HomeMy WebLinkAboutPB-08/11/2025 OFFICE LOCATION: �Qf SOUK, MAILING ADDRESS:
Town Hall Annex ��� OHO P.O. Box 1179
54375 State Route 25 Southold, NY 11971
(cor.Main Rd. &Youngs Ave.)
Southold, NY Telephone: 631 765-1938
G p www.southoldtownny.gov
UNTV,
PLANNING BOARD OFFICE
TOWN OF SOUTHOLD
PUBLIC MEETING
MINUTES
August 11, 2025
4:00 p.m.
Present were: James H. Rich III, Chairman
Amelia Jealous-Dank, Vice-Chairperson
Pierce Rafferty, Member
Heather Lanza, Town Planning Director
Brian Cummings, Senior Planner
Jessica Michaelis, Senior Office Assistant
Chairman Rich: Good evening and welcome to the Public Meeting for Monday, August 11,
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.
SETTING.OF THE NEXT PLANNING, BOARD MEETING
Chairman Rich: The first order of business is to Board to set Monday, September 8,
2025 at 5:00 p.m. at the Southold Town Hall, Main Road, Southold, as the time and
place for the next regular Planning Board Meeting
Amelia Jealous-Dank: So, moved.
Pierce Rafferty: Second.
Chairman Rich: Motion made by Mia, seconded by Pierce. Any discussion? All in
'favor?
Southold Town Planning Board Public Meeting —August 11, 2025 — Page 2
Ayes.
Opposed?
None.
Motion carries.
SUBDIVISION APPLICATIONS
ACCEPT BOND ESTIMATE REDUCTION
Chairman Rich: Pederson Standard Subdivision —This proposal is for the Standard
Subdivision of a 9.2-acre parcel into 3 lots, where Lot 1 is 5.1 acres, Lot 2 is 2.3 acres,
and Lot 3 is 1.8 acres, in the R-40 Zoning District. This parcel is located south of the
intersection of Aquaview Avenue and Circle Drive in East Marion. SCTM#1000-21.-3-15
Amelia Jealous-Dank:
WHEREAS, on March 13, 2023 the Southold Town Planning Board accepted the
Performance Bond for the above-referenced subdivision road in the form of an official
bank check from CitiBank, check#116497118 in the amount of$71,952 and
recommended the same to the Town Board; and
WHEREAS, on March 28, 2023 the Southold Town Board accepted the Performance
Bond in the form of an official bank check from CitiBank, check#116497118 in the
amount of$71,952 in Town Board Resolution #2023-315; and
WHEREAS, on July 15, 2025 the landowner requested a revised bond estimate to
reflect the work on the road and drainage that has been completed to date; and
WHEREAS, on July 15, 2025, Michael Collins, Town Engineer, after inspecting the site
and condition of the improvements, recommended an updated bond amount of$24,020;
therefore be it
RESOLVED, that the Planning Board hereby accepts a reduction in the performance
guaranty from $71,952 to $24,020 for the Pederson Standard Subdivision and
recommends that the Southold Town Board accepts same.
Pierce Rafferty: Second.
Chairman Rich: Motion made by Mia, seconded by Pierce: Any discussion?All in
favor?
Ayes.
Southold Town Planning Board Public Meeting —August 11, 2025 — Page 3
Opposed?
None.
Motion carries.
FINAL PLAT DETERMINATIONS
Chairman Rich: Vicky Papson Revocable Trust Resubdivision —This resubdivision
proposes to transfer 57,788 square feet from Parcel 1 (1000-31.-13- 7.1) to Parcel 2
(1000-31.-13-7.2). Following the transfer of area, Parcel 1 will decrease in size and
equal 0.96 acres and Parcel 2 will increase to 4.47 acres in the R-40 Zoning District.
The property is located at 11120 & 11100 Route 25, East Marion. SCTM#1000-31.-13-
7.1 & 7.2
Amelia Jealous-Dank:
WHEREAS, this resubdivision proposes transferring 57,788 square feet from Parcel 1
(1000-31.-13- 7.1) to Parcel 2 (1000-31.-13-7.2). Following the transfer of area, Parcel
1 will decrease in size and equal .96 acres and Parcel 2 will increase to 4.47 acres in
the R-40 Zoning District; and
WHEREAS, the Southold Town Zoning Board of Appeals issued a determination
(#7979) in 2025 for the action; and
WHEREAS, pursuant to Town Code §240-56 Waivers of Certain Provisions, the
Planning Board waives the following requirements and steps of the subdivision review
process, as they are they are not requisite in the interest of the public health, safety and
general welfare:
a. Sketch Plan -Article V
b. Existing Resources Site Analysis Plan (ERSAP) - §240-10 (A)
c. Yield Plan - §240-10 (8)
d. Primary & Secondary Conservation Area Plan - §240-10 (C)
e. Preliminary Plat Application -Article VI
f. Public Hearing on Final Plat Article Vll
WHEREAS, the Southold Town Planning Board, pursuant to State Environmental
Quality Review Act (SEQRA) 6 NYCRR, Part 617, has determined that the proposed
action is a Type II Action under SEQRA according to 617.5(c)(16) "granting of individual
setback and lot line variances and adjustments"; and
WHEREAS, this application is EXEMPT from review by the Local Waterfront
Revitalization Program as no new development potential will come as a result of this
Resubdivision; and
Southold Town Planning Board Public Meeting —August 11, 2025 — Page 4
WHEREAS this parcel is subject to a Covenant and Restriction filed in 2004 with the
Office of the Suffolk County Clerk Liber D00012321 Page 839 that restricts "any further
subdivision of either Lot 1 or Lot 2 in perpetuity"; therefore be it
RESOLVED, that the Southold Town Planning Board, pursuant to §240-56 Waivers of
certain provisions, hereby waives the following provisions of subdivision:
a. Article V. Sketch Plat Review;
b. §240-10 (A): Existing Resources Site Analysis Plan (ERSAP);
c. §240-10 (8):Yield Plan;
d. §240-10 (C): Primary & Secondary Conservation Area Plan;
e. Article VI: Preliminary Plat Review & Public Hearing;
f. Article VII: Public Hearing on Final Plat;
Pierce Rafferty: Second.
Chairman Rich: Motion made by Mia, seconded by Pierce. Any discussion?All in
favor?
Ayes.
Opposed?
None.
Motion carries.
Amelia Jealous-Dank: And be it further
RESOLVED, that the Southold Town Planning Board hereby waives the requirement to
receive approval from the Suffolk County Department of Health Services prior to
approval of this Resubdivision by the Southold Town Planning Board;
Pierce Rafferty: Second.
Chairman Rich: Motion made by Mia, seconded by Pierce. Any discussion?All in
favor?
Ayes.
Opposed?
None.
Motion carries.
Southold Town Planning Board Public Meeting —August 11, 2025 — Page 5
Amelia Jealous-Dank: And be it further
RESOLVED, that the Southold Town Planning Board grants Final Plat Approval upon
the map entitled "Line Modification Map of Papson", prepared by Nelson Pope, dated
February 2013 and last revised May 24, 2024.
Pierce Rafferty: Second.
Chairman Rich: Motion made by Mia, seconded by Pierce. Any discussion?All in
favor?
Ayes.
Opposed?
None.
Motion carries.
Chairman Rich: Thermos & Kapetanos Resubdivision —This proposed resubdivision
is to eliminate STCM#1000-99.-1-20, merging half(5,625 sq. ft.) into STCM#1000-99.-
1-19 and half(5,625 sq. ft.) into STCM#1000-99.-1-21. Following the mergers, Lot 19
will equal 11,250 sq. ft. and Lot 21 will equal 11,250 sq. ft., both to be less non-
conforming in the R-40 Zoning District. The property is located at 355, 405 &455 Sound
Beach Drive, Mattituck. SCTM#1000-99.-1-19,20 & 21
Amelia Jealous-Dank:
WHEREAS this proposed resubdivision is to eliminate STCM#1000-99.-1-20, merging
half(5,625 sq. ft.) into STCM#1000-99.-1-19 and half(5,625 sq. ft.) into STCM#1000-
99.-1-21. Following the mergers, Lot 19 will equal 11,250 sq. ft. and Lot 21 will equal
11,250 sq. ft., both to be less non-conforming in the R-40 Zoning District; and
WHEREAS, pursuant to Town Code §240-56 Waivers of Certain Provisions, the
Planning Board waives the following requirements and steps of the subdivision review
process, as they are they are not requisite in the interest of the public health, safety and
general welfare:
a. Sketch Plan -Article V
b. Existing Resources Site Analysis Plan (ERSAP) - §240-10 (A)
c. Yield Plan - §240-10 (8)
d. Primary & Secondary Conservation Area Plan - §240-10 (C)
e. Preliminary Plat Application - Article VI
f. Public Hearing on Preliminary and Final Plats Article Vll
Southold Town Planning Board Public Meeting —August 11, 2025 — Page 6
WHEREAS, the Southold Town Planning Board, pursuant to State Environmental
Quality Review Act (SEQRA) 6 NYCRR, Part 617, has determined that the proposed
action is a Type II Action under SEQRA according to 617.5(c)(16) "granting of individual
setback and lot line variances and adjustments"; and
WHEREAS, this application is EXEMPT from review by the Local Waterfront
Revitalization Program as no new development potential will come as a result of this
Resubdivision; therefore be it
RESOLVED, that the Southold Town Planning Board, pursuant to §240-56 Waivers of
certain provisions, hereby waives the following provisions of subdivision:
a. Article V. Sketch Plat Review;
b. §240-10 (A): Existing Resources Site Analysis Plan (ERSAP);
-c. §240-10 (B):Yield Plan;
d. §240-10 (C): Primary & Secondary Conservation Area Plan;
e. Article VI: Preliminary Plat Review & Public Hearing;
f. Article VII: Public Hearing on Preliminary and Final Plats;
Pierce Rafferty: Second.
Chairman Rich: Motion made by Mia, seconded by Pierce. Any discussion?All in
favor?
Ayes.
Opposed?
None.
Motion carries.
Amelia Jealous-Dank: And be it further
RESOLVED, that the Southold Town Planning Board hereby waives the requirement to
receive approval from the Suffolk County Department of Health Services prior to
approval of this Resubdivision by the Southold Town Planning Board;
Pierce Rafferty: Second.
Chairman Rich: Motion made by Mia, seconded by Pierce. Any discussion? All in
favor?
Ayes.
Southold Town Planning Board Public Meeting —August 11, 2025 — Page 7
Opposed?
None.
Motion carries.
Amelia Jealous-Dank: And be it further
RESOLVED, that the Southold Town Planning Board grants Final Plat Approval upon
the map entitled "Thermos & Kapetanos Resubdivision", prepared by Michael K Wicks
Land Surveying, dated May 20, 2025.
Pierce Rafferty: Second.
Chairman Rich: Motion made by Mia, seconded by Pierce. Any discussion?All in
favor?
Ayes.
Opposed?
None.
Motion carries.
Chairman Rich: JSK Park Avenue Resubdivision —This proposed resubdivision
merges two parcels, SCTM#1000-123-8-9 (0.67 acres) and 1000-123-8-10 (0.68 acres)
to create a single parcel of 1.35 acres in the R-40 Zoning District. The property is
located at 2150 & 2200 Park Avenue, Mattituck. SCTM#1000-123.-8-9 & 10
Amelia Jealous-Dank:
WHEREAS, on May 1, 2025, the applicant submitted a Resubdivision application for
review by the Southold Town Planning Board; and
WHEREAS, this proposed resubdivision merges two parcels, SUM 1000-123-8-9 (0.67
acres) and 1000-123-8-10 (.68 acres) to create a single parcel of 1.35 acres in the R-40
zoning district; and
WHEREAS, at their work session on June 2, 2025, the Southold Town Planning Board
found the Resubdivision application complete; and
WHEREAS, pursuant to §240-56 Waivers of certain provisions, the Southold Town
Planning Board shall have the authority to modify or waive, subject to appropriate
conditions, any provision of these subdivision regulations, if in its judgment they are not
Southold Town Planning Board Public Meeting —August 11, 2025 — Page 8
requisite in the interest of the public health, safety and general welfare, except where
such authority would be contrary to other ordinances or state law; and
WHEREAS, the Southold Town Planning Board has determined that the following
provisions of the Southold Town Code §240 Subdivision of Land are not requisite in the
interest of the public health, safety and general welfare because this Resubdivision
does not create any additional residential building lots, and the amount of land being
transferred from one lot to the other is small, and therefore are eligible for a waiver:
a. Sketch Plat Review;
b. Existing Resources Site Analysis Plan (ERSAP);
c. Yield Plan;
d. Primary & Secondary Conservation Area Plan;
e. Preliminary Plat Review;
f. Public Hearing on Preliminary and Final Plats; and
WHEREAS, pursuant to the Resubdivision policy set by the Planning Board on
February 2011, this application is eligible for a decision from the Planning Board prior to
receiving approval by the Suffolk County Department of Health Services (SCDHS) as it
meets the following criterion set forth in that policy:
• Where no new development potential will be created in the parcel to which the
land is transferred; and
WHEREAS, this application is EXEMPT from review by the Local Waterfront
Revitalization Program as no new development potential will come as a result of this
Resubdivision; and
WHEREAS, this application is also subject to the conditions from the Southold Town
Zoning Board of Appeals (ZBA) variance granted in ZBA File #7913; and
WHEREAS, the Southold Town Planning Board, pursuant to State Environmental
Quality Review Act (SEQRA) 6 NYCRR, Part 617, has determined that the proposed
action is a Type II Action under SEQRA according to 617.5(c)(16) "granting of individual
setback and lot line variances and adjustments;" therefore be it
RESOLVED, that the Southold Town Planning Board, pursuant to §240-56 Waivers of
certain provisions, hereby waives the following provisions of subdivision:
a. Article V. Sketch Plat Review;
b. §240-10 (A): Existing Resources Site Analysis Plan (ERSAP);
c. §240-10 (B):Yield Plan;
d. §240-10 (C): Primary & Secondary Conservation Area Plan;
Southold Town Planning Board Public Meeting —August 11, 2025 — Page 9
e. Article VI: Preliminary Plat Review & Public Hearing;
f. Article VII: Public Hearing on Preliminary and Final Plats;
Pierce Rafferty: Second.
Chairman Rich: Motion made by Mia, seconded by Pierce. Any discussion?All in
favor?
Ayes.
Opposed?
None.
Motion carries.
Amelia Jealous-Dank: And be it further
RESOLVED, that the Southold Town Planning Board hereby waives the requirement to
receive approval from the Suffolk County Department of Health Services prior to
approval of this Resubdivision by the Southold Town Planning Board;
Pierce Rafferty: Second.
Chairman Rich: Motion made by Mia, seconded by Pierce. Any discussion?All in
favor?
Ayes.
Opposed?
None.
Motion carries.
Amelia'Jealous-Dank: And be it further
RESOLVED, that the Southold Town Planning Board grants Final Plat Approval upon
the map entitled "JSK Park Avenue", prepared by Kenneth Y. Woychuck Land
Surveying, dated August 30, 2022 and last revised April 10, 2025.
Pierce Rafferty: Second.
Chairman Rich: Motion made by Mia, seconded by Pierce. Any discussion?All in
favor?
Southold Town Planning Board Public Meeting —August 11, 2025 — Page 10
Ayes.
Opposed?
None.
Motion carries.
SITE PLAN APPLICATIONS
SEQRA CLASSIFICATION/SET HEARING
Chairman Rich: Harvest Pointe Amended (Walking Trail) —This proposed amended
site plan is for the removal of the approved nature trail from the original
Heritage/Harvest Pointe site plan, located on 46 acres in the Hamlet Density Zoning
District, Cutchogue. The property is located at 75 Schoolhouse Road, Cutchogue.
SCTM#1000-102.-1-33.3
Amelia Jealous-Dank:
WHEREAS, this proposed Amended Site Plan is for the removal of the approved nature
trail from the original Heritage/Harvest Pointe site plan, conditions and Covenants and
Restrictions, located on 46 acres in the Hamlet Density Zoning District, Cutchogue; and
WHEREAS, the proposed action to amend established Covenants and Restrictions
requires a Public Hearing to be held; therefore be it
RESOLVED, that the Southold Town Planning Board sets Monday, September 8, 2025
at 5:01 p.m. for a Public Hearing regarding the Site Plan entitled "Harvest Pointe at
Cutchogue" prepared by Angelo V. Laino, Licensed Professional Engineer, dated July
10, 2015 and last revised April 10, 2025.
Pierce Rafferty: Second.
Chairman Rich: Motion made by Mia, seconded by Pierce. Any discussion?All in
favor?
Ayes.
Opposed?
None.
Motion carries.
Southold Town Planning Board Public Meeting —August 11, 2025 — Page 11
DETERMINATIONS
Chairman Rich: 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
Amelia Jealous-Dank:
WHEREAS, this Site Plan application proposes the construction of a 10,528-square-foot
parish center on the R-40 zoned portion of a 5.6-acre split-zoned parcel located in
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 August 1, 2024, Patricia C. Moore, authorized agent, submitted a Site
Plan Application for review; and
WHEREAS, the Southold Town Zoning Board of Appeals must review the proposed
project for a special exception use pursuant to § 280-13(B)(2); and
WHEREAS, on September 9, 2024, the Southold Town Planning Board found the
application incomplete; and
WHEREAS, on September 20, 2024, Patricia C. Moore, authorized agent, submitted
additional materials; and
WHEREAS, on October 28, 2024, Patricia C. Moore, authorized agent, and Key Civil
Engineering, submitted additional materials; and
WHEREAS, on November 4, 2024, the Southold Town Planning Board found the
application complete for review; and
WHEREAS, on November 4, 2024, at their public meeting, the Southold Town Planning
Board, pursuant to State Environmental Quality Review Act (SEQRA) 6 NYCRR, Part
617, classified the proposed action as 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 11 list of
actions; and
WHEREAS, on November 4, 2024, at their public meeting, the Southold Town Planning
Board set the Public Hearing for January 13, 2025; and
WHEREAS, the Zoning Board of Appeals held a public hearing on November 7, 2024;
and
c
Southold Town Planning Board Public Meeting —August 11, 2025 — Page 12
WHEREAS, on November 7, 2024, the Zoning Board of Appeals closed the hearing
subject to a SEQRA determination from the Planning Board; and
WHEREAS, on November 20, 2024, the Planning Board, pursuant to Southold Town
Code §280-131 C, distributed the application to the required agencies for their
comments; and
,WHEREAS, on November 22, 2024, the Southold Town Code Enforcement officer
verified that there were no open violations on the subject parcel; and
WHEREAS, December 2, 2024, the Southold Town Engineer reviewed the proposed
application and determined the site plan met the minimum requirements of Chapter 236
for Storm Water Management after required revisions; and
WHEREAS, on January 3, 2025, the Town of Southold Local Waterfront Revitalization
Program Coordinator reviewed the proposed project and determined the project to be
consistent with Southold Town LWRP policies with recommendations to the Planning
Board; and
WHEREAS, on January 9, 2025, the Southold Town Architectural Review Committee
held a regular meeting to review the project; and
WHEREAS, on January 13, 2025, the Planning Board held and adjourned the public
hearing for the proposed action pending the completion of an environmental
assessment pursuant to SEQRA; and
WHEREAS, on January 17, 2025, the New York State Parks, Recreation, and Historic
Preservation Office recommended a Phase 1A/1 B archaeological survey to determine
the presence or absence of archaeological sites or other cultural resources; and
WHEREAS, on January 27, 2025, the Architectural Review Committee (ARC) provided
comments to be incorporated into the proposed site design, architecture, and layout;
and
WHEREAS, on January 27, 2025, the Planning Board determined that a Phase 1A
Archaeological Survey must be submitted to complete the environmental assessment
pursuant to SEQRA; and
WHEREAS, on February 28, 2025, the Suffolk County Planning Commission reviewed
the proposed project and determined it to be a matter for local determination as there
appears to be no significant county-wide or inter-community impacts; and
WHEREAS, on March 3, 2025, the Mattituck Fire District determined that there was
adequate fire protection for the site; and
Southold Town Planning Board Public Meeting —August 11, 2025 — Page 13
WHEREAS, on March 12, 2025, Patricia C. Moore, authorized agent, submitted a
completed Phase 1A/1 B Archaeological Investigation completed by Alfred G.
Cammissa, M.A.; and
WHEREAS, on March 24, 2025, the New York State Parks, Recreation, and Historic
Preservation Office determined that no properties, including archaeological and/or
historic resources, listed in or eligible for the New York State and National Registers of
Historic Places will be impacted by this project; and
WHEREAS, at their work session on March 24, 2024, the Planning Board reviewed the
proposed application, along with comments from referral agencies, and required
revisions to the site plan to make it comply with various applicable sections of the Town
Code; and
WHEREAS, on April 4, 2025, Patricia C. Moore, authorized agent, submitted a letter
outlining expected attendance and frequency to demonstrate the proposed parking is
sufficient to meet demand; and
WHEREAS, on April 22, 2025, the New York State Department of Transportation
reviewed the proposed application and determined revisions were required; and
WHEREAS, on April 23, 2025, the Suffolk County Water Authority reviewed the
proposed project, and approved the design of the backflow prevention device plans; and
WHEREAS, on June 23, 2025 the Southold Town Planning Board, as Lead Agency
pursuant to SEQRA, made a determination of non-significance for the proposed action
and granted a Negative Declaration after a coordinated review; and
WHEREAS, on June 27, 2025, Patricia C. Moore, authorized agent, submitted
information requested by the Planning Board for review; and
WHEREAS, on July 2, 2025, the revised plans were referred for certification by the
Southold Town Fire Marshal and Southold Town Engineer; and
WHEREAS, on July 8, 2025, 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 July 9, 2025, the Suffolk County Department of Health Services issued
wastewater approval for construction, reference # C-24-0297 with design flow of 2017.5
GPD for "House of Worship"; be it therefore
WHEREAS, on July 24, 2025, the Southold Town Zoning Board of Appeals (ZBA)
granted Special Exception #7960SE; and
Southold Town Planning Board Public Meeting —August 11, 2025 — Page 14
WHEREAS, on August 7, 2025, the Southold Town Fire Marshal reviewed, made
recommendations, and determined that there was adequate fire protection, emergency
egress, and emergency access to the site; and
WHEREAS, on August 7, 2025, the Southold Town Chief Building Inspector reviewed
and certified the proposed use is permitted as a special exception by the Board of
Appeals in the Business (B) Zoning District; and
WHEREAS, on August 11, 2025, the Southold Town Planning Board determined that all
applicable requirements of the Site Plan Regulations, Article XXIV, §280 — Site Plan
Approval of the Town of Southold, have been met; therefore, be it
RESOLVED, that the Southold Town Planning Board hereby finds the application
consistent with the Local Waterfront Revitalization Program;
Pierce Rafferty: Second.
Chairman Rich: Motion made by Mia, seconded by Pierce. Any discussion?All in
favor?
Ayes.
Opposed?
None.
Motion carries.
Amelia Jealous-Dank: And be it further
RESOLVED, that the•Southold Town Planning Board hereby grants Approval of the site
plan entitled "Roman Catholic Church of the Sacred Heart Proposed Parish Center"
prepared by Marc Pilotta, Licensed Professional Engineer, dated May 14, 2024 and last
revised July 8, 2025, and authorizes the Chairman to endorse the plans listed below:
C-1: SITE PLAN
C-2: SITE REMOVALS PLAN
C-3: LANDSCAPE PLAN
C-4: PARTIAL GRADING & DRAINAGE PLAN
C-5: SANITARY& UTILITY PLAN
C-6: SANITARY PROFILE & DETAILS
C-7: SANITARY& UTILITY DETAILS II
C-8: SITE LIGHTING PLAN
C-9: SOIL EROSION &SEDIMENT CONTROL PLAN
C-10: FIRE APPARATUS ACCESS PLAN
C-11: DETAIL SHEET
C-12: NYSDOT SITE PLAN
C-13: NYSDOT DETAIL SHEET
C-14: WORK ZONE TRAFFIC CONTROL PLAN
Southold Town Planning Board Public Meeting —August 11, 2025 — Page 15
A-100 BASEMENT PLAN
A-101 FIRST FLOOR PLAN
A-102 ROOF PLAN
A-200 EXTERIOR ELEVATIONS
A-201 EXTERIOR ELEVATIONS
Pierce Rafferty: Second.
Chairman Rich: Motion made by Mia, seconded by Pierce. Any discussion?All in
favor?
Ayes.
Opposed?
None.
Motion carries.
Chairman Rich: NFVS Agricultural Building —This amended site plan is for the
proposed construction of a 1-story 7,000 sq. ft. agricultural storage building (no
basement) located on 22.8 acres of farmland with Development Rights held by Southold
Town in the AC Zoning District. The property is located at 1350 Alvahs Lane,
Cutchogue. SCTM#1000-102.-4-6.1
Amelia Jealous-Dank:
WHEREAS, this amended site plan is for the proposed construction of a 7,000 sq. ft.
agricultural storage building (no basement) located on 22.8 acres of farmland with
Development Rights held by Southold Town in the AC Zoning District; and
WHEREAS, on March 6, 2025, Constantine Rigas, Applicant's Authorized Agent,
submitted a Site Plan Application for review; and
WHEREAS, on March 24, 2025, the Southold Town Planning Board accepted the
agricultural application as complete for review; and
WHEREAS, the Southold Town Planning Board recognizes Southold Town Code Article
XXI Farmland Bill of Rights and §280-97 Right to Farm protected farm practices; and
WHEREAS, the Southold Town Planning Board, pursuant to §280-133 C of the
Southold Town Code, has the discretion to waive any or all of the requirements in §280-
133 for those applications involving uses strictly related to agriculture as long as they
are not necessary to further the objectives set forth in Town Code §280-129 to maintain
public health, safety, and welfare; and
Southold Town Planning Board Public Meeting —August 11, 2025 — Page 16
WHEREAS, pursuant to Southold Town Code §280-133(C) and as detailed in work
session staff report on March 24, 2025, the Southold Town Planning Board agreed to
waive certain application requirements of§ 280-133 for this application which involves
uses strictly related to agriculture; and
WHEREAS, the Southold Town Planning Board, pursuant to Southold Town Code
§280-131 B (5), has the discretion to vary or waive the parking requirements for Site
Plan Applications where doing so would not have a detrimental effect on the public
health, safety or general welfare, and will not have the effect of nullifying the intent and
provision of the Site Plan Requirements chapter of the Town Code; and
WHEREAS, the Planning Board has found that this application is eligible for a waiver of
parking requirements because there is no need to provide for parking as the application
is for an agricultural use, and the parcel is large in size relative to the proposed
structure; and
WHEREAS, on April 7, 2025, 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 II Action as it falls within the following description for 6
NYCRR, Part 617.5(c)(4),which states that the following actions are not subject to
review under this Part: "agricultural farm management practices, including construction,
maintenance and repair of farm buildings and structures, and land use changes
consistent with generally accepted principles of farming"; and
WHEREAS, on March 28, 2025, the Planning Board, pursuant to Southold Town Code
§280-131(C), distributed the application to the required agencies for their comments;
and
WHEREAS, on March 28, 2025, the Southold Town Code Enforcement officer verified
that there were no open violations on the subject parcel; and
WHEREAS, on March 31, 2025, the Town of Southold Local Waterfront Revitalization
Program Coordinator reviewed the proposed project and determined the project to be
consistent with Southold Town LWRP policies; and
WHEREAS, on April 17, 2025, the Southold Town Land Preservation Committee
determined that the proposed use of equipment and feed storage is consistent with the
recorded Town development rights easement dated February 5, 1999; and
WHEREAS, on April 18, 2025, the Architectural Review Committee provided comments
for the Planning Board's consideration; and
Southold Town Planning Board Public Meeting —August 11, 2025 — Page 17
WHEREAS, on April 24, 2025, the Suffolk County Planning Commission (SCPC)
reviewed the proposed project and considered it to be an act for local determination as
there appears to be no significant county-wide or inter-community impact(s); and
WHEREAS, on May 5, 2025, the Southold Town Engineer reviewed the proposed
application and determined that the proposed drainage meets the minimum
requirements of Chapter 236 for Storm Water Management; and
WHEREAS, on May 5, 2025, the Public Hearing was held and kept open for written
comment until June 4, 2025; and
WHEREAS, on May 22, 2025, the Cutchogue Fire District determined there was
adequate fire protection for the site; and
WHEREAS, on June 2, 2025, the Public Hearing was continued and held open until
June 4, 2025 for written comment only; and
WHEREAS, on July 14, 2025, the Southold Town Planning Board determined that all
applicable requirements of the Site Plan Regulations, Article XXIV, §280 — Site Plan
Approval of the Town of Southold, have been met; and
WHEREAS, on July 18, 2025, Constantine Rigas submitted additional prints of the
proposed site plan as required; and
WHEREAS, on July 29, 2025, the Southold Town Chief Building Inspector reviewed and
certified the proposed use as a permitted use in the Agricultural Conservation (AC)
Zoning District; therefore be it
RESOLVED, that the Southold Town Planning Board hereby waives the requirement for
certain Site Plan Application requirements for this agricultural site plan as noted above;
Pierce Rafferty: Second.
Chairman Rich: Motion made by Mia, seconded by Pierce. Any discussion?All in
favor?
Ayes.
Opposed?
None.
Motion carries.
Amelia Jealous-Dank: And be it further
Southold Town Planning'Board Public Meeting —August 11, 2025 — Page 18
RESOLVED, that the Southold Town Planning Board hereby waives the parking
requirements for this agricultural site plan as noted above;
Pierce Rafferty: Second.
Chairman Rich: Motion made by Mia, seconded by Pierce. Any discussion?All in
favor?
Ayes.
Opposed?
None.
Motion carries.
Amelia Jealous-Dank: And be it further
RESOLVED, that the Southold Town Planning Board has determined that this proposed
action is consistent with the policies of the Town of Southold Local Waterfront
Revitalization Program;
Pierce Rafferty: Second.
Chairman Rich: Motion made by Mia, seconded by Pierce. Any discussion?All in
favor?
Ayes.
Opposed?
None.
Motion carries.
Amelia Jealous-Dank: And be it further
RESOLVED, that the Southold Town Planning Board hereby grants Approval of the
Site Plan entitled "NFVS Holdings LLC" prepared by Kenneth M. Woychuk, L.S. dated
September 9, 2024.
1
Site Plan
Al Building Elevations
A2 Building Elevations
A3 Foundation Plan
A4 Floor Plan
A5 Cross Section
A6 Cross Section
Pierce Rafferty: Second.
Chairman Rich: Motion made by Mia, seconded by Pierce. Any discussion?All in
favor?
Ayes.
Opposed?
None.
Motion carries.
APPROVAL EXTENSION
Chairman Rich: McCall Wine Production Facility Amended —This amended
application is to reduce the size of the previously approved wine production and
agricultural storage facility from 17,100 sq. ft. to 7,237 sq. ft., including a 2,992 sq. ft.
timber barn on the first floor and a 4,245 sq. ft. winery beneath on a 1.8 acre reserve
parcel (SCTM#1000-109.-1-38) adjacent to 84+/- acres of land (SCTM#1000-116.-1-2.2
& 3.4) with Development Rights held by Suffolk County in the AC Zoning District. This
facility will not be open to the public. The property is located at 22600 Route 25,
Cutchogue. SCTM#1000-109.-1-38
Amelia Jealous-Dank:
WHEREAS, this amended application is for the proposed construction of a multi-level
7,237 sq. ft. wine production and storage facility, not open to the public, including a
2,992 sq. ft. timber barn for agricultural storage to be constructed above a 4,245 sq. ft.
winery on a 1.8 acre reserve parcel (SCTM#1000-109.-1-38) adjacent to over 84 acres
of land (SCTM#1000-116.-1-2.2 & 3.4) with Suffolk County Development Rights in the
AC Zoning District, Cutchogue;
WHEREAS, on March 11, 2019, the Planning Board granted approval with one on-going
condition; and
WHEREAS, on September 11, 2020, the site plan approval expired; and
Southold Town Planning Board Public Meetinq —August 11, 2025 — Page 20
WHEREAS, on July 7, 2025, Russ McCall and Dave Bergen, submitted an email
requesting an Extension of Site Plan Approval with provided reasoning, as detailed in
the July 28, 2025 staff report; and
WHEREAS, at a Work Session held on July 28, 2025, the Planning Board reviewed the
application and determined that the expired Site Plan remained in compliance with
current rules and regulations; therefore be it
RESOLVED, that the Southold Town Planning Board grants an Extension of Amended
Site Plan Approval for one year from August 11, 2025 to August 11, 2026 to the Site
Plan entitled "McCall Winery & Barn", prepared by Howard W. Young L.S. and Thomas
C. Wolpert, P.E., dated April 16, 2018.
Pierce Rafferty: Second.
Chairman Rich: Motion made by Mia, seconded by Pierce. Any discussion?All in
favor?
Ayes.
Opposed?
None.
Motion carries.
Chairman Rich: This concludes the business of our meeting tonight. Can I get a motion
for adjournment?
Pierce Rafferty: So moved.
Amelia Jealous-Dank: Second.
Chairman Rich: Motion made by Pierce, seconded by Mia. Any discussion?All in
favor?
Ayes.
Opposed?
None.
Motion carries.
Southold Town Planning Board Public Meeting —August 11, 2025 — Page 21
There being no further business to come before the Board, the meeting was adjourned.
Respectfully submitted,
Allison Palmeri
Ia. � Transcribing Secretary
ames H. Rich III, Chairman