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Home My WebLink About705 CR 48 - Ulster Farms Letter P Pawlowski rcvd 9-16-25Fuentes, Kim From: paul pawlowski <paulmpawlowski @gmail.com> Sent: Tuesday, September 16, 2025 12:01 PM To: Fuentes, Kim Attachments: Considerations raised regarding our proposed project and to reaffirm our commitment to meeting both the code requirements and the goals of the Comprehensive Plan.docx; 705 CR 48 Contractors Campus follow up.pdf Hello Kim Please pass this along to the members of the Zoning board SEP 16 2025 Thank you for your time Z01V11VG904R 0 4PPt"t Regards �' Paul Pawlowski 631 - 445 -4348 cell 631- 850 -5452 fax ATTENTION: This email came from an external source. Do not open attachments or click on links from unknown senders or unexpected emails. 1 705 County Road 48 To the members of the Zoning Board a cz ) SEP z 6 ?o25 Considerations raised regarding our proposed project and to reaffirm our commitment to meeting both the code requirements and the goals of the Comprehensive Plan. Along with current and future zoning. Also attached is a letter from the Planning Board after our last meeting and we the applicant agree with the request and will be submitting and updated site plan showing these changes. Here are some comments based on the considerations raised 'D a r 1< Our updated parking plan demonstrates that we can easily meet code requirements without making dramatic changes to the site plan. We will utilize native plant materials that require limited irrigation while providing year -round screening. This includes fencing to help with noise reduction and evergreens to maintain visual appeal through the winter. The landscaping will improve the scenic byway and exceed the required standards. This project will have natural buffers, limited grass and limited irrigation needs ; U S t a in'' b fl t Y The project will be solar - ready, aligning with sustainability goals. Our proposal not only meets but, in many cases, exceeds code: - Lot coverage is below the required maximum. - Landscaping exceeds required amounts. - Setbacks are more generous than required, with the front yard setback more than double what the code requires. The Department of Public Works is prepared to sign off, as the project represents a low - traffic use in a safe location. Noise impact will be minimal since the project is primarily indoors, with the exterior consisting of a clean, well- managed parking area. , 8 -1-11 in ., S ;ra Concerns about building size are understandable, but our proposed structures fully comply with code and do not require a variance. On nearly three acres of property, the scale is appropriate. The buildings will not be tall, will be well screened, and will be consistent with the character of nearby properties, including winery to the west and agricultural buildings along Route 48. For what we are proposing ARB seems to be in support and had minimal changes. Again, we are not asking for a variance based on size and by default the size in protected by what we are proposing. This will not look out of place. As landlords, we recognize the importance of making the project viable. Rentable square footage is necessary, but our plan balances viability with compliance and good design. We propose five units per building, sized to meet market demand for local contractors — approximately 2,000 square feet each, primarily for storage. This balance makes spaces affordable while meeting the limited business zoning intent of providing small -scale commercial use along the highway corridor. Affordability is important to understand, these are small companies needing affordable space. Smaller the company the less impact, The larger the company the larger the impact. For example Kolb mechanical if they wanted is a large company with many vehicles probably double what we are proposing would have a greater impact. So please I think it is not valid to say that 10 small companies would have a great impact then say one or two larger companies on this sire . These id very limited opportunities in our town for this sort of use and this is a good location for what we are proposing in terms of traffic, noise and impact While we propose five units, the final number could be fewer depending on demand. There is no code restriction on unit quantity; and when compared to similar properties (such as Wendy's Deli on a much smaller lot), our proposal is consistent. Importantly, the impact of our project is significantly less than what could be developed under code —such as medical or retail uses, which would require far more parking and generate greater traffic. The entire intent of LB is to provide limited business uses along a highway corridor what we are proposing does just that and provided space for contractors that we all use a clean, legal space to conduct business. A p p:1 v U1, We have secured approvals or support from Suffolk County Water, the Department of Public Works, the DEC, and other relevant agencies. As multi- tenant landlords, we are committed to keeping the property clean and well managed, consistent with the high standards at our other sites. In short, our proposal: - Meets or exceeds all code requirements. - Aligns with the Comprehensive Plan. - Provides a much-needed, well-managed, low-impact commercial use for the town. We respectfully ask for your support and trust that this project will be an asset to the community. Thank you for your time and consideration. Paul Pawlowski OFFICE LOCATION: Town Hall Annex 54375 State Route 25 (cor. Main Rd. & Youngs Ave.) Southold, NY ��#;Opg �- PLANNING BOARD OFFICE TOWN OF SOUTHOLD MAILING ADDRESS: P.O. Box 1179 Southold, NY 11971 Telephone: 631 765 -1938 www. southoldtownny. gov -, 2. # SEP 16 September 11, 2025 F 41 Mr. Ronald Kuoppala SEP 16 2025 63 Village Line Road ? ING-1: 0AR A Babylon, NY 11702 Re: Proposed Site Plan for 705 CR -48 Contractor Campus 705 County Route 48, Mattituck SCTM #1000- 111-12 -13 Dear Mr. Kuoppala: I am writing as a follow -up to the Work Session held on September 8, 2025 where the Planning Board reviewed the above - referenced Site Plan Application and required the following: Revise Parking and Site Operations: a. Update parking plan to include 60 parking stalls for the proposed contractor use per §280 -78. Please note that the proposed parking in the front yard may be land banked so that the stalls can be activated and paved in the future as additional parking spaces are needed. b. The following items must be included as notations on the site plan: i. Direct all deliveries and contractor activity on -site; prohibit use of public right -of -way for loading, parking, or standing. Prohibit outdoor storage of materials or equipment. iii. Conduct all business - related activities indoors to minimize noise and disturbances. 2. Revise Landscaping Plana a. Revise the planting plan to use only native, drought - tolerant species per Southold Town Planning Board specifications. Utilize a low maintenance vegetation plan to reduce irrigation needs. 705 CR 48 Contractor Campus September 11, 2025 b. Revise office windows to be rectangular in shape to match south - facing window aesthetic. c. The exterior should be painted a matte white color to reduce glare and visual impact. To facilitate efficient review, it is recommended that a draft electronic site plan (PDF) incorporating all revisions listed above be submitted prior to printing multiple copies. Once finalized, please submit a minimum of seven (7) revised site plans, signed and sealed by the NYS licensed professional preparing the plan. If you have any questions regarding this Site Plan or its process, please do not hesitate to call this office at 631- 765 -1938. Respectfully, Mara Cerezo Planner cc: Paul Pawlowski Page 3 of 3