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Home My WebLink About705 CR 48 - Ulster Farms - Planning Board CommentOFFICE LOCATION: Town Hall Annex 54375 State Route 25 (cor. Main Rd. & Youngs Ave.) j� Southold, NY .n r PLANNING BOARD OF'F'ICE TOWN OF SOUTHOLD MEMORANDUM To: Leslie Kanes- Weisman, ZBA Chairperson Members of the Zoning Board of Appeals Cc: Julie McGivney, Assistant Town Attorney From: James H. Rich III, Chairman e Members of the Planning Board � Date: October 27, 2025 Re: ZBA 48009SE, 705 CR -48 Contractors Campus Located at 705 County Route 48, Mattituck SCTM #1000 - 113. -12 -13 MAILING ADDRESS: P.O. Box 1179 Southold, NY 11971 Telephone: 631 765 -1938 www.southoldtownny. gov npfe:l"IVED or T 2 7 21025 ZONING BOARD Of APPEALS The Planning Board respectfully submits the following updated comments regarding the above - referenced Special Exception application, as a follow -up to preliminary comments dated July 30, 2025. The Planning Board has reviewed the project under the Special Exception criteria in §280 -143 and the purpose and intent of the Limited Business (LB) District ( §280 -40). The Board appreciates the applicant's responsiveness to prior design revision requests and recognizes these efforts; however, some concerns remain regarding the intensity of the proposed use, traffic safety along County Route 48, and compatibility with the low - traffic, small -scale character envisioned for the Limited Business District and the NYS- designated Scenic Byway corridor. 1. Comprehensive Plan Consistency Following review, the Planning Board finds that the proposed special exception use, a contractor campus with ten bays in two ±l 1,000 - square -foot buildings, is generally consistent with several goals and objectives of the Southold Town Comprehensive Plan. Chapter 3 — Land Use & Zoning: Only 629 acres, or about 2% of the Town's land, is designated commercial. The proposed buildings are intended for small -scale businesses compatible with Southold's small -town character. The project represents an efficient use of this limited commercial land, providing space for local contractor businesses while generating less traffic and activity than other permitted uses in the zone, such as a hotel, restaurant, or retail winery. Chapter 5 — Community Character: • Goal 1: Protect Scenic Resources: CR -48 is a designated NYS Scenic Byway, valued for scenic, cultural, historic, and natural qualities. Site and building design were revised to minimize visual interruptions (Objective 1.2.A) and enhance scenic quality (Objective 1.4). The plan incorporates vegetated buffers along the rear yard (45 feet), eastern side yard abutting parkland (25.6 feet), and along the CR -48 frontage. Existing vegetation is preserved wherever possible, supplemented with new evergreen plantings and noise - attenuating fencing adjacent to residentially zoned properties. Where the natural buffer does not provide adequate visual screening, additional native, drought - tolerant evergreen and deciduous plantings must be installed to achieve -effective, year -round screening to the satisfaction of the Planning Board. Goal 3: Preserve Quality of Life: Residents value safe, peaceful neighborhoods. Objective 3.3 encourages development that limits noise, truck traffic, and light pollution. The Planning Board's recommended operational and buffering conditions, including requirements for indoor -only business activity, limitations on outdoor storage, a cap on contractor bays, installation of noise - attenuating fencing, vegetated buffers, and dark -sky compliant lighting, are intended to mitigate potential impacts and ensure the project remains compatible with adjacent residential and parkland uses. Chapter 7 — Economic Development: The proposed contractor business yard advances the Town's economic development goals by providing space for small -scale service businesses that generate stable local employment. By accommodating multiple businesses on a single site, the project fosters the growth of existing business sectors, supports community - serving enterprises and makes efficient use of Southold's limited commercial and industrial land. With careful attention to site design, landscape buffering, and operational controls, the project can support local business while protecting scenic resources and neighborhood character. 2. District Intent and Use Intensity The LB District is intended for limited, low- traffic business activity that preserves rural and residential character. The proposed two ±11,000- square -foot buildings with ten contractor bays represent a relatively high- intensity use. The Planning Board acknowledges the need for RECEIVED 0('1 I 9 .7 2125 �2 ZONING BOARD OF APPEALS contractor space in Southold and emphasizes that operational intensity, truck traffic, and corridor impacts should be closely managed. 3. Traffic Safety The Planning Board has requested that the Suffolk County Department of Public Works review traffic safety and turning movements at the site and at CR -48 /Cox Neck Road. Particular concerns include limited eastbound access, potential U -turns by large vehicles, and the risk of vehicles using the public right -of -way for staging. The Planning Board recommends that the County and Town consider: • Installing a No U -Turn sign at Cox Neck Road. • Evaluating a dedicated left -turn signal for eastbound movements. • Installing No Parking /Standing signs along CR -48 to prohibit roadside loading or staging. These measures will help reduce conflicts and improve circulation consistent with public safety objectives under §280 -143. 4. Recommended Conditions Based on the site plan review and SEQRA assessment, the Planning Board is considering the following conditions for this application to ensure compatibility with the LB District and consistency with the Comprehensive Plan: a. On -site Operations Only: All deliveries, contractor activity, and service operations must occur entirely on -site. Use of the public right -of -way for loading, parking, staging, or standing is strictly prohibited. b. Outdoor Storage: Outdoor storage of materials, vehicles, or equipment is prohibited, with the following exceptions: a. Legally registered trailers that fit within a parking space. b. Storage of equipment and materials is allowed on and in legally registered trucks and trailers that are used and moved on a regular basis. c. The above- mentioned vehicles and trailers shall not be permanently parked; long- term storage trailers are prohibited. c. Indoor Operations: All business - related activities must be conducted indoors. d. No Retail or Public Access: Retail sales and general public access are prohibited. RECEIVED w 3 OC j 2 7 2025 ZONING BOARD OF APPEALS e. Capon Bays: The number of contractor bays is limited to ten (10) as proposed; any future expansion in bays, floor area, or units shall require return to the Planning Board for evaluation of traffic, parking, and circulation impacts. f. Buffer Maintenance: Buffers shall be maintained around the perimeter of the property, as shown on the approved site plan. The main purpose of the buffers is for substantial visual screening along the property lines to mitigate the visual impacts to County Route 48, a designated Scenic Byway, and to mitigate noise and visual impacts to neighbors. Where the Natural Buffer does not provide substantial visual screening, supplemental plantings must be made to the buffer by planting additional evergreens and other trees and shrubs. The supplemental plantings should be of native, drought- tolerant evergreens, and must complete the visual screening to the satisfaction of the Planning Board. This is an ongoing condition. Following initial installation, the Planning Board may require supplemental plantings to ensure effective, year -round screening. 5. Conclusion The Planning Board notes that the project's scale requires careful oversight to maintain the low - traffic character intended for the Limited Business District. With careful implementation of the conditions above and coordination on traffic control measures with the County and Town, the Board believes the project can operate compatibly with the corridor and adjacent uses. Thank you for the opportunity to provide these comments. Should you have any questions or require additional information, please feel free to contact the Planning Department. ,RECEIve C T 2 '1 202, ^7 ZONING BOARD OF APPEALS _ <E�4