HomeMy WebLinkAboutPB-06/23/2025 OFFICE LOCATION: SU(/�y MAILING ADDRESS:
Town Hall Annex ��� OlO P.O. Box 1179
54375 State Route 25 Southold,NY 11971
(cor.Main Rd. &Youngs Ave.)
Southold, NY u+ � Telephone: 631 765-1938
G pQ www.southoldtownny.gov
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PLANNING BOARD OFFICE
TOWN OF SOUTHOLD
SPECIAL MEETING
MINUTES
June 23, 2025
5:00 P.M.
Present were: Amelia Jealous-Dank, Vice-Chairperson
Donald Wilcenski, Member
Pierce Rafferty, Member
Heather Lanza, Town Planning Director
Brian Cummings, Senior Planner
Mara, Cerezo, Planner
James Squicciarini, Deputy Town Attorney
Jessica Michaelis, Senior Office Assistant
Vice-Chairperson Jealous-Dank: Good evening and welcome to the Special Meeting for
Monday, June 23, 2025 for the Southold Town Planning .Board. This meeting is public. The
Planning Board may add or remove applications from the agenda upon its discretion, without
further notice. Applications may not be heard in the order they appear on this agenda.
SUBDIVISION APPLICATIONS
FINAL PLAT DETERMINATION EXTENSION
Vice-Chairperson Jealous-Dank: Argyropoulos Resubdivision —This proposal is to
merge SCTM#1000-59.-9-6, formerly a paper street, with SCTM#1000-59.-9-5, a 2.05-
acre lot with an existing house, to create a single 2.47-acre parcel in the R-80 Zoning
District. The property is located at 7986 Soundview Avenue, Southold. SCTM#1000-59.-
9-5 & 6
Southold Town Planninq Board Special Meeting —June 23, 2025 — Page 2
Donald Wilcenski:
WHEREAS, this resubdivision proposes to merge SCTM#1000-59.-9-6, formerly a
paper street, with SCTM#1000-59.-9-5, a 2.05-acre lot with an existing house, to create
a single 2.47-acre parcel in the R-80 Zoning District; and
WHEREAS, on January 14, 2025, the Southold Town Planning Board granted Final Plat
Approval upon the map entitled "Philip Argyropoulos," prepared by Kenneth Y.
Woychuck Land Surveying dated November 9, 2021 and last revised August 20, 2023.
WHEREAS, April 14, 2025 the Final Plat Approval expired; and
WHEREAS, on June 13, 2025 the applicant wrote a letter to the Planning Board
requesting a retroactive extension of the Final Plat Approval; therefore be it
RESOLVED that the Southold Town Planning Board extends the Final Plat Approval for
this application to September 13, 2025.
Pierce Rafferty: Second.
Vice-Chairperson Jealous-Dank: Motion made by Don, seconded by Pierce. Any
discussion?All in favor?
Ayes.
Opposed?
None.
Motion carries.
SITE PLAN APPLICATIONS
SEQRA DETERMINATION
Vice-Chairperson Jealous-Dank: RC Church of the Sacred Heart Parish Center—
This site plan is for the proposed creation of a 10,528-sq. ft. parish center on a 5.6-acre
split-zoned parcel, with ±3.0 acres in the RO District and ±2.6 acres in the R-40 District.
The property is located at 14300 NYS Route 25, Mattituck. SCTM#1000-114.-11-1
Pierce Rafferty:
WHEREAS, the Site Plan application proposes the construction of a 10,528-square-foot
parish center on the R40 zoned portion of a 5.6-acre split-zoned parcel located in
Southold Town Planning Board Special Meeting — June 23, 2025 — Page 3
Mattituck, which consists of approximately 3.0 acres in the RO District and
approximately 2.6 acres in the R-40 District, and which also contains an existing one-
story church, walkways, a parking area, and an existing residence; and
WHEREAS, on November 4, 2024, the Southold Town Planning Board, pursuant to
§617.6 of the Environmental Conservation Law acting under SEQRA, initiated the
SEQR lead agency coordination process with all involved and interested agencies for
this Unlisted Action; and
WHEREAS, on November 4, 2024, the Southold Town Planning Board, pursuant to
State Environmental Quality Review Act (SEQRA) 6 NYCRR, Part 617, determined that
the proposed action is an Unlisted Action as it does not meet any of the thresholds of a
Type I Action, nor does it meet any of the criteria on the Type II list of actions; and
WHEREAS, the Southold Town Planning Board, pursuant to SEQRA, conducted the
required review of potential environmental impacts that might result from this
application, documented in the completion of the Full Environmental Assessment Form,
and found that there would be no expected moderate to large adverse impacts; be it
therefore
RESOLVED, that the Southold Town Planning Board, pursuant to the State
Environmental Quality Review Act §617.6, establishes itself as Lead Agency for this
Unlisted Action;
Donald Wilcenski: Second.
Vice-Chairperson Jealous-Dank: Motion made by Pierce, seconded by Don. Any
discussion? All in favor?
Ayes.
Opposed?
None.
Motion carries.
Pierce Rafferty: And be it further
RESOLVED, that the Southold Town Planning Board, as Lead Agency pursuant to
SEQRA, hereby makes a determination of non-significance for the proposed action and
grants a Negative Declaration.
Donald Wilcenski: Second.
Southold Town Planning Board Special Meeting —June 23, 2025 — Page 4
Vice-Chairperson Jealous-Dank: Motion made by Pierce, seconded by Don. Any
discussion?All in favor?
Ayes.
Opposed?
None.
Motion carries.
DETERMINATION
Vice-Chairperson Jealous-Dank: Silver Sands Motel Restaurant— This Site Plan is
for the proposed conversion of an existing accessory storage building (boathouse) to a
freestanding restaurant with office and storage space for restaurant operations, and
conversion of an existing single-family dwelling to a commercial kitchen for the
restaurant to include 61 indoor/outdoor seats and 19 parking stalls on 2.1 acres in the
Resort Residential (RR) Zoning District. The property is located at 1135 Silvermere
Road, Greenport. SCTM#1000-47:-2-15
Donald Wilcenski:
WHEREAS, this Site Plan is for the proposed conversion of an existing accessory
storage building (boathouse) to a restaurant, including an office and storage space for
restaurant operations, and the conversion of an existing single-family dwelling to a
commercial kitchen for the restaurant, with 61 indoor/outdoor seats, and 19 parking
stalls provided the restaurant use on 2.1 acres in the Resort Residential (RR) Zoning
District; and
WHEREAS, on January 26, 2024, Alexander Perros, owner, submitted site plans,
information and materials for a Site Plan review; and
WHEREAS, on February 5, 2024, the Planning Board found the application incomplete
for review, requiring the submission of corrected site plans and additional necessary
information for review; and
WHEREAS, on February 7, 2024, Alexander Perros, owner, submitted radius plans as
required, for Site Plan review; and
WHEREAS, on March 5, 2024, Alexander Perros, owner, submitted information and
materials for Site Plan review; and
WHEREAS, on March 18, 2024, Alexander Perros, owner, submitted revised site plans
for Site Plan review; and
Southold Town Planning Board Special Meeting —June 23, 2025— Page 5
WHEREAS, on March 25, 2024, the Planning Board accepted the site plan application
as complete for review; and
WHEREAS, on May 6, 2024, the Southold Town Planning Board, pursuant to State
Environmental Quality Review Act (SEQRA) 6 NYCRR, Part 617.5 (c), determined that
the proposed action is a Type I I Action as it falls,within the following description for 6
NYCRR, Part 617.5(c)(18) "reuse of a residential or commercial structure, or of a
structure containing mixed residential and commercial uses, where the residential or
commercial use is a permitted use under the applicable zoning law or ordinance,
including permitted by special-use permit, and the action does not meet or exceed any
of the thresholds in section 617.4 of this Part"; and
WHEREAS, on May 23, 2024, the Southold Town Planning Board, pursuant to Southold
Town Code §280-131 C., distributed the application to the required agencies for their
comments; and
WHEREAS, on May 28, 2024, Southold Town Code Enforcement submitted
correspondence that although the applicant was in court addressing Town Code
violations, those violations would possibly be corrected in the site plan process, and
was therefore okay to proceed with the site plan review process; and
WHEREAS, on May 29, 2024, the Southold Town Fire Marshal determined certain
revisions were required to provide adequate fire protection and emergency access for
the site; and
WHEREAS, on May 31, 2024, the Southold Town Engineer reviewed the proposed
application and determined revisions were required in order for the site plan to meet the
minimum requirements of Chapter 236 for Storm Water Management; and
WHEREAS, on June 3, 2024 the Planning Board held a Public Hearing for the proposed
action; and
WHEREAS, on June 25, 2024, the Suffolk County Department of Health Services
(SCDHS) provided correspondence to the Planning Board stating that a commercial
waste water permit and a Food Protection Services permit are required for the proposed
actions on site; and
WHEREAS, on June 26, 2024, the Town of Southold Local Waterfront Revitalization
Program Coordinator reviewed the proposed project and determined the project to be
inconsistent with Southold Town LWRP policies with recommendations to the Planning
Board; and
WHEREAS, at a Work Session on July 22, 2024, the Planning Board reviewed the
proposed application and required corrections to the Site Plan and additional
information necessary, for the Site Plan to comply with various applicable sections of
the Town Code as detailed in the Work Session Staff Report; and
Southold Town Planning Board Special Meeting —June 23, 2025— Page 6
WHEREAS, on August 1, 2024, Nick Mazzaferro, P.E., submitted analysis regarding the
capacity of the emergency access road for review; and
WHEREAS, on August 22, 2024, the Greenport Fire District determined certain
revisions were required to provide adequate fire protection for the site, consistent with
the Southold Town Fire Marshal; and
WHEREAS, on August 24, 2024, Alexander Perros, owner, submitted exterior lighting
cut sheet specifications and photometric information for review; and
WHEREAS, on September 1, 2024, Nick Mazzaferro, P.E., submitted water usage
details for review; and
WHEREAS, on September 6, 2024, Alexander Perros, owner, submitted revised site
plans and information as required for Site Plan review; and
WHEREAS, on September 17, 2024, Alexander Perros, owner, submitted revised
photometric details for review; and
WHEREAS, on November 4, 2024, the Planning Board issued comments to the Zoning
Board of Appeals regarding files#SE7914, 7893SE and 7894; and
WHEREAS, on December 20, 2024, the ZBA granted Special Exceptions SE7914 and
7893SE for the proposed Detached Kitchen & Restaurant subject to sixteen (16)
Conditions; and, granted Area Variance#7894 subject to four (4) conditions; and
WHEREAS, on February 10, 2025, the Southold Town Planning Board reviewed the
application to the policies of the Local Waterfront Revitalization Program (LWRP) and
found that with the reduction in proposed seats for the restaurant, along with limitations
imposed by the Zoning Board of Appeals, and the requirement to use water
conservation methods, native drought tolerant vegetation in landscaping, and best
management practices for fertilizer application to further policy 5, this action is
consistent with the LWRP; and
WHEREAS, on February 10, 2025 the Southold Town Planning Board granted a
Conditional Approval regarding the Site Plan entitled "Silver Sands Holdings" prepared
by Howard W. Young, L.S. dated February 22, 2024 and last revised September 5,
2024, with nine (9) conditions to be met; and
WHEREAS, on March 7, 2025, Alexander Perros, owner, submitted photographs of
removed "Motel Parking" signage as required by Condition #5; and
WHEREAS, on April 16, 2025, Charles Cuddy, authorized agent, submitted revised
plans as required for review; and
Southold Town Planning Board Special Meeting —June 23, 2025 — Paye 7
WHEREAS, on April 21, 2025, the Southold Town Planning Board referred the revised
site plan to the Office of the Town Engineer and Fire Marshal for review; and
WHEREAS, on April 21, 2025, Alexander Perros, owner, submitted a plan showing all
required approvals from the Suffolk County Department of Health Services (SCDHS),
including the stamped, sealed, and signed approval by the SCDHS reviewer (Ref. No.
C-25-0098), reflecting a maximum seating capacity of 61 seats, as required by
Condition #3; and
,WHEREAS, on May 9, 2025, the Southold Town Engineer reviewed the proposed
application and determined that revisions were required in order for the site plan to meet
the minimum requirements of Chapter 236 for Storm Water Management; and
WHEREAS, on May 14, 2025, the Southold Town Planning Board issued a memo
supporting the lot merger of five (5) Silver Sands Holdings parcels: SCTM#1000-47.-2-
11, SCTM#1000-47.-2-12, SCTM#1000-47.-2-13, SCTM#1000-47.-2-14, SCTM#1000-
47.-2-15, into a single tax parcel, as required by Condition #6 of the Southold Town
Zoning Board of Appeals file #7893SE and SE7914; and
WHEREAS, on May 24, 2025, the Southold Town Chief Building Inspector reviewed
and certified the proposed use of Restaurant is permitted as a special exception by the
Board of Appeals in the Resort Residential (RR) Zoning District with reference to ZBA
file #7893SE and #7914SE; and
WHEREAS, on May 27, 2025, the Southold Town Fire Marshal reviewed the proposed
application and determined that revisions were required in order for the site plan to meet
the minimum requirements; and
WHEREAS, on May 30, 2025, Alexander Perros, owner, submitted revised plans as
required for review; and
WHEREAS, on June 2, 2025, the Southold Town Planning Board referred the revised
site plan to the Office of the Town Engineer and Fire Marshal for review; and
WHEREAS, on June 16, 2025, the Southold Town Engineer reviewed the proposed
application and determined that the site plan prepared by Howard W. Young, L.S.,
dated February 22, 2024 and last revised June 20, 2025, met the minimum
requirements of Chapter 236 for Storm Water Management, as required by Condition
#6; and
WHEREAS, on June 17, 2025, Alexander Perros, owner, submitted architectural
drawings of floor plans and seating as required by Condition #4; and
WHEREAS, on June 17, 2025, Alexander Perros, owner, submitted a revised site plan
as required by the Planning Board follow-up letter dated June 16, 2025, and Condition
#4; and
Southold Town Planning Board Special Meeting — June 23, 2025 — Page 8
WHEREAS, at their work session on June 23, 2025, the Southold Town Planning Board
determined that all nine conditions of conditional approval had been satisfied; therefore
be it
RESOLVED, that the Southold Town Planning Board approves the merging of Silver
Sands Holdings parcels as detailed above, and as required by the Zoning Board of
Appeals;
Pierce Rafferty: Second.
Vice-Chairperson Jealous-Dank: Motion made by Don, seconded by Pierce. Any
discussion?All in favor?
Ayes.
Opposed?
None.
Motion carries.
Donald Wilcenski: And be it further
RESOLVED, that the Southold Town Planning Board grants Approval with Conditions
for this application including the following plans:
• Silver Sands Holdings, prepared by Howard W. Young, dated February 22, 2024
and last revised June 20, 2025; and
• Stormwater Management Control Plan, prepared by Howard W. Young, dated
8/1/24, last revised 6/20/25; and
• Interior and Exterior Seating Layout (SP-1); SP1 Enlarged Views (SP —2) as
noted; Building #33 Elevations (A201); and Boathouse Elevations (A201),
prepared by John J. Condon, P.ES dated December 14, 2021 and last revised
February 26, 2025;
and authorizes the Planning Board Chairman to endorse the plans listed above. The
following conditions of approval are listed below:
Conditions:
1. The proposed restaurant and detached kitchen (subject of this application) shall
not commence operation or open to the public until a certificate of occupancy is
issued.
Southold Town Planninq Board Special Meeting — June 23, 2025 — Page 9
2. Prior to the issuance of a certificate of occupancy, all exterior light fixtures
proposed to remain shall be documented and measured for compliance with
Chapter 172. Please notify the Planning Department for this inspection.
3. Maximum Seating and Parking Limitations
There are a total of fifty (50) parking stalls provided on site for both the motel
and the proposed restaurant, with 19 of those parking stalls allocated for the
restaurant. The seating capacity of the restaurant is capped at 61 seats,
including both indoor and outdoor seats, based on the limited parking provided.
Due to the environmentally sensitive nature of the subject property, the creation
of additional parking areas to accommodate more seats is prohibited.
4. No outdoor music is permitted on the premises, pursuant to Zoning Board of
Appeals file #7893SE and #7914SE.
5. Parking on-site is permitted only in areas designated as parking spaces, as
shown on the approved site plan.
6. Busses and limousines are not permitted on the entire premises, other than the
shuttle service provided by Silver Sands.
7. Vehicles are prohibited from parking, standing, or waiting in driveways, except
when actively dropping off or picking up patrons.
Pierce Rafferty: Second.
Vice-Chairperson Jealous-Dank: Motion made by Don, seconded by Pierce. Any
discussion? All in favor?
Ayes.
Opposed?
None.
Motion carries.
Vice-Chairperson Jealous-Dank: This concludes the business of our meeting tonight.
Can I get a motion for adjournment?
Donald Wilcenski: So moved.
Pierce Rafferty: Second.
Southold Town Planning Board Special Meeting —June 23, 2025 — Page 10
Vice-Chairperson Jealous-Dank: Motion made by Don, seconded by Pierce. Any
discussion? All in favor?
Ayes.
Opposed?
None.
Motion carries.
There being no further business to come before the Board, the meeting was adjourned.
Respectfully submitted,
Allison Palmeri
� • �, � , Transcribing Secretary
James H. Rich III, Chairperson