, and an existing residence; and
WHEREAS, on November 4, 2024, the Southold Town Planning Board, pursuant to
§617.6 of the Environmental Conservation Law acting under SEQRA, initiated the
SEAR lead agency coordination process with all involved and interested agencies for
this Unlisted Action; and
WHEREAS, on November 4, 2024, the Southold Town Planning Board, pursuant to
State Environmental Quality Review Act (SEQRA) 6 NYCRR, Part 617, determined that
the proposed action is an Unlisted Action as it does not meet any of the thresholds of a
Type I Action, nor does it meet any of the criteria on the Type II list of actions; and
WHEREAS, the Southold Town Planning Board, pursuant to SEQRA, conducted the
required review of potential environmental impacts that might result from this
application, documented in the completion of the Full Environmental Assessment Form,
and found that there would be no expected moderate to large adverse impacts; be it
therefore
RC Church Parish Center Paqe 2 June 24, 2025
RESOLVED, that the Southold Town Planning Board, pursuant to the State
Environmental Quality Review Act §617.6, establishes itself as Lead Agency for this
Unlisted Action; and be it further
RESOLVED, that the Southold Town Planning Board, as Lead Agency pursuant to
SEQRA, hereby makes a determination of non-significance for the proposed action and
grants a Negative Declaration.
A copy of the Negative Declaration is enclosed for your records.
If you have any questions regarding the above, please contact this office.
Respectfully,
James H. Rich, III
Chairman
Encls.
MAILING ADDRESS:
PLANNING BOARD MEMBERS � ®f S0�T�� So P.ld,Box
1179
11971
JAMES H.RICH III �� �`®
Chairman
OFFICE LOCATION:
MIAJEALOUS-DANK Town Hall Annex
PIERCE RAFFERTY �� 54375 State Route 25
MARTIN ENSHI Soth d, NY
�® (cor. Mainu Youngs Ave.)
DON D J.WIL
UNZ'1,
Telephone: 631 765-1938
www.southoldtownny.gov
PLANNING BOARD OFFICE
TOWN OF SOUTHOLD
State Environmental Quality Review
NEGATIVE DECLARATION
Proposed Site Plan for Roman Catholic Church of Sacred Heart
Parish Center
SCTM91000-114.-11-1 Date: June 23, 2025
The Town of Southold Planning Board, as the lead agency, has determined that the proposed
action described below will not significantly impact the environment.
This notice is issued pursuant to Part 617 of the implementing regulations pertaining to Article 8
(State Environmental Quality Review Act) of the Environmental Conservation Law.
Name of Action: Roman Catholic Church of Sacred Heart
SEQR Status: Type 1
Unlisted X
Scoping: No X Yes_ If yes, indicate how scoping will be conducted:
Description of Action:
This site plan is for the proposed creation of a 10,528-sq. ft. parish center on the R-40 zoned
portion of a 5.6-acre split-zoned parcel, with±3.0 acres in the RO District and±2.6 acres in the
R-40 District, Mattituck. The parcel includes an existing one-story church with walkways and
parking area, along with an existing residence.
Location: 14300 Route 25, Mattituck
Reasons Supporting This Determination:
C-1: Site Plan
C-2: Site Removals Plan
C-3: Landscape Plan
SEQR Environmental Assessment Page 2 June 23, 2025
C-4: Partial Grading & Drainage Plan
C-5: Sanitary & Utility Plan
C-6: Sanitary Profile & Details
C-7: Partial Site Lighting Plan
C-8: Soil Erosion & Sediment Controls
C-9: Detail Sheet
A-100: Basement Plan
A-101: First Floor Plan
A-102: Roof Plan
A-200: Exterior Elevations
A-201: Exterior Elevations
1. Impact on Land
The parcel is split-zoned with Low-Density Residential (R-40) and RO Zoning Districts. The
purpose of the R-40 District is:
"to provide areas for residential development where existing neighborhood characteristics,
water supply and environmental-conditions permit full development densities of approximately
one dwelling per acre and where open space and agricultural preservation are not predominate
objectives. "
The Residential Office (RO) Zoning District purpose is:
"is to provide a transition area between business areas and low-density residential development
along major roads which will provide opportunity for limited nonresidential uses in essentially
residential areas while strongly encouraging the adaptive reuse of existing older residences, to
preserve the existing visual character of the Town and to achieve the goal(s) of well planned,
environmentally sensitive, balanced development, which the Town has determined to be
desirable. "
The proposed use, Place of Worship, requires Special Exception from the ZBA pursuant to
Chapter 280-38(B)2.
To the north of the property is NYS Route 25 and additional RO zoned parcels across the road.
To the east is a secondary street Reeve Avenue, and RO and R-80 parcels zoned parcels across
the road improved with single-family dwellings. To the south are R-40-zoned parcels with
residences. To the west is the Mattituck Public Library. The proposed use is not discordant with
the current church use on the property and the surrounding uses or zoning districts.
Adverse impacts to land are not expected.
Lot coverage
Maximum tot coverage= 20%
Proposed lot coverage = 7.05% (Existing & Proposed Buildings)
SEOR Environmental Assessment Page 3 June 23, 2025
Setbacks
Proposed building Required Provided
Front yard 50 214.6
Primary front yard 50 342.5
Secondary front yard 35 214.6
Side yard 15 N/A
Combined Side yards 35 N/A
Rear yard 50 55.5
2. Impact on Geological Features
The site does not contain nor is it adjacent to any unique geologic features.
3. .Impacts on Surface Water
The parcel is well-drained. The nearest surface water is Marratooka Lake, a deep kettle-hole
freshwater lake formed by glacial activity located to the east of the parcel. The generalized flow
of groundwater from the parcel is expected to be towards the pond and also south to Peconic
Bay. Wastewater will be produced by the on-site visitors and be directly discharged to
groundwater via two Hydro Action AN 800 C sub-surface sanitary wastewater systems.
Nitrogen levels will be reduced in the effluent from these systems due to treatment processes.
Groundwater is expected to flow to Marratooka Lake and Peconic Bay
The impervious surface area on site will increase over existing conditions from .16 acres to .45
acres, and previous areas will decrease from .81 acres to .52 acres. One hundred percent of the
site is well drained, and the site plan includes passive drainage features. Stormwater control will
be achieved on-site pursuant to Chapter 236 Stormwater Management of the Southold Town
Code requirements and designed to handle a 3" rainfall event. A partial Grading and Drainage
Plan has been submitted, along with a Soil erosion and Sediment Control Plan. Material
stockpiling, access stabilization, inlet protection, silt fencing, tree protection, and washout
management specifications have all been provided to minimize adverse impacts from site
disturbance and stormwater.
Adverse impacts from the proposed action on surface water quality downstream of the site are
expected to be low.
4. Impact on Groundwater
Test hole data indicates that that groundwater was not encountered 25' below the ground
surface (B-2).
The parcel is located within Groundwater Management Zone IV and is not located within a
designated Special Groundwater Protection Area. Water supply to the parcel is sourced from a
sole source aquifer. In 1978, the Long Island Regional Planning Board published the Long
Island Comprehensive Waste Treatment Management Plan (208 Study). The 208 Study
SEAR Environmental Assessment Page 14 June 23, 2025
identified eight (8) hydrogeologic zones in Nassau and Suffolk Counties. These zones were
distinguished based upon differences in underlying groundwater flow patterns and water
quality. The subject site is located within Suffolk County Department of Health Services
(SCDHS) Groundwater Management Zone IV, which according to Article 6 of the Suffolk
County Sanitary Code, has an allowable flow of 600 gallons per day (GPD) per acre in areas
served by public water.
The applicant proposes to connect the Parish Center to public water from (SCWA water main
on S.R. 25) via a 1" water main. The estimated density flow required is 2,185 GPD for potable
water use. A total of 540 GPD is assigned to the existing Church and 300 GPD to the Rectory.
The Parish Center will account for 1345 GPD of potable water use. An automatic irrigation
system is proposed. However, the GPD amount is not identified, nor are watering controls.
Greywater flow is estimated at 672.50 GPD for a total need of 2017 GPD. The two Hydroaction
Systems proposed will be designed to accept and process 1600 gallons exceeding the 1345 GPD
required.
Together with sanitary influences and recognizing the problem of Nitrogen (nitrates) loading in
ground and surface waters, the Suffolk County Legislature established a goal of reducing
fertilization in residential areas by 10 to 25 percent and passed Local Law 41-2007 to reduce
Nitrogen pollution countywide.
The following best management practices will be required to minimize the use of potable water
for irrigation and the spread of fertilizers and pesticides.
a. The use of native, drought-tolerant plants in landscaping. Sod is proposed and should
be minimized in are or considered to be replaced with less high-maintenance and
water-dependent grass species that is drought-tolerant.
b. All plant species shall be drought tolerant.
c. Limit irrigation to 15 percent of the total parcel area.
d. The use of organic fertilizers where the water-soluble nitrogen is no more than 20%
of the total nitrogen in the mixture.
e. Apply a maximum of 1 lb. of nitrogen per 1,000 square feet in any one application,
with a cumulative application of no more than 2 lbs. per 1,000 square feet per year.
f. Prohibit the application of fertilizer products containing nitrogen, phosphorus, or
potassium between November 1 st and April 1 st.
The expected adverse impacts to groundwater are expected to be low with the implementation
of the above requirements.
5. Impact on Flooding
The action is not located within a floodway or FEMA mapped 100 year or 500 year flood zone.
Drainage will be controlled via on-site control structures pursuant to Chapter 236 Stormwater
Management of the Southold Town Code regulations. Adverse impacts on flooding are
expected to be none too low.
SEOR Environmental Assessment Page 15 June 23, 2025
6. Impacts on Air
Air pollution can harm human health and damage elements of the ecosystem. Exposure to air
pollution is associated with numerous effects on human health, including pulmonary, cardiac,
vascular, and neurological impairments.
The proposed action will not result in a significant increase in air pollution or fugitive dust.
Adverse impacts on air due to this action are expected to be none too low.
7. Impacts on Plants and Animals
The NYSDEC Environmental Resource Mapper was referenced on December 30, 2024, to
determine whether any environmental designations have been placed on or near the parcel.
None were identified. Further, no natural communities, endangered or threatened species, rare
plants, or animals were referenced for the parcel. Wildlife species utilizing the site are expected
to be common species adapted to neighborhood settings (Whitetail deer, small mammals,
reptiles, amphibians, and avian species.)
Most vegetation on the parcel has been cleared and is improved with an asphalt parking area
and buildings. The rear of the parcel where the Parish Center is proposed is wooded, and the
clearing of trees will take place during site preparation. A total area of.97 acres is proposed to
be newly disturbed. Limits have been established to minimize the clearing to the extent
necessary to construct the building and install necessary drainage in the rear of the center.
Adverse impacts to existing plants and animals are expected to be none too low.
8. Impact on Agricultural Resources
The parcel is not located in a designated agricultural district certified pursuant Agriculture and
Markets Law, Article 25-AA, Section 303 and 304 nor contains viable highly productive soils.
Due to the parcel size, location, zoning district and historic and current religious institution use,
adverse impacts to agricultural resources on this property are expected to be none too low.
9. Impacts on Cultural/Archeological Resources
The parcel is located in a sensitive area for archaeological sites on the NY State Historic
Preservation Office (SHPO) archaeological site inventory.
In March 2025 a Phase 1 Archeological Investigation at Sacred Heart Roman Catholic Church,
Mattituck, Town of Southold,New York found no historical artifacts and no further study is
recommended. No impacts are expected to occur to cultural resources on the parcel.
SEAR Environmental Assessment Page 16 June 23, 2025
10. Impacts on Aesthetic Resources
The site is visible from NYS Route 25 New York State Scenic Byway, seasonally and year-
round by routine travelers. The proposed Parish Center is set back 342.5' from the road and will
not be in the line of sight of travelers.
The proposed building includes architectural features that match the church building, adding
continuity to the site. The architecture seems cognizant of the historic and scenic character of
the area.
Moderate to large adverse impacts on aesthetic resources are not expected.
11. Impact on Open Space and Recreation
The site does is privately owned and does not currently offer public recreational opportunities.
The likelihood of the land area being converted to recreational use is none to low.
12. Impact on Critical Environmental Areas
The site is not located within a Critical Environmental Area.
13. Impact on Transportation
The site is accessed from NYS Route 25 by an existing curb cut to the parking area and by an
access driveway from Reeve Avenue. No new curb cuts are proposed.
A total of 132 parking stalls (17 ADA) are proposed.
Since the Parish Center includes office space the applicant is using the parking calculation for
of 1 per 100 sq. ft. of office floor area.
a. 8,508 sq. ft. x 1 Stall per 100 sq. ft. = 85.08 or 86 stalls.
b. Existing Parking: 123 Stalls (16 ADA)
c. Proposed Parking: 9 Stalls (1 ADA)
d. Total Parking: 132 Stalls (17 ADA)
Vehicles are known to park on the shoulder of NYS Route 25 to access the Church during
services and events. Southold Police Traffic Control provides traffic routing and safety support
during these times. There is one "No Parking" sign along the front of the property closer to
Reeve Avenue on the south side of NYS Route 25. No signs are posted along the north side of
NYS Route 25.
Over flow parking for events is expected to continue in the street where permitted.
SEAR Environmental Assessment Page 17 June 23, 2025
The New York State Department of Transportation will be contacted to determine if additional
safety improvements are necessary.
Pedestrian access is sufficient, with an existing sidewalk along the front of the parcel connected
to residential areas and the commercial center of the Hamlet. A painted and signed crosswalk is
located opposite the Church and to the west of the property in front of the library allowing
pedestrians to cross NYS Route 25.
Moderate to large impacts to transportation are not expected.
14. Impact on Energy
A photometric plan (Sheet C-8) has been submitted showing 34 fixtures (16 existing) along
walkways, parking area, and perimeter of the proposed building. Eight are 16' high existing
pole-mounted lights, and 2 are existing pole-mounted lights 12' high. Two new pole mounted
lights are proposed at 16' high. All new lighting is LED.
Lighting controls are proposed to turn lights on one hour after dusk and then at 10 P.M. thereby
managing kilowatt use. A total of 396 watts will be used if all lights are operational.
No alternative energy is proposed. Adverse impacts on energy use are expected to be low.
15. Impact on Noise, Odor, and Light
Noise will be short-term and limited to construction operations. The anticipated term of
construction will be 10 months. Odors capable of adversely impacting the area are not expected.
Lighting is proposed to comply with Chapter 172. Lighting, Outdoor in the Southold Town
Code.
Adverse impacts on noise, odor, and light are expected to be low.
16. Impact on Human Health
No substantial hazard to human health is expected to occur as a result of this proposed action.
Stormwater and fugitive dust are expected to be adequately controlled pursuant to a Chapter 236
Stormwater of the Southold Town Code. The parcel is located outside of the FEMA mapped
flood zone.
Solid waste will be disposed of at an approved landfill or transfer station. A total of 25 tons are
estimated to be generated each year.
Adverse impacts to human health are therefore expected to be none too low.
SEQR Environmental Assessment Page 18 June 23, 2025
17. Consistency with Community Plans
On January 3, 2024, the action was recommended as consistent with the Town of Southold
Local Waterfront Revitalization Program Policies (LWRP). The action is consistent with
community plans.
18. Consistency with Community Character
The parcel is located within 538+feet to the Mattituck Union Free School property
(Junior/Senior High School).
It is recommended that tree islands are installed in the large existing parking area to add visible
complexity and break up the mass of the new building.
The site is served by the Mattituck Volunteer Fire District/Departments.
School-aged children will not be living at the site, and therefore, no impacts to the schools will
occur.
The proposed use is not expected to create moderate to large demand for additional community
services (e.g. schools, police and fire).
The proposal is not inconsistent with community character of the area.
For Further Information:
Contact Person: Mark Terry, AICP, Assistant Town Planning Director
Address: P.O. Box 1179, 54375 State Road 25, Southold, New York 11971
Telephone Number: 631-765-193 8
Agency Use Only [IfApplicablel
Project: RC Church of the Sacred Heart Parish Center
Date; June 23,2025
Full Environmental Assessment Form
Part 3-Evaluation of the Magnitude and Importance of Project Impacts
and
Determination of Significance
Part 3 provides the reasons in support of the determination of significance. The lead agency must complete Part 3 for every question
in Part 2 where the impact has been identified as potentially moderate to large or where there is a need to explain why a particular
element of the proposed action will not,or may,result in a significant adverse environmental impact.
Based on the analysis in Part 3,the lead agency must decide whether to require an environmental impact statement to further assess
the proposed action or whether available information is sufficient for the lead agency to conclude that the proposed action will not
have a significant adverse environmental impact. By completing the certification on the next page,the lead agency can complete its
determination of significance.
Reasons Supporting This Determination:
To complete this section:
• Identify the impact based on the Part 2 responses and describe its magnitude. Magnitude considers factors such as severity,
size or extent of an impact.
• Assess the importance of the impact. Importance relates to the geographic scope,duration,probability of the impact
occurring,number of people affected by the impact and any additional environmental consequences if the impact were to
occur.
• The assessment should take into consideration any design element or project changes.
• Repeat this process for each Part 2 question where the impact has been identified as potentially moderate to large or where
there is a need to explain why a particular element of the proposed action will not,or may,result in a significant adverse
environmental impact.
• Provide the reason(s)why the impact may,or will not,result in a significant adverse environmental impact
• For Conditional Negative Declarations identify the specific condition(s)imposed that will modify the proposed action so that
no significant adverse environmental impacts will result.
• Attach additional sheets,as needed.
This site plan is for the proposed creation of a 10,528-sq.ft.parish center on the R-40 zoned portion of a 5.6-acre split-zoned parcel,with±3.0 acres in the
RO District and±2.6 acres in the R-40 District,Mattituck.The parcel includes an existing one-story church with walkways and parking area,along with an
existing residence.
Location:14300 Route 25,Mattituck
See report titled: State Environmental Quality Review NEGATIVE DECLARATION Notice of Determination Non-Significance and dated June 23,2025
Determination of Significance - Type 1 and Unlisted Actions
SEQR Status: ❑ Type I FT Unlisted
Identify portions of EAF completed for this Project: 0✓ Part I F7 Part 2 Q✓ Part 3
FEAF 2019
Upon review of the information recorded on this EAF,as noted,plus this additional support information
See report titled: State Environmental Quality Review NEGATIVE DECLARATION Notice of Determination Non-Significance and dated June 23 2025
and considering both the magnitude and importance of each identified potential impact, it is the conclusion of the
The Southold Planning Board as lead agency that:
❑✓ A. This project will result in no significant adverse impacts on the environment,and,therefore,an environmental impact
statement need not be prepared. Accordingly,this negative declaration is issued.
❑ B. Although this project could have a significant adverse impact on the environment,that impact will be avoided or
substantially mitigated because of the following conditions which will be required by the lead agency:
There will,therefore,be no significant adverse impacts from the project as conditioned,and,therefore,this conditioned negative
declaration is issued. A conditioned negative declaration may be used only for UNLISTED actions(see 6 NYCRR 617.7(d)).
❑ C. This Project may result in one or more significant adverse impacts on the environment,and an environmental impact
statement must be prepared to further assess the impact(s)and possible mitigation and to explore alternatives to avoid or reduce those
impacts. Accordingly,this positive declaration is issued.
Name of Action: RC Church of the Sacred Heart Parish Center
Name of Lead Agency: Southold Town Planning Board
Name of Responsible Officer in Lead Agency: James H.Rich III,Chairman
Title of Responsible Officer: Same
Signature of Responsible Officer in Lead Agency: dl- n Date: June 23,2025
Signature of Preparer(if different from Responsible Officer) �o�r 1..�r Date: June 23,2025
For Further Information:
Contact Person:Mark Terry,AICP,Assistant Town Planning Director
Address: P.O.Box 1179,54375 Main Road,Southold,NY 11971
Telephone Number:631-765-1938
E-mail:Mark.Terry@town.southold.ny.us
For Type 1 Actions and Conditioned Negative Declarations,a copy of this Notice is sent to:
Chief Executive Officer of the political subdivision in which the action will be principally located(e.g.,Town/City/Village of)
Other involved agencies(if any)
Applicant(if any)
Environmental Notice Bulletin: http://www.dec.ny.gov/enb/enb.html
PRINT FULL FORM Page 2 of 2
MAILING ADDRESS:
PLANNING BOARD MEMBERS ��'q So P.,y® Southold,Box
NY 7 971
JAMES H.RICH III �® ��
Chairman
OFFICE LOCATION:
MIAJEALOUS-DANK Town Hall Annex
PIERCE RAFFERTY �� 54375 State Route 25
DONALDIJ.WILCEONSHI �.��® (cor. MaSoR h&�Y�Ings Ave.)
u1 ,
Telephone: 631 765-1938
www.southoldtownny.gov
PLANNING BOARD OFFICE
TOWN OF SOUTHOLD
June 24, 2025
Alexander Perros
19215 Soundview Avenue
Southold, NY 11971
Re: Site Plan Approval with Conditions & Approval of Parcels Merged
Silver Sands Motel Restaurant
1135 Silvermere Road, Greenport
SCTM#1000-47.-2-15.1 (previously SCTM#1000-47.-2-11, 12, 13, 14, 15)
Dear Mr. Perros:
The following resolutions were adopted at a meeting of the Southold Town Planning Board
on June 23, 2025:
WHEREAS, this Site Plan is for the proposed conversion of an existing accessory storage
building (boathouse) to a restaurant, including an office and storage space for restaurant
operations, and the conversion of an existing single-family dwelling to a commercial
kitchen for the restaurant, with 61 indoor/outdoor seats, and 19 parking stalls provided the
restaurant use on 2.1 acres in the Resort Residential (RR) Zoning District; and
WHEREAS, on January 26, 2024, Alexander Perros, owner, submitted site plans,
information and materials for a Site Plan review; and
WHEREAS, on February 5, 2024, the Planning Board found the application incomplete for
review, requiring the submission of corrected site plans and additional necessary
information for review; and
WHEREAS, on February 7, 2024, Alexander Perros, owner, submitted radius plans as
required, for Site Plan review; and
WHEREAS, on March 5, 2024, Alexander Perros, owner, submitted information and
materials for Site Plan review; and
Silver Sands Motel Restaurant Page 2 June 24, 2025
WHEREAS, on March 18, 2024, Alexander Perros, owner, submitted revised site plans for
Site Plan review; and
WHEREAS, on March 25, 2024, the Planning Board accepted the site plan application as
complete for review; and
WHEREAS, on May 6, 2024, the Southold Town Planning Board, pursuant to State
Environmental Quality Review Act (SEQRA) 6 NYCRR, Part 617.5 (c), determined that the
proposed action is a Type II Action as it falls within the following description for 6 NYCRR,
Part 617.5(c)(18) "reuse of a residential or commercial structure, or of a structure
containing mixed residential and commercial uses, where the residential or commercial
use is a permitted use under the applicable zoning law or ordinance, including permitted by
special-use permit, and the action does not meet or exceed any of the thresholds in
section 617.4 of this Part"; and
WHEREAS, on May 23, 2024, the Southold Town Planning Board, pursuant to Southold
Town Code §280-131 C., distributed the application to the required agencies for their
comments; and
WHEREAS, on May 28, 2024, Southold Town Code Enforcement submitted
correspondence that although the applicant was in court addressing Town Code violations,
those violations would possibly be corrected in the site plan process, and was therefore
okay to proceed with the site plan review process; and
WHEREAS, on May 29, 2024, the Southold Town Fire Marshal determined certain
revisions were required to provide adequate fire protection and emergency access for the
site; and
WHEREAS, on May 31, 2024, the Southold Town Engineer reviewed the proposed
application and determined revisions were required in order for the site plan to meet the
minimum requirements of Chapter 236 for Storm Water Management; and
WHEREAS, on June 3, 2024 the Planning Board held a Public Hearing for the proposed
action; and
WHEREAS, on June 25, 2024, the Suffolk County Department of Health Services
(SCDHS) provided correspondence to the Planning Board stating that a commercial waste
water permit and a Food Protection Services permit are required for the proposed actions
on site; and
WHEREAS, on June 26, 2024, the Town of Southold Local Waterfront Revitalization
Program Coordinator reviewed the proposed project and determined the project to be
inconsistent with Southold Town LWRP policies with recommendations to the Planning
Board; and
Silver Sands Motel Restaurant' Page 3 June 24, 2025
WHEREAS, at a Work Session on July 22, 2024, the Planning Board reviewed the
proposed application and required corrections to the Site Plan and additional information
necessary, for the Site Plan to comply with various applicable sections of the Town Code
as detailed in the Work Session Staff Report; and
WHEREAS, on August 1, 2024, Nick Mazzaferro, P.E., submitted analysis regarding the
capacity of the emergency access road for review; and
WHEREAS, on August 22, 2024, the Greenport Fire District determined certain revisions
were required to provide adequate fire protection for the site, consistent with the Southold
Town Fire Marshal; and
WHEREAS, on August 24, 2024, Alexander Perros, owner, submitted exterior lighting cut
sheet specifications and photometric information for review; and
WHEREAS, on September 1, 2024, Nick Mazzaferro, P.E., submitted water usage details
for review; and
WHEREAS, on September 6, 2024, Alexander Perros, owner, submitted revised site plans
and information as required for Site Plan review; and
WHEREAS, on September 17, 2024, Alexander Perros, owner, submitted revised
photometric details for review; and
WHEREAS, on November 4, 2024, the Planning Board issued comments to the Zoning
Board of Appeals regarding files #SE7914, 7893SE and 7894; and
WHEREAS, on December 20, 2024, the ZBA granted Special Exceptions SE7914 and
7893SE for the proposed Detached Kitchen & Restaurant subject to sixteen (16)
Conditions; and, granted Area Variance #7894 subject to four (4) conditions; and
WHEREAS, on February 10, 2025, the Southold Town Planning Board reviewed the
application to the policies of the Local Waterfront Revitalization Program (LWRP) and
found that with the reduction in proposed seats for the restaurant, along with limitations
imposed by the Zoning Board of Appeals, and the requirement to use water conservation
methods, native drought tolerant vegetation in landscaping, and best management
practices for fertilizer application to further policy 5, this action is consistent with the
LWRP; and
WHEREAS, on February 10, 2025 the Southold Town Planning Board granted a
Conditional Approval regarding the Site Plan entitled "Silver Sands Holdings" prepared by
Howard W. Young, L.S. dated February 22, 2024 and last revised September 5, 2024, with
nine (9) conditions to be met; and
WHEREAS, on March 7, 2025, Alexander Perros, owner, submitted photographs of
removed "Motel Parking" signage as required by Condition #5; and
Silver Sands Motel Restaurant Page 4 June 24, 2025
WHEREAS, on April 16, 2025, Charles Cuddy, authorized agent, submitted revised plans
as required for review; and
WHEREAS, on April 21, 2025, the Southold Town Planning Board referred the revised
site plan to the Office of the Town Engineer and Fire Marshal for review; and
WHEREAS, on April 21, 2025, Alexander Perros, owner, submitted a plan showing all
required approvals from the Suffolk County Department of Health Services (SCDHS),
including the stamped, sealed, and signed approval by the SCDHS reviewer (Ref. No. C-
25-0098), reflecting a maximum seating capacity of 61 seats, as required by Condition #3;
and
WHEREAS, on May 9, 2025, the Southold Town Engineer reviewed the proposed
application and determined that revisions were required in order for the site plan to meet
the minimum requirements of Chapter 236 for Storm Water Management; and
WHEREAS, on May 14, 2025, the Southold Town Planning Board issued a memo
supporting the lot merger of five (5) Silver Sands Holdings parcels: SCTM#1000-47.-2-11,
SCTM#1000-47.-2-12, SCTM#1000-47.-2-13, SCTM#1000-47.-2-14, SCTM#1000-47.-2-
15, into a single tax parcel, as required by Condition #6 of the Southold Town Zoning
Board of Appeals file #7893SE and SE7914; and
WHEREAS, on May 24, 2025, the Southold Town Chief Building Inspector reviewed and
certified the proposed use of Restaurant is permitted as a special exception by the Board
of Appeals in the Resort Residential (RR) Zoning District with reference to ZBA file
#7893SE and #7914SE; and
WHEREAS, on May 27, 2025, the Southold Town Fire Marshal reviewed the proposed
application and determined that revisions were required in order for the site plan to meet
the minimum requirements; and
WHEREAS, on May 30, 2025, Alexander Perros, owner, submitted revised plans as
required for review; and
WHEREAS, on June 2, 2025, the Southold Town Planning Board referred the revised site
plan to the Office of the Town Engineer and Fire Marshal for review; and
WHEREAS, on June 16, 2025, the Southold Town Engineer reviewed the proposed
application and determined that the site plan prepared by Howard W. Young, L.S., dated
February 22, 2024 and last revised June 20, 2025, met the minimum requirements of
Chapter 236 for Storm Water Management, as required by Condition #6; and
WHEREAS, on June 17, 2025, Alexander Perros, owner,•submitted architectural
drawings of floor plans and seating as required by Condition #4; and
Silver Sands Motel Restaurant Page 5 June 24, 2025
WHEREAS, on June 17, 2025, Alexander Perros, owner, submitted a revised site plan as
required by the Planning Board follow-up letter dated June 16, 2025, and Condition #4;
and
WHEREAS, at their work session on June 23, 2025, the Southold Town Planning Board
determined that all nine conditions of conditional approval had been satisfied; therefore
be it
RESOLVED, that the Southold Town Planning Board approves the merging of Silver
Sands Holdings parcels as detailed above, and as required by the Zoning Board of
Appeals; and be it further
RESOLVED, that the Southold Town Planning Board grants Approval with Conditions
for this application including the following plans:
• Silver Sands Holdings, prepared by Howard W. Young, dated February 22, 2024
and last revised June 20, 2025; and
• Stormwater Management Control Plan, prepared by Howard W. Young, dated
8/1/24, last revised 6/20/25; and
• Interior and Exterior Seating Layout (SP-1); SP1 Enlarged Views (SP — 2) as
noted; Building #33 Elevations (A201); and Boathouse Elevations (A201),
prepared by John J. Condon, P.E., dated December 14, 2021 and last revised
February 26, 2025;
and authorizes the Planning Board Chairman to endorse the plans listed above. The
following conditions of approval are listed below:
Conditions:
1. The proposed restaurant and detached kitchen (subject of this application) shall
not commence operation or open to the public until a certificate of occupancy is
issued.
2. Prior to the issuance of a certificate of occupancy, all exterior light fixtures
proposed to remain shall be documented and measured for compliance with
Chapter 172. Please notify the Planning Department for this inspection.
3. Maximum Seating and Parking Limitations
There are a total of fifty (50) parking stalls provided on site for both the motel and
the proposed restaurant, with 19 of those parking stalls allocated for the
restaurant. The seating capacity of the restaurant is capped at 61 seats,
including both indoor and outdoor seats, based on the limited parking provided.
Due to the environmentally sensitive nature of the subject property, the creation
of additional parking areas to accommodate more seats is prohibited.
Silver Sands Motel Restaurant Page 6 June 24, 2025
4. No outdoor music is permitted on the premises, pursuant to Zoning Board of
Appeals file #7893SE and #7914SE.
5. Parking on-site is permitted only in areas designated as parking spaces, as
shown on the approved site plan.
6. Busses and limousines are not permitted on the entire premises, other than the
shuttle service provided by Silver Sands.
7. Vehicles are prohibited from parking, standing, or waiting in driveways, except
when actively dropping off or picking up patrons.
Please also note the following requirements in the Southold Town Code relating to Site
Plans:
1. Proposed storm water run-off containment systems must be inspected by the
Town Engineer at the time of installation. Please call the Southold Town
Engineer prior to beginning this work.
2. Approved Site Plans are valid for eighteen months from the date,of approval,
within which time all proposed work must be completed, unless the Planning
Board grants an extension.
3. Any changes from the Approved,Site Plan shall require Planning Board approval.
4. Prior to the issuance of a Certificate of Occupancy, the Planning Board must
inspect the site to ensure it is in conformity with the Approved Site Plan, and
issue a final site inspection approval letter. Should the site be found not in
conformance with the Approved Site Plan, no Certificate of Occupancy may be
issued unless the Planning Board approves the changes to the plan
If you have any questions regarding the above, please contact this office.
Respectfully,
James H. Rich III
Chairman
cc: Charles Cuddy, Esq.
Michael Verity, Chief Building Inspector -
Michael Collins, Town Engineer
By signing this letter, the applicant acknowledges that there are Town Code requirements
and conditions, including those listed above, that must be satisfied prior to the issuance of
a Certificate of Occupancy.
Print name: , Applicant
Signature: Date: