HomeMy WebLinkAboutBoscola Family 6.2025
TheBoscolaFamily
5106 West Mill Road • P.O. Box 587 • Mattituck, NY 11952
June 25, 2025
via Email – zoningupdate@southoldtownny.gov
Town of Southold Planning Board
54375 Main Rd
P.O. Box 1179
Southold, NY 11971
Re: Town of Southold Zoning Updates
Dear Ms. Lanza,
Our family has been Mattituck residents since 1961. Our house was built in 1972 and is our only residence,
occupying it year-round. We have reviewed the proposed zoning changes, along with the updated map,
and offer the following comments:
MARINE II ZONE
Consider removing the hotel/motel provision entirely in §250-55 B (3). Marine II (“M-II”) zoning is
typically intended to support maritime industries such as commercial fishing, aquaculture, boat repair, and
marine trades. Allowing hotels and motels displaces critical water-dependent uses, due to the higher land
value and market pressure that accommodations bring, making these properties targets for developers.
Hotels/motels also introduce non-water-dependent, transient uses into areas that should prioritize long-term
marine economic activity. Hotels/motels are better suited to mixed-use, commercial, or village zones that
are designed to handle transient traffic, retail, and lodging.
Lastly, adding hotels/motels near waterways, which in our area are fragile ecosystems, means a significant
increase in water use and wastewater output. In areas with aging or limited wastewater infrastructure, this
can overwhelm septic systems or sewer lines, especially during peak tourist seasons. If facilities rely on
septic systems, there is a greater risk of nutrient leaching (nitrogen and phosphorus) into groundwater and
eventually into adjacent marine waters.
Amending the zoning code to remove hotels and motels as permitted or special exception uses in the M-II
zone will protect the long-term viability of the working waterfront and ensure zoning aligns with the intent
of the M-II district. M-II zoning should remain specialized and protected for its intended purpose, not
diluted by incompatible uses.
ZONING MAP UPDATE
The zoning map needs to be updated to move the boundary between the R-80 and M-II zones of
SCTM #1000-106-13.4, located along the western side of Mattituck Creek, back to its previous
location, eastward approximately 380’ from its current location.
The current zoning map erroneously, and without following required review protocols, relocated the
boundary between the R-80 and M-II zones several hundred feet to the west of its original location. The
original zone boundary roughly corresponds to the top of the existing ~50’ bluff that separates the water
adjacent portions of the parcel from the upland portion. There is no way that any part of the upland portion
of the parcel could, or can, be considered “water adjacent” or suitable for water-related uses.
Page 1 of 8
No explanation for the zone boundary change can be identified in Southold Town records. Although the
Town of Southold did submit to the County the 1989 changes to the Town code relating to zoning, it did
not submit the associated zoning map. Had the map been properly circulated, residents could have flagged
it ahead of time. The fact that four residential homes already existed there by 1989 is a clear indication that
the property was, and intended to remain, residential. Additionally, after the passage of Local Law 1 in
1989 the Town of Southold was still in discussions with the then property owners, one of whom was
William Boscola, Jr.,which indicatesthat all parties were under the impression the western portion of the
M-II zone was still zoned R-80.
That boundary shift resulted in our home, one of the above-mentioned residential lots(SCTM #1000-106-
13.7),becoming surrounded by the M-II zone. To date, we have been unable to confirm how there was a
westward shift of the boundary nor the exact metes-and-bounds of the new zone boundary. The prior zoning
boundary IS identifiable (refer to AttachmentA)and should be reinstated.
Sincerely,
Donna M. Boscola David W. Boscola
ATTACHMENT A
Page 2of 8
This picture shows the current M-II zone in light blue. The red lines are pointing to the original zone
boundary (black line). The elevation/topography lines, depicting the ~50’ bluff, are shown just east of the
original zone boundary. The black line is where the zone boundary should be updated on the next
iteration of the zoning map.
ATTACHMENT A(con’t)
Page 3of 8
Zoning Map reflecting the documented approved change in 1960 (boundary line enhanced in blue)
ATTACHMENT A (Con’t)
Page 4of 8
Last Approved Site Plan for the subject property 1984 – still the current approved in the Town files
ATTACHMENT A (Con’t)
ATTACHMENT A (Con’t)
th
Survey Map from Young & Young – 4revision, last dated Aug 17, 1989 and marked as received by the
Planning Board on Feb 26, 1990. Updated “Marine II” zoning moniker noted
Page 5 of 8
ATTACHMENT B
Page 6of 8
View from 5106 West Mill Road deck looking southeastat ~ 50’ elevation
View from Knollwood Lanelooking west towards Strong’s Yacht Center (April 2021). The yellow home
on the hill is our residence at 5106 West Mill Road
ATTACHMENT B
Page 7of 8
Strong’s Yacht Center–May 2023 (NY Times)
Strong’s Yacht Center–May 2023 (NY Times)
Page 8of 8