HomeMy WebLinkAboutZBA-08/07/2025 o�og�FFO��►��G Office Location
Telephone (631) 765-1809 may' yam► Town Annex/First Floor
c .c 54375 Main Road
http://southoldtownngov w Southold,NY 11971
Mailing Address
P.O. Box 1179
1 �► Southold,NY 11971-0959
MINUTES
REGULAR MEETING
THURSDAY, AUGUST 7, 2025
A Regular Meeting of the SOUTHOLD TOWN ZONING BOARD OF APPEALS was held at
the Southold Town Hall, 53095 Main Road, Southold,New York 11971-0959, and also accessible via
Zoom Webinar Portal on Thursday,August 7,2025 commencing at 9:00 A.M.
Present were:
Leslie Kanes Weisman, Chairperson Kim Fuentes, Board Assistant
Nicholas Planamento, Member Elizabeth Sakarellos, Senior Office Assistant
Patricia Acampora,Member Donna Westermann, Office Assistant
Robert Lehnert,Member Julie McGivney,Assistant Town Attorney
Margaret Steinbugler, Member
9:06 A.M. Chairperson Weisman called the meeting to order.
Vote of the Board: Aves: Members Weisman(Chairperson),Planamento,Lehnert,Acampora, and
Steinbugler. This Resolution was duly adopted (5-0j
I. EXECUTIVE SESSION:Began at 9:06 A.M.
9:06 A.M. -A Motion was offered by Chairperson Weisman, seconded by Member Steinbugler to enter into
Executive Session in order to receive Attorney Advice. Vote of the Board: Vote of the Board: Ayes:
Members Weisman(Chairperson), Planamento,Lehnert,Acampora, and Steinbugler. This Resolution was
duly adopted(5-0).
10:08 A.M. -Motion was offered by Chairperson Weisman, seconded by Member Planamento to exit the
Executive Session. Vote of the Board: Vote of the Board: Ayes: Members Weisman (Chairperson),
Planamento,Lehnert,Acampora, and Steinbugler. Adopted (5-0).
II. WORK SESSION:
1. Requests from Board Members for future agenda items.
2. Requests for extensions and de minimus approvals.
August 7,2025 Zoning Board of Appeals
MINUTES-Regular Meeting
Page 2
III. STATE ENVIRONMENTAL QUALITY REVIEWS;
New Applications:
RESOLUTION declaring applications that are setback/dimensional/lot waiver/accessory apartment/bed
and breakfast requests as Type II Actions and not subject to environmental review pursuant to State
Environmental Quality Review(SEQR) 6 NYCRR,Part 617.5 (c) including the following:
Osvaldo Landvik,LLC#8023
Deborah Pittorino, LLC#8025
Nicholas And Aspasia Rontiris#8026
Stephanie Perl And Richard Perl#8028
Vito Plaia#8030
Oysterponds Historical Society#8031 SE
Vote of the Board: Ayes: Members Weisman (Chairperson),Planamento,Lehnert,Acampora and
Steinbugler. This Resolution was duly adopted (5-0 .
SEQRA STATEMENT—STRONGS WEST MILL,LLC#8027—The Subject Action concerns the
construction a Marine Storage Building adjacent to the Mattituck Creek, and request an Interpretation for
Building Height. Declared Action and Determination of Significance to be Determined by the Planning
Board, as Lead Agency.
Vote of the Board: Ayes: Members Weisman(Chairperson),Planamento,Lehnert, Acampora, and
Steinbugler. This Resolution was duly adopted (5-01.
SEQRA STATEMENT—ULSTER FARMS,705 MAIN ROAD,LLC#8009SE—The Subject Action
for a Special Exception to construct two Contractor Buildings—The Planning Board of the Town of
Southold, as Lead Agency, declared the Action as Unlisted,made the determination of non-significance,
and further Grants a Negative Declaration. Resolution by the Zoning Board of Appeals to accept the
determination.
Vote of the Board: Ayes: Members Weisman(Chairperson),Planamento,Lehnert,Acampora and
Steinbugler. This Resolution was duly adopted(5-0).
IV. RESOLUTION TO CLOSE/ADJOURN THE FOLLOWING HEARINGS
10:15 A.M. - GARY AND MARY NAPOLITANO #8022 —(Adjourned from July 24, 2025) Request for a
Variance from Article XXXVI, Section 280-207 and the Building Inspector's May 5, 2025 Notice of
Disapproval based on an application for a permit to construct additions and alterations to an existing single
family dwelling;at; 1)gross floor area exceeding permitted maximum square footage for lot containing up to
20,000 square feet in area; located at: 1250 Blue Marlin Drive, (Adj. to the Peconic Bay) Greenport, NY.
SCTM No. 1000-57-1-34. RESOLUTION: A motion was offered by Chairperson Weisman, seconded by
Member Lehnert to Adjourn the hearing to the Special Meeting of August 21,2025. Vote of the Board:
Ayes:All. This Resolution was duly adopted. (4-0) (Member Planamento Recused).
August 7,2025 Zoning Board of Appeals
MINUTES-Regular Meeting
Page 3
V. PUBLIC HEARINGS: All testimony shall be limited to zoning issues properly before the Board. Each
speaker is requested to speak for five minutes, and to submit testimony in writing when possible.
10:15 A.M. - OSVALDO LANDVIK, LLC#8023 —By Nicholas Mazzaferro,Representative. Joyce Arrigo
opposed. Request for a Variance from Article III, Section 280-15 and the Building Inspector's May 5, 2025
Notice of Disapproval based on an application for a permit to legalize a sunroom addition on an existing patio
attached to an existing accessory wood frame building(amendment to BP#49185); at 1) located less than the
code required minimum side yard setback of 25 feet; located at: 16109 NYS Route 25, (Adj. to the Long
Island Sound) East Marion, NY. SCTM No. 1000-23-1-10.1. RESOLUTION: (Please see transcript of
written statements prepared under separate cover.) After receiving testimony, a motion was offered by
Chairperson Weisman, seconded by Member Acampora to Close Hearing and Reserve Decision. Vote of
the Board: Ayes: All.This Resolution was duly adopted. (5-0).
10:28 A.M. - DEBORAH PITTORINO. LLC #8025 —By Jake LaChapelle, Representative. Request for a
Variance from Article XXIII, Section 280-123 and the Building Inspector's May 12, 2025 Notice of
Disapproval based on an application for a permit to legalize additions and alterations to an existing single
family dwelling; at 1) a nonconforming building containing a nonconforming use shall not be enlarged,
reconstructed, structurally altered or moved,unless such building is changed to a conforming use; located at:
68530 Main Road, Greenport, NY. SCTM No. 1000-53-2-1. RESOLUTION: (Please see transcript of
written statements prepared under separate cover.) After receiving testimony, a motion was offered by
Chairperson Weisman, seconded by Member Planamento to Close Hearing and Reserve Decision. Vote of
the Board:Ayes: All. This Resolution was duly adopted. (5-0).
10:35 A.M. - NICHOLAS AND ASPASIA RONTIRIS 48026 — By Patricia Moore, Attorney, Nicholas
Rontiris, Owner. Request for Variances from Article XXIII, Section 280-124, Article XXXVI, Section 280-
207; Article XXXVI, Section 280-208A; and the Building Inspector's April 10, 2025 Notice of Disapproval
based on an application for a permit to demolish(as per Town Code definition)and reconstruct a single family
dwelling;at 1)less than the code required minimum side yard setback of 10 feet;2)less than the code required
minimum combined side yard setback of 25 feet; 3) less than the code required minimum rear yard setback
of 35 feet; 4) more than the code permitted maximum lot coverage of 20%; 5) gross floor area exceeding
permitted maximum square footage for lot containing up to 10,000 square feet in area; 6) the construction
exceeds the permitted sky plane as defined in Article I, Section 280-4 of the Town Code;located at:240 Knoll
Circle, (Adj. to Spring Pond) East Marion, NY. SCTM No. 1000-37-5-15. RESOLUTION: (Please see
transcript of written statements prepared under separate cover.) After receiving testimony, a motion was
offered by Chairperson Weisman, seconded by Member Planamento to CLOSE HEARING subject to
receipt of additional information—Lot Size,Priors(Comps)and Itemized table of Lot Coverage. Vote
of the Board: Ayes: All.This Resolution was duly adopted. (5-0).
10:54 A.M. - STEPHANIE PERL AND RICHARD PERL #8028 — By Anthony Portillo, Representative.
Request for Variances from Article XXIII, Section 280-124 and the Building Inspector's May 9,2025 Notice
of Disapproval based on an application for a permit to construct additions and alterations (non-substantial
improvements) to an existing single family dwelling; at 1) less than the code required minimum front yard
setback of 40 feet; 2) more than the code permitted maximum lot coverage of 20%; located at: 2880
Minnehaha Blvd, (Adj. to Corey Creek) Southold,NY. SCTM No. 1000-87-3-43. RESOLUTION: (Please
see transcript of written statements prepared under separate cover.) After receiving testimony, a motion was
offered by Chairperson Weisman, seconded by Member Planamento to CLOSE HEARING subject to
receipt of additional information — Board of Trustees Approval. Vote of the Board: Ayes: All. This
Resolution was duly adopted. (5-0).
August 7,2025 Zoning Board of Appeals
MINUTES-Regular Meeting
Page 4
11:06 A.M. -VITO PLAIA#8030—By Richard Mato, Representative. Request for a Variance from Article
XXXVI, Section 280-207; and the Building Inspector's April 16, 2025 Notice of Disapproval based on an
application for a permit to construct additions and alterations to an existing single family dwelling; at 1)gross
floor area exceeding permitted maximum square footage for lot containing up to 40,000 square feet in area;
located at: 1020 Laurel Court, Laurel, NY. SCTM No. 1000-126-13-1. RESOLUTION: (Please see
transcript of written statements prepared under separate cover.) After receiving testimony, a motion was
offered by Chairperson Weisman, seconded by Member Steinbugler to CLOSE HEARING subject to
receipt of additional information — Gross Floor Area Averaging. . Vote of the Board: Ayes: All. This
Resolution was duly adopted. (5-0).
11:20 A.M. - 705 CR 48, LLC, ULSTER FARMS, LLC #8009SE — By Paul Pawlowski, Representative.
Opposed by Ellen Talbot,Tom Talbot and Sharon Jacobs. Request for Special Exception pursuant to Article
IX, Code Section 280 -41B(2) of the Southold Town Code, and the Building Inspectors February 14, 2025
Notice of Disapproval, to allow and construct two buildings to be used for contractor businesses; located at
705 County Road 48, Mattituck, NY. SCTM#1000-113-12-13. RESOLUTION: (Please see transcript of
written statements prepared under separate cover.) After receiving testimony, a motion was offered by
Chairperson Weisman, seconded by Member Lehnert to Adjourn the Hearing to September 4,2025. Vote
of the Board: Ayes: All. This Resolution was duly adopted. (5-0)..
12:22 P.M. Motion was offered by Chairperson Weisman, seconded by Member Planamento to take a
Lunch Break. Vote of the Board: Ayes: All. This Resolution was duly adopted (5-0).
1:16 P.M. Motion was offered by Chairperson Weisman, seconded by Member Steinbugler to Reconvene
the public hearing. Vote of the Board: Ayes: All. This Resolution was duly adopted (5-0).
PUBLIC HEARINGS CONTINUED:
1:17 P.M. -OYSTERPONDS HISTORICAL SOCIETY#8031 SE—By Martin Finnegan,Attorney. Support
from Charles Dean and Alison Ventura. Opposed by Jill Franke, Glen Franke and Mitch Stein. Request for
a Special Exception per Town Code Article III, Section 280-13B(15) and the Building Inspector's April 25,
2025 Notice of Disapproval based on an application for a permit to construct upgrades and renovations to
include alterations, a new storage addition and a new ADA (Americans with Disabilities Act) ramp to an
existing historical society building; located at: 1555 Village Lane, Orient,NY. SCTM No. 1000-25-3-16.1.
RESOLUTION: (Please see transcript of written statements prepared under separate cover.) After receiving
testimony, a motion was offered by Chairperson Weisman, seconded by Member Steinbugler to Close
Hearing and Reserve Decision. Vote of the Board: Ayes: All. This Resolution was duly adopted. (5-0).
2:17 P.M.-STRONG'S WEST MILL,LLC#8027—By Charles Cuddy,Attorney,Jeff Butler,Representative
and Jeff Strong, Owner. Opposed by Bob DeLuca,Anne Sherwood Punkyk and Steve Boscola. Request for
an Interpretation under Chapter 280-Bulk Schedule for Business, Office and Industrial Districts; Article I,
Section 280-4;Article XIII, Section 280-56,;and the Building Inspector's May 6,2025 Notice of Disapproval
based on an application for a permit to construct a boat storage building; 1)Height of building as it relates to
a boat storage building; located at: 3430 Mill Road, Mattituck, (Adj. to Mattituck Creek), NY. SCTM No.
1000-106-6-13.4. RESOLUTION: (Please see transcript of written statements prepared under separate
August 7,2025 Zoning Board of Appeals
MINUTES-Regular Meeting
Page 5
cover.) After receiving testimony, a motion was offered by Chairperson Weisman, seconded by Member
Planamento to Adjourn the Hearing to October 2, 2025. Vote of the Board: Ayes: All. This Resolution
was duly adopted. (5-0).
VI. RESOLUTIONS: 3:12 PM
a) RESOLUTION ADOPTED: A Motion was offered by Chairperson Weisman, seconded by
Member Steinbugler to authorize advertising of hearings for the Regular Meeting to be held on
Thursday, September 4,2025, which will commence at 9:00 A.M. for Work Session and Regular
Meeting to begin at 10:00 A.M. Vote of the Board: Ayes: Member Weisman(Chairpersonh
Lehnert, Planamento, Acampora and Steinbugler. This Resolution was duly adopted(5-0)
b) RESOLUTION ADOPTED: A Motion was offered by Chairperson Weisman, seconded by
Member Lehnert,to approve minutes from the Special Meeting held July 24, 2025. Vote of the
Board: Ayes: Member Weisman(Chairperson),Lehnert. Planamento,Acampora and Steinbugler.
This Resolution was duly adopted(5-0)
c) RESOLUTION ADOPTED: A Motion was offered by Chairperson Weisman, seconded by
Member Lehnert,to Grant a One Year Extension to#7387, Hard Corners Property,LLC, 53530
Main Road, Southold,NY. SCTM No. 1000-61-4-1,to Expire August 6,2026. Vote of the Board:
Ayes: Member Weisman(Chairperson), Lehnert,Acampora and Steinbugler. This Resolution was
duly adopted(4-0) (Member Planamento Recused)
There being no other business properly coming before the Board at this time,the Chairperson declared
the meeting adjourned. The meeting was adjourned at 3:14 P. M.
Respect lly ubmi ed
Ki E. Fuentes / /2025
Board Assistant
Inc ded by eference: iled ZBA Decisions (0)
Leslie Kanes Weisman, Chairperson /0 I1/2025
Approved for Filing and Adopted RECEIVED
A-U 2 2 2025
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Southold Town Clerk