HomeMy WebLinkAbout705 Rte 48 - Ulster Fams ZBA - Letter from P Pawlowski rcvd 9-2-2025 SEP
Re: 705 County Road 48 Project Application ;� ����
Dear Members of the Zoning Board,
I would like to thank you for your time and consideration of our application regarding the proposed
project at 705 County Road 48.We appreciate the opportunity to address the concerns raised at the
recent public hearings and to further outline why this project is both appropriate and beneficial for
Southold.
Community Concerns
While only two neighbors attended to express concerns, we take their feedback seriously. The issues
raised primarily involved traffic, safety, and noise.
Traffic&Safety
We have worked closely with the Department of Public Works,who is prepared to sign off on the
project. Accident reports indicate minimal incidents in this immediate area, and the presence of two
nearby stoplights combined with excellent visibility make the roadway safe and manageable.
Furthermore, our site plan is designed so that all contractors and delivery vehicles can enter and
unload within the property rather than on the road,further reducing potential traffic disruption.
Noise
Our proposal is for primarily indoor use and storage, with operations expected to occur only during
normal business hours. Compared to neighboring properties—which include contractor yards
conducting outdoor work and a large diesel mechanic shop—our activities will not approach the existing
noise levels in the area.
Alignment with Town Needs
As both applicant and property owner, we want to emphasize the real need for legal and
code-compliant space for local businesses in Southold. Currently, there are very limited options for
contractors and service providers to operate within the town. Our proposed use is fully permitted under
current zoning, consistent with future zoning intentions, and located in a commercial area with strong
precedent—not within a residential neighborhood.
Site Plan &Compliance
We have worked diligently to design a clean, well-maintained, and attractive site that complies fully with
town code. Our plan meets or exceeds requirements for drainage, septic, lighting, setbacks, parking,
and landscaping. Importantly,we are seeking no variances and are proposing a building density below
the maximum allowable under code.
Economic& Practical Considerations
To be successful,this project requires a certain rentable square footage. Given the high cost of land
and construction on the North Fork, reducing the building size would create a financial hardship,
making the investment infeasible. While we understand financial returns are not the Board's concern, it
is worth noting that our goal is a long-term, sustainable project that benefits the community while
remaining economically viable.
Commitment to Maintenance
We take pride in maintaining our properties to the highest standards. A multi-tenant building requires
consistent upkeep, and as landlords, we are committed to ensuring the property remains clean,
attractive, and beneficial to both tenants and the broader community. Our past projects demonstrate
this commitment.
Regulatory Approvals and Submissions
Over the past year,we have worked diligently to ensure this project complies with all necessary
requirements and have engaged with numerous agencies and boards. We have submitted materials
and are nearly approved by the following:
-Suffolk County Health Department
- Department of Public Works
-Stormwater Pollution Prevention Plan (SWPPP)
-Suffolk County Water Authority(SCWA), National Grid, and PSEG
Additionally, we have met with the Architectural Review Board (ARB),who expressed support for the
project. We agreed with and have incorporated all comments they provided. We are also before both
the Planning and Zoning Boards as part of the proper review process.
I highlight these efforts to emphasize that we have worked hard to put together a strong, compliant
project that serves the community and meets all required standards.
Conclusion
We respectfully ask the Board to consider our proposal on its merits: it meets all zoning and code
requirements, addresses community concerns, provides much-needed space for local businesses, and
is designed to be safe, attractive, and well maintained.
Thank you again for your time and careful review of this application.
Respectfully submitted,
Paul Pawlowski, Applicant& Property Owner