HomeMy WebLinkAboutSubject File BOARD MEMBERS ° Southold Town Hall
53095 Main Road - P.O.Box 1179
Leslie Kanes Weisman,Chairperson � so 9 tN Southold,NY 1 197 1-0959
Patricia Acampora Offi,c l ocati ra:
Eric Dantes Town Annex/First Floor,
Robert Lehnert,Jr. 54375 Main Road(at Youngs Avenue)
Nicholas Planamento ` , CI � Southold,NY 11971
http://southoldtownny.gov � � te
ZONING BOARD OF APPEALS
TOWN OF SOUTHOLD
Tel.(631) 765-1809-Fax(631)765-9064
Piann'ung Board
FINDINGS,DELIBERATIONS AND DETERMINATION � � � -
MEETING OF DECEMBER 2,2021
ZBA FILE No.: 7046SE
NAME OF APPLICANT: 56655 Main St. LLC(The Enclaves Hotel and Restaurant).
PROPERTY LOCATION: 56655 Main Road, Southold,NY
SCTM No. 1000-63-3-15
SFQf,A DE-C`il�Mild 'l 10 : Type 1 Action - The Southold Town Zoning Board of Appeals, as
Lead Agency, at the conclusion of their coordinated review classified the proposed Action for the
construction of a 44-unit hotel,including 4 detached cottages with accessory outdoor swimming pool
and conversion of a two-story single family dwelling to a 74-seat restaurant on a 6.75 acre parcel
located in the Hamlet Business Zoning District(hereinafter referred to as the"Proposed Action"),as
a Type I Action,pursuant to 6 NYCRR Part 617 pursuant to Article 8 of the New York Environmental
Conservation Law entitled"State Environmental Quality Review Act.
In 2017,the ZBA assumed the role of lead agency on this application,classified the project as a Type
I action under SEQRA, and found that the project had the potential to result in one or more potential
significant environmental impacts if not properly mitigated. A Positive Declaration was issued by
the ZBA on Noveinber 16, 2017 requiring the preparation of a Draft Environmental Impact
Statement. The ZBA conducted a coordinated review with involved agencies and issued a Final
Sca pe dated April 19, 2018 for the, required Draft Environmental Impact Statement (D 1 .) The
applicant submitted a DEIS dated April 2019 to the ZBA, which was revised pursuant to .ZBA
continents and the last revised DEIS,dated October 2019,. was determined to 1.e adequate with respect
to its scope and content for the purpose of filing, distribution, and commencing public review. A
DEIS Notice of Completion was published in the New York State Department of Environmental
Conservation (NYSDEC) Environmental Notice Bulletin (ENB) on October 16, 2019 providing a
public comment period until November 18, 2019
A public hearing was held on November 7,2019, and the ZBA elected to extend the written comment
period to December 9, 2019;. The Applicant prepared a Final Environmental Ianp<act Statement
("FEIS") in response to coannients and questions received during,the docu nit nt rcwie,w period avid,
after several revisions,on August 19,2021,the ZBA accepted,the revised F EIS as complete,provided.
a 22-day public and agency consideration period (August 20, 2021 through September 10, 2021),
and a Notice of FEIS completion and acceptance was published in the ENB on September 1, 2021;
A SEQRA Findings Statement for the proposed action was prepared by the Zoning Board's planning
consultant, Nelson, Pope, & Voorhis, that was found to adequately reflect the findings and
Page 2,December 2,2021
#7046 SE,The Enclaves Hotel and Restaurant
SCTM No. 1000-63-3-15
conclusions of the Town of Southold Zoning Board of Appeals and that complies with the Decision-
Making and Findings Requirements set forth by§ 617.11 of 6 NYCRR Part 617 State Environmental
Quality Review. At the October 7,2021 Regular Meeting of the Board of Appeals, a resolution was
read into the record and adopted by vote of the Board accepting the SEQRA findings statement for
the Proposed Action, and a copy of the Statement of Findings was filed at the Southold Town Hall,
made available to the public,posted on the Town's official website, and distributed to the Applicant
and all Involved Agencies. Additional comments submitted by Involved Agencies can be found in
the applicant's SEQR file and the Town's Laserfiche Weblink website.
SUFFOLK COUNTY ADMINISTRATIVE E CODE: This application was referred as required under
the Suffolk County Administrative Code Sections A 14-14 to 23,and the Suffolk County Department
of Planning issued its reply dated February 22, 2017 stating that this application is considered a
matter for local determination as there appears to be no significant county-wide or inter-community
impact. The Agency further commented that the Town should require that the applicant consult with
the Suffolk County Department of Health Services to ensure compliance with applicable Sanitary
Code requirements, and if appropriate advise the applicant of sources of transferable development
rights (TDRs),and or accepted innovative/alternative sanitary on-site wastewater treatment systems,
that may be available in order to comply with Health Department and Groundwater Management
Zone Standards.
In a Suffolk County Department of Planning letter dated July 31, 2017,the department stated that as
a SEQRA Involved Agency that it reserved the right to comment on the Proposed Action in the future
and requested to be kept informed of all actions taken.
LWRP DETFI v9NATION:The relief,permit,or interpretation requested in this application is listed
under the Minor Actions exempt list and is not subject to review under Chapter 268.
PROPERTY FAmC 1"SID;SCRIPTION:' The subject property is a conforming 6.725-acre parcel
located in the Hamlet Business (HB) Zoning District on the north side of Main Road, (NY State
Route 25) 90 feet+/-west of the intersection of Main Road and Town Harbor Lane, across from a 7-
Eleven convenience store. The property address is 56655 Route 25/Main Road, Southold, the tax
map number is Section 63, Block 3, Lot 15. The parcel is irregularly shaped and measures 191.30
feet fronting State Road 25 along the southerly property line. The parcel measures 932.78 feet along
the easterly property line, and measures 415.71 feet along the northerly property line bordering
property owned by the Long Island Rail Road. The property line turns south 51.34 feet and turns
east for 59.72 feet before turning south measuring 616.57 feet along the westerly property line. The
property line then turns east for 193.10 feet along the southerly property line and turns south for
178.00 feet and meets back up with NYS State Road 25.The parcel is improved with an existing two
story fi•amed residence, a one-story frame garage, and two sheds as shown on the survey prepared by
John Minto L.S. dated July 7, 2016.
BASIS OF A11PL.ICATION Request for Special Exception to construct a 44-unit, 2 story hotel,
including four detached cottages on as 6.75-acre parcel. Plans also include the conversion of an
existing two-story single-family dwelling into a 74-seat restaurant.
SP C1A] ] ,EIS T➢,ON R..EQ1 it :."TE Description of Action: The proposed application involves
the conversion of an existing detached single-family residence, which was formerly a bed and
breakfast,to a 74-seat restaurant and the construction of a two-story,40-unit hotel and four detached
cottages. As part of the proposed conversion of the single-family home, the applicant is proposing
to connect the structure to an existing adjacent shed by way of a 519±-square foot(SF) addition, for
Page 3,December 2,2021
#7046 SE,The Enclaves Hotel and Restaurant
SCTM No. 1000-63-3-15
a total gross floor area (post-conversion and expansion) of 3,806f SF (excluding 524f SF of cellar
space). An existing one-story detached garage will remain and will be used for storage, while a
second existing shed will be removed. The proposed restaurant will provide 3 8 dedicated off-street
parking spaces to the north and west of the restaurant consisting of 27 asphalt paved spaces(two of
which will be ADA accessible spaces)and 11 grassed spaces.
The proposed two-story hotel building will be situated in the rear of the subject property behind the
restaurant. The proposed L-shaped hotel is proposed to contain 40 rooms ranging in size from 500
SF to 540 SF. Four(4) detached cottages, each with an area of 594 SF, are proposed to the north of
the hotel building. The proposed hotel use will include associated appurtenances, including an
outdoor in-ground swimming pool, poolside cabanas, a small decorative pond, outdoor rooftop
lounge, and basement spa including pool for use by overnight hotel guests only and during agreed
upon hours. Also proposed is a possible future one-story enclosed event space to the south of the
hotel building which was not evaluated in the FEIS as a catering hall and any use of this space must
remain clearly accessory and incidental to the proposed hotel use.
Parking for the proposed hotel and large events is proposed to be located to the north and west of the
hotel building and will consist of a total of 122 spaces, including 96 asphalt spaces, four of which
will be ADA accessible, and 26 grass spaces. Access to the hotel and restaurant is proposed to be
one-way-in via an existing curb cut to the east of the restaurant, and egress will be one-way out over
an exit driveway on the west side of the restaurant.
The proposed action also includes the construction of a sewage treatment plant (STP) to serve the
proposed project, which will be situated at the northeasterly side of the subject property. The STP
has a total designed capacity of 10,695 gpd and 100% plant and leaching pool expansion areas are
provided as required. The proposed STP control building will be 10 feet-by-23-feet and one story in
height. The STP will be fenced by an 8.5-foot-high chain link fence with slats and vegetative
screening, and STP lighting has been designed to provide essential lighting without light trespass,
glare or other light related impacts on adjoining properties. An existing on-site irrigation well located
near the proposed restaurant will be used as the source for on-site landscape irrigation.
ADDITIONAL, INFOR IA71ON:
If the Zoning Board of Appeals were to deny the Special Exception Permit for the proposed permitted
hotel use.The applicant's alternate plan contained in Appendix M of the Draft Environmental Impact
Statement would include the conversion of the existing residence to a 74-seat restaurant use (as of
right and the same as the proposed action)and the construction of a one-story,30,650 SF non-medical
office building.
THF LIMI1 .l.I()N 01` t,A.RGI.:...1'�"'�ND/OR SPECIAL EVENTS ON TEE SUBJECT PROPERTY:
Large events" at the proposed hotel are defined in the FEIS and by the applicant as events such as
weddings,fundraising events or other private gatherings with a capacity of 100 guests to a maximum
of 250 guests, to be held indoors, at the hotel (also referred to as "Special Events" in the Draft and
Final EIS). In the FEIS the occurrence of large events was limited by the Lead Agency (ZBA)to no
more than 10 large events per year and no more than one large event per week,to be held only indoors
to mitigate noise. It was noted that the large events proposed at the subject site do not meet the
definition of"Special Events"pursuant to Chapter 205 (Public Entertainment and Special Events)of
the Town Code and are not regulated as such. Further, in the FEIS no "Special Events" as defined
by Chapter 205 of the Town Code are permitted at the property.
Page 4,December 2,2021
#7046 SE,The Enclaves Hotel and Restaurant
SCTM No. 1000-63-3-15
At the October 14, 2021 hearing the applicant's Traffic Engineer Ron Hill, a principle of Dunn
Engineering, stated in his testimony that "The operations of the Enclaves Hotel and Restaurant will
not impact traffic. The traffic impact study will also evaluate the potential for traffic impact special
events up to 250 persons ten times per year no more than once a week. That study continues
(inaudible) occurring on a summer Saturday afternoon during peak summer traffic. Our analysis
included that some increases in delay would occur-in particularly increases in delay for traffic exiting
the site. The independent consultant requested we do a gap study to verb that that was likely to
happen; we did that, they reviewed it, and they determined that if we had an event of over 100
individuals, we would need traffic control to help our traffic get in and out. With events of less than
100, they said it would be minimal traffic impact and didn't need traffic control." (See transcript
page 19) -
Numerous letters and petitions were received by the ZBA from members of the public, particularly
those living in the neighborhood, objecting to the proposed project, citing concerns over the traffic
and noise impacts the hotel and proposed large events would generate, and the adverse impacts to
the local nearby beach within the Southold Park District should hotel guests be permitted to use it.
Also of great concern by residents was the perceived increase in traffic that has occurred since the
applicant's traffic engineer conducted the most recent traffic study. Particularly cited was the
dangerous traffic conditions caused by cars pulling into and out of the small parking lot at the 7-
Eleven Convenience store across from the subject property and the impacts to two residential side
streets. While the FEIS limited the annual numbers of large events to 10 indoor events per year and
required a Southold Town Police Department traffic control officer for those events as mitigation of
large to moderate impacts, smaller impacts remain a concern.Although the residents' letters and oral
testimony at hearings expressing concerns for safety and quality of life were grounded in personal
experiences and not empirical data, the Board believes they have merit. A Board may rely on the
detailed personal knowledge of residents (see Witkovich v. Zoning board of Appeals of Town of
Yorktown, 84 Ad3d 1101, 923 NYS2d 645 (2d Dept 2011). In addition,the Board members,based
om their own their personal knowledge of the area and the current changes in traffic conditions on
Main Road (Route 25) following the traffic studies relied upon in the FEIS, also believe that large
events will have a negative impact on the area. The Board members are aware of the increase in
traffic accidents and congestion at the 7-Eleven convenience store, in part caused by no unloading
area available in the small parking lot for very large delivery trucks that regularly park on the road
shoulder and block sight lines for oncoming vehicles. The members of a Zoning Board of Appeals
may also rely on their own personal knowledge of an area in rendering a determination (see Thirty
West Park Corp.v. Zoning Board of Appeals of the City of Long Beach,43 AD3d 1069, 843 NYS2d
106 (2d Dept 2007).
At the October 14,2021 hearing the project architect,Andrew Giambertone, a part owner in the hotel
and restaurant, stated in his testimony that the "Enclaves Hotel was not designed to be a catering
hall... It's counterintuitive to the guests that we're hoping to attract on the weekends." "It is the
intent that small events shall take place at the restaurant and not inside the hotel space. " Further
Mr. Giambertone stated that "the larger event space may not be built. ...If it makes sense business
wise, we would entertain building the larger events space for parties of 100 to 250 but otherwise we
may forego it. " (See transcript page 53).
On October 9, 2021 the Board received a letter from Andrew Giambertone in which he addressed
the Business Environment/Financial Viability of the proposed project in reply to concerns by
residents that questioned the financial viability of the project as proposed. He states "Even with a
50% occupancy we can sustain the viability of this development project....We would not embark on
an investment of this magnitude without conducting the requisite due diligence to assure ourselves
Page 5,December 2,2021
#7046 SE,The Enclaves Hotel and Restaurant
SCTM No. 1000-63-3-15
of the success of the project, in the context of a very conservative analysis.... Further... the purpose
of[large events]is to help offset the anticipated off-season reduction in business."
1 Al E,R OF "i lip E1GITBOR1-I00D.. The neighborhood contains a mix of residential and
business properties. In the vicinity of the proposed restaurant and hotel there are single-family
dwellings, agricultural land, a 7/Eleven convenience store, a small car dealership, boutique
restaurants, boutique stores, a parcel with marine storage, and the Long Island Rail Road. At the
October 14, 2021 hearing the project architect/hotel and restaurant partner presented several
depictions of the restaurant and hotel as seen from the public view on NY State Road 25. The
architect did not present any renderings of the future event space; therefore, this board is unable to
determine how the proposed hotel with event space will be designed and whether it's appearance
will be visible to public view and be in keeping with the character of the neighborhood.
FINDINGS OF FACT/REASONS FOR BOARD ACTION:
The Zoning Board of Appeals held a public hearing on this application on November 7,2019 and
again on October 14,2021 at which time written and oral evidence were presented. Based upon all
testimony, documentation,personal inspection of the property and surrounding neighborhood, and
other evidence,the Zoning Board finds the following facts to be true and relevant and makes the
following findings:
The Board has reviewed the General Standards governing Special Exception uses set forth in Section
280-142 and finds:
A. T'hrat the use I,vill nrr! prevent the order]), and r"asonahlc use of ad"ac.ent rao a a tics rra°
of Properties in :adjacent use: districts. As set forth, the FEIS and Findings Statement
provide conditions to mitigate possible impacts from noise and traffic resulting from the
proposed action. For example, the FEIS and Findings Statement provide that there should
be no outside amplified music or outside events to mitigate against noise,and that the number
and size of large events be limited. Although the FEIS did examine and provide mitigation
for traffic caused by what has been previously defined as "large events", the Boards finds
that, based upon its own personal knowledge and the testimony of residents who live near
the subject property, that traffic studies relied on in the FEIS do not adequately account for
the drastic change in traffic patterns in the area since the last traffic study by the applicant's
traffic engineer was completed. Consequently, the Board now also finds, based on the
increase in traffic and congestion, that large events of more than 100 people that would
require a traffic control officer will prevent the orderly and reasonable use of adjacent
properties. Therefore, the Board has determined that the proposed hotel and the destination
traffic such use will generate, will not prevent the orderly and reasonable use of adjacent
properties provided there is an additional condition that no large events of more than 100
people are allowed at the subject property.
B. That the use will_of prevent the orderly and reasonable rasa of1wrrruitted or lc�)vallv
establishe(l uses in the district wherein they proposed use is to be lurcaled or of
l,_ - l cr�art_usLe.districtss„ As set forth above, with
ac:ruaiattcmaIT err la ill r st:rlrlislacl uses in ac
the mitigation provided for in the FEIS and Findings Statement along with the additional
Page 6,December 2,2021
#7046 SE,The Enclaves Hotel and Restaurant
SCTM No. 1000-63-3-15
condition imposes herein, including that there be no large events at the property,the Board
has determined that the use will not prevent the orderly and reasonable use of permitted or
legally established uses in the district wherein the requested use is located or of permitted
or legally established uses in adjacent use districts.
C. 'Float the safct the health, the welfare,the comfort the convenience or the order of the.
Town will not be adversely affected by the proposed use and its location. The Board has
determined that with the aforementioned mitigation measures and conditions that the
proposed hotel use will not have a detrimental effect on the safety, health, welfare,comfort,
and convenience.
D. That the use will be in harmony with and promote the eneral wnr oscs and intent of
Chanter 280. The proposed hotel is an anticipated use in the HB Zone District per Town
Code and meets an existing demand. Rather than visitors traveling by car for"day trips,"
the proposed hotel would allow for guests to overnight for one or several days.Upon
implementation of the proposed action,it is expected that most visitors would frequent the
Hamlet Center businesses,taking advantage of the hamlet's walkability and diverse
business offerings. In addition,the proposed use will provide an alternative to Air BNB
type rentals and will help lessen the stress that the short-term rental of single-family homes
puts on available housing stock.
E. That the use will be compatible with its surroundings and with the chanr.aet'er of the
neighborhood and of the cornmunity in venera. ] trail ticularlyP with regard to ywis�hal.r�t
scale and overall a r earanc . There was testinwony during the public hearings that the
proposed hotel will not be characteristic of the neighborhood in size, scale, or architectural
design. There is only one other"hotel/restaurant"on Main Road in the Hamlet of Southold,
operated as a boutique inn with only four guest rooms on the second floor,above a restaurant
in an old residential looking building However,the proposed screening and the distance the
hotel is proposed to be setback from the street will mitigate any potential impacts from the
size, scale or architectural design.
F. 'l.'hat all troposed structures, e ui anrncant and material shall be readily accessilalcw for
fire and police protection. The hotel as proposed as well as all associated structures,
equipment and material will be readily accessible for fire and police protection.
G. That th Proposal shall coma my with the requirements of Chapter 236 Stornnwanter
LMJ an!a er end t. As part of the required site plan process,the proposed action will be required
to comply with the requirements of Chapter 236
In making such determination,consideration was also given to:
A. The character of the existing and,probable develo meut of mses,in the district and the
ww m*rn wnnata�laiiity aul snacla clistr ict t:onM tlae 9¢:c wkiaan n)f aaliy cot' such wernnl(ted uses.
Given the size of the subject property,the proposed screening, and the setback of the
proposed buildings from the street, and the above referenced mitigation and conditions,the
proposed hotel will not have a negative effect on the character of the existing and probable
development of uses in the district.
B. "C lie canppnscn anticann t'sf"awn°a:a nn tw v:�lnan.s nntl In a rnaonnnan rnrweNnt ()f"flow' nnrast "Jopropriate
Lases of lanrid. According to the applicant's market value study by Breslin Appraisal Co.
Page 7,December 2,2021
#7046 SE,The Enclaves Hotel and Restaurant
SCTM No. 1000-63-3-15
dated October 14, 2021: "The proposed hotel would serve as a catalyst for existing
businesses to extend evening operating hours and potentially encourage the development
ofnew businesses... "concluding that "the applicant's intended hotel/restaurant use will
not adversely impact property values in that it is a contemplated use and one expected to
be located in this location."
C. I"lire effect that the location of l.h ro osvd use and thaw location that entrances and'.
exits may have upon the creation or undue increase of vehicular tr.af c con, estion on
public streets hi hiva s or sidewalks to assure the rublic safe The proposed Hotel
use will not have a negative impact on traffic and congestion provided the aforementioned
mitigation and conditions are made a part of any approval.
D. The availability o°f.adeg at cilities
for the treatment, removal or disclaat e of scrvv am refuse or other calflrrent a hetlaer
liquid, solid,gaseous or•_other ivise that Lnay be caused or created by or as a result of
the use. The applicant has proposed adequate and proper private water supply and
facilities for the treatment,removal or discharge of sewage,refuse or other effluent. The
applicant is proposing to dig a private well for irrigation and to use draught tolerant
plantings in its landscape plan. The applicant will build an on-site sewage treatment plant
to effectively mitigate pollution from sewage from the hotel and restaurant use.
E. Whether the use or the materials incidental theretrr or• rrrdrrcr d tlaerwebv rraay rve cr,f
obroxious 3$es odors smoke or soot.. The use or the materials incidental thereto will
not give off obnoxious gases, odors, or soot
F. 'Whether the use will cause disturbing emissions o;felect'rieaal discharges, dust light
vibration or noise. The hotel use will not have any exterior amplified music or other
amplified sounds. All exterior lighting must be Dark Skies compliant as determined by the
Southold Town Planning Board during the required site plan review and approval process.
G. Whether the operation in Pursuance of the use will cwxarrse untlrre interference wvith the
orderly oil i0 alen't b tyre rrrlrlic of aaarl in or of recr°caatiorrarl fora rlit.ir*s if"esistin c;rr if
proposed by the Town The hotel use of
Southold Town Park District properties was referred to the Park District. The Park District
expressed no concerns about the proposed use and stated that any issues would be
addressed through their by-laws, and the applicant has agreed to abide by their decision in
a letter dated October 29, 2001 from Andrew Giambertone, architect and partner.
H. The necessity for bitarraainorrs-surfaced :s aace for puLp2ses of off-street p arlci,rr ot°
vehicles incidental to the use and whether such s ace is, reasona bly Idectuaate and
ar rro ariate and can be furnished by the owner oft.he lot srrrr plat to l,re used within or
adjacent to tlae_.riot wherein the use slr:all be locate�;l. All parking for the hotel and
restaurant guests shall be on site.
I. Whether a hazard trr life limb or property because of fire, I1ood erosion or panic
may be created by reason of or as a result of the use or by the structures to, be used
therefor or by the irhamcc sssibilih�of the trropawrtv or struej ures thereon for the
convenient entri, Nrratl o oration of fire and other emergency a aratus pr by the
undue concentration or assenabl to of wrsa.rns a Corr ,such ;wlcat:_ There is nothing in the
record before the Board to indicate that there is a hazard to life, limb or property because of
Page 8,December 2,2021
#7046 SE,The Enclaves Hotel and Restaurant
SCTM No. 1000-63-3-15
fire, flood, or erosion or that panic may be created by reason of or as a result of the use or
by the structures to be used therefor or by the inaccessibility of the property or structures
thereon for the convenient entry and operation of fire and other emergency apparatus or by
the undue concentration or assemblage of persons upon such plot.
I Whether the use or the structures to be used will cause an overcrowding ol'land or
undue concentration of grorn�. The proposed hotel will not cause an overcrowding
of land or an undue concentration of population.
K. Whether they lot area is sufficient a .n ro riale and adequate forthe use and the
reasonably anticipated operation and expansion thereof. The proposed density of the
hotel and restaurant use conforms to the bulk schedule requirements specified in Southold
Town code.
L. Whether the use to be o ereted is unreasonably near to a church scbool theater,
recreational area or other place of public assembly. The proposed use is not
unreasonably near to a church, school,theater,recreational area or other place of public
assembly.
M. Whether the site of'the,proposed use is particularly suitable for such use. The site is
6.75 acres located in Southold's business district. It is conforming to Town Code bulk
schedule in the size of the building,number of permitted uses, and number of hotel units.
N. Whether ade= a to Wferyards and screening can and will be_Provided to protect
acl"�acennt pro er tics nrnnl hared uses from possible detrimental impacts of tine Proposed
use. The applicant will plant 10-12-foot-tall Leland Cypress or equivalent evergreen
screening on the East side of the property to screen the parcel from adjacent residential
properties.The front of the property is also screened to limit the visibility of the hotel from
the street.
O. Whether adequate provision can and will be made for the collection and disposal o f
stormwater runoff sewage, refarse and other Jig uid,solid or ga eous waste which the
nr°oposed use will 'generate. The applicant has plans to contain all stormwater runoff in
drywells as stated in the drainage plan. The applicant will build an onsite sewage treatment
system. The applicant will hire a private carting service to dispose of solid waste.
P_ Whether the natural characteristics of the site are such that the proposed use may be
introduced there without unglue disturbance or disru ation of iniruartant natural
features systems or processes and without: risk of pollution to round`vater and
surface waters on and off the site. There are no unique natural features on the site such
as wetland or steep contours. The site plan will have construction mitigation and
requirement that all stormwater be maintained on site. The proposed use can be developed
without undue disturbance or disruption of important natural features, systems or processes
and without risk of pollution to groundwater and surfaces waters.
Q, The issuance of a Special Excention permil. as applied for in this application, is also
sub'ect to the followin s ecific criteria and re uirements which have been met
mrsuant to Section 804 13 2 and 0t- Sl'�.3 4t offhc°1"o yn Cogle.
Page 9,December 2,2021
#7046 SE,The Enclaves Hotel and Restaurant
SCTM No. 1000-63-3-15
Transient hotels or motels, resort hotels or motels or conference facil ities,provided that
the following requirements are met:
a. Minimum parcel size shall be five acres. (Minimum size is three acres in
BB Zoning District). The property measures 6.75 acres.
b. The maximum number of guest units shall be:
a) One unit per 6,000 square feet of land without public water or sewer.
b) One unit per 4,000 square feet of land with public water and sewer.
c. A Sewage Treatment Plant(STP)is proposed.
d. No music, entertainment or loudspeaker system shall be audible from
beyond the property line.
e. The maximum size of a guest unit shall be 600 square feet The room sizes
measure between 500 to 540 sq. ft.;the cottage measure 594 sq. ft.
R. The Board has identified mitigation of relevant adverse impacts to the ecological and social
environment in the accepted State Environmental Quality Review Finding Statement of
October 2021.
BOARDRESOLUTION: In considering all of the above factors, motion was offered by Member
Weisman (Chairperson), seconded by Member Planamento, and duly carried to
GRANT, a Special Exception Permit, as shown on the Site Plan prepared by PWGC/P.W. Grosser
Consulting Engineer, last revised February 18, 2021, (Sheets 1-16,unstamped and unsigned).
SUBJECT TO THE FOLLOWING CONDITIONS:
1. That the applicant complete construction on the hotel and begin the approved Special
Exception use in compliance with the conditions imposed by the Zoning Board of Appeals
within three years.The Board of Appeals may, upon written request prior to the date of
expiration, grant an extension.
2. In accordance with the Zoning Board of Appeals, approval shall thereafter be deemed a
lawful use as if the same were permitted by chapter 280 without need for a special
exception permit; provided,however, that:
a. All conditions imposed by the special exception approval shall continue to apply
unless they, by their express terns, are of limited duration.
b. AlI conditions imposed on special exception approval uses generally or specifically
by Chapter 280 shall continue to apply,regardless of whether any such conditions
were expressly incorporated into the special exception approval.
c. The Zoning Board of Appeals shall retain continuing jurisdiction over the same.
d. A special exception use which has been discontinued for a period of one year or
more shall be deemed abandoned
e. The applicant must apply to the Planning Board for site plan review/approval within
60 days of the date of this decision. Failure to do so will render this Special
Exception Permit null and void, unless a written extension is granted by the ZBA
upon written request of the applicant for good cause.
3. Asa condition of approval,the applicant shall file Covenants and Restrictions(C&R's)
acceptable to the Southold Town Attorney that shall remain in force and effect so long
as the approved Special Exception use as a hotel is operational stating that:
Page 10,December 2,2021
#7046 SE,The Enclaves Hotel and Restaurant
SCTM No. 1000-63-3-15
1. No outdoor events of any size shall be permitted on the subject property.
2. No special events as defined in Chapter 205 (Public Entertainment and Special Events)
of the Town Code shall be permitted on the subject property.
3. No large events, defined in the FEIS as events over 100 guests, are permitted on the
subject property. Small indoor events that are accessory and incidental to the principal
hotel use shall be permitted. Small events are defined as events under 100 guests.
4. No expansion of the number of approved hotel units shall be permitted
5. Proposed hotel amenities including but not limited to the indoor pool, spa and fitness
facility,the outdoor pool,hot tubs and cabanas, and the roof top bar/lounge, are limited
to use by overnight hotel guests only as accessories to the principal hotel use and shall
not be available for use by the general public.
6. No outdoor music is permitted anywhere on the subject property.
That the above conditions be written into the Building Inspector's Certificate of Occupancy, when
issued.
NOTE: Violations of Conditions. A violation of any limitation or condition of a special exception
approval or of any provision of this chapter applicable to a special exception use shall
constitute a violation of this chapter. The Zoning Board of Appeals shall retain
jurisdiction and shall have the right, after a public hearing, to modify, suspend or revoke
such approval or any term or condition thereof or to impose thereon one or more new
conditions,pursuant to Article XX , Section 280-141 of the Town Code.
Vote of the Board: Ayes: Members Weisman(Chairperson),Dantes,Planamento and Lehnert. -
Nays: Member Acampora. This Resolution was duly adopted(4-1).
y
gos
e�lit. l �b1�a°'�'i Weisman, Chairperson
Approved for filing 1Zl - /2021
BOARD MEMBERS ° Southold Town Hall
53095 Main Road - P.O.Box 1179
Leslie Kanes Weisman,Chairperson � so 9 tN Southold,NY 1 197 1-0959
Patricia Acampora Offi,c l ocati ra:
Eric Dantes Town Annex/First Floor,
Robert Lehnert,Jr. 54375 Main Road(at Youngs Avenue)
Nicholas Planamento ` , CI � Southold,NY 11971
http://southoldtownny.gov � � te
ZONING BOARD OF APPEALS
TOWN OF SOUTHOLD
Tel.(631) 765-1809-Fax(631)765-9064
Piann'ung Board
FINDINGS,DELIBERATIONS AND DETERMINATION � � � -
MEETING OF DECEMBER 2,2021
ZBA FILE No.: 7046SE
NAME OF APPLICANT: 56655 Main St. LLC(The Enclaves Hotel and Restaurant).
PROPERTY LOCATION: 56655 Main Road, Southold,NY
SCTM No. 1000-63-3-15
SFQf,A DE-C`il�Mild 'l 10 : Type 1 Action - The Southold Town Zoning Board of Appeals, as
Lead Agency, at the conclusion of their coordinated review classified the proposed Action for the
construction of a 44-unit hotel,including 4 detached cottages with accessory outdoor swimming pool
and conversion of a two-story single family dwelling to a 74-seat restaurant on a 6.75 acre parcel
located in the Hamlet Business Zoning District(hereinafter referred to as the"Proposed Action"),as
a Type I Action,pursuant to 6 NYCRR Part 617 pursuant to Article 8 of the New York Environmental
Conservation Law entitled"State Environmental Quality Review Act.
In 2017,the ZBA assumed the role of lead agency on this application,classified the project as a Type
I action under SEQRA, and found that the project had the potential to result in one or more potential
significant environmental impacts if not properly mitigated. A Positive Declaration was issued by
the ZBA on Noveinber 16, 2017 requiring the preparation of a Draft Environmental Impact
Statement. The ZBA conducted a coordinated review with involved agencies and issued a Final
Sca pe dated April 19, 2018 for the, required Draft Environmental Impact Statement (D 1 .) The
applicant submitted a DEIS dated April 2019 to the ZBA, which was revised pursuant to .ZBA
continents and the last revised DEIS,dated October 2019,. was determined to 1.e adequate with respect
to its scope and content for the purpose of filing, distribution, and commencing public review. A
DEIS Notice of Completion was published in the New York State Department of Environmental
Conservation (NYSDEC) Environmental Notice Bulletin (ENB) on October 16, 2019 providing a
public comment period until November 18, 2019
A public hearing was held on November 7,2019, and the ZBA elected to extend the written comment
period to December 9, 2019;. The Applicant prepared a Final Environmental Ianp<act Statement
("FEIS") in response to coannients and questions received during,the docu nit nt rcwie,w period avid,
after several revisions,on August 19,2021,the ZBA accepted,the revised F EIS as complete,provided.
a 22-day public and agency consideration period (August 20, 2021 through September 10, 2021),
and a Notice of FEIS completion and acceptance was published in the ENB on September 1, 2021;
A SEQRA Findings Statement for the proposed action was prepared by the Zoning Board's planning
consultant, Nelson, Pope, & Voorhis, that was found to adequately reflect the findings and
Page 2,December 2,2021
#7046 SE,The Enclaves Hotel and Restaurant
SCTM No. 1000-63-3-15
conclusions of the Town of Southold Zoning Board of Appeals and that complies with the Decision-
Making and Findings Requirements set forth by§ 617.11 of 6 NYCRR Part 617 State Environmental
Quality Review. At the October 7,2021 Regular Meeting of the Board of Appeals, a resolution was
read into the record and adopted by vote of the Board accepting the SEQRA findings statement for
the Proposed Action, and a copy of the Statement of Findings was filed at the Southold Town Hall,
made available to the public,posted on the Town's official website, and distributed to the Applicant
and all Involved Agencies. Additional comments submitted by Involved Agencies can be found in
the applicant's SEQR file and the Town's Laserfiche Weblink website.
SUFFOLK COUNTY ADMINISTRATIVE E CODE: This application was referred as required under
the Suffolk County Administrative Code Sections A 14-14 to 23,and the Suffolk County Department
of Planning issued its reply dated February 22, 2017 stating that this application is considered a
matter for local determination as there appears to be no significant county-wide or inter-community
impact. The Agency further commented that the Town should require that the applicant consult with
the Suffolk County Department of Health Services to ensure compliance with applicable Sanitary
Code requirements, and if appropriate advise the applicant of sources of transferable development
rights (TDRs),and or accepted innovative/alternative sanitary on-site wastewater treatment systems,
that may be available in order to comply with Health Department and Groundwater Management
Zone Standards.
In a Suffolk County Department of Planning letter dated July 31, 2017,the department stated that as
a SEQRA Involved Agency that it reserved the right to comment on the Proposed Action in the future
and requested to be kept informed of all actions taken.
LWRP DETFI v9NATION:The relief,permit,or interpretation requested in this application is listed
under the Minor Actions exempt list and is not subject to review under Chapter 268.
PROPERTY FAmC 1"SID;SCRIPTION:' The subject property is a conforming 6.725-acre parcel
located in the Hamlet Business (HB) Zoning District on the north side of Main Road, (NY State
Route 25) 90 feet+/-west of the intersection of Main Road and Town Harbor Lane, across from a 7-
Eleven convenience store. The property address is 56655 Route 25/Main Road, Southold, the tax
map number is Section 63, Block 3, Lot 15. The parcel is irregularly shaped and measures 191.30
feet fronting State Road 25 along the southerly property line. The parcel measures 932.78 feet along
the easterly property line, and measures 415.71 feet along the northerly property line bordering
property owned by the Long Island Rail Road. The property line turns south 51.34 feet and turns
east for 59.72 feet before turning south measuring 616.57 feet along the westerly property line. The
property line then turns east for 193.10 feet along the southerly property line and turns south for
178.00 feet and meets back up with NYS State Road 25.The parcel is improved with an existing two
story fi•amed residence, a one-story frame garage, and two sheds as shown on the survey prepared by
John Minto L.S. dated July 7, 2016.
BASIS OF A11PL.ICATION Request for Special Exception to construct a 44-unit, 2 story hotel,
including four detached cottages on as 6.75-acre parcel. Plans also include the conversion of an
existing two-story single-family dwelling into a 74-seat restaurant.
SP C1A] ] ,EIS T➢,ON R..EQ1 it :."TE Description of Action: The proposed application involves
the conversion of an existing detached single-family residence, which was formerly a bed and
breakfast,to a 74-seat restaurant and the construction of a two-story,40-unit hotel and four detached
cottages. As part of the proposed conversion of the single-family home, the applicant is proposing
to connect the structure to an existing adjacent shed by way of a 519±-square foot(SF) addition, for
Page 3,December 2,2021
#7046 SE,The Enclaves Hotel and Restaurant
SCTM No. 1000-63-3-15
a total gross floor area (post-conversion and expansion) of 3,806f SF (excluding 524f SF of cellar
space). An existing one-story detached garage will remain and will be used for storage, while a
second existing shed will be removed. The proposed restaurant will provide 3 8 dedicated off-street
parking spaces to the north and west of the restaurant consisting of 27 asphalt paved spaces(two of
which will be ADA accessible spaces)and 11 grassed spaces.
The proposed two-story hotel building will be situated in the rear of the subject property behind the
restaurant. The proposed L-shaped hotel is proposed to contain 40 rooms ranging in size from 500
SF to 540 SF. Four(4) detached cottages, each with an area of 594 SF, are proposed to the north of
the hotel building. The proposed hotel use will include associated appurtenances, including an
outdoor in-ground swimming pool, poolside cabanas, a small decorative pond, outdoor rooftop
lounge, and basement spa including pool for use by overnight hotel guests only and during agreed
upon hours. Also proposed is a possible future one-story enclosed event space to the south of the
hotel building which was not evaluated in the FEIS as a catering hall and any use of this space must
remain clearly accessory and incidental to the proposed hotel use.
Parking for the proposed hotel and large events is proposed to be located to the north and west of the
hotel building and will consist of a total of 122 spaces, including 96 asphalt spaces, four of which
will be ADA accessible, and 26 grass spaces. Access to the hotel and restaurant is proposed to be
one-way-in via an existing curb cut to the east of the restaurant, and egress will be one-way out over
an exit driveway on the west side of the restaurant.
The proposed action also includes the construction of a sewage treatment plant (STP) to serve the
proposed project, which will be situated at the northeasterly side of the subject property. The STP
has a total designed capacity of 10,695 gpd and 100% plant and leaching pool expansion areas are
provided as required. The proposed STP control building will be 10 feet-by-23-feet and one story in
height. The STP will be fenced by an 8.5-foot-high chain link fence with slats and vegetative
screening, and STP lighting has been designed to provide essential lighting without light trespass,
glare or other light related impacts on adjoining properties. An existing on-site irrigation well located
near the proposed restaurant will be used as the source for on-site landscape irrigation.
ADDITIONAL, INFOR IA71ON:
If the Zoning Board of Appeals were to deny the Special Exception Permit for the proposed permitted
hotel use.The applicant's alternate plan contained in Appendix M of the Draft Environmental Impact
Statement would include the conversion of the existing residence to a 74-seat restaurant use (as of
right and the same as the proposed action)and the construction of a one-story,30,650 SF non-medical
office building.
THF LIMI1 .l.I()N 01` t,A.RGI.:...1'�"'�ND/OR SPECIAL EVENTS ON TEE SUBJECT PROPERTY:
Large events" at the proposed hotel are defined in the FEIS and by the applicant as events such as
weddings,fundraising events or other private gatherings with a capacity of 100 guests to a maximum
of 250 guests, to be held indoors, at the hotel (also referred to as "Special Events" in the Draft and
Final EIS). In the FEIS the occurrence of large events was limited by the Lead Agency (ZBA)to no
more than 10 large events per year and no more than one large event per week,to be held only indoors
to mitigate noise. It was noted that the large events proposed at the subject site do not meet the
definition of"Special Events"pursuant to Chapter 205 (Public Entertainment and Special Events)of
the Town Code and are not regulated as such. Further, in the FEIS no "Special Events" as defined
by Chapter 205 of the Town Code are permitted at the property.
Page 4,December 2,2021
#7046 SE,The Enclaves Hotel and Restaurant
SCTM No. 1000-63-3-15
At the October 14, 2021 hearing the applicant's Traffic Engineer Ron Hill, a principle of Dunn
Engineering, stated in his testimony that "The operations of the Enclaves Hotel and Restaurant will
not impact traffic. The traffic impact study will also evaluate the potential for traffic impact special
events up to 250 persons ten times per year no more than once a week. That study continues
(inaudible) occurring on a summer Saturday afternoon during peak summer traffic. Our analysis
included that some increases in delay would occur-in particularly increases in delay for traffic exiting
the site. The independent consultant requested we do a gap study to verb that that was likely to
happen; we did that, they reviewed it, and they determined that if we had an event of over 100
individuals, we would need traffic control to help our traffic get in and out. With events of less than
100, they said it would be minimal traffic impact and didn't need traffic control." (See transcript
page 19) -
Numerous letters and petitions were received by the ZBA from members of the public, particularly
those living in the neighborhood, objecting to the proposed project, citing concerns over the traffic
and noise impacts the hotel and proposed large events would generate, and the adverse impacts to
the local nearby beach within the Southold Park District should hotel guests be permitted to use it.
Also of great concern by residents was the perceived increase in traffic that has occurred since the
applicant's traffic engineer conducted the most recent traffic study. Particularly cited was the
dangerous traffic conditions caused by cars pulling into and out of the small parking lot at the 7-
Eleven Convenience store across from the subject property and the impacts to two residential side
streets. While the FEIS limited the annual numbers of large events to 10 indoor events per year and
required a Southold Town Police Department traffic control officer for those events as mitigation of
large to moderate impacts, smaller impacts remain a concern.Although the residents' letters and oral
testimony at hearings expressing concerns for safety and quality of life were grounded in personal
experiences and not empirical data, the Board believes they have merit. A Board may rely on the
detailed personal knowledge of residents (see Witkovich v. Zoning board of Appeals of Town of
Yorktown, 84 Ad3d 1101, 923 NYS2d 645 (2d Dept 2011). In addition,the Board members,based
om their own their personal knowledge of the area and the current changes in traffic conditions on
Main Road (Route 25) following the traffic studies relied upon in the FEIS, also believe that large
events will have a negative impact on the area. The Board members are aware of the increase in
traffic accidents and congestion at the 7-Eleven convenience store, in part caused by no unloading
area available in the small parking lot for very large delivery trucks that regularly park on the road
shoulder and block sight lines for oncoming vehicles. The members of a Zoning Board of Appeals
may also rely on their own personal knowledge of an area in rendering a determination (see Thirty
West Park Corp.v. Zoning Board of Appeals of the City of Long Beach,43 AD3d 1069, 843 NYS2d
106 (2d Dept 2007).
At the October 14,2021 hearing the project architect,Andrew Giambertone, a part owner in the hotel
and restaurant, stated in his testimony that the "Enclaves Hotel was not designed to be a catering
hall... It's counterintuitive to the guests that we're hoping to attract on the weekends." "It is the
intent that small events shall take place at the restaurant and not inside the hotel space. " Further
Mr. Giambertone stated that "the larger event space may not be built. ...If it makes sense business
wise, we would entertain building the larger events space for parties of 100 to 250 but otherwise we
may forego it. " (See transcript page 53).
On October 9, 2021 the Board received a letter from Andrew Giambertone in which he addressed
the Business Environment/Financial Viability of the proposed project in reply to concerns by
residents that questioned the financial viability of the project as proposed. He states "Even with a
50% occupancy we can sustain the viability of this development project....We would not embark on
an investment of this magnitude without conducting the requisite due diligence to assure ourselves
Page 5,December 2,2021
#7046 SE,The Enclaves Hotel and Restaurant
SCTM No. 1000-63-3-15
of the success of the project, in the context of a very conservative analysis.... Further... the purpose
of[large events]is to help offset the anticipated off-season reduction in business."
1 Al E,R OF "i lip E1GITBOR1-I00D.. The neighborhood contains a mix of residential and
business properties. In the vicinity of the proposed restaurant and hotel there are single-family
dwellings, agricultural land, a 7/Eleven convenience store, a small car dealership, boutique
restaurants, boutique stores, a parcel with marine storage, and the Long Island Rail Road. At the
October 14, 2021 hearing the project architect/hotel and restaurant partner presented several
depictions of the restaurant and hotel as seen from the public view on NY State Road 25. The
architect did not present any renderings of the future event space; therefore, this board is unable to
determine how the proposed hotel with event space will be designed and whether it's appearance
will be visible to public view and be in keeping with the character of the neighborhood.
FINDINGS OF FACT/REASONS FOR BOARD ACTION:
The Zoning Board of Appeals held a public hearing on this application on November 7,2019 and
again on October 14,2021 at which time written and oral evidence were presented. Based upon all
testimony, documentation,personal inspection of the property and surrounding neighborhood, and
other evidence,the Zoning Board finds the following facts to be true and relevant and makes the
following findings:
The Board has reviewed the General Standards governing Special Exception uses set forth in Section
280-142 and finds:
A. T'hrat the use I,vill nrr! prevent the order]), and r"asonahlc use of ad"ac.ent rao a a tics rra°
of Properties in :adjacent use: districts. As set forth, the FEIS and Findings Statement
provide conditions to mitigate possible impacts from noise and traffic resulting from the
proposed action. For example, the FEIS and Findings Statement provide that there should
be no outside amplified music or outside events to mitigate against noise,and that the number
and size of large events be limited. Although the FEIS did examine and provide mitigation
for traffic caused by what has been previously defined as "large events", the Boards finds
that, based upon its own personal knowledge and the testimony of residents who live near
the subject property, that traffic studies relied on in the FEIS do not adequately account for
the drastic change in traffic patterns in the area since the last traffic study by the applicant's
traffic engineer was completed. Consequently, the Board now also finds, based on the
increase in traffic and congestion, that large events of more than 100 people that would
require a traffic control officer will prevent the orderly and reasonable use of adjacent
properties. Therefore, the Board has determined that the proposed hotel and the destination
traffic such use will generate, will not prevent the orderly and reasonable use of adjacent
properties provided there is an additional condition that no large events of more than 100
people are allowed at the subject property.
B. That the use will_of prevent the orderly and reasonable rasa of1wrrruitted or lc�)vallv
establishe(l uses in the district wherein they proposed use is to be lurcaled or of
l,_ - l cr�art_usLe.districtss„ As set forth above, with
ac:ruaiattcmaIT err la ill r st:rlrlislacl uses in ac
the mitigation provided for in the FEIS and Findings Statement along with the additional
Page 6,December 2,2021
#7046 SE,The Enclaves Hotel and Restaurant
SCTM No. 1000-63-3-15
condition imposes herein, including that there be no large events at the property,the Board
has determined that the use will not prevent the orderly and reasonable use of permitted or
legally established uses in the district wherein the requested use is located or of permitted
or legally established uses in adjacent use districts.
C. 'Float the safct the health, the welfare,the comfort the convenience or the order of the.
Town will not be adversely affected by the proposed use and its location. The Board has
determined that with the aforementioned mitigation measures and conditions that the
proposed hotel use will not have a detrimental effect on the safety, health, welfare,comfort,
and convenience.
D. That the use will be in harmony with and promote the eneral wnr oscs and intent of
Chanter 280. The proposed hotel is an anticipated use in the HB Zone District per Town
Code and meets an existing demand. Rather than visitors traveling by car for"day trips,"
the proposed hotel would allow for guests to overnight for one or several days.Upon
implementation of the proposed action,it is expected that most visitors would frequent the
Hamlet Center businesses,taking advantage of the hamlet's walkability and diverse
business offerings. In addition,the proposed use will provide an alternative to Air BNB
type rentals and will help lessen the stress that the short-term rental of single-family homes
puts on available housing stock.
E. That the use will be compatible with its surroundings and with the chanr.aet'er of the
neighborhood and of the cornmunity in venera. ] trail ticularlyP with regard to ywis�hal.r�t
scale and overall a r earanc . There was testinwony during the public hearings that the
proposed hotel will not be characteristic of the neighborhood in size, scale, or architectural
design. There is only one other"hotel/restaurant"on Main Road in the Hamlet of Southold,
operated as a boutique inn with only four guest rooms on the second floor,above a restaurant
in an old residential looking building However,the proposed screening and the distance the
hotel is proposed to be setback from the street will mitigate any potential impacts from the
size, scale or architectural design.
F. 'l.'hat all troposed structures, e ui anrncant and material shall be readily accessilalcw for
fire and police protection. The hotel as proposed as well as all associated structures,
equipment and material will be readily accessible for fire and police protection.
G. That th Proposal shall coma my with the requirements of Chapter 236 Stornnwanter
LMJ an!a er end t. As part of the required site plan process,the proposed action will be required
to comply with the requirements of Chapter 236
In making such determination,consideration was also given to:
A. The character of the existing and,probable develo meut of mses,in the district and the
ww m*rn wnnata�laiiity aul snacla clistr ict t:onM tlae 9¢:c wkiaan n)f aaliy cot' such wernnl(ted uses.
Given the size of the subject property,the proposed screening, and the setback of the
proposed buildings from the street, and the above referenced mitigation and conditions,the
proposed hotel will not have a negative effect on the character of the existing and probable
development of uses in the district.
B. "C lie canppnscn anticann t'sf"awn°a:a nn tw v:�lnan.s nntl In a rnaonnnan rnrweNnt ()f"flow' nnrast "Jopropriate
Lases of lanrid. According to the applicant's market value study by Breslin Appraisal Co.
Page 7,December 2,2021
#7046 SE,The Enclaves Hotel and Restaurant
SCTM No. 1000-63-3-15
dated October 14, 2021: "The proposed hotel would serve as a catalyst for existing
businesses to extend evening operating hours and potentially encourage the development
ofnew businesses... "concluding that "the applicant's intended hotel/restaurant use will
not adversely impact property values in that it is a contemplated use and one expected to
be located in this location."
C. I"lire effect that the location of l.h ro osvd use and thaw location that entrances and'.
exits may have upon the creation or undue increase of vehicular tr.af c con, estion on
public streets hi hiva s or sidewalks to assure the rublic safe The proposed Hotel
use will not have a negative impact on traffic and congestion provided the aforementioned
mitigation and conditions are made a part of any approval.
D. The availability o°f.adeg at cilities
for the treatment, removal or disclaat e of scrvv am refuse or other calflrrent a hetlaer
liquid, solid,gaseous or•_other ivise that Lnay be caused or created by or as a result of
the use. The applicant has proposed adequate and proper private water supply and
facilities for the treatment,removal or discharge of sewage,refuse or other effluent. The
applicant is proposing to dig a private well for irrigation and to use draught tolerant
plantings in its landscape plan. The applicant will build an on-site sewage treatment plant
to effectively mitigate pollution from sewage from the hotel and restaurant use.
E. Whether the use or the materials incidental theretrr or• rrrdrrcr d tlaerwebv rraay rve cr,f
obroxious 3$es odors smoke or soot.. The use or the materials incidental thereto will
not give off obnoxious gases, odors, or soot
F. 'Whether the use will cause disturbing emissions o;felect'rieaal discharges, dust light
vibration or noise. The hotel use will not have any exterior amplified music or other
amplified sounds. All exterior lighting must be Dark Skies compliant as determined by the
Southold Town Planning Board during the required site plan review and approval process.
G. Whether the operation in Pursuance of the use will cwxarrse untlrre interference wvith the
orderly oil i0 alen't b tyre rrrlrlic of aaarl in or of recr°caatiorrarl fora rlit.ir*s if"esistin c;rr if
proposed by the Town The hotel use of
Southold Town Park District properties was referred to the Park District. The Park District
expressed no concerns about the proposed use and stated that any issues would be
addressed through their by-laws, and the applicant has agreed to abide by their decision in
a letter dated October 29, 2001 from Andrew Giambertone, architect and partner.
H. The necessity for bitarraainorrs-surfaced :s aace for puLp2ses of off-street p arlci,rr ot°
vehicles incidental to the use and whether such s ace is, reasona bly Idectuaate and
ar rro ariate and can be furnished by the owner oft.he lot srrrr plat to l,re used within or
adjacent to tlae_.riot wherein the use slr:all be locate�;l. All parking for the hotel and
restaurant guests shall be on site.
I. Whether a hazard trr life limb or property because of fire, I1ood erosion or panic
may be created by reason of or as a result of the use or by the structures to, be used
therefor or by the irhamcc sssibilih�of the trropawrtv or struej ures thereon for the
convenient entri, Nrratl o oration of fire and other emergency a aratus pr by the
undue concentration or assenabl to of wrsa.rns a Corr ,such ;wlcat:_ There is nothing in the
record before the Board to indicate that there is a hazard to life, limb or property because of
Page 8,December 2,2021
#7046 SE,The Enclaves Hotel and Restaurant
SCTM No. 1000-63-3-15
fire, flood, or erosion or that panic may be created by reason of or as a result of the use or
by the structures to be used therefor or by the inaccessibility of the property or structures
thereon for the convenient entry and operation of fire and other emergency apparatus or by
the undue concentration or assemblage of persons upon such plot.
I Whether the use or the structures to be used will cause an overcrowding ol'land or
undue concentration of grorn�. The proposed hotel will not cause an overcrowding
of land or an undue concentration of population.
K. Whether they lot area is sufficient a .n ro riale and adequate forthe use and the
reasonably anticipated operation and expansion thereof. The proposed density of the
hotel and restaurant use conforms to the bulk schedule requirements specified in Southold
Town code.
L. Whether the use to be o ereted is unreasonably near to a church scbool theater,
recreational area or other place of public assembly. The proposed use is not
unreasonably near to a church, school,theater,recreational area or other place of public
assembly.
M. Whether the site of'the,proposed use is particularly suitable for such use. The site is
6.75 acres located in Southold's business district. It is conforming to Town Code bulk
schedule in the size of the building,number of permitted uses, and number of hotel units.
N. Whether ade= a to Wferyards and screening can and will be_Provided to protect
acl"�acennt pro er tics nrnnl hared uses from possible detrimental impacts of tine Proposed
use. The applicant will plant 10-12-foot-tall Leland Cypress or equivalent evergreen
screening on the East side of the property to screen the parcel from adjacent residential
properties.The front of the property is also screened to limit the visibility of the hotel from
the street.
O. Whether adequate provision can and will be made for the collection and disposal o f
stormwater runoff sewage, refarse and other Jig uid,solid or ga eous waste which the
nr°oposed use will 'generate. The applicant has plans to contain all stormwater runoff in
drywells as stated in the drainage plan. The applicant will build an onsite sewage treatment
system. The applicant will hire a private carting service to dispose of solid waste.
P_ Whether the natural characteristics of the site are such that the proposed use may be
introduced there without unglue disturbance or disru ation of iniruartant natural
features systems or processes and without: risk of pollution to round`vater and
surface waters on and off the site. There are no unique natural features on the site such
as wetland or steep contours. The site plan will have construction mitigation and
requirement that all stormwater be maintained on site. The proposed use can be developed
without undue disturbance or disruption of important natural features, systems or processes
and without risk of pollution to groundwater and surfaces waters.
Q, The issuance of a Special Excention permil. as applied for in this application, is also
sub'ect to the followin s ecific criteria and re uirements which have been met
mrsuant to Section 804 13 2 and 0t- Sl'�.3 4t offhc°1"o yn Cogle.
Page 9,December 2,2021
#7046 SE,The Enclaves Hotel and Restaurant
SCTM No. 1000-63-3-15
Transient hotels or motels, resort hotels or motels or conference facil ities,provided that
the following requirements are met:
a. Minimum parcel size shall be five acres. (Minimum size is three acres in
BB Zoning District). The property measures 6.75 acres.
b. The maximum number of guest units shall be:
a) One unit per 6,000 square feet of land without public water or sewer.
b) One unit per 4,000 square feet of land with public water and sewer.
c. A Sewage Treatment Plant(STP)is proposed.
d. No music, entertainment or loudspeaker system shall be audible from
beyond the property line.
e. The maximum size of a guest unit shall be 600 square feet The room sizes
measure between 500 to 540 sq. ft.;the cottage measure 594 sq. ft.
R. The Board has identified mitigation of relevant adverse impacts to the ecological and social
environment in the accepted State Environmental Quality Review Finding Statement of
October 2021.
BOARDRESOLUTION: In considering all of the above factors, motion was offered by Member
Weisman (Chairperson), seconded by Member Planamento, and duly carried to
GRANT, a Special Exception Permit, as shown on the Site Plan prepared by PWGC/P.W. Grosser
Consulting Engineer, last revised February 18, 2021, (Sheets 1-16,unstamped and unsigned).
SUBJECT TO THE FOLLOWING CONDITIONS:
1. That the applicant complete construction on the hotel and begin the approved Special
Exception use in compliance with the conditions imposed by the Zoning Board of Appeals
within three years.The Board of Appeals may, upon written request prior to the date of
expiration, grant an extension.
2. In accordance with the Zoning Board of Appeals, approval shall thereafter be deemed a
lawful use as if the same were permitted by chapter 280 without need for a special
exception permit; provided,however, that:
a. All conditions imposed by the special exception approval shall continue to apply
unless they, by their express terns, are of limited duration.
b. AlI conditions imposed on special exception approval uses generally or specifically
by Chapter 280 shall continue to apply,regardless of whether any such conditions
were expressly incorporated into the special exception approval.
c. The Zoning Board of Appeals shall retain continuing jurisdiction over the same.
d. A special exception use which has been discontinued for a period of one year or
more shall be deemed abandoned
e. The applicant must apply to the Planning Board for site plan review/approval within
60 days of the date of this decision. Failure to do so will render this Special
Exception Permit null and void, unless a written extension is granted by the ZBA
upon written request of the applicant for good cause.
3. Asa condition of approval,the applicant shall file Covenants and Restrictions(C&R's)
acceptable to the Southold Town Attorney that shall remain in force and effect so long
as the approved Special Exception use as a hotel is operational stating that:
Page 10,December 2,2021
#7046 SE,The Enclaves Hotel and Restaurant
SCTM No. 1000-63-3-15
1. No outdoor events of any size shall be permitted on the subject property.
2. No special events as defined in Chapter 205 (Public Entertainment and Special Events)
of the Town Code shall be permitted on the subject property.
3. No large events, defined in the FEIS as events over 100 guests, are permitted on the
subject property. Small indoor events that are accessory and incidental to the principal
hotel use shall be permitted. Small events are defined as events under 100 guests.
4. No expansion of the number of approved hotel units shall be permitted
5. Proposed hotel amenities including but not limited to the indoor pool, spa and fitness
facility,the outdoor pool,hot tubs and cabanas, and the roof top bar/lounge, are limited
to use by overnight hotel guests only as accessories to the principal hotel use and shall
not be available for use by the general public.
6. No outdoor music is permitted anywhere on the subject property.
That the above conditions be written into the Building Inspector's Certificate of Occupancy, when
issued.
NOTE: Violations of Conditions. A violation of any limitation or condition of a special exception
approval or of any provision of this chapter applicable to a special exception use shall
constitute a violation of this chapter. The Zoning Board of Appeals shall retain
jurisdiction and shall have the right, after a public hearing, to modify, suspend or revoke
such approval or any term or condition thereof or to impose thereon one or more new
conditions,pursuant to Article XX , Section 280-141 of the Town Code.
Vote of the Board: Ayes: Members Weisman(Chairperson),Dantes,Planamento and Lehnert. -
Nays: Member Acampora. This Resolution was duly adopted(4-1).
y
gos
e�lit. l �b1�a°'�'i Weisman, Chairperson
Approved for filing 1Zl - /2021
From: Jeanmarie DiNoto <northforkgirl6@icloud.com>
Sent: Monday,January 13, 2020 11:21 AM
5G
To: Fuentes, Kim l RE1Q-E,1VE ..
Subject:Cc: Palmeri, Allison[SPAM] - Fwd: The Enclaves '
.......�.p.t FJ:�,,�—(.j
�hbB���
Sent from my iPad
Begin forwarded message:
of"��isk1 ,.,,ii-16(ir),icloud.com>
From: Jeanmarie DiNoto ¢lc itli
Date: January 12, 2020 at 3:32:51 PM EST
To: Jeanmarie DiNoto <northf'ork )i (ra:icl,oud.con7>
Subject: Fwd: The Enclaves
Sent from my iPad
Begin forwarded message:
Subject: Re: The Enclaves
To The Zoning Board of Appeals:
My name is Jeanmarie DiNoto and I am a 15 year resident on Founders Path in
Southold. I have been following the proposed development, known as The
Enclaves. I am writing to you as residents of the North Fork, as well as members
of the Zoning Board of Appeals.
I am very saddened that after boating in this area for many years, living on our
boat in several marinas in Southold and Greenport and finally choosing to retire in
Southold, the things that brought us here are changing. Change over time is
expected and even welcomed, but the explosive changes I have witnessed in the
last few years give me cause for concern. I am finding the North Fork has
changed from the quiet area where we chose to spend the rest of our days, to a
noisy place where I can barely get to the pharmacy and IGA due to Main Road
traffic to and from the ferry and wineries. I can no longer park at the Founder's
Landing beach due to the high influx of people. It is way overused and now a
developer wants to build a 44 room hotel in a mainly residential area, bringing in
hundreds more people a day and further complicating the already difficult traffic
problems. Our quality of life on the North Fork is being compromised! I welcome
the young families who are moving here so their children can have a better
education and a safe place to live. Let's keep our town the wonderful place that it
is: for them, for us and for future generations.
I am sure you ladies and gentlemen of the Zoning Board of Appeals will do your
l
jobs in making sure the proposed development is in compliance with the rules and
regulations of the town, but that is not enough! If The Enclaves is built, it will
forever change Southold and pave the way for more atrocities. Our quality of life
will no longer be anything like what it has been. Please keep in mind what made
us choose to live here in the first place.
Thank you for your consideration. Sincerely, Jeanmarie DiNoto
Sent from my Wad
2
CE
VED
D E CC O 1) 2-1119�
December 9, 2019
1iri
fanNrig BoardL... ....,.......e.,..
Donald Wilcenski, Chairman,and Member of the Town Planning Board
Town of Southold
53095 Main Road
Southold, NY 11971
To the Chairman and the Planning Board,
The attached letter expressing our concerns over the Enclaves development,along
with over 100 signatures, is being submitted today to the Zoning Board. We will
continue to gather signatures and garner public support to stop this large
commercial development in the heart of our hamlet. If built as proposed, it will
forever change the character of our village,without any discernable benefits for us
residents.
Respectfully yours,
The Founders Landing Group
...................
RECEIVIIIIIE,D
December 5, 2019 E 0, ") 2 iJ I
Zoning Board of Appeals Nani'drig Board
............ .....................
Town Hall Annex Building
54375 Route 25
P.O. Box 1179
Southold, NY 11971
To the Southold Town Zoning Board:
We the undersigned are writing this letter in order to address our concerns regarding
the Special Exception Use Permit proposal for The Enclave Project on Route 25 in
Southold. This property is located directly across from our neighborhood of Founders
Landing. We understand that the plans include a 61,000 square-foot hotel, four
detached cottages, a 74-seat restaurant, large parking area, pool and cabanas.
It is noted in the Draft Environmental Impact Statement that "side streets such as
Boisseau Avenue, Locust Lane, and Town Harbor Lane would experience some
additional delay accessing Main Road". Please keep in mind that during the peak
season the delays are already significant and at times dangerous. Its naive to assume
that events "ranging from 200-250 guests"with "l 6 passenger shuttle vans"coming in
and out of the driveway of an already congested area will not increase traffic. The draft
also states that "extreme length limousines would not be permitted". We've seen how
extreme the lengths of limousines have grown in recent years. What's the cut off, and
who will monitor these stretch limos stopping traffic in order to turn onto 25 while trying
to avoid parked cars and 7-11 delivery trucks on either side of that strip of road? How
will large construction equipment and delivery vehicles navigate the narrow driveway of
the existing former B&B that lis included in the plan?
While boasting 44 rooms, it will be the largest recently built hotel in the area
(HarborFront-35 rooms, Menhaden-1 6 rooms, American Beech-1 1 rooms). The mere
scale of this project is completely out of character for that particular area of Southold.
"Special Events ranging from 200-250 guests in an outdoor space between the hotel
and restaurant "translates to music and entertainment. According to Use Regulation
280-35/4c the special exception states: "No music, entertainment or loudspeaker
system shall be audible from beyond the property line." How does the town intend to
enforce that?
In addition to the traffic concern, we'd like to know how the town plans to address the
issue of access to the beaches at the end of Town Harbor Lane and Founders Landing.
Since the hotel will be located in the special park district, will guests be allowed to
merely cross the street and walk down Town Harbor or continue down the beach to
Founders? Will they be allowed to circumvent the sticker requirement and park on the
side roads? Our tiny sliver of Town Harbor beach has already seen a dramatic increase
in beach dwellers over the past few years. Vacationers are spilling onto private property
to the east and west of the stipulated town beach area.
Finally, and most importantly, is our desire to preserve the character and integrity of our
beautiful, unique, and historic town. Our neighborhood, adjacent to this proposed large
commercial development, is where our founders first landed in Southold and has some
of the oldest houses in town. It's, quiet lanes and small scale are what make it desirable
for the teachers, cops and retirees who call it home. This project has the look and feel
of the South Fork—more disco than old New England village. If built as proposed, it will
forever change the character of our hamlet, without any discernible benefits for us
residents.
In closing, we are respectfully asking the Board for the following:
• A new Traffic Impact Study that specifically determines the peak season/7-11
traffic/parking on either side of the street. (We noticed the study's recommended
"prohibited street parking'J.
• A second look at the noise impact: outdoor tents with sound systems.
• A plan to address the beach access to Town Harbor Lane and Founders Landing as it
relates to the hotel guests.
• A serious consideration on the part of the Zoning Board and Town Board to downsize
this project.
Thank you for your consideration.
Sincerely,
11, vV'I
61, a
IYY61
Pvo —tower
C Don
16
Ay
u� X
'
Alov
07
94-b 0414+
LAO 14N
rl"� N*A u 15-l' 00
Town
W�
C.
Q71
�t,1�56-
7
As cd-"-izs/r"
5< leA LA
r , 5ob 1, C
T , 11f
Ot
PCAf
r r l Il
W,
�p yp
v 1�
-5 �
zz
- 11171
� 57
1 1 aS
�' er �- za3 5 "favwi l
K
`f
Aly
1
Lk D
�,
7
r
L&Zg
y
d
Sm
elu ores U5 ,-Fown Ambor kto
cam.
�� ro . �
U,
zf
61(
Po
d�
y
BOARD MEMBERS so Southold Town Hall
Leslie Kanes Weisman,Chairperson "° +4 53095 Main Road•P.O.Box 1179
Southold,NY 11971-0959
Patricia Acampora ,, Office Location
Eric Dantes Town Annex/First Floor,
Robert Lehnert,Jr. COU 54375 Main Road(at Youngs Avenue)
Nicholas Planamento , Southold,NY 11971
http://southoldtownny.gov u
ZONING BOARD OF APPEALS � � w " ........
TOWN OF SOUTHOLD [ ,
Tel.(631)765-1809•Fax(631)765-9064
"boo own
��1�ann°iri Board
a To; Scott A. Russell,Town Supervisor
Members of the Town Board
Leslie K. Weisman, ZBA Chairperson and ZBA Board Members
Donald Wilcenski, Chairman, and Members of the Town Planning Board
From: Kim Fuentes, ZBA Board Assistant
Date: October 8, 2019
Re; Notice of Completion of the Draft Environmental Impact Statement of
The Enclaves Hotel and Restaurant, dated October 7, 2019
SCTM No. 1000-63-3-15,
Pursuant to the State Environmental Quality Review Act("SEQRA") and implementing
regulations thereto at 6 NYCRR 617, attached please find the Notice of Completion determining
that the Draft Environmental. Impact Staternent. ("DEIS") for The Enclaves flotel and Restattrant
is complete for public review.
A public hearing on the DEIS will be held on. Thursday, November 7, 2019 at 5:00 PM in
the Town Hall Meeting Room, 53095 Main Road, Southold, New York 11971-0959, when
verbal and written comments will be accepted. Written comments on the DEIS will be accepted
at the offices of the lead agency until close of business Monday,November 18, 2019.
Encls. Notice of competion-Enclaves
lxl011) 2,(
caaatu'w'misl f"oiwn
Ranniing Board
STATE ENVIRONMENTAL QUALITY REVIEW ACT(SEQ ) NOTICE OF COMPLETION
DRAFT ENVIRONMENTAL IMPACT STATEMENT(DEIS) AND NOTICE OF SEQRA
HEARING
QUEST FOR SPECIAL EXCEPTION AND THE DEIS PREPARED FOR THE ENCLAVES
HOTEL AND RESTAURANT
SOUTOLD,TOWN OF SOUTOLD, SUFFOLK COUNTY,NEW YORK
Date: October 7,2019
Lead Agency: Southold Town Zoning Board of Appeals(ZBA)
Address: Zoning Board of Appeals Office
Town Hall Annex Building
54375 Route 25
P.O. Box 1179
Southold,NY 11971
Notification is hereby given that the Town of Southold Zoning Board of Appeals("ZBA '),as lead agency
pursuant to the State Environmental Quality review Act( S1,,,, RA )and inmpleunenting regulations thereto
at,6. YCRR 617,has deemed th:e Draft Environmental Iinpact Stateinent("DE fom I he Enclaves Hotel
and Restaurant (see description below) complete for public review. �k public hearing on the IDES will
be held on Thursday,November 7,2019 at 5:00 PNI at Town "all,53095 Main Road,Southold,New
York 1 1.971-1)959, when verbal and writtea, coirlinents will be accepted. Wrilten comnjeaits on the DEIS
will be accepted at time ollaces of the lead agency until, close of business iwlonday, November 18, 2019.
Coniawnt,s may be submitted via email'to; kraa"m �rf�.Yoritholdtownny.gov.
Name of Action: Request for Special Exception and the DEIS prepared for The Enclaves Hotel and
Restaurant
SEQR
Classification: Type 1
Description of Action: The PrOPOsed Action involves a Special Exception Use Permit to allow for the
expansion and renovaa't�iaram of pan existing two-story humane and converting these structures to as 74-seat"sit-
down" restaurant anal time construction of as 44-room hotel including a two-story hotel building containing
40 hotel rooms and four detached cottages, each with an area of 592± square feet on a 6.75 acre property
located on the north side of Main Road, +/-830 feet east of Boisseau Avenue and +/-90 feet west of the
intersection of Main Road and Town Harbor Lane in the Town of Southold, Suffolk County, New York.
Additional improvements include:
• ltmstaallamtion of a.n outdoor in-ground swi ncmming pool,pool patio„and pool cabanas omen the evesl side of
the proposed hotel building, as small decorative fish pond on the south side of the building, drainage
catch basins and sulmsurfjce le"aaciming;pools to address slormwatter runoff., an advanced on.-site sewage
treatment facility at the northeast corner of the property for on-site; sanitary waste treatment and
disposal,other necessary utilities(public water connections,electricity,etc.)and miscellaneous mirror
amenities and accessory features.
• Construction of an access driveway and two parking lots for the restaurant and an additional parking
lot for the proposed hotel use.
• Removal one of the existing sheds and retention and reuse of an existing one-story detached garage.
A Special Exception Use Permit is required from the ZBA for the hotel use and Site Plan review and
approval is required from the Town Planning Board for the overall project. The property address is 56655
Main Road and its Suffolk County Tax Map number is District 1000; Section 63; Block 3; Lot 15. The
property is located within the Town's Hamlet Business Zoning District.
Location: 56655 Main Road
Southold, New York 11971
Potential Environmental Impacts: A DEIS has been prepared to examine the potential environmental
impacts of the proposed action. The environmental issues addressed in the DEIS include: soils and
topography; water resources; ecological resources; land use, zoning and plans; transportation; aesthetic
resources and community character; noise and odors; historic and archaeological resources; human health
and safety; growth-inducing aspects; energy resources; and alternatives to the proposed action.
Availability of Document: Copies of the DEIS are available for public review at the offices of the lead
agency and on the Town's website at:
http://southoldtownny.gov/1298/Environmental-Impact-Statement
Additionally, copies of the DEIS are available for review at the Office of the Town Clerk, Town Hall,
53095 Main Road, Southold (between 8:00 AM and 4:00 PM), and at the Southold Free Library,
temporarily located at the Feather Hill Shopping Center, Main Road, Southold.
Contact: Leslie Kanes Weisman,Chairperson, Southold Town Zoning Board of Appeals
Address: Town Hall Annex Building
54375 Route 25
P.O. Box 1179
Southold,NY 11971
Telephone: (631) 765-1809
A Copy of this Notice has been Sent To:
Scott A. Russell, Town Supervisor, and Members of the Town Board
Town of Southold
53095 Main Road
P.O. Box 1179
Southold,New York 11971
Donald Wilcenski, Chairman, and Members of the Town Planning Board
Town of Southold
53095 Main Road
P.O. Box 1179
Southold,New York 11971
Kimberly Kennedy
Suffolk County Water Authority
4060 Sunrise Highway
Oakdale,New York 11769
Craig Knapper
Office of Wastewater Management
Suffolk County Dept. of Health Services
360 Yaphank Avenue
Yaphank,NY 11790
Sarah Lansdale
Suffolk County Planning Commission
100 Veterans Memorial Highway
P.O. Box 6100
Hauppauge,NY 11788
Melik Tariq
NYS Department of Transportation
Traffic Engineering& Safety
250 Veterans Memorial Highway,Rm. 6A-7
Hauppauge,NY 11788
Regional Permit Administrator
Division of Environmental Permits
New York State Department of Environmental Conservation
Region One, SUNY @ Stony Brook
50 Circle Road
Stony Brook,New York 11790
NYS Office of Parks,Recreation and Historic Preservation
Field Services Bureau
Peebles Island Resource Center,PO Box 189
Waterford,NY 12188-0189
(via online CRIS system)
PSEG Long Island
175 East Old Country Road
Hicksville,NY
Attn: Lara Pomi-Urbat
PSEG Long Island
333 Earle Ovington Boulevad
Uniondale,NY 11553-3610
Attn: Sy Gruza
National Grid
Revenue Cycle Management Department
175 East Old Country Road
Hicksville,NY 11801
Attn: Jessica Thomas
Jonathan Tibett
c/o Charles R. Cuddy,Esq.
455 Griffing Avenue
Riverhead,New York 11901
This Notice has also been forwarded for publication in the Environmental Notice Bulletin.
BOARD MEMBERS Southold Town Hall
Leslie Kanes Weisman,Chairperson „aa � � ^g 53095 Main Road•P.O.Box 1179
Southold,NY 11971-0959
Patricia Acampora Nw' Office Location:
Eric Dantes �� Town Annex/First Floor,
Robert Lehnert,Jr. ;;; 54375 Main Road(at Youngs Avenue)
Nicholas Planamento f' Southold,NY 11971
http://southoldtownny.gov P 61
OLt
'�1ZONING BOARD OF APPEALS
TOWN OF SOUTHOLD RECEIVED
Tel.(631)765-1809•Fax(631)765-9064
EP 0 3 2019
MEMO you holci tcw n
IIanning Board
To: Leslie K. Weisman, ZBA Chairperson
ZBA Board Members
Eric Dantes
Nicholas Planamento
Patricia Acampora
Robert Lehnert
Heather Lanza, Planning Director
Mark Terry, Asst. Planning Director
From: Kim Fuentes, ZBA Assistant
Date: August 29, 2019
Re: REVISED Draft Environmental Impact Statement (DEIS)
Dated August 2019
The Enclaves Hotel and Restaurant— SCTM No. 1000-63-3-15
Attached please find a copy of a REVISED DEIS submitted by The Enclaves, prepared
by KGO Consulting, Inc and P.W. Grosser Consulting, Inc. received August 29, 2019
and dated August 2019.
A copy of the DEIS was also mailed to our environmental consultant, Carrie O'Farrell of
Nelson Pope & Voorhis.
BOARD MEMBERS 'w�� Southold Town Hall
Leslie Kanes Weisman,Chairperson n" 53095 Main Road•P.O.Box 1179
Southold,NY 11971-0959
Patricia Acampora Office Location:
Eric Dantes Town Annex/First Floor,
Robert Lehnert,Jr. 54375 Main Road(at Youngs Avenue)
Nicholas Planamento w � ��� �°" Southold,NY 11971
h //southoldtownn ov
ttp: Y•g
ZONING BOARD OF APPEALS
TOWN OF SOUTHOLD , ..
O "
Tel.(631)765-1809•Fax(631)765-9064 1 �
�;,
_. .. . �anri._rflrj..,Boardw......
MEMORANDUM
To: Heather Lanza, Planning Director
Mark Terry, Assistant Planning Director
From: Kim Fuentes, ZBA Board Assistant
Date: April 5, 2019
RE: Draft Environmental Impact Statement
The Enclaves Proposed Hotel and Restaurant
56655 Main Road (NYS Route 25), Southold, SCTM No. 1000-63-3-15
Please see attached for your review the above referenced Draft Environmental Impact
Statement(DEIS) received by the ZBA Office on April 4, 2019, prepared by Brian
Grogan, PE of P.W. Grosser Consulting, Inc., dated April 2019.
AGS1 REW V. �.;IA m �BE TONE ASSOCIATES
TRADITIONAL BUILDING DESIGN LETTER OF TRANSMITTAL
62 ELM ST.
HUNTINGTON,NEW YORK 11743 t f
TEL:(631)367-0050•FAX:(631)367-6636 DATE: April 13, 2017 � re .
To: Town of Southold ATTN: Planning Department APR I 11 01/
Planning Dept. JOB#: 16-003 SouallidId To ri
54375 Route 25 Pfan�iki iBoard
P.O. Box 1 179 RE: Site Plan Approval SUI)M S101111
Southold, NY 1 1971 56655 Rte. 25 — Southold
Crtn,• Nn 1 Mn_Fz_nz_1 5
WE ARE SENDING YOU: ❑Attached ❑The items listed below, under separate cover via
❑Shop drawings ❑ Prints ❑Plans ❑Samples ❑Specifications
❑Copy of letter ❑Change order ❑
VIA: Hand,Deliver TRACKING#:
COPIES DATE NO. DESCRIPTION
1 04/13/2017 - Site Plan Application
1 11/15/2016 Notice of Disapproval
1 04/13/2017 Applicant's Affidavit, Owner's Auth. Affidavit
1 04/13/2017 - Trans. Disc. Form, Environ. Assess. Form, Deed, LWRP Assess. Form
4 04/13/2016 - Existing Surveys
9 04/1 1/2017 C-001,002,100,200,300,301,400,500,600,601 - Site Plan
3 04/13/2017 A2.1-A2.4 Proposed Hotel Floor Plans& Roof Plan
-1 04/13/2017 A2.5-A2.8 Proposed Restaurant 1,1oor Plans & Roof'Plan_
3 04/13/2017 A3.1-A3.2 Proposed Restaurant Floor Plans
3 04/13/2017 A3.5-A3.8 Existing/Proposed Restaurant House Elevations
mmIT� .... ..__. ..� w.........._............_ ._............
THESE ARE TRANSMITTED as
checked below:
❑ For approval ❑Reviewed&Approved ❑ Resubmit _copies for approval
C1 For your use ❑Approved As Noted ❑Submit _copies for distribution
As requested ❑Returned For Correction ❑Return corrected prints
❑ For review and comment ❑Rejected ❑Prints returned after loan to us
❑ For bids due._----_ ❑
REMARKS:
. __w_...— -._....... ...... ...�— - ..................
To Whom It May Concern:
Attached please find our submission for Planning Dept. approval.
Thank You.
................- ____________— ....... ............ _.m_.................................... . __— .....
COPY TO: file SIGNED. Ernesto Silva .._.....
If enclosures are not as noted,kindly notify us at once.
SOUTHOLD PLANNING BOARD APR 1 VZO17
SITE PLAN APPLICATION FORM
oolh wid town
Site Plan Name and Location i o°a lai °.
Site Plan Name: The Enclaves Application Date: 4 / 13 / 11
Suffolk County Tax Map #1000- 63 . 3 15 Other SCTM #s
11
Street Address: 56655 Main St Hamlet: Southold
Distance to nearest intersection: +/- 100 ft.
Type of Site Plan: x New Amended Residential Zoning District HB - Hamlet Business
Owners/Agent Contact Information
I'lease list 11anw, mailing (it/th-ess, anci phone number 1 o, the people helom
Property Owner 56655 Main Road c% Jonathan Tlbett
Street 185 Willow Point Road
City Southold State NY Zip II01'11
Home Telephone Other (516AWI-61'10
Applicant Andrew V. Glombertone (Andrew V. Glambertone # Associates,Architects,PG)
Street 62 Elm St.
City Huntington State NY _ Zip 11145
Home Telephone Other (630361-0050
Applicant's Agent or Representative
Contact Person(s)*
Street
City State Zip
Office Telephone __Other
*Unless otherwise requested, correspondence will be sent only to the contact person noted here
Rile Plan.lpplicalion Darin 2 18 2010
Site Data
......................................—
Proposed consta,uctima tyIjpe; x New X Modification of'Existing Stl"UCtUre A,i1r iCLI N t Ll I-El
- � 0
Change Of Use
Property Wadi acreage os- squaire footage. 6.15 0/sq. ft
Site Plan lbuild-out acireage or square footage 2.88 /—N, SCI 11
Is there an existing or proposed Sale of'Developrnent Rights on the property9 Yes No If yes, explain.
Does the parcel(s) meet the Il...,ot Recognition standard in Town Code §2809 Lot Recognition? Y -x N
If"yes", expWn (and attach any necessary doc,n,.irnentation --- t4le report, subdivision approval, etc
SEI... ATTACHED VEMD
Building Departnient Notice of'Disapj.�)roval Date 11
Is an aj.�)pficafion tO 111C SOUtho d Town Zoning Board of Appealls required? Yes x No
Ifyes, have you Submitted an applicaflon to the ZBA? Yes X No
Ifyes, attach a cop�-)y of the application packet,
Show all uses proposed and exisfing. Indicate which budding vvifl have WhiCh use. If more then One Use is
proposed per buHding, indicate square footage of floor area per use
L.Ast all existing property' Uses� ftsidential
:D
LAst all proposed IVOI)CFty USCS: Hotel,Restaurant
Other accessory LJSeS Outdoor Pool to serve the Hotel
LaXpSfilg pc t COVCFai,,.!c, 0.81 % ProI,.)osed lot cover-age: 16.3 %
Gross floor area ol.,'existing strUlCtUre(s) 5,648.61 sq. 11. Gross floor area of proposed StIUCtUre(s) 61,200
Parking Space Data: # of existing spaces:_..__4__ # of proposed spaces: 15 L,oadinjg Berth.: Yes No X
.................... ............11 -.
L,an(fscaping Details. E'xisting landscape coverage: Propose(] landscape coverage: 56M%
Wetlands-. Is this property within 50W ofa wetland area? Yes ........................ No .............X........... Maybe
I, flIC Undersigined, cerd that all the d we informat I i I n B truceir.
Signaome ofllreparer� Nit nle
Sae 11/cm �pphca(ion Form 2 182010
[Et
FORM NO. 3 APR 18
TOWN OF SOUTHOLD SoulhhrW'µ own
BUILDING DEPARTMENTNadz[raszL Board
SOUTHOLD, N.Y.
NOTICE OF DISAPPROVAL
DATE, November 15, 2016
TO: 56655 Main Street 1;LC
62 Ehn Street
:Huntington, NY 11743
Pleuse take notice that your request dated October 33, 2016
For permit to construct a hole] at
Location of property: 56655 Route 2 Southold NY
County-rax Map No- 1000—Section 63 Elock 3 Lot 13
Is returned herewith and disapproved on the-following t roands:
Ala . 1,o1?zswa r lz�tzr.zalt zzxmz ast��... 1 w�< d,K �s t_ a1I-R ���: z��d ,N r�lz tlgv, �hz� t�C i 1"Cr tz c zdxtt? l t tz°ai_z'
meals.
1lz w r po c ca�� t u 1fennn�,tuzzc;; salmi1?:lr upwim i czz�z-ll�ry utz l l... aaa z 1 � oz� z;a; cl....
you rnuv now u ..x to thege agencies tlirrCtlV
N izect Si zznl�znn _ .
Cc:File,Z13A,Planning
APPLICANT'S AFFIDAVIT
APPIACANT'S AFFIDAVIT
STATE OF NEW YORK
COUNTY OF SUFFOLK
Jonathan Tibett being duty sworn, deposes and says that lie
resides at 185 Willow Point Road,Southold NY 111-11 ifl the
State of New 'York, and that lie is the owner of property located at
56655 Main Road, Southold,NY SCTM# 1000-63-5-15 or that he is the
Omer of the %05 Main Road
(Title) (Specify whether Partnership or Corp.)
and said Corporation is the owner of the above property, which. is hereby making a Site Plan
application; that there are not existing structures or, improvenients on the land which are not
shown on the Site Plan, that the title to the entire parcel, including all rightso.f�way, has been
clearly established and is shown on said Plan; that no part ofthe .ptaninfringes upon any dUly
filed plan which has not been abandoned both as to lots and as to roads; that he has examined all
rules and regulations adopted by the Planning Board I"or the filing of Site Plans and will comply
with sarne; that the plans submitted, as approved, will not be alter or changed in any manner
without the z )p tival of the Planning Board; and that the actual physical improvements will be
installed in , 6 with the plan as approved by the Planning Board,
Signed,
(AVI C1,
si'tiWd
(Partner or Corporate Officer and Title)
Sworn to me this
[5_ day of
No a le
Rita
Notary Public-State of'New Y,,,k
No.,0 1 LE 60 75 0 3 9
Sufiolk County
MY CORMdssion'Expires May 27PA0 9
11 r's Authorization Affidavit
I, 56655 Main St. LLC c/o Jonathan Tibett owner of the property identified as
SCTM# 1000-63-3-15 in Southold, NY, hereby authorize Andrew V. Giambertone
Associates, Architects, PC to apply for a site plan on my property and hire any
agents necessary to complete the work involved in the site 121an application process
with the Southold Planning Board.
o
Signat re of Owner
Sworn to before me this ._. _ mmmmmmmmm ,,,,,,, clay
r w�
Notary Public Signature
.it
itiwa� N Public State af New,Sic)*
No,ii If i..i E Si ii"i y'0 3
Su.rfoik County
Shy C(;Um IM8 101).Expires May 27 ,!m t
S out hold ,Plann'
,.!AqRjRgj?Lqpartment
Applicant
Transactional Disclosure Form
The Town of Southold's Code of Ethics prohibits conflicts of interest on the part of to officers
and einployees. The PUrpose of this form is to provide inforrriation which can alert the town of
possible conflicts of interest and allow it to take whatever action is necessary to avoid same,
Your Name: 56bF) Mdn Road c/o Jonathon T bett
Last, First, riflMe inRW
unfessyou are applyirw,p-,,in 1he name qfsondeone else or other enlj�y, such as a compapjr, ff.so,
indic(ule the other persons or cornpanys name.
Nature of Applicatiow (Check all that apply)
Subdivision or Re-subdivision Site Plan X
Other(Please narne other aaNky)
Do you personaHy(or through,your company, spouse,silMing,parent or chUd)have a relationship with any officer or
emp oyee of the Town of Southold? "Relationship includes by blood, marriage or business interest, "Business
interest"means a business, including a partnership,in wbich the town officer or employee has even a partW
ownership of(or emp oyment by)a corporation in which the town officer or ernp oyee owns rnore than 5%of the
shares,
Yes No X
If you answered"Yes"complete the balance of this form and date and sign where indicated,
Name of the person ernp oyed by the Town of Southolld
Tifle or position of that person
Describe the repadonMflp between yourseff(the ap�..Acant)and: die town officer or enip o,yee,. Mier check.the
appropriate hne A through D and/or descHlbe in the space provided.
The town officer or employee or his or her sl,:)ouse, sibling, parent or child ps(check A that apply)„
& the owner of greater than 511/o of flie shares of flee corporate stock of die appHcant (when the
appficant is a coirporaflon),
B.the leoral or beneficiM owner of any interest pn a noncorporate entity(when the applicant is not
a corporafion),,,
C an officer,director, partner or enip oyee of the appficant; or
R,die actual apphcant
Description of ReWionshlp::
Submitted this dav of 20 k?
Signature
PrintNarne \f, 0041WHP 1,1,661T
Disclosure FWIM
NY OM ftpla md U6 Mad v46„ - aw agwAnd 0010WO ACAII hnit un cxmawn(Shwe M11M l vMM 1 a P R 1 8 2'0 1 f
COIfWOUL°t"YOU11LAMIRO'I 'ORESI NTMG " SiNsmu w r-nusW sH0VxM 9z mED my LAMYERS. 0 Y
dI1 ' ol
C n�Hoar� n d ur of in the
THIS t1VD S► 20 EIVTURL+,made the �1 �Y � J' � Yar 15
BETWEEN
Rita Costello Cohen,individually and as specific devisee of the last will and testament of
Albert Cohen,deceased
566SS Route 25
Southold,NY 11971
parry of the first put,and
56655 Main St LLC,a New York Limited Liability Company
20 Stony Hill Path
Smithtown,NY 11787
party of the second part.
WITNESSETH,that the party of the first put,In eo dderation of Ten Dollars and other valuable conshicradon paid by the
party of the second part,does hereby grant and release unto the poly of the second pan,the hela or successors and assigns of
the party of the second part forever.
ALL that certain pick piece or parcel of lard,with the buildings and improvements therson erected,situate,lying and being in the
SEE SCHEDULE A ATTACHED HERETO AND MADE PART HEREOF.
BRING AND R TRNDED TO BE the same premises conveyed to Albert Cohen and Rita
Costello Cohen by deed dated June 13,1985 and recorded on June 28,1985 in Liber 9821 Cp 9
In the Suffolk County Clerk's Office.
TOGETHER with all right,title and Iotemst,if any,of the patty of the first put of,In and to any sheets and roads abutting the
above•desctibed premises to the center lines thereof,TOGETHER with the apportenances and all the estate and rights of the
party of the flrat part in ark to said premisea,TO HAVE AND TO HOLD the premises herein granted unto the party of the
second part,the heirs or successors and assigns of the perry of"second part forever.
AND the party of the first part covenants that the parry of the first part has not done or suffered anything whereby the aid
presninx have ben n daacurnImed In any way tw'haewer crpt as aforesaid.
AND throe party of din first pert,in eornpllaan^a WItlh Smrdaan 13 of the Lien Law,covenants that the party of the first part will
rut lwe tdw caavulrhticron for Mali vanjayanca and wilt braid tore tight to receive such consideradon a e trust fund to be opplkd
first for the purpose of paying the cost of the Improvement and will apply the same first to to payment of the can of the
Improvement before using any pan of the total of the some for any other purpose.
The word"party"shell be consuucd as If It read"panes"whenever the tease of this indenture to requires.
IN WITNESS WHEREOF,the parry of the first part has duly executed this deed the day%and year first above written.
IN PRESU C19 Ora 4 Q✓ �t.fit 6
to 0!t 0 0
U3,9Acimuma=NrFvRmBzwwwmwMAw YoRKsmixo d'
sub Or Vwa Ynrtr" glyor Sutlfffolit' ) WCOCN Yoh my �
on aGsy of to l"' " In die yew 2015day of in dr-year
ten,the un&xsG tm praVR,yWine IM da uWazil PMOAIY oppeued
Rita utlsdk ]!tt ors t
�straaaGiy known to v sa'ved to xic an ties bmi'm of ssaisfu0t� y n ta vim�r wcd w mo one tip v of sstdsrUUaaY
ar G part+ttt a dw�c is wG)nmai� w+�a mrm fs)h(area)s a :�gwsai ove ta indi aid BCw�whaxts aps x,(s)Is(Am)submaibcA w ibe
Within Inoxnem snd h w l 'sd ll tl a h�behil y ec as'sd wG wrad sckz,u wind swrR W �ba dv,9� r=ts
L Vats Vu9�� ,r c psc ty(i ), aaasi pits by k�u %,1 �arus�V r r tim s Irt Vd wr iuc�b cap It p.*) and 'h st
r�p�tiwro�r°
dg s)00 ft htsrttpa mnta Ole in V idapraD(s),or On upon si rp,aasaaac(s)dip dts insttir ,tneaar,the bdiwiadaasi(s),or s upon
sCn Gptsui haaV(s) tdntlsdpirniptbatwaat.�Go dattbNNstr ('tsIla Ca(�G ....
P+No,01V, a 00989 N a^pG raba as
o,uajjfs,W(rpStniVttl'id Count
otatrtiisigpart xpiresNwVoverit� a'a 0
AcMVv1MMWWFawFoaU rrwM rAysoN a AMMRrs:=GAIEWPOWFO rFa.ta rw~ aar, irrvVaRxSm m CWLY.,,
rramAdWS—C-1 tout 01stwWIorsaaamdsm e vrtgt� Na
sulearmewy d4cmat',yar )tea ou
ru o °���a ,, o �a• �araars9 a
On do day of In am yew
aVGy appeared On On day or anVVy In dr.yew
the subscribing w1 s re ow fore d Gnash maK WAth Wes"p am
nsrprwsiiy actlyAUtd,who,bclns! -nc My swoM did depow and JMWAA Vy hown to me or Yrd to Ine an the bub of gidofgoor�
say that 101h y r�s�V (s)Gap svGwra say Ova ittdiviu sG� n, ,(s)is(sera)srw�rdR aG ttu�
VW6 Instwma rit sand ficknowkdV4 to me III&twMehho MaMMAINi
rV&epkw afrarldmvisInad#yrssrdudersasamnas 'ival ntvnbcr, tspcsssrtaaiathGssdaaraaheIrcsPsrit Gss),dw�IVY11114anta"pV Al asnta(s,)
, S aa) rnduJn tarptstpt,thsind irVtt1(SV,strdts to baabs�orwwhkh
tWacGCVr Gdnad(s)a�d,sxaasctS ma in�usumxpt,awp� dasuaslr iusatliwidreaapN
to be da IvelividW dall In and who excel do ft
Was ntsas!s such Nppeanince befasraw do taal in d w
hatrument;Rda¢MM riburwa WbM WU PvftM aatd saw,
tlGaa d w bed (da rrrho a�a��F� sv wdrs a d tlibar daec aa,.
R a) d tl or CV aid astanx
BAIMAINASALZDMD
MaNa s
d. DWMCr 1000
smanow 0R m
Costello Cohen BL= 03.00
Lar 015.000
TO C6vru"vYcRTowm Suffolk
Nddfty Ne y
MMWBrKAm.m
17murry MMONALTrap Diann C.Prevete,Esq.
aw�a ,awaa�rr IM Franklin Avenue
Gordon Cit
IF
u-
G�
Title
e
rr rr
ALL THAT CERTAIN
Tr PIECE OR PARCEL OF LAND,SITUATE, LYING AND BEING IN SOUTHOLD,MWN OF
SOUTHOLDr COUNTY OF SUFFOA STATE OF NEW YORK,BOUNDED AND DESCRIBED AS FOLLOWS:
BEGINNING
SOUTHEASTERLYLAND OF SCORAZ AND THE
WEST,RUNNING THENCE ALONG SAID NORTHERLY LINE OF MAIN ROAD,SOUTH 84-04'SO- 191.30
FORMERLYLAND FORMERLY OF MILOVICH,NOW OR I
THENCE ALONG SAID LAND FORMERLY OF MILOVICH, NOW OR FORMERLY OF PIETRODANGELO TWO
4 "
® e r �
(2)SOUTH ® r n e
r c
THENCE ALONG SAID LAND OF r SOUTH 870 a "WEST,90.10 FEET TO LAND OF ALBERT W.
THENCE ALONG SAJID LAND OF ALBERT W.ALBERTSON,
THREE COURSES:
( " 616.57 FEET,-
® 2' 'WEST,
(
r 59.72 FEEL-
(3)NORTHe "WEST; 51.34 FEET To LAND OF LONG ISLAND RAILROAD COMPANY,
COMPANY,THENCE ALONG SAID LAND OF LONG ISLAND RAILROAD NORTH 7 * 2` " e
LAND OF EAST ISLANDER HOMES, ®AND LAND OF DOLOMITE AND ZUSTOVICH;
ALONGTHENCE
,7 rINC., r
EAST,
THENCE ALONG SAID LAND OF
I SCOPAZ, 0 a "EAST,3
policyBEGINNTHE this I buildings Improvements
whichlaw constituter
FOR CONVEYANCING ONLY:TOGETHER with oil the right,t1de and Interest of the party of the first part,of in
and to the larW 1�ring In the street In front of and adjoiningI
Town of Southold E E � 11
LWRP CONSISTENCY ASSESSMENT FORM APR ) 8 2N7
A. INSTRUCTIONS Piannung Board
1 u All applicants for permits* including Town of Southold agencies, shall complete this CCAF for
proposed actions that are subject to the Town of Southold Waterfront Consistency Review Law. This
assessment is intended to supplement other information used by a Town of Southold agency in
making a determination of consistency. *Except minor exempt actions including Building Permits
and other ministerial permits not located within the Coastal Erosion Hazard Area.
2„ Before answering the questions in Section C, the preparer of this form should review the exempt
minor action list, policies and explanations of each policy contained in the Town of Southold Local
Waterfront Revitalization Program. A proposed action will be evaluated as to its significant
beneficial-and--adverse-effects--upon-tlie-c-oastal-u--ea-(whichancludes-ull--of-Southold T-own)------- -
3. If any question in Section C on this form is answered "yes", then the proposed action may affect the
achievement of the LWRP policy standards and conditions contained in the consistency review law.
Thus, the action should be analyzed in more detail and, if necessary, modified prior to making a
determination that it is consistent to the maximum extent practicable with the LWRP policy
standards and conditions. If an action cannot be certified as consistent with the LWRP policy
standards and conditions, it shall not be undertaken.
A copy of the LWRP is available in the following places: online at the Town of Southold's website
(southoldtown.northfork.rnet),the Board of Trustees Office, the Planning Department, all local
libraries and the Town Clerk's office.
B. DESCRIPTION OF SITE AND PROPOSED ACTION
SCTM# 63 03 _ 15
The Application has been submitted to (check appropriate response):
Town Board ❑ Planning Dept. ❑ Building Dept. .xee.6 Board of Trustees
1. Category of Town of Southold agency action(check appropriate response): qq
(a) Action undertaken directly by Town agency(e.g. capital N.m.
construction, planning activity, agency regulation, land transaction)
(b) Financial assistance (e.g. grant, loan, subsidy)
(c) Permit, approval, license, certification: x
Nature and extent of action:
... ------ ------- m.. g p.. required
The proposed action consists of the construction of a 44 unit hotel,outdoor swimmin Pool as wall as
parking to serve some. In addition the existing two-story frame dwelling with detached garage and shed would
remain,but would be converted to a restaurant consisting of l4 seats.
Location of action: 56655 Main Road (Route 25), Southold
Site acreage,,
Present land use: Residential
..................... .
Present zoning classificati0n:.....145, - Hamlet Eluslines'sVistrlot
1 If an application for the proposed action has been filed with the To of Southold agency, the following
inforn-ration shall be provided:
(a) Name of applicant: AndrewV. Glambertone
....... --- -----
(b) Mailing address:, 62 Elm St. Huntington NY 11145
...............
. ................ ------ ----------- ....................
(c) Telephone number: Area Code (631) 36-1-0050
(d) Application number, if any: mm
Will the action be directly undertaken, require funding, or approval by a state or federal agency?
NYWOT Highway Work Permit,NYSOEC,
Yes No If yes, which state or federal agency?, Notice of Intent
------------------------
DEVELOPED COAST POLICY
Policy 1® Foster a pattern of development in the Town of Southold that enhances community character,
preserves open space, makes efficient use of infrastructure, makes beneficial use of a coastal location, and
minimizes adverse effects of development. See LWRP Section III—Policies; Page 2 for evaluation
criteria®
[""Iyes No NotApplicable
...... ...........
..........
.............. ............ .......
.... ......— ............. ------- ------ ... .. . .... .......... . ............
Attach additional sheets if necessmy
Policy 2. Protect and preserve historic and archaeological resources of the Town of Southold. See LWRT
Section III—Policies Pages 3 through 6 for evaluation criteria
'Yes No Not Applicable
........................................... .......
..... ......... "", .......... ...........
Attach additional sheets if necessary
Policy 3® Enhance visual quality and protect scenic resources throughout the Town of Southold® See
LWRP Section III-- Policies Pages 6 through 7 for evaluation criteria
I.X.I Yes No Not Applicable
..............
See Attachment
................. --- ------.....................-..........................
---------- ................................
..........
............................................ --——------------------- .......... ................-
...........
Attach additional sheets if necessary
NATURAL COAST POLICIES
Policy 4. Minimize loss of life, structures, and natural resources from flooding and erosion. See LWRP
Section III Policies Pages 8 through 16 for evaluation criteria
Yes No Px-] Not Applicable
.................... -------
...........-.....................................
---- ------ --- --- ---
. .............. .............. ............................ ............ ............. .......... ..........
.........................................-.... --------------------
Attach additional sheets if"-necessary-................................................................................
Policy 5. Protect and improve water quality and supply in the Town of Southold. See LWRP Section III
-Policies Pages 16 through. 21 for evaluation criteria
,I No E. Applicable
prqjq�l;,!�!fl handle olli it's sanitarq waste throuq�,qj-s!te sep la and sanitarg leaofilng ppols. The 0 .....pr posed
PlroJact V4001d also be ser'v'e'd'
..... ....... ..................................................-............
. .. .... ....... .....
.......................
Attach additional sheets if necessary
Policy 6. Protect and restore the quality and function of the Town of Southold ecosystems including
Signiflcant Coastal is and Wildlife Habitats and wetlands. See I,WRP Section III - Policies; Pages 22
through 32 for evaluation criteria,
Yes No x Not Applicable
....... ., — m...._,
Attach additional sheets if necessary
Policy 7. Protect and improve air quality in the.TTown of Southold. See LWRP Section III - Policies
Pages 32 through 34 for evaluation criteria. See Section III- Policies Pages; 34 through 38 for evaluation
criteria.
.x... Yes ...__,..
No�..-...,.�..� of Applicable
No unusual air discharcie points are associated with the proposed project.
Attach additional sheets ifnecessary.. �
. ,
Policy S. Minimize environmental degradation in Town of Southold from solid waste and hazardous
substances and wastes. See LWRT Section III-4 Policies; Pages 34 through 38 for evaluation criteria.
..X.. Yes ..V...... No EJI Not Applicable
_5alld hd p r .,r , 1. cv1 ..t l or-not,
create an Increase of solid waste to the Tom of Southold. No hazardous substances or wastes would be created by the
. proposec�..pro]e�t:
.... ....m.............. , _ ........, m,.. --- - --- .....--- .........
-------
PUBLIC AST° POLICIES
Policy 9. Provide for public access to, and recreational use of, coastal eaters, public lands, and public
resources of the Town of Southold. See LWRT Section III- Policies; Pages 38 through 46 for evaluation
criteria.
Yes I _-n o�.x.,_ of Applicable
.,, ..-, m. .,, ®_ _, m,. ,.
.Attach additional sheets if necessary
NVORKING AST POLICIES
licy 10. Protect Sothold's water-dependent uses and promote siting of new water-dependent uses in
suitable locations. See LWRP Section III-- Policies; Pages 47 through 56 for evaluation criteria.
es No f...v 1 Not Applicable
® ----------
Attach additional sheets if necessary
Policy 11. Promote sustainable use of living marine resources in Long Island Send, the Peconic Estuary
and Town eaters. See LWRP Section III— Policies; Pages 57 through 62 for evaluation criteria.
171 Yes _ o of Applicable
Attach additional sheets if nec.......ar _ __�.... . . �e __ ....
necessary
Policy 12. .Protect agricultural lairds in the Town of Southold. See LWRP Section III-- Policies, Pages 62
through 65 for evaluation criteria.
Yes ..... I NoF
Not Applicable
....... ............. ......._. _..... . �® �.,... _„_. ,.._ _ . .......... „m...�... ......,.
Attach additional sheets ifnecessai-y
Policy 13. Promote appropriate use and development of energy and mineral resources® See LWRP
Section III --Policies; Pages 65 through 68 for evaluation criteria.
['] Yes �.�.......� o �X..�� of Applicable
ATTACHMENT
LOCAL WATERFRONT REVITILIZATION PROGRAM("LWRP")
CONSISTENCY ANALYSIS
SITE PLAN APPLICATION FOR
THE ENCLAVES
56655 MAIN ROAD, SOUTHOLD
Policy 1. Foster a pattern of development in the Town of Southold that enhances community
character,preserves open space, makes efficient use of infrastructure, makes beneficial use of
a coastal location, and minimizes adverse effects of development.
The proposed action has been designed to enhance community character,preserve open space
make efficient use of infrastructure and minimize the potential adverse effects of development.
The site is not located on the coastline therefore cannot utilize the resource.
The existing structure is situated at the front of the property whose main exposure is onto Main
Road, Rte.25. As part of the proposal is to retain the existing two story structure this would help
maintain the visual character along Main Road.
As to the preserving of open space,the proposed project is designed such that the allowable lot
coverage is 40%and the proposed lot coverage is 16.3%. The intent is to preserve as many of
the significant existing trees as possible, in addition significant screen planting would be
proposed to further screen the property from the neighboring properties.
In addition the project has placed the parking areas alongside the West side of the property,
abutting the existing boat yard, and to the North, abutting the LIRR tracks,this to further buffer
the (3)residences to the East from the parking.
Efficient use of infrastructure,potable water is available at the site and shall be provided by
Suffolk County Water Authority("SCWA"). On-site septic tanks and sanitary leaching pools
will handle sanitary waste to be generated by proposed project,based on current guidelines of the
Suffolk County Department of Health Services ("SCDHS").
In review of the New York State Department of Conservation("NYSDEC") Tidal Wetlands Map
indicates the subject property is not a coastal property.
Policy 3. Enhance visual and protect scenic resources throughout the Town of Southold.
A. Minimize introduction of structural design components (including utility lines,
lighting, signage and fencing) which would be discordant with existing natural scenic
components and character.
The proposed utility lines will be located underground and would not impact the scenic
component of the area.
Landscaping will be provided as to screen the perimeter of the property as well as
preserve the existing vegetation, all of which will screen the project from the neighboring
properties.
Lighting for the project will be focused inward on the property and be designed
consistent with the character of the community, minimizing any effect on the neighboring
properties.
Signage will be designed to visually conform to the character of the community.
B. Restore deteriorated and remove degraded visual components.
The existing residence being the main visual component will remain and be renovated to
accommodate proposed change in use. This will consist of keeping and restoring its
aesthetics therefore enhancing its visual component.
C. Screen components of development which detract from visual quality.
The proposed has been designed in a manner that is aesthetically pleasing. It is the
intention to screen plant the perimeter of the project to screen it from the neighboring
properties.
D. Use appropriate siting, scales,forms, and materials to ensure that structures are
compatible with and add interest to existing scenic components.
As previously stated the existing structure on Main Rd. is to remain,therefore keeping
with the compatibility of existing components. The proposed portion of the project
which is new,the Hotel, is sited at the rear of the property therefore not very visible from
Main Rd. and as we will be screen planting between the existing structure and the new
structure the visibility from Main Rd. will be very limited.
E. Preserve existing vegetation and establish new indigenous vegetation to enhance scenic
quality:
1. Preserve existing vegetation which contributes to the scenic quality of the
landscape.
To the extent possible the existing vegetation would remain as well as when
feasible any existing trees will be transplanted and incorporated in the screen
planting.
2. Allow for selective clearing of vegetation to provide public views without
impairing values associated with the affected vegetation.
The only public view of the subject property is from Main Road, which is and will
be limited to the existing two-story home. These views will be maintained as the
existing residential building will be retained.
3. Restore historic or important designed landscapes to preserve intended or
designed aesthetic values.
Although not"Historic"the original property,when utilized as a"Bed&
Breakfast"by the previous owner was known as"The Hedges"due to the stand of
significant privet hedge at the back of the house. We would transplant and add to
this hedge line to significantly screen the hotel proposed at the back of the
property from visibility from Main St.
4. Restore or add indigenous vegetation cover that presents a natural
appearance.
As stated above this property was used for agricultural purposes and continues to
revegetate. It is the intent of the applicant to propose a mix of native vegetation
as well as ornamental vegetation which would create a natural appearance.
F. Improve the visual quality associated with hamlet areas.
The subject property is situated within the Hamlet Business District in the Town of
Southold. As previously stated the portion of the project which is visible from Main Rd.
is proposed to remain therefore keeping with the visual quality of the hamlet,the hotel
portion shall be screened from Main St.
G. Improve the visual quality of historic maritime areas.
The site is not located in a coastal area or a historic maritime area,therefore this portion
of the policy is not applicable.
H.Protect the visual interest provided by active water-dependent uses.
The site is not located proximate to water or active water-dependent uses,therefore this
portion of the policy is not applicable.
I. Anticipate and prevent impairment of dynamic landscape elements that contribute to
ephemeral visual qualities.
There are no dynamic landscape elements;therefore this portion of the policy is not
applicable.
J. Protect visual quality associated with public lands, including public transportation
routes,public parks and public trust lands and waters.
1. Limit water surface coverage or intrusion to the minimum amount
necessary.
The subject property is not public land,nor is it a coastal property. Therefore this
portion of the policy is not applicable.
2. Limit alteration of shoreline elements which contribute to scenic quality.
The subject property is not public land,nor is it a coastal property. Therefore this
portion of the policy is not applicable.
K. Protect visual quality associated with agricultural land, open space and natural
resources.
1. Maintain or restore original landforms except where altered landforms
provide useful screening or contribute to scenic quality.
The current view, from Main Road, of existing home will be maintained as the
existing home will remain, existing landscape will remain or enhanced where
possible. Screening of the entire property from the neighbors will be
implemented with new vegetation as well as with relocating existing vegetation
where possible.
2. Group or orient structures during site design to preserve open space and
provide visual organization.
The orientation of the proposed structures was designed to provide the largest
amount of open space between building and neighboring property line on the side
of the residential neighbors therefore providing area to properly screen the
property line.
3. Avoid structures or activities which introduce visual interruptions to natural
landscapes including:
a. Introduction of intrusive artificial light sources;
The lighting will be focused inward on the property and be designed in
a manner which will minimize glare and illumination onto surrounding
properties.
b. Fragmentation of and structural intrusion into open space areas
The subject property is surrounded on three (3) sides, one side by
residential, one side by commercial development(boat yard) and on
one side by Long Island Rail Road("LIRR")tracks,therefore this
portion of the policy is not applicable.
c. Changes to the continuity and configuration of natural shorelines
and associated vegetation.
The subject property is not a coastal property,therefore it has no
shoreline so this portion of the policy is not applicable.
Full Environmental Assessment Form
Part I -Project and Setting
Instructions for Completing Part 1mt9iri4@"l°� i
Ptlitililiri i Board
Part 1 is to be completed by the applicant or project sponsor. Responses become part of the application for approval ortluna:ling,
are subject to public review,and may be subject to further verification.
Complete Part I based on information currently available. If additional research or investigation would be needed to fully respond to
any item, please answer as thoroughly as possible based on current information; indicate whether missing information does not exist,
or is not reasonably available to the sponsor;and,when possible,generally describe work or studies which would be necessary to
update or fully develop that infonmation.
Applicants/sponsors must complete all items in Sections A&B. In Sections C,D& E,most items contain an initial question that
must be answered either"Yes"or"No". If the answer to the initial question is"Yes",complete the sub-questions that follow. If the
answer to the initial question is"No",proceed to the next question. Section F allows the project sponsor to identify and attach any
additional information. Section G requires the name and signature of the project sponsor to verify that the information contained in
Part 1 is accurate and complete.
A. Project and Sponsor Information.
— _ ....... ............. 111.............. ....................m._ ......... ...............
Name of Action or Project:
The Enclaves
Project Location describe and attach a gene c
- _ ........._
� ( al location map).
56655 Main Road(Route 25),Southold
_ _�.. --------..-.-................. ..........................—.... .--_.
Brief Description of Proposed Action(include purpose or need).
Converting existing single family residence into a restaurant.Constructing new 2 story hotel with outdoor pool area and required parking. New project will
completely comply with all zoning regulations and be situated such that no music,entertainment or loudspeaker system will be audible beyond the property
lines.
------ ... .. __......_ ....-_ .- -
Name of Applicant/Sponsor: Telephone.(631)367-0050
Andrew V. Giambertone E-Ma il:: avg@giambertonearchitects.com
Address:62 Elm St.
-- /PO ��,g,_ _...... ....... ..-�.....___ �._�,... ..
y State, Zip Code:
'Huntington NY 11743
Project Contact(if not same as sponsor,give ) p Pro name and title/role � Telephone:
E-Mail
City/PO: Zip Code:
....
Property Owner
.r (if not same as sponsor), Telephone: (516)997-6190
56655 Main Road c/o Jonathan Tibett E-Mail:
Address:
185 Willow Point Road _
City/PO: State: Zip Code:
Southold � NY 11971
Page 1 of 13
B.Government Approvals
.................................................................. ---—--------.............. ............................. ......................... ------------
overnment Approvals, Funding,or Sponsorship. ("Funding" includes grants, loans,tax relief,and any other forms of financial
assistance.)
Government Entity If Yes: Identify Agency and Approval(s) Application Date
Required (Actual or projected)
a. City Council,Town Board, Yes No
or Village Board of Trustees .....................
b. City,Town or Village Yes No Town of Southold Planning Board
Planning Board or Commission .......
c. City Council,Town or Yes No Town of Southold ZBA
Village Zoning Board of Appeals
d. Other local agencies Dyes No
e. County agencies OYes No SCDHS,SCWA,SCSA
.......... .... ......... .......
f Regional agencies E]Ycs0No
g. State agencies Yes No NY State Dept.of Transportation,NY DEC
h. Federal agencies Yes No
.............................. - -------.........................--............
i. Coastal Resources.
i. Is the project site within a Coastal Area,or the waterfront area of a Designated Inland Waterway? OYes
ii. Is the project site located in a community with an approved Local Waterfront Revitalization Program? 0 Yes No
iii. Is the project site within a Coastal Erosion Hazard Area? El Yes No
C. Planning and Zoning
C.I.Planning and zoning actions.
Will administrative or legislative adoption, or amendment of a plan, local law,ordinance, rule or regulation be the DYes No
only approval(s)which must be granted to enable the proposed action to proceed?
• If Yes,complete sections C,F and G.
• If No,proceed to question C.2 and complete all remaining sections and questions in Pail I
C.2.Adopted land use plans.
...... ..................
a. Do any municipally- adopted (city,town,village or County)comprehensive land use plan(s) include the site Yes No
where the proposed action would be located?
If Yes,does the comprehensive plan include specific recom rn endat ions for the site where the proposed action Yes No
would be located?
b. Is the site of the proposed action within any local or regional special planning district(for example: Greenway Yes No
Brownfield Opportunity Area(BOA);designated State or Federal heritage area;watershed management plan;
or other?)
If Yes, identify the plan(s):
NYS Heritage Areas:Ll North Shore Heritage Area
c. Is the proposed action located wholly or partially within an area listed in an adopted municipal open space plan, Yes No
or an adopted municipal farmland protection plan?
If Yes,identify the plan(s):
..................... ..... .....
Page 2 of 13
................. -----------...... —-----
C.3. Zoning
---—-—---------—— ------
a. Is the site of the proposed action located in a municipality with an adopted zoning law or ordinance. 0 Yes No
If Yes,what is the zoning classification(s) including any applicable overlay district?
............................................... ...... .................................--------------------------- ------------- .................................................
b. Is the use permitted or allowed by a special or conditional use permit? 0 Yes El No
........... .....................................
c. Is a zoning change requested as part of the proposed action? 0 Yes No
If Yes,
i. What is the proposed new zoning for the site?
C.4. Existing community services.
.............................................................. .. ..
a. In what school district is the project site located?Southold
..................... ---- ...... ..........
b. What police or other public protection forces serve the project site?
........................
c. Which fire protection and emergency medical services serve the project site?
Southold Fire Department
d. What parks serve the project site?
Smilhold Park,Fou-iri0ers-Landing P.M.%,Horlpins,Faint,Sou-11)Hatbor,11rimigle Park
.......... .................
D. Project Details
D.I. Proposed and Potential Development
a. What is the general nature of the proposed action (e.g.,residential, industrial,commercial,recreational;if mixed, include all
components)?
b. a. Total acreage of the site of the proposed action? 6.75 acres
b. Total acreage to be physically disturbed? 5.92 acres
C. Total acreage(project site and any contiguous properties)owned
or controlled by the applicant or project sponsor? 6.75 acres
c. Is the proposed action an expansion of an existing project or use? El Yes O No
i. If Yes,what is the approximate percentage of the proposed expansion and identify the units(e.g.,acres,miles,housing units,
square feet)? % Units:
d. Is the proposed action a subdivision,or does it include a subdivision? E]Yes No
If Yes,
i. Purpose or type of subdivision?(e.g.,residential, industrial,commercial; if mixed,specify types)
ii. Is a cluster/conservation layout proposed? ElYes
iii. Number of lots proposed? _
iv. Minimum and maximum proposed lot sizes? Minimum ...... Maximum
e. Will proposed action be constructed in multiple phases? Yes No
i. If No,anticipated period of construction: months
ii. If Yes:
• Total number of phases anticipated
• Anticipated commencement date of phase I (including demolition) month year
• Anticipated completion date of final phase month _year
• Generally describe connections or relationships among phases, including any contingencies where progress of one phase may
determine timing or duration of future phases: .....
..................
Page 3 of 13
......................................... ......... ..... ...—-—-----
f Does the project include new residential uses? [:]Yes
If Yes,show numbers of units proposed.
One L F -La Family Two Family Three Family Multiple Far-nily Lfour®r more
Initial Phase
At completion
of all phases
g.Does the proposed action include new non-residential construction(including expansions)? Yes No
If Yes,
i. Total number of structures 5
ii. Dimensions(in feet)of largest proposed Structure: 33.92 height;_ r8&72 width; and 270&205 length
N. Approximate extent ol'building space to be heated or cooled: 61,200, square feet
h. Does the proposed action include construction or other activities that will result in the impoundment of any Yes No
liquids,Such as creation of a water Supply,reservoir,pond, lake,waste lagoon or other storage?
If Yes,
i. Purpose of the impoundment:
ii. If a water impoundment,the principal source of the water: CJ Ground water E]Surface water streams R10ther specify:
Mtji'kipal Water
W. If other than water,identify the type of impounded/contained liquids and their source,
iv. Approximate size of the proposed impoundment. volumc; . 41,546+Ni4ieft gallons; surface area: .06 acres
v. Dimensions of the proposed darn or impounding structure: — height;_length
vi. Construction method/rnaterials for the proposed darn or impounding structure(e.g.,earth fill,rock,wood,concrete):
Earth fill,bentonite clay liner.
D.2. Project Operations
a. Does the proposed action include any excavation,mining,or dredging,during construction,operations, or both? Yes No
(Not including general site preparation,grading or installation of utilities or foundations where all excavated
materials will remain onsite)
If Yes:
i.What is the purpose of the excavation or dredging?
ii. How much material(including rock,earth,sediments,etc.) is proposed to be removed from the site?
• Volume(specify tons or Cubic yards):
• Over what duration of time?
iii. Describe nature and characteristics of materials to be excavated or dredged,and plans to use,manage or dispose of them,
iv. Will there be onsite dewatering or processing of excavated materials? Yes No
If yes,describe.
v. What is the total area to be dredged or excavated? acres
vi. at is the maximum area to be worked at any one time? acres
vii. What would be the maximum depth of excavation or dredging? feet
viii, Will the excavation require blasting? Yes No
ix. Summarize site reclamation goals and plan:
b. Would the proposed action cause or result in alteration of, increase or decrease in size of,or encroachment Yes No
into any existing wetland,waterbody,shoreline,beach or adjacent area?
If Yes:
i. Identify the wetland or waterbody which would be affected (by name,water index number,wetland map number or geographic
description):
Page 4 of 13
H. Describe how the proposed action would affect that waterbody or wetland,e.g. excavation,fill,placement of structures,or
alteration of channels,banks and shorelines. Indicate extent of activities,alterations and additions in square feet or acres:
iii. Will proposed action cause or result in disturbance to bottom sediments? YesNo
If Yes,describe:
iv. Will proposed action cause or result in the destruction or removal of aquatic vegetation? ❑Yes❑No
If Yes:
• acres of aquatic vegetation proposed to be removed
• expected acreage of aquatic vegetation remaining,after project completion
• purpose of proposed removal(e.g.beach clearing,invasive species control,boat access):
........ .......
• proposed method of plant removal: .................. ......, .................
• if chemical/herbicide treatment will be used,specify product(s):
v. Describe any proposed reclamation/mitigation following disturbance:
c.Will the proposed action use,or create a new demand for water? 5ZYes o
If Yes:
i. Total anticipated water usage/demand per day: _ gallons/day
ii. Will the proposed action obtain water from an existing public water supply? OYes❑No
If Yes:
• Name of district or service area:
• Does the existing public water supply have capacity to serve the proposal? 0 Yes No
• Is the project site in the existing district? 50 YesEl No
• Is expansion of the district needed? El YesO No
• Do existing lines serve the project site? OYesE1No
iii. Will line extension within an existing district be necessary to supply the project? ❑Yes ONo
If Yes:
• Describe extensions or capacity expansions proposed to serve this project:
• Source(s)of supply for the district:
iv. Is a new water supply district or service area proposed to be formed to serve the project site? Yes No
If,Yes:
• Applicant/sponsor for new district:
• Date application submitted or anticipated: .. ____ ____ _ .............................
• Proposed source(s)of supply for new district:
v. If a public water supply will not be used,describe plans to provide water supply for the project
--- -------� ......... ......... ......... ....... .........
vi. If water supply will be from wells(public or private),maximum pumping capacity: gallons/minute.
d. Will the proposed action generate liquid wastes? Yes o
If Yes:
i. Total anticipated liquid waste generation per day: 11,500 gallons/day
ii. Nature of liquid wastes to be generated(e.g.,sanitary wastewater,industrial; if combination,describe all components and
approximate volumes or proportions of each);
........ ......... ......... ......... ......... ........- ......... ......... ......... ......... .........
iii. Will the proposed action use any existing public wastewater treatment facilities? [:]YesoNo
If Yes:
• Name of wastewater treatment plant to be used:
• Name of district:
• Does the existing wastewater treatment plant have capacity to serve the project? ❑Yes o
• Is the project site in the existing district? Yes o
• Is expansion of the district needed? El Yes o
Page 5 of 13
_......__._ ... _..._....... .._ _ .. ..... . .mm
• Do existing sewer lines serve the project site? Yes No
• Will line extension within an existing district be necessary to serve the project? Yes No
If Yes:
Describe extensions or capacity expansions proposed to serve this project:
in,. Will a new wastewater(sewage)treatment district be formed to serve the project site? E1YesZNo
If Yes:
• Applicant/sponsor for new district:
• Date application submitted or anticipated:.
• What is the receiving water for the wastewater discharge?
v, If public facilities will not be used,describe plans to provide wastewater treatment for the project, including specifying proposed
receiving water(name and classification if surface discharge,or describe subsurface disposal plans):
On site Biological,4 ngiriceraed Single Siud-ye Peatrrzcrit tryst(„,rrt
vi. Describe any plans or designs to capture,recycle or reuse liquid waste:
e. Will the proposed action disturb more than one acre and create stormwater runoff,either from new point 0yes No
sources(i.e. ditches,pipes,swales,curbs,gutters or other concentrated flows of stormwater)or non-paint
source(i.e. sheet flow)during construction or post construction?
If Yes:
i. How much impervious surface will the project create in relation to total size of project parcel?
Square feet or 3.52 acres(impervious surface)
Square feet or 6.75 acres(parcel size)
ii. Describe types of new point sources.
iii. Where will the stormwater runoff be directed (i.e.on-site stormwater management facility/structures,adjacent properties,
groundwater,on-site surface water or off-site surface waters)?
On-site stormwater management structures
• If to surface waters, identify receiving water bodies or wetlands.
• Will stormwater runoff flow to adjacent properties? El YesO No
it,. Does proposed plan minimize impervious surfaces,use pervious materials or collect and re-use stormwater? 0 Yes No
f. Does the proposed action include,or will it use on-site,one or more sources of air emissions, including fuel Yes No
combustion,waste incineration,or other processes or operations?
If Yes, identify:
i. Mobile sources during project operations(e.g.,heavy equipment, fleet or delivery vehicles)
ii. Stationary sources during construction(e.g.,power generation,structural heating,batch plant, crushers)
iii. Stationary sources during operations(e.g.,process emissions, large boilers, electric generation)
g. Will any air emission sources named in D.2.f(above),require a NY State Air Registration,Air Facility Permit, E3YesJZNo
or Federal Clean Air Act Title IV or Title V Permit?
If Yes:
i. Is the project site located in an Air quality non-attainment area? (Area routinely or periodically fails to meet Yes No
ambient air quality standards for all or some parts of the year)
ii. In addition to emissions as calculated in the application,the project will generate:
• Tons/year(short tons)of Carbon Dioxide(CO,)
• Tons/year(short tons)of Nitrous Oxide(N20)
• Tons/year(short tons)of Peruorocarbons(PFCs)
Tons/year(short tons)of Sulfur Hexafluoride(SF6)
• Tons/year(short tons)of Carbon Dioxide equivalent of Hydroflourocarbons( FCs)
• I"ons/year(short tons)of Hazardous Air Pollutants(HAPs)
Page 6 of 13
._. .__...-.... ...-.
hw Will the proposed action generate or emit methane(including,but not limited to,sewage treatment plants, Yes No
landfills,composting facilities)?
If Yes:
i. Estimate methane generation in tons/year(metric)
ii. Describe any methane capture, control or elimination measures included in project design(e.g., combustion to generate heat or
electricity, flaring)°
i. Will the proposed action result in the release of air pollutants from open-air operations or processes,such as E1Yes2No
quarry or landfill operations?
If Yes: Describe operations and nature of emissions(e.g.,diesel exhaust,rock particulates/dust):
j. Will the proposed action result in a substantial increase in traffic above present levels or generate substantial Yes No
new demand for transportation facilities or services?
If Yes:
i. When is the peak traffic expected (Check all that apply): El Morning El Evening Weekend
El Randomly between hours of to
ii. For commercial activities only,projected number of semi-trailer truck trips/day:
N. Parking spaces: Existing Proposed Net increase/decrease
iv. Does the proposed action include any shared use parking? Yes No
v. If the proposed action includes any modification of existing roads,creation of new roads or-change in existing access,describe:
vi. Are public/private transportation service(s)or facilities available within %mile of the proposed site? Yes No
vii Will the proposed action include access to public transportation or accommodations for use of hybrid,electric Yes No
or other-alternative fueled vehicles?
viii. Will the proposed action include plans for pedestrian or bicycle accommodations for connections to existing Yes No
pedestrian or bicycle routes?
k. Will the proposed action(for commercial or industrial projects only)generate new or additional demand Yes No
for energy?
If Yes:
i. Estimate annual electricity demand during operation of the proposed action:
1.140,552 KWH/YR.
ii. Anticipated sources/suppliers of electricity for the project(e.g.,on-site combustion,on-site renewable,via grid/local utility,or
other):
iii. Will the proposed action require a new,or an upgrade to,an existing substation? Yes No
1. Hours of operation. Answer all items which apply.
i. During Construction: ii. During Operations:
• Monday-Friday° 0 • Monday -Friday: 24 hrs.
• Saturday: 0 • Saturday. 24 hrs.
• Sunday: 0 • Sunday,` 24 hrs.
• Holidays: 0 • Holidays: 24 hrs.
Page 7 of 13
m. Will the proposed action produce noise that will exceed existing ambient noise levels during construction, 0 Yes D No
operation, or both?
If yes:
i. Provide details including sources,time of day and duration:
ii. Will proposed action remove existing natural barriers that could act as a noise barrier or screen? ElYesONo
Describe:
n.. Will the proposed action have outdoor lighting? Yes No
If yes:
i. Describe source(s), location(s), height oftixture(s), direction/aim, and proximity to nearest occupied structures
ii. Will proposed action remove existing natural barriers that could act as a light barrier or screen? E1Yes0NO
Describe:
o. Does the proposed action have the potential to produce odors for more than one hour per day? Yes 0 No
If Yes,describe possible sources,potential frequency and duration of odor emissions, and proximity to nearest
occupied structures:
p. Will the proposed action include any bulk storage of petroleum (combined capacity of over 1,100 gallons) Yes No
or chemical products 185 gallons in above ground storage or any amount in underground storage?
If Yes:
i. Product(s)to be stored
ii. Volume(s) _ per unit time (e.g., month,year)
iii. Generally describe proposed storage facilities:
q. Will the proposed action(commercial, industrial and recreational projects only)use pesticides(i.e., herbicides, E Yes ONO
insecticides)during construction or operation?
If Yes:
i. Describe proposed treatment(s):
ii. Will the proposed action use Integrated Pest Management Practices? D Yes ONO
r. Will the proposed action(commercial or industrial projects only) involve or require the management or disposal Yes ONo
of solid waste(excluding hazardous materials)?
1f Yes:
i. Describe any solid waste(s)to be generated during construction or operation of the facility:
• Construction: tons per (unit of time)
• Operation : tons per (unit of time)
ii. Describe any proposals for on-site minimization, recycling or reuse of materials to avoid disposal as solid waste:
• Construction:
• Operation:
iii. Proposed disposal methods/facilities for solid waste generated on-site:
• Construction:
• Operation,
Page 8 of 13
..............
s. Does.the proposed action include construction or modification of a solid waste management facility? F1 Yes E No
If Yes:
i. Type of management or handling of waste proposed foi-the site(e.g.,recycling or transfer station, composting, landfill, or
other disposal activities):
ii. Anticipated rate of disposal/processing:
• Tons/month, if transfer or other non-corn bust ion/therma I treatment, or
• Tons/hour, if combustion or thermal treatment
iii. If landfill,anticipated site life: years
t. Will proposed action at the site involve the commercial generation,treatment, storage,or disposal of hazardous Yes No
waste?
If Yes:
i. Name(s)of all hazardous wastes or constituents to be generated,handled or managed at facility:
ii. Generally describe processes or activities involving hazardous wastes or constituents:
iii. Specify amount to be handled or generated tons/rnonth
iv. Describe any proposals for on-site minimization, recycling or reuse of hazardous constituents:
_2 ly. Will any hazardous wastes be disposed at an existing offsite hazardous waste facility? Dyes No
If Yes: provide name and location of facility;
If No: describe proposed management of any hazardous wastes which will not be sent to a hazardous waste facility:
E. Site and Setting of Proposed Action
..........................._ ----—-----—-—-----........... ...........
E.I. Land uses on and surrounding the project site
a. Existing land uses. ............—
i. Check all uses that occur on,adjoining and near the project site.
El Urban El Industrial RJ Commercial 0 Residential (suburban) El Rural (non-farm)
El Forest El Agriculture [] Aquatic E] Other(specify):
ii. If mix of uses,generally describe:
................
Land uses and covertypes on the project site,
Land use or Current Acreage After Change
Covertype Acreage Project Completion (Acres
..................... .............___......
• Roads,buildings,and other paved or impervious 0.129 acres 2.87 acres +2.741 acres
surfaces
• Forested 0 0 0
• Meadows,grasslands or brushlands(non- 5.9 acres 3.87 acres 2.03 acres
agricultural, including abandoned agricultural)
• Agricultural 0 0 0
(includes active orchards, field, greenhouse etc.)
... ....... . ......•
Surface water features 1 0
(lakes,ponds,streams, rivers, etc.)
• Wetlands(freshwater or tidal) 0 0
• Non-vegetated(bare rock, earth or fill) 0 0 0
........... ...........
• Other
Describe:
..........................
Page 9 of 13
— ... ,. ------ ........ .................
c. Is the project site presently used by members of the community for public recreation? Yes ✓ No
i. If Yes: explain: __
. — ......... e..,-...m_ --------------
—
d. Are there any facilities serving children,the elderly,people with disabilities (e.g.,schools,hospitals, licensed Yes No
day care centers, or group homes) within 1500 feet of the project site?
If Yes,
i. Identify Facilities:
e. Does the project site contain existing
......
p J g dam? E1Yes0No
If Yes:
i. Dimensions of the darn and Impoundment:
• Dam height: feet
• Dann length: _ feet
• Surface area: acres
• Volume impounded: gallons OR acre-feet
ii. Dam°s existing hazard classification:
W. Provide date and summarize results of last inspection:
_
Has the project site ever been used as a municipal,p commercial or industrial solid waste management facility, Ye
_...� .. _
f. s No
or does the project site adjoin property which is now,or was at one time, used as a solid waste management facility?
If Yes:
i. Has the facility been formally closed? E1YcsE3 No
• If yes,cite sources/documentation: _
ii. Describe the location of the project site relative to the boundaries of the solid waste management facility:
W. Describe any development constraints due to the prior solid waste activities:
Have hazardous wastes been generated,treated and/or disposed of at the site,or does the project site adjoin...........................................Y.....,E,,,..... �....._
g, g p p� j J es No
property which is now or was at one time used to commercially treat,store and/or dispose of hazardous waste?
If Yes:
i. Describe waste(s)handled and waste management activities,including approximate time when activities occurred:
h. Potential contamination history. Has there been a reported spill at the proposed project site, or have an Yes No
P P J Y
remedial actions been conducted at or adjacent to the proposed site?
If Yes:
i. Is any portion of the site listed on the NYSDEC Spills Incidents database or Environmental Site Yes No
Remediation database? Check all that apply:
El Yes—Spills Incidents database Provide DEC ID number(s):
El Yes—Environmental Site Remediation database Provide DEC ID number(s):
Neither database
ii. If site has been subject of RCRA corrective activities,describe control measures:
W. Is the project within 2000 feet of any site in the NYSDEC Environmental Site Remediation database? 0 Yes No
If yes,provide DEC ID number(s)°152218
iv. If yes to(i), (ii)or(iii)above,describe current status ofsite(s):
Page 10 of 13
........................... ...................... ...... ........................ ........................................ .....
1'. IS the Project Site Subject to an institutional control limiting property uses? El Yes E]No
• If yes, DEC site ID number.,
• Describe the type of institutional control (e.g.,deed restriction or easement):
• Describe any use limitations:
• Describe any engineering controls:
• Will the project affect the institutional oi-engineering controls in place? Yes No
• Explain:
------------ ........................................................
E.2. Natural Resources On or Near Project Site
------------------ .................................................................... ............................................ ----------
a. What is the average depth to bedrock on the project site? feet
.................. ............................__.......................
b.Are there bedrock outcroppings on the project site? J:DYcsl�/
]No
If Yes,what proportion of the site is comprised of bedrock outcroppings? %
—----- .............................................11.......... -----.......------ ......................................................
c. Predominant soil type(s)present on project site: OL(Silts&Silty Clays) 10 %
SP(Sands) 90 %
%
------............... .............. ........................................................... ........................
d. What is the average depth to the water table on the project site? Average: 26.9 feet
_____................................ -----------------------------
c. Drainage status of project site soils:O Well Drained: 90'%of site
Moderately Well Drained: 10%of site
Poorly Drained %of site
..............
....... ............................................... ......
f Approximate proportion of proposed action site with slopes: 0 0-10%: 100 %of site
E] 10-15%: %of site
El 15%or greater: %of site
............................ .............
I g.Are there any unique geologic features on the project site? Yes No
If Yes,describe:
.......................................... ... .............. -----------------------
h. Surface water features.
i. Does any portion of the project site contain wetlands or other waterbodies(including streams, rivers, Yes No
ponds or lakes)?
ii. Do any wetlands or other waterbodies adjoin the project site? Yes No
Il Yes to either iorii, continue. If No,skip toE.I,i.
iii. Are any of the wetlands or waterbodies within or adjoining the project site regulated by any federal, Yes No
state or local agency?
iv. For each identified regulated wetland and waterbody on the project site,provide the following information:
0 Streams: Name Classification
0 Lakes or Ponds: Name Classification
• Wetlands: Name Approximate Size,
• Wetland No.(if regulated by DEC)
v. Are any of the above water bodies listed in the most recent compilation of NYS water quality-impaired El Yes ONo
waterbodies?
If yes,name of impaired water body/bodies and basis for listing as impaired:
i. Is the project site in a designated Floodway? ElyesoNo
j. Is the project site in the 100 year Floodplain? E]Yes
k. Is the project site in the 500 year Floodplain? Yes No
I. Is the project site located over,or immediately adjoining,a primary,principal or sole source aquifer? OYesE]No
If Yes:
i. Name of aquifer:Sole Source Aquifer Names:Nassau-Suffolk SSA
.......... ............ ....................
Page 11 of 13
. Identify the predominant wildlife species that occupy or use the project site.
Native Birds
Rabbits
�r�ilrcwG�,
n. Does the project site contain a designated significant natural community? DYesgNo
If Yes:
i. Describe the habitat/community(composition, function,and basis for designation).
ii. Source(s) of description or evaluation, _
W. Extent of community/habitat:
• Currently; acres
• Following completion of project as proposed acres
• Gain or loss(indicate+or-): acres
.. ...
o. Does project site contain any species of plant or animal that is listed by the federal government or NYS as 0 YesRJ No
endangered or threatened, or does it contain any areas identified as habitat for an endangered or threatened species?
Does the ,....._.__... .__ —__
p. project site contain any species of plant or animal that is listed by NYS as rare,or as a species of E1Yes0No
special concern?
q.Is the project site or adjoining currently used hunting,trapping,fishing o fl fishing? ��- �--- - �area Curren for hunt g g?�•shed fishin Yes No
If yes,give a brief description of how the proposed action may affect that use:
E.3. DesignatedPublic Resources On or Near Project Site
a.Is the project site or any portion of it, located in a designated agricultural district
p � g ' certified pursuant to Yes No
Agriculture and Markets Law,Article 25-AA, Section 303 and 304?
If Yes, provide county plus district name/number:
b.Are agricultural lands consisting of highly productive soils present? Yes No
i. If Yes: acreage(s)on project site?
ii. Source(s)of soil rating(s):
c. Does the project site contain all or pail of,or is it substantially contiguous to,a registered National Yes No
Natural Landmark?
If Yes:
i. Nature of the natural landmark: Biological Community Geological Feature
ii. Provide brief description of landmark, including values behind designation and approximate size/extent:
. ................
d. Is the project site located in or doe adjoin a state listed Critical Environmental'it mental Area? ElYesRINo
If Yes:
i. CEA name:
ii. Basis for designation:
iii. Designating agency and date
Page 12 of 13
e. Does the project site contain,or is it substantially contiguous to,a building, archaeological site, or district El YesE No
which is I isted on,or has been norn inated by the NYS Board of Historic Preservation for inclusion on,the
State or National Register of Historic Places?
If Yes:
i. Nature of historic/archaeological resource: [:]Archaeological Site E]Historic Building or District
ii. Name:
iii. Brief description of attributes on which listing is based:
F. Is the project site, or any portion of it, located in or adjacent to an area designated as sensitive for OYesE]No
archaeological sites on the NY State Historic Preservation Office(SHPO)archaeological site inventory?
g. Have additional archaeological or historic site(s)or resources been identified on the project site? E]YesoNo
If Yes:
i. Describe possible resource(s):
ii. Basis for identification:
h. Is the project site within fives miles of any officially designated and publicly accessible federal, state,or local [-]YesoNo
scenic or aesthetic resource?
If Yes:
i. Identify resource:
ii. Nature of,or basis for,designation(e.g.,established highway overlook,state or local park,state historic trail or scenic byway,
iii. Distance between proJect and resource: miles.
i. Is the project site located within a designated river corridor under the Wild,Scenic and Recreational Rivers 1:1 Yeso No
If Yes:
i. Identify the name of the river and its designation:
ii. Is the activity consistent with development restrictions contained in 6NYCRR Part 666? E]YesE]No
F. Additional Information
Attach any additional information which may be needed to clarify your project.
If you have identified any adverse impacts which could be associated with your proposal,please describe those impacts plus any
measures which you propose 0o avoid or minimize them.
G. Verification
l certifyd6 h information prov[ dAo.
*pp/xcxaxnpw Qate04/13/2017
SigmoLmm: Title
PRINT FO��
' Page l3of 13
EAF Mapper Summary Report Tuesday, April 11, 2017 3:14 PM
Disclaimer: The EAF Mapper is a screening tool intended to assist
project sponsors and reviewing agencies in preparing an environmental
assessment form(EAF).Not all questions asked in the EAF are
answered by the EAF Mapper.Additional information on any EAF
question can be obtained by consulting the EAF Workbooks. Although
the EAF Mapper provides the most up-to-dale digital data available to
DEC.you may also need to contact local or other data sources in order
to obtain data not provided by the Mapper.Digital data is not a
substitute for agency determinations
mµ
I I�All 4 y u.4tl Q.s
u.
SCM
I..h ld
T,p.faN,r
I d
.. .0 a"d
Fan,LIE1 C, P:. rn ,ro °t d Hrr nq d':e.r ,'4,E-m'd wr'hl k.
Pttt.,td�ai�e�t .,e:.L.rr:es
IEsrl 11 R!a::uLssd), 1-3sCrwirajkidi f&OCC, ,1 ui°rat iuc C�Lfrhbdsl�w=,In1ErmFp,
a n(j Ir'e C;';G INCIP bAENT F, NR' an. Esid
tl iE "�„t. urob.APih,Co Jr,r rf F�
a f1ET1, Es,u C�b i.inF �f° nig
Wa Frlr�
B.i.i [Coastal or Waterfront Area] Yes
B.i.ii [Local Waterfront Revitalization Area] Yes
C.2.b. [Special Planning District] Yes - Digital mapping data are not available for all Special Planning Districts,
Refer to EAF Workbook.
C.2.b. [Special Planning District- Name] NYS Heritage Areas:L1 North Shore Heritage Area
E.1.h [DEC Spills or Remediation Site - Digital mapping data are not available or are incomplete. Refer to EAF
Potential Contamination History] Workbook.
E.1.h.i [DEC Spills or Remediation Site - Digital mapping data are not available or are incomplete. Refer to EAF
Listed] Workbook.
E.1.h.i [DEC Spills or Remediation Site - Digital mapping data are not available or are incomplete. Refer to EAF
Environmental Site Remediation Database] Workbook.
E.1.h.iii [Within 2,000'of DEC Remediation Yes
Site]
E.1.h.iii [Within 2,000'of DEC Remediation 152218
Site - DEC ID]
E.2.g [Unique Geologic Features] No
E.2.h.i [Surface Water Features] No
E.2.h.ii [Surface Water Features] No
E.2.h.iii [Surface Water Features] No
E.2.h.v [Impaired Water Bodies] No
E.2.i. [Floodway] No
E.2.]. [100 Year Floodplain] No
E.2.k. [500 Year Floodplain] No
E.2.1. [Aquifers] Yes
E.2.1. [Aquifer Names] Sole Source Aquifer Names:Nassau-Suffolk SSA
Full Environmental Assessment Form - EAF Mapper Summary Report
E,2.o._[Endangered or Threatened Species] No
E.2.p. [Rare Plants or Animals] No
E.3.a. [Agricultural District] No
E.3.c. [National Natural Landmark] No
E.3.d [Critical Environmental Area] No
E.3.e. [National Register of Historic Places] Digital mapping data are not available or are incomplete. Refer to EAF
Workbook.
E.M. [Archeological Sites] Yes
E.3.i. [Designated River Corridor] No
Full Environmental Assessment Form - EAF Mapper Summary Report 2
WORK SESSION AGENDA
SOUTHOLD TOWN PLANNING BOARD
Monday, February 27, 2017 - 2:30 p.m.
Southold Town Annex Board Room
2ND Floor, Capital One Bank Building
2:30 p.m. Applications
Project Name: Olde Colonial Place, LLC SCTM#, ' 1000-140-2-21
Location: 615 Pike Street, Mattituck
Description: This Site Plan Application is to demolish an existing 2 Y2 story dwelling
and construct a 60' x 93' (5,580 sq. ft.) multi-use 5-unit commercial
building (no basement) and 21 parking stalls on 0.5 acres in the Hamlet
Business Zoning District.
.....
Status; Denied
['Action: Update from property owner.
I Attachments None
Project Name, North Fork United Methodist SCTM#: 1000-63-1-15
Church
Location 43960 CR 48, Southold
.....
.........
Description; This Site Plan is for the proposed construction of a 7,640 sq. ft. place of
worship and 42 parking stalls including 4 ADA on 2.45 acres in the
Limited Business (LB) Zoning District.
Status. New ApplicaI'lltion
Action: Completeness
Attachments: Staff Report
Project Name; The Enclaves SCTM#: 1000-63-3-15
,11,1111,
Location: 56655 Route 25, Southold j
. _
Description: This proposed Site Plan is for the conversion of an existing 3,026 sq. ft.
residence with a 584 sq. ft. addition into a 74 seat restaurant and the
construction of a 49,659 gross sq. ft. hotel with 22 units, an outdoor pool
and 123 parking stalls on 6.75 acres in the Hamlet Business Zoning
District.
Status: New Application
Action: Completeness & Coordination with Zoning Board of Appeals
Attachments: Staff Report
Project Name: Polak Agricultural Barn SCTM#: 1 1000-55-6-34
Location: 57995 Route 25, Southold
Description: This Agricultural Site Plan is for a proposed 60' x 40' (2400 sq. ft.)
agricultural storage barn on 2.28 acres in the R-80 Zoning District.
Status: New Application
Action. Completeness _
Attachments: Staff Report
Southold Planning Department Staff Report
Site Plan Application Work Session —Application Process
Date February 27, 2017
Prepared By: Brian Cummings
I. Application Information
Project Title: The Enclaves
Applicant: 56655 Main Road c/o Jonathan Tibett
Andrew Giambertone & Associates, Architects, PC
Date of Submission: January 31, 2017
Tax Map Number: 63.-3-15
Project Location: 56655 Main Road
Hamlet: Southold
Zoning District: HB - Hamlet Business
II. Description of Project
Type of Site Plan: Commercial
Acreage of Project Site: 6.75 acres
Gross floor area of
proposed structures ±40,268sf (14.1% lot coverage)
III: Completeness Review
See attached checklist for Site Plan Requirements.
IV: Analysis
A. Existing use: Residential with two sheds and a 1 story frame garage
Proposed Uses: Hotel and Restaurant
B. Proposed construction:
a. 22 unit Hotel and outdoor pool (2-story with basement and root cellar
(applicant to clarify))
i. 18 unit hotel
• 1 st Floor 23,500 s.f.
• 2nd Floor 16,184 s.f.
• Lower Level (Mechanical / Storage) 9,975 s.f.
ii. 4 one-bedroom cottage units;
iii. 96 parking stalls with 4 ADA
1
b. Convert existing residence to restaurant on NYS 25:
i. 584sf addition;
ii. 74 seats;
iii. 27 parking stalls with 2 ADA provided
C. Required Approvals:
a. Zoning Board of Appeals (ZBA) Special Exception - §280-45(B)(2)
Motel and hotel uses as set forth in and regulated by § 280-35B(4) of the
Resort Residential (RR) District, except that minimum lot size shall be
three acres;
i. § 280-35B(4) Transient hotels or motels, resort hotels or motels or
conference facilities, provided that the following requirements are
met:
(a) Minimum parcel size shall be five acres.
(b) The maximum number of guest units shall be:
[1] One unit per 6,000 square feet of land without
public water or sewer.
[2] One unit per 4,000 square feet of land with public
water and sewer.
(c) No music, entertainment or loudspeaker system shall be
audible from beyond the property line.
(d) The maximum size of a guest unit shall be 600 square
feet
b. Suffolk County Department of Health Services (SCDHS)
c. New York State Department of Transportation (NYSDOT) Highway
Work Permit
d. New York State Department of Environmental Conservation
(NYSDEC)
e. Southold Town Planning Board Site Plan in coordination with SCWA,
SCPC, PSEG, ARC, LWRP, Town Board, Southold FD, Fire Marshall,
Building Dept., etc.
2
D. Staff Comments:
a. An interdepartmental meeting is scheduled for March 1, 2017 to discuss
the most efficient process for the proposed application among town
agencies with jurisdiction;
b. The special exception approval from the ZBA is pivotal to having the
standing to secure the permits and approvals listed above. Therefore it is
recommended that the ZBA consider taking Lead Agency under SEQRA
during their special exception analysis. Site Plan review would not take
place until a special exception is granted;
V: Staff Recommendations
1. Consider and discuss the review procedure as described above with regard to
special exception from the ZBA;
2. The following items are necessary to find the application complete for site
plan review :
a. Special Exception Approval from the ZBA
b. A clear description of the square footage of each building and use;
c. A completed Full Environmental Assessment Form (FEAF);
d. The locations, names and widths of all rights-of-way within 500 feet of
property lines. If none exist within 500 feet of the subject property,
indicate the distance to the nearest intersection with a public street;
e. A separate key map showing location and owners of all adjoining lands
within 500 feet, as shown on the latest tax records, at a scale of one
inch equals 100 feet;
f. Existing zoning, including zone lines and dimensions;
g. The location of existing natural features, including but not limited to
natural drainage swales, watercourses, wooded areas and wetlands,
as defined by the New York State Department of Environmental
Conservation and the Board of Trustees of Southold Town, marshes,
ponds, dunes, bluffs, beaches, kettleholes, escarpments, wildlife
habitats, flood hazard areas, erosion-prone areas and trees of six
inches in diameter at a point three feet above the trunk base;
h. The location and use of all buildings and structures, including curbcuts,
within 200 feet of the boundary of the subject property.
3
Southold Planning Department
Checklist for Site Plan Application Completeness - Section 280-133
Project Name: The Enclaves
Completed by: Brian Cummings
Date: February 27, 2017
Received Comment
A. Submission of a complete site plan application shall consist
of:
(1) A completed site plan application form.
(2) The site plan review fee, as specified in Subsection B
below. Editor's Note: See now § 280-138, Fee schedule for $8,340.90
site plan applications.
(3) A completed environmental assessment form. X Short provided;
Full EAF needed
(4) Nine copies of the site plan.
(5) Four copies of a property survey, certified by a licensed
land surveyor.
B. Standards. Site plan design shall include the following items:
1) Technical data:
(a) The lot, block and section number of the property, taken
from the latest tax records.
(b) The name and address of the landowner on record:
[1] The names and addresses of adjoining landowners.
[2] The name and address of the applicant, if not the
same as the landowner.
(c) The name and address of the person, firm or
organization preparing the map, sealed with the 4
applicable New York State license seal and signature.
(d) Date, graphic scale and North point, whether true or
magnetic; if magnetic, show the date of reading. 4
(e) A survey prepared by a licensed surveyor or civil
engineer. The site plan may reference a land surveyor's
map or base reference map. All distances shall be in 4
feet and hundredths of a foot. All angles shall be given
to the nearest 10 seconds or closer. The error of closure
shall not exceed one in 10,000.
(f) The locations, names and widths of all rights-of-way
within 500 feet of property lines. If none exist within 500
feet of the subject property, indicate the distance to the X
nearest intersection with a public street.
(g) A separate key map showing location and owners of all
adjoining lands within 500 feet, as shown on the latest X
tax records, at a scale of one inch equals 100 feet.
(h) The location, width and purpose of all existing and
proposed easements, setbacks, reservations and areas �l
dedicated to public use within or adjoining the property.
(i) A complete outline of other existing easements, deed
1
Checklist for Site Plan Application Completeness
Southold Planning Department
restrictions or covenants applying to the property.
(j) Existing zoning, including zone lines and dimensions. X
(k) Site plans drawn at the scale of one inch equals 20 feet.
If all required information cannot be shown clearly on
one plan, the information should be separated as
follows:
[1] Alignment and schedule plan.
[2] Grading and drainage.
[3] Landscaping.
[4] Other, e.g., site utilities.
(2) Natural features: Received Comment
(a) Existing contours with intervals of two feet or less,
referred to mean sea level as per United States
Geological Survey datum.
(b) Boundaries of any areas subject to flooding or
stormwater overflows, tidal bays, saltwater marshes,
beaches and all freshwater bodies, including wetlands N/A
and intermittent streams, perimeter boundaries of
shoreline bluffs, dunes and beaches.
(c) The location of existing natural features, including but
not limited to natural drainage swales, watercourses,
wooded areas and wetlands, as defined by the New
York State Department of Environmental Conservation
and the Board of Trustees of Southold Town, marshes,
ponds, dunes, bluffs, beaches, kettleholes, X Existing 6" trees
escarpments, wildlife habitats, flood hazard areas, not shown
erosion-prone areas and trees of six inches in diameter
at a point three feet above the trunk base.
(d) The location of any existing cultural and historical �l
features within 500 feet of the property boundaries.
(3) Existing building structures and utilities:
(a) The locations, dimensions and outlines of all buildings,
as defined in § 280-4 of this chapter, and all uses of the
site.
(b) Paved areas, including parking areas, sidewalks and
vehicular access between the site and public streets.
(c) The locations, dimensions, grades and flow directions of
any existing culverts, waterlines or sewage disposal
systems, as well as other underground and
aboveground utility poles and utility lines within and
adjacent to the property.
(d) The location and use of all buildings and structures,
including curbcuts, within 200 feet of the boundary of the X
subject property.
2
Checklist for Site Plan Application Completeness
Southold Planning Department
(4) Proposed construction: Received Comment
(a) The location of proposed buildings or structural
improvements, indicating setbacks from all property 4
lines and horizontal distances from existing structures.
(b) The location and design of all uses not requiring
structures, such as off-street parking and loading areas 4
and pedestrian circulation.
(c) The location, direction, power level and time of use for Photometric plan
any proposed outdoor lighting or public address 4 provided but in
systems. need of revision
(d) The location and plans for any outdoor signs must be in
accordance with applicable sign regulations.
(e) The location and details of aprons, curbs, sidewalks,
fencing (type and location), and grading, including
existing and proposed topography with two-foot
contours (on site and 200 feet beyond the property line)
and spot elevations for buildings and all structures,
drainage calculations, details of drainage structures and
watershed areas, where applicable.
(f) Grading and drainage plans shall be based upon site
stormwater retention, in conformance with Chapter 161, 4
Highway Specifications.
(g) The location and listing of landscaping, buffering and
street tree plans, including type, material, size, quantity 4
and location.
(h) The location of water and sewer mains, electrical
service, cablevision and telephone installations, ground 4
transformers, fire wells and fire hydrants and/or any
alternate means of water supply and sewage disposal
and treatment.
(i) Building elevations for all facades and floor plans 4 More detail may
showing the proposed use of floor area, be required
Notes;
Site Plan Application elements waivers:
§ 280-133
C. Notwithstanding the foregoing, the Planning Board shall have the discretion to waive any or all of
the requirements of this § 280-133 by resolution at a duly noticed public meeting, for those
applications involving modifications to existing structures with no substantial change to the
existing footprint, where the Planning Board determines that such modifications or any change in
use will not require significant changes to existing major site design features, as well as
applications involving uses strictly related to agriculture (but excepting retail winery operations), if
it determines such requirements are not necessary to protect and maintain the public health,
3
Checklist for Site Plan Application Completeness
Southold Planning Department
safety, or welfare and to further the objectives set forth in § 280-129..
4
Checklist for Site Plan Application Completeness
ANDREW V. GIAMBERTONE & ASSOCIATES
RCHITECTS, F. .
TRADITIONAL BUILDING DESIGN 62 ELM ST. LETTER OF TRANSMITTAL
HUNTINGTON,NEW YORK 11743
TEL:(631)367-0050•FAX:(631)367-6636 DATE: January 30, 2017
111
q �
ATTN: Planning ����^��KIart���icMNt
TO: Town of Southold
Planning Dept. JOB#: 16-003 io„utlloaA Ilbwn �
54375 Route 25 ,— Gbn� ii9io tw�ad a�,. .....�
P.O. Box 1179 RE: Site Plan Approval Submission
Southold,NY 11971 56655 Rte. 25 —Southold
Rrtm Nn 1 f1M_h _fl 2_1 5
WE ARE SENDING YOU: ❑Attached ❑The items listed below, under separate cover via
Shop drawings ❑Prints ❑Plans ❑Samples ❑Specifications
El Copy of letter ❑Change order ❑
VIA: Hand Delivery TRACKING#:
COPIES DATE NO. DESCRIPTION
1 1 01/26/2017 _ Site Plan Application
1 11/15/2016 - Notice of Disapproval VC
1 01/26/2017 Applicant's Affidavit, Owner's Auth. Affidavit ,C
1 01/26/2017 - Trans. Disc.Form,Environ. Assess. Form, Deed, LWRP Assess. F(.I It
4 07/08/2016 w Existing Survey
9 01/20/2017 - C-001,002,100,200,300,301,400,500,600,601 - Site Plan
3 01/30/2017 A2.1-A2.4 Proposed Hotel Floor Plans&Roof Plan
3 01/30/2017 A2.5-A2.8 Proposed Restaurant Floor Plans &Roof Plan
3 01/30/2017 A3.1-A3.2 Proposed Restaurant Floor Plans
3 01/30/2017 A3.5-A3.8 Existing/Proposed Restaurant House Elevations
THESE ARE TRANSMITTED as checked below:
❑For approval ❑Reviewed&Approved ❑ Resubmit _copies for approval
❑For your use ❑Approved As Noted ❑Submit _copies for distribution
❑As requested ❑Returned For Correction ❑ Return _corrected prints
❑For review and comment ❑Rejected ❑ Prints returned after loan to us
❑For bids due ❑
REMARKS,
To Whom It May Concern:
Attached please find our submission for Planning Dept. approval.
Thank You.
COPY TO: file SIGNED: Ernesto Silva
If enclosures are not as noted,kindly notify us at once.
SOUTHOLD PLANNING BOARD
SITE PLAN APPLICATION FORM
Site Pl
an Name and Location y
�.-www•� �tr�hY9„ubftE 4��rrr�
Site Plan Name: The Enclaves Application Date:
Suffolk County Tax Map #1000- 63 - 3 15 Other SCTM #s „
Street Address: 56655 Main St Hamlet: Southold
Distance to nearest intersection: +/- 100 ft.
Type of Site Plan: x New Amended Residential Zoning District He - Hamlet Business
Owners/Awit Contact Information
1'lecrse list licane, nutiihit,, acicke.s,s, arxllViolp number-fi ,the/)e(yVe hekoiv.
Property Owner 56655 Main Road c% Jonathan Tibett
Street 185 Wlllow Point Road
Csj + Southold _ State NY Zip_Ilq'11
Home Telephone Other (516)gq'i-blgo
Applicant Andrew V. 61ambertone (Andrew V. Glambertone d Associates,Architects,PG)
Street 62 Elm St.
City Huntington State NY Zip 11743____
Home Telephone Other (630361-0050 f
Applicant's Agent or Representative
Contact Person(s)*
Street
City _ State _ Zip
Office Telephone Other
*Unless otherwise requested, correspondence will be sent only to the contact person noted here
,5ile l'Inn.lpplieciliori l orui 2,182010
Site 111NIt"I
Proposed construction type: .. _x...........-New - X -.-Modification of Existing Structiate Agricultural
Change of i..Ise
Property total acreage or square Footage 11 OK� 'sq i't
Site Mdain build out acreage or squaire fi)otjge 216 ("..)"sq, ft
Is there an exkting or proposed Sale of Developnient Rights on the property? Yes------- No X
It"Ves, explain
11)oes the paiii-cel(s) meet the Lot Recognition standard limn Town Code §280-9 1.,,ot Recognition? Y X N.
Ir"yes", exj.flain (and attach any necessary docii,nuentation title repoit, subdivision approvai, etc,)
SEE-. ATTAO.C...0 DEEP
Building Departiment Notice of Disapproval Date, 16
Is an application to the Sotith old 'Town Zoning Board of ppeak required? Yes X No
lFYCS, 11a.VC YOU SUlmnitted an applicaflon to the ZBA? Yes X No
ll'yes, attach as copy ofthe application packet.
Show aH uses proposed and existing, Indicate which building will have which use. If' mora; then one use is
proposed per bUilding, indicate square footage of floor area per use.
11-ist all existing property uses: ResIdentlal
I.....ist all Im-oposed property uses: Hotel, Restaurant
Other accessory uses: Outdoor Pool to serve the Hotel
Existing lot c(:.)verage: 0_1.8 Pfoposed lot coverage: 14.15 %
Gross floor area of existing structwe(s), 2A5q.67 sq, ft. Gross floor area of proposed s0m.Aure(s), 40,268.20
Parking Space Data: # ofexisting spaces: 4__# of proposed spaces: 15 L.oadiml Berth: Yes No X
......... --------------- b
111..,aindscaping Details: Existing landscape coverage: .................... Proposed landscape coverage: .5..8.8 %
..................
Wethluids: Is this Propeny within 500" ofa wetland area? Yes ........................ No...............x............ Maybe
L, the undersioned, certif, the above inforniation is true,
Signature of F'repmer, Date (0 C20
(4_�
2
Sik,Plmi.Ipplicalion 1,orm 2 18 20 10
APPLICANT'S AFFIDAVIT
APPLICANT'S AFFIDAVIT
STATE OF NEW YORK
COUNTY OF SUFFOLK �airiini flrrarsP
Jonathan Tlbett being duly sworn, deposes and says that he
resides at 165 Willow Polnt Road, Southold NY 11111 in the
State of New York, and that lie is the owner of property located at
56655 Maln Road, Southold, NY SCTM# 1000-b3-3-15 or that he is the
Owner of the 56655 Main Road
(Title) (Specify whether Partnership or Corp.)
and said Corporation is the owner of the above property, which is hereby making a Site Plan
application; that there are not existing structures or improvements on the land which are not
shown on the Site Plan; that the title to the entire parcel, including all rights-of-way, has been
clearly established and is shown on said Plan; that no part of the Plan infringes upon any duly
filed plan which has not been abandoned both as to lots and as to roads; that he has examined all
rules and regulations adopted by the Planning Board for the filing of Site Plans and will comply
with same; that the plans submitted, as approved, will not be alter or changed in any manner
without the approval of the Planning Board; and that the actual physical improvements will be
installed in he tan
r�tir p as approved by the Planning Board.
ar r raw t
Signed � +
ry G i —
(Partner or Corporate Officer and Title)
Sworn to me this
a?4 :N w - of ' do I.,
Nota Public
Rita A. Lei
Notary Public-State of New York
No.0 1 LE 6 0 7 5 0 3 9
Sufkork County
My Commission Expires May 27,,, 03-0 ly
i
Owner's Authorization Affidavit
I, 56655 Main St. LLC c/o Jonathan Tibett owner of the property identified as
SCTM# 1000-63-3-15 in Southold; NY, hereby authorize Andrew V. Giambertone
& Associates;Architects; PC to apply for a site 121an on my property and hire any
agents necessary to complete the work involved in the site 121an application process
with the Southold Planning Board.
Si,!nature of Owner
i
Sworn to before me this, a�P day
Nota Public Signature
Rita A. Lee,
Notary Public-State of New York
No.01LE6075039
Suftoik County
My Commission Expires May 271, aOl
Southold Planning Deloartment
Applicant �� m
Transactional Disclosure Form
ti;Cl1°��C1�ff }4IYa.. I
i V`6r�[Illll�if Irt11i�
The Town of Southold's Code of Ethics prohibits conflicts of interest on the part of tamrx1f veers,
and employees. The purpose of this form is to provide information which can alert the town of
possible conflicts of interest and allow it to take whatever action is necessary to avoid same.
Your Name: 56655 Main Road e% Jonathan Tibett
Last, First, middle initial
unless you are applying in the name ofsomeone else or other entity, such as a company. tfso,
indicate the other person's or company's name.
Nature of Application: (Check all that apply)
Subdivision or Re-subdivision Site Plan X
Other(Please name other activity)
Do you personally(or through your company, spouse,sibling, parent or child)have a relationship with any officer or
employee of the Town of Southold? "Relationship includes by blood, marriage or business interest. "Business
interest"means a business, including a partnership,in which the town officer or employee has even a partial
ownership of(or employment by)a corporation in which the town officer or employee owns more than 5%of the
shares.
Yes No X
If you answered"Yes"complete the balance of this form and date and sign where indicated.
Name of the person employed by the Town of Southold
Title or position of that person
Describe the relationship between yourself(the applicant)and the town officer or employee. Either check the
appropriate line A through D and/or describe in tlhe space provided.
The town officer or employee or his or her spouse, sibling, parent or child is(check all that apply):
A. the owner of greater than 5%of the shares of the corporate stock of the applicant(when the
applicant is a corporation);
B. the legal or beneficial owner of any interest in a noncorporate entity(when the applicant is not
a corporation);
C. an officer,director,partner or employee of the applicant; or
D.the actual applicant
Description of Relationship:
SubmitteIth day of�AN20 1-7
Print Name UV au) V . AM-a1✓1—°-T6UE—
Disclosure Form
FORM NO. 3
TOWN OF' SCOUT HOLD
BUILDING DE PART MEN]"
SOUTHOLD, N.Y.
NOTICE OF DISAPPROVAL
DATE" November 15, 201.6
1'0: 56655 Main Street L(-C'
62 Elm StrQet
Huntington, NY 11743
Please to notice that your request dated October 1-1 2016
Por permit to construct 1 110(c] at
Looation of property: 56655 Route,2,�Suatl�Dld NAY.
County Tax Map No- 1000- Section 63 Block 3 Lot 15
Is returned herewith and disapproved on the-following grot4nds:
e6al,ex 0 doniq"!j 3mlrd of
Sotj j cl'- o I...flare ern B,wra,
Yogi Ina now e r)-1,to these,qwencies dh-ecthy
:'-Auttf61 ized Sig 1('11111v
Cc: File,ZBA, Planning
" NY CIE�..Mvsslmi,and We Vft Al wtaaa.t;tamawat a gAnt Chan ur"1n Am II iism dot t air Owprmnvhm.t11aoaav""tlhuteml tMm"at"U Mond
MGM`mftmtt Zm -di,VVYRRBZF'ORE,ST Nt"N "IIIlAI°S114u ¢IUD '-THJS INSTMwirstiouixzzxM; ByUwP gsoig.v
THIS INDENT ME,tmn the yaS� day of yb� � 'In¢lag year 2915
BETWEEN
RJftrs Costello Cohen,imsdivimlamsilly and as Apes]fis devh•sce af"tlae iamst)0..ii amid tests ment of
lbeirt Cohen,deceased
55655 Route'25
Southold,NY 11.971
piny of alias first paint,and
566SS Mains St LLC,a New York Limited Liability Company
10 Stony EM Patin
Smithtown,NY 1.1757
paq of an acand part,
WITNESSETTI,that do party of the finii pant,in consideration of"I'm Dollars and other valuable Co nsideratiorn paid by the
party of ttms second part,does hereby grant and relem onto the party of the second part,the Mrs or sine ors and assfam of
the party of rho second put fesswer,
ALL tins¢conalit pain,Mece or parcel of lanti with the buildinp And Improverseats thistion aracced,slotate,11ying said.being in tie
BRING AND INTEMED TO BE than same pr arises Moveycd to Albert Cohen and bite
Costello Cohen by deed dated June 13,19SS and recorded on June 28,1985 In Liber 9821 Cp 9
In the Suffolk CountyClerk's Offlee.
it
TOGETHER with all right,titre and plats n If any,of the party of the flrat pan of,In tad wit any succits and roads alantdog the
above-described paaaomises to the center lines thercof,TOGETHER whh the apparrnna¢nces and all the estate wid rdghss of the
paM of doe first part In and to said ymniscm,TO HAVE AND TO HOLD the p=Iscs herein granted unto the party of the
second put,the helm or cuccessom and asilpsof the pany ardso second pan forever,
fl Ole puq of she first Pon covenants that ft piny or tilts first put his not done or suffered anything w1mraby rats said
presilses have been Ilncambeaed in any way whatever,except sa afoarimodd,
AMD the party of dw Pinar part,in compliance with Sadao 13 of the Ucn tAw,covenanu that the party of the first pan will
dvc the consideration for this conveysince and will hold the rdplat to receive such consideration as a must fond to be applied
first for the purpose of paying the cost of tins irnprovensicat and will apply the some resat to the payment of the cost of the
Improvement before rasing any pan of the total of the same for any other purpose,
7he word p "shall be cons4ved as If it mad° ea"°wbariever the sense of ahia Indenture sat requires,
IN WITNESS WHEREOF,,the party of the rust part has daily executed ilia deed the day and yew fim shave written.
IN IMMIUMCE Opt
USBACAN007M.alCAUµF' ptea M,M7 'A NS;3,,oRxsrA,nrg Om,
G VeaV"CuCyr'YorkaCowOof Suffolk j W* SWIcurNewYork,Countyof �w
on tlm d'y ud" 4LOIj" In the,year 2015 On do day of in thr.your
before mac„dw and r l W1,II MTaWly spp=ed berom a: dw undmignEAnWly appeaked
t Mtn Costello "Erna
ptxnrwuafty^)Aon 0 line air nvvcd to aria on the b0ir of raapal h" (neruaurwwely dnuwo an attar or u¢�wvcd to mg rate plan lr is tn�ltiro tuto
^brat ry
e°rar nre Nhe Grid aldaaad a) ro nac(a)La(ream)auh n d�l r ewdadcnrc to,b the is dlvdthr w)w lror �e naan a)Ba(man)marsh °dkxd rar t&an
Wtlhh i hw4umm And vjw1 11cd to ume,Ihra g 0sbri'Ilrcy exrc e'd within tnxi trevu,, C acknaiu Gtd red to rrrr thn hellhedt�&u�r rnnuw.�rtral
d In hd rwwdhadr angaaan (fn)„ ar Il a dp MAhrlt Ihr rune ht hd aaa,yl�r caprrr;any( 4n), rd mt byd��34WAWT
aU tram(s)on dw dus urarnxnlu ft hrdividwsnl(r),of tll"laranen upuna mi tnmuatrc(m)on the(nxwilumirnk tho hrdlvidnal(r),or d anon upon
naEpaaU m�@tGa➢a pVae&rr'9d^r9atudaGQa)acid m ~tried tear; trumenl. (14 nd Why a Ind alldapitG(m)arnrl,caranmeed td ,dg mulnenL
It ctfiO�pubflc0.01y lala ( e d Grp^ uaLa llubintr
moll Grdin V)lallo(dt oun(
tlotpett1133110r,EXPI S Qv8oa1bdrl!,2
ACZW06V[xDMMrFoR.v FanVsxW INNSW rMKSTA7j Oat � �esrra� a��rw��arr°l�P�yt, u� r�rarl et y"r��2y�ew�
�8 r®a�k, bro ,�N�9rrmaa�sAw�rraau�Nan�,��a�s�"�ra�gaamsm� ��7u� "„g�aas�aa���roxraV�va���rpua�,le�raarardawr�r�rnir Cirrr�lEaa vr�
state aalf"aw"yDd4 caaaataty®f )ma.r sm
(, " s adraaseeemhaw�, a4 cara�rarry,PMW ®r,d?ame@rd PtRyyg a
On�t� aSm�y�� In ON yc"berom ram,the pat"iw"pmt pmolimly app=md On On day of In tha
yea
dw Var�OM t na . G Ully a
atp , ' ipg s to tllae pram z Vaaraanuii �ruV¢Va n'rVanarp 1 mwt�
0Duu2y aegn�iant4 who, VI lae duly amm,dW dqwc and 1pawn0y known to pnnr ur unau wed to nm can dc laaarta of ratdmtuaa W41
say that hrlshaAUney midde(a)In Wdwc to be 91ta Gnddaaddaard s)ariptata,nnaraae(e)lm(aaam)rvtgrndard tca id
Wllhh,Vr t sraaraaU canal ttknowUrd d to the drrt holrlw;Admg tedrohep "rgdc¢eheadylwiuderpesimetaudiverin r Vra),that bya�rndthrlra� rwan(s)
an the inttrwt the hlwidut(a)of the(mraa art UnVmfof wuVrarrg s �„ a (m)
the hVII'V161d(n,)scled,41ccaked9 aytp urnnnwal„anddtatrwarltInddoaidtrr�d
to Ib dur ft IIndiv V "6s Vat u at the passe « g MWID agn�amamnun Uaertare the a nderml awed In pd
at fine tp t t it l and taw sW
exectate daa wni*4 and RIM Wd Witmen at tdw some dame,mna (drartesirptied ay arr°assher UrdcW a and ffhevoueorr�aaaxrarryor�
Un a)as a w i tV aarher as %,as stata cW81 mewaa $aA=X
HARGAR4 A SAM DURn
wr.•m
aa„ DWTRaCt 1000
Mtn Costello Cohen BLOrK 03.00
LOT 015.000
ear -t°y a R T0%adv Suffolk
56655 bInW St LLC X=WFDATMQUESr0F
tdc Uty National Tidy Duumnee Counyaavny
lwor mmaa
�,�..,�,�,. ......_....._..... ...
FWMATY NXnOW.L Wnx DIavia C.PreYeQ sq.
air M Ma 1050 FMAHRAVenue
Glarden City,NY 11530
,a
e
Title o.319- 405
ALL THAT CERTAIN PLOT, PIECE OR PARCEL OF LAND,SITUATE, LYING AND BEING IN SOUTHOLD,TOWN O
SOUTHOLD,COUNTY OF SUFFOLK,STATE OF NEW YOK, BOUNDED AND DESCRIBEDS®
BEGINNING AT A POINT ON THE NORTHERLY LINE OF MAIN ROAD AT THE SOUTHWESTERLYCORNER OF
LAND OF SCOPAZ AND THE SOUTHEASTERLY CORNER OF THE PREMISES HEREIN DESCRIBED;
RUNNING THENCE ALONG SAID NORTHERLY LINE OF MAIN ROAD,SOUTH E40 04'50"WEST, 1 1- 0 FEET TO
LAND FORMERLY F MILOVICH,NOW OR FORMERLY OF P ANGEL ;
THENCE ALONG SAID LAND FORMERLY OF MILD CH, NOW OR FORMERLY OF PIETRODANGELO TWO
(1)NdP-TH 40 45'2 "WEST, 178.0 FEET;
(2)SOUTH 0 ® 1 V 0"WEST, 103.0 TO D OF GOMEZ,
THENCEALONG SAID LAND OF GOMEZ, SOUTH S70 5' "WM 90.10 FEET TO LAND OF ALBERT W.
IIE O ®
THENCE ALONG SAID LAND OF ALBERT W.ALBERTSON,THREE COURSES:
(1)NORTH 5®30-50"WM 616® ;
(2)SOUTH 71'22'40"WEST, 59.72 FEET;
(3)NORTH 5- 0®So"WEST, 51.34 FEET TO LAND OF LOG ISLAND RAILROAD COMPANY;
'THENCE ALONG SAID LAND OF LOG ISLAND RAILROAD COMPANY, NORTH 710 22®40" EAST,415-71 FEET TO
ND OF EAST ISLANDER HOMES,INC.A D LAND OF DOLOMITEAND Z O C ;
THENCE ALONG SAID LAND AT EAST ISLANDER HOMES,INC.,AND LAND OF DOLOMITE AND ZUSTOVICH,
SOUTH70 E® 1 "EAST, 622.78 FEETTO SAID LAND OF S p
THENCE ALONG SAID LAND OF SCOP , SO 7- ,310.00 FEET TO THE POINT OIL PLACE OF
BEGINNING.
THE policy to be Issued under this report will Insure a btle to such buildings and Improvements erected on the
premises,which by Ian constitute real property.
FOR CONVEYANCING ONLY:TOGETHER withall the right,tide and Interest f the party of the first part,of In
and to the land lying In the street In front of and adjoining said premises.
I
617.20
Appendix 13
Short Fnviraimerttal Assessnterit Form
Instructions for Completing
Part 1 -Project Information. The applicant or project sponsor is responsible for the completion of Part 1. Responses
become part of the application for approval or funding,are subject to public review,and may be subject to further verification.
Complete Part 1 based on information currently available. If additional research or investigation would be needed to fully
respond to any item,please answer as thoroughly as possible based on current information.
Complete all items in Part 1. You may also provide any additional information which you believe will be needed by or useful
to the lead agency;attach additional pages as necessary to supplement any item.
Part I-Project and Sponsor Inform
ation
Nam... ... �w.....w .. _ . ... �. �.w _-_ ,, ------ . --....__._ .� ._...� ....
e of Action or Project:
The Enclaves
Project location(describe,and attach a location map). w � � _. .. �. _. ._.... _.e.e.e.e ...,
56655 Main Road (Route 25), Southold
Brief Description of Proposed Action:
Converting existing single family residence Into a restaurant. Constructing new 2 story hotel with outdoor
pool area and required parking.
Name of Applicant or Sponsor:
�...__.____. ....... Tele hone
.........�..._....... (631) 36"f-O.. .
PPP 050
Andrew V. Glambertone E-Mail: ovgoglambertonearehitects.com
_ ... a ... ............ ..
Address.
62 Elm St.
. w �m.w..._. ...... ..
Huntington NYte: Zi Code
P
rY �^ , _� II'143
1.Does the proposed action only involve the legislative adoption of a plan,local law,ordinance, NO YES
administrative rule,or regulation? _....
If Yes,attach a narrative description of the intent of the proposed action and the environmental resources that X
may be affected in the municipality and proceed to Part 2. If no,continue to question 2.
I [does the proposed action require a,permit,approvai or funding from any other goven n Agency?
1
�rrmia:rr��l A�a.mc 1 NO YES
If Yes,list agency(s)rumne rand pcwruitor approval! Suffolk County De t. of Health �Servlces,Suffolk
%ffoIk County Etter Authority, Suffolk Count n� Dept. of Fuk*6 Aort Suffolk County Sewer Agency X
N.Y. State Deptw of Transportation,N.Y. Depf. of Environmental Conservation
3.a �.��._ _...e �w. .�. ....... ....m,,.. ... . �._ __. _-------- �. .. ., . . �.....
Total acreage of the site of the proposed action? 6.15 acres
b.Total acreage to be physically disturbed? 5.bq acres
c.Total acreage(project site and any contiguous properties)owned
or controlled by the applicant or project sponsor`l b•75 acres
. near .w .. ....___� ...� ..�._ ... ...� ....� ....�_e �,__.�.
4. Check all land uses that occur on,adjoining and near the p
e proposed action.
❑Urban ❑Rural(non-agriculture) ❑Industrial IQ Commercial X Residential(suburban)
❑ Forest ❑Agriculture ❑Aquatic ❑Other(specify);
❑ Parkland
Page I of 4
„. w ._, _ ..._ _.m,...._.
5. Is the proposed action, NO YES N/A
a. A permitted use under the zoning regulations? X
b.Consistent with the adopted comprehensive plan? X
6. Is the proposed action consistent with the predominant...- .... �_.� .
n t character of the existing built or natural P P P g
NO ....YES...,.
landscape? X
7. Is the site of the proposed action located ted in,or does it adjoin,a s...t to Crib _a ...__----.e---. __ ._.�..____a A .......o
fate listed Critical Environmental Area? NO YES
IFYes, identify �'
X
8. a.Will the proposed action result in a substantial increase in traffic frc above present levels? N .. .,YES
X
b.Are public transportation service(s)available at or near the site of the proposed action? .n...X.......
Y P y proposed X........
c.Are an pedestrian accommodations or bicycle routes available on or near site of the ro osed action.
w. _... _..m..... .. ..... ......_....m........._. ............................---------._ ..... �.. ._ w... ....
.Does the proposed action meet or exceed a state energy a requirements? NO YES
If the proposed action will exceed requirements,describe design features and technologies:
..... ..... ........ . E ... . _.... _ .. ............. . . _ .. .. .. ...... X
10. WrMI tlMc proposed action connect to an existing subhr.��r�v de water su�11 ? �� � NO YES
P ISM I� � l I I �”
If No,describe method for providing potable water: ,..... . .. ..r.w...0.... X
11.Will the proposed
��propose �� ��� t to existing waste .�
d action connect to .� water rit�rlrt�r, ...__ ...�.�. w.eee_�..m�._ ........
• g ? NO YES
If No,describe method for providing wastewater treatment:Contained rilthin on site ptl ,strn' X
12...a....�Does the site contain a structure that is listed on either the State or National �Register of Historic� N
Places?
. X
b.Is the proposed action located in an archeological sensitive area? X..............
13 a.Does any portion of the site of the proposed action,or lands adjoining the on proposed action,
. �� ,contain -NO— YES
wetlands or other waterbodies regulated by a federal,state or local agency? X
b.Would the proposed action physically alter,or encroach into,any existing wetland or waterbody? X
f Yes,identify the wetland or wateroy and extent of alterations in square feet oracres:
.......... _..,.......m _. .... ._w. ..... _uw u. ..,,_........ .. �.µ... .._u .. -
14. Identify the
typical habitat types at occur Agricultural/grasslands e _
� likely to found on�. a project site,
........Check
all that apply:
ly mid-successional
13 Wetland Urban, uu
s
15.Do the site ofthe propoed actin...-------- ,�., _ .. �_.. .mina...__ _..... .. _._....
n in y species o animal,or associatedhabitats,listed S
y the State or Federal government as threatenedor endangered? X_...._.... �
.._._. .. �. ...... _.....a.... _- ......
16.Is the project site located in the 100 year flood plain? NO YES
17.Will the��� �"� action create storm water discharge,either from point or non-point sour ����� ��� S proposed g , p LL...��__....... sources? 1VO YES
If Yes,
a.Will storm water discharges flow to adjacent properties? ®NO❑YES X
b.Will storm ter discharges be directedto established conveyance systems(runoff storm drains)?
If Yes,briefly describe: 0 NO 0 YES
On Slte catch basins piped to drtjwells. i
_- .............._
.. . .
Page 2 of
18. Does the proposed
sed action include construction or other activities that result in the p p •impoundment of NO Y1+
water or other liquids(e.g.retention pond,waste lagoon,dam)?
If Yes,explain purpose and size X
19.Has the site of the proposed action
.� _.._ -
p p on or an adjoining property been the location of an active or closed NO YES
solid waste management facility?
If Yes,describe:
X
. .... ....
20.Has the site _ ...
of the proposed action or an adjoining property been the subject ofremediation(ongoing or NO YES
completed)for hazardous waste?
If Yes,describe:
I AFFIRM..� ..AT"I INIi.INFORMATION�...w. ...... ..w. ..m.". ro �. _ --------.. -----.,. .. .........
ABOVE IS TRUE"NVAND ACCURATE TO THE BEST OF MY
KNOWLEDGE
Applia anl?spou.° a M
...................... ... _. .....__. Date: . ...............
eN V. Glambertons January 24,2O11
Signature: ... -
w .. .. .._. .w.w . .:.�,"... �M
Part 2-Impact Assessment. The Lead Agency is responsible for the completion of Part 2. Answer all of the following
questions in Part 2 using the information contained in Part 1 and other materials submitted by the project sponsor or
otherwise available to the reviewer. When answering the questions the reviewer should be guided by the concept"Have my
responses been reasonable considering the scale and context of the proposed action?" y
a �'4 e'a M��..°'�'ry� r tiy"�re tl �;5 � "• ^r„' �,' �'A..ii I ��'�B l' i i �nl small o,or t0 Ia1'ate....
r a a g tl fii� , � ��1� "➢ � m�' d t l dt +
impact impact
may may
l
occur occur
L Will the proposed action create a material conflict with an adopted land use plan or zoning
P P p p
regulations?
2. ill the action result in .. ...,.,.. h
proposed
.."."�w.._���........ . ..w ._..m.w......... �.. _........_... _......
a change in the use or intensity of use of land?
........ ...... _.__...". „.,. ................. ...
3. Will the proposed ion impair the character or quality of the existingcommunity?
4. Will the proposed
action have impact on the environmental characteristics "Y �
P P that the
establishment of a Critical Environmental Area(CEA)?
5.
ill the...proposed. _��.... .. �, ,,�.��........._....._..__�..mw,. v.-vvv� ,� ......�_.......�e ....�a,. � .........,m ...,�..�.�
p action result in an adverse change in the existing level of ITaffic or
affect existing infrastructure form transit,biking or walkway?
6. ill the proposed
...x......... .. ,... __..�...�..�... . ..
.. _,e �.. .... .. ...,
0 os action cause an increase in the use of energy d it fails to incorporate
reasonably available ci!er
rgy4 use ion or renewable ever o o ntttesv
� �.. m m._�.T— _w......................... .. . .. _..a_
7. Will the proposed action impact existing;
a.public/private water supplies?
b.public/private wastewater treatment utilities?
8. Will theproposed
...�_� ion impair the character
or quality of important historic,archaeological,
architectural or aesthetic resources? _
9. Will the pr
oposed osed action result in ...w adverse............"w�..�.......�......� ��� . �.��. _.....�.� __.... _e.._..." ........... �.
p e to natural resources(e.g.,wetlands,
waterbodies,groundwater,air quality,flora and fauna)?
Page 3 of 4
............ ...............
No,or Moderate
small to large
impact impact
may may
occur occur
10. Will the proposed action result in an increase in the potential for erosion,flooding or drainage
problems?
............---...... .......................- - . ...........
11. Will the proposed action create a hazard to environmental resources or human health?
.............. .......... .......... ...............
Part 3-Determination of significance. The ILead Agency is responsible for the completion of Part 3. For every
question in Part 2 that was answered"moderate to large impact may occur",or if there is a need to explain why a particular
element of the proposed action may or will not result in a significant adverse environmental impact,please complete Part 3.
Part 3 should,in sufficient detail,identify the impact,including any measures or design elements that have been included by
the project sponsor to avoid or reduce impacts. Part 3 should also explain how the lead agency determined that the impact
may or will not be significant.Each potential impact should be assessed considering its setting,probability of occurring,
duration,irreversibility,geographic scope and magnitude. Also consider the potential for short-term,long-term and
cumulative impacts.
................- ...................... ............
Check this box if you have determined,based on the information and analysis above,and any supporting documentation,
that the proposed action may result in one or more potentially large or significant adverse impacts and an
environmental impact statement is required.
0 Check this box if you have determined,based on the information and analysis above,and any supporting documentation,
that the proposed action will not result in any significant adverse environmental impacts.
. .............
......... ........... . .......-,—........................... ------....... ...........................
..................-.........
Name of Lead Agency Date
..............------...............--- -- --------
Print or Type Name of Responsible Officcr in Lead Agency Title of Responsible Officer
--........ --------- --------------------- . ...........--- 1-- -1- "I'll.......... -------------
Signature of Responsible Officer in Lead Agency Signature of Preparer(if different from Responsible Officer)
......................... .......... ..... ---------------. .......... ....... .................................................. .. ........ -- ---------
Page 4 of 4
_~ NOV I 2016
FORM NO. 3a
TOWN OF SOUTHOLD
BUILDING DEPARTMENT
SOUTHOLD, N.Y.
NOTICE OF DISAPPROVAL
DATE: November 15, 2016
TO: 56655 Main Street LLC
62 Elm Street
Huntington, NY 11743
Please take notice that your request dated October 13,2016
For permit to construct a hotel at
Location of property: 56655 Route 25, Southold,NY
County Tax Map No. 1000—Section 63 Block 3 Lot 15
Is returned herewith and disapproved on the following grounds:
The proposed construction requires special exception approval from the Southold Town Zoning Board of
Appeals.
The proposed construction requires site plan approval from the Southold Town Planning Board.
You may now apply to these agencies directly,
I
thorize ign
Cc:File,ZBA, Planning
J
TOWN OF SOUTHOLD BUILD], PERMIT APPLICATION CHECKLIST
BUILDING DEPARTMENT Do you have or need the following,before applying?
TOWN HALL Board of Health
SOUTHOLD, NY 11971 4 sets of Building Plans
TEL: (631) 765-1802 Planning Board approval
FAX: (631) 765-9502 Survey
SoutholdTown.NorthFork.net PERMIT NO. Check
Septic Form
N.Y.S.D.E.C.
Trustees
C.O.Application
Flood Permit
Examined ,20 Single&Separate
Storm-Water Assessment Form
ontact:
Approved 120 Mail to:�' ��-
Disapproved a/c__t i
1 ! Phone: 73
Expiration ,20 ;
D
ur to ector
APffiWA WOR BUILDING PERMIT
$tnDDING DEPT- Date �� , 20 1(40
TOWN OF SOJAWCTIONS
a. This application MUST be completely filled in by typewriter or in ink and submitted to the Building Inspector with 4
sets of plans, accurate plot plan to scale. Fee according to schedule.
b. Plot plan showing location of lot and of buildings on premises, relationship to adjoining premises or public streets or
areas, and waterways.
c. The work covered by this application may not be commenced before issuance of Building Permit.
d. Upon approval of this application,the Building Inspector will issue a Building Permit to the applicant. Such a permit
shall be kept on the premises available for inspection throughout the work.
e.No building shall be occupied or used in whole or in part for any purpose what so ever until the Building Inspector
issues a Certif icate of Occupancy.
f. Every building permit shall expire if the work authorized has not commenced within 12 months after the date of
issuance or has not been completed within 18 months from such date. If no zoning amendments or other regulations affecting the
property have been enacted in the interim,the Building Inspector may authorize, in writing,the extension of the permit for an
addition six months. Thereafter, a new permit shall be required.
APPLICATION IS HEREBY MADE to the Building Department for the issuance of a Building Permit pursuant to the
Building Zone Ordinance of the Town of Southold, Suffolk County,New York, and other applicable Laws, Ordinances or
Regulations, for the construction of buildings, additions, or alterations or for removal or demoli to as herein described. Ilse
applicant agrees to comply with all applicable laws, ordinances, building code housing code, a�d iegulations, and t admit
authorized inspectors on premises and in building for necessary inspections.
(Signature scant or name, if a orporation)
62 Elm St. Huntington,NY II"143
(Mailing address of applican
State whether applicant is owner, lessee, agent, architect, engineer, general contractor, electrician,plumber or builder
Architect
Name of owner of premises 56655 Main St. LLC,a New York Limited Liability Company
(As on the tax roll or latest deed)
If applicant is a corporation, signature of duly authorized officer
(Name and title of corporate officer)
Builders License No.
Plumbers License No.
Electricians License No.
Other Trade's License No.
1. Location of land on which proposed work will be done:
56655 Main Road ( Route 25 ) Southold
House Number Street Hamlet
County Tax Map No. 1000 Section 65 Block 05 Lot is
Subdivision Filed Map No2_.i' Lot
2. State existing use and occupancy of premises and intended use and occupancy of proposed construction:
a. Existing use and occupancy one (1) single family residence Mth detached garage
b. Intended use and occupancy 22 unit hotel,existing resldence to be converted to restaurant
3. Nature of work (check which applicable): New Building X Addition Alteration X
Repair Removal Demolition Other Work
(Description)
4. Estimated Cost $1,000,000.00 Fee
(To be paid on filing this application)
5. If dwelling, number of dwelling units WA Number of dwelling units on each floor WA
If garage, number of cars WA
6. If business, commercial or mixed occupancy, specify nature and extent of each type of use. see plans attached hereto
7. Dimensions of existing structures, if any: Front Rear Depth
Height Number of Stories see plans attached hereto
Dimensions of same structure with alterations or additions: Front Rear
Depth Height Number of Stories see plans attached hereto
8. Dimensions of entire new construction: Front Rear Depth
Height Number of Stories see plans attached hereto
9. Size of lot: Front 151.30' Rear 415.1-l' Depth g32.'18'
10. Date of Purchase August 21,2015 Name of Former Owner Rita Costello Cohen
11. Zone or use district in which premises are situated H5 VIstr►ct
12. Does proposed construction violate any zoning law, ordinance or regulation? YES NO X
13. Will lot be re-graded? YES X NO Will excess fill be removed from premises? YES X NO
56655 Main St. LLC, 20 Stone Hill Path
14. Names of Owner of premises c% Jonathan Tlbett Address Smithtown, NY I1151-1151 Phone No. (516) qql-61gO
Name of Architect Andrew V. Glambertone Address 62 Elm St. Huntington,NY Phone No (631) 56-1-0050
Name of Contractor J. Petrocelll Contracting Inc. Address loo Comac St. Phone No. (651) qal-52oo
Ronkonkoma,NY 11 1-7g
15 a. Is this property within 100 feet of a tidal wetland or a freshwater wetland? *YES NO X
-11 IF YES, SOUTHOLD TOWN TRUSTEES & D.E.C. PERMITS MAY BE REQUIRED.
b. Is this property within 300 feet of a tidal wetland? * YES NO X
IF YES, D.E.C. PERMITS MAY BE REQUIRED.
16. Provide survey, to scale, with accurate foundation plan and distances to property lines.
17. If elevation at any point on property is at 10 feet or below, must provide topographical data on survey.
18. Are there any covenants and restrictions with respect to this property? * YES NO X
''' IF YES, PROVIDE A COPY.
STATE OF NEW YORK)
SS:
COUNTY OF I
being duly sworn, deposes and says that(s)he is the applicant
(Name of individual signing contract) above named,
(S)He is the
(CeIttrie4r, )
of said owner or owners, and is duly authorized to perform or have performed the said work and to make and file this application;
that all statements contained in this application are true to the best of his knowledge and belief, and that the wort:will be
performed in the manner set forth in the application filed therewith.
Sworn to before me this
�3 day of 3c v k46;e ?0 /4
Rita A.Lde -
g., 0,09{ blic-State of New York
Notary Publi o•Suftotk _5 u-7 039 Sib f Applicant
'pirunission Expires May 27, dolk 1
�G f,.Ali%I�33,E-R'T'CO1�;.E
-_&SOYGIATA ES
A R G I I ITEC. TS
October 12, 2016
Building Department
Town of Southold
Town Hall
Southold,NY 11971
Re: 56655 Main Road (Rte. 25), Southold,NY 11971
Section: 63,Block: 03, Lot: 15
56655 Main St. LLC, c/o Jonathan Tibett
To Whom It May Concern:
Andrew V. Giambertone &Assoc. is submitting this letter of intent on behalf of 56655 Main St.
LLC, c/o Mr. Jonathan Tibett.
56655 Main Road is a 294,202 square foot(6.75 acres) lot consisting of an existing single family
residence, detached garage and shed. Our intent is to construct a 22 unit hotel, 4 of the units
being private cottages, outdoor swimming pool and required parking. In addition the existing
two-story dwelling with detached garage and shed would remain; our intent would be to convert
it to a restaurant consisting of 74 seats and provide required parking.
If you have any questions about the project please contact Andrew Giambertone at Andrew V.
Giambertone &Associates at (631) 367-0050.
Si erely,
drew V. Gia one, A.I.A.
62 Elm St.-Huntmaton,NY 11743-Tel: (631)367-0050—Fax: (031)367-6636
AVG(d AlatnbertoneArchi tee ts.com
p [ECE VIE FOR INTERNAL USE uN�I J`;
D 19 2W6 �
NOV 1 0 2016 SITE PLAN USE ®ETERMINATIO TOM--� ,
Planning Bi:3rd
ation
Date Sent:,
Date: OD
Project Name:_____ -
Project Address: �6
ff _ Zoning District: 4f�
Suffolk County Tax Map NO-:1000 � 1
Request'
(Note: Copy
of Building Permit Application and supporting documentation-a*to
-proposed use or uses should be submitted.)
Initial Deterrriination as to whether us is permitted:
Initial-Determination as to whether site plan is re uired:_ _
j .
Sig ur of Build! IMP c �
Planning Dep16
artment (P.D.) Referral:
P D.-Date Received: l� ��--�
Date of Comment:__
Comments:
Signature of Plannin t.•Staff Reviewer
Final Determination
pate: � f
Decision:
r
c..,nafiirP n NIilriino 1wme :tor
6 €
5
4
3
2
1 �
Number Revision Description Revision Dale
Designed By Date Submitted
TIC Date
Drawn By Date Created
TIC Date
' Approved By Scale
BG AS SHOWN
Client
THE ENCLAVES
56655 ROUTE 25
SOUTHOLD, NY
Protect
PRELIMINARY
SITE PLAN
Protect Address
56655 ROUTE 25
�1 ��S SOUTHOLD
rt, .Vr\Q6 ` D ((�jl�l� . SUFFOLK COUNTY, NEW YORK
County Tax Map Number Contract Number
1000-63-3-15
Regulatory Reference Number
Title of Drawing
PRELIMINARY
PROPOSED UTILITY
� � V AND DRAINAGE PLAN
ERD . �
OCT 19 2016 a
Drawing Number
Southold Town .1\ OF AI��y
Planning PNQ 0
Board ��P REW E
CM1 00
m D Wm
sr b z � > o
iLu
LIJ Sheet of 0
\ p^N
092523 ��C� 1 4a --
RQ PWGC Project Number O
"Fs S10 w W
g
Unauthonze noraddituon qVG 1601 Z to this drawng and related docurrnents
is a violation of Section 7209 o
of the New York State Educabon Law o
a a
IAAr0C
C� E `1�...E
NAL USE UNLI �.
FOR INTER �
1192016SITE PLAN USE DETERMINATIOSoli,tioirl Tnvm
Planning 6ua:d
Initial Determination r ram,
- Date Sent: N=f=—
Date:
�
project Name: �V\ clv
--
Project Address: 56 l
_ _ Zoning District:
Suffolk County Tax Map No-:1000-cam_ —
Request` 0
(Note: Copy of Building permit�tb
cation and supporting documentation to
'as
-proposed use or uses should bemitted•) ,
Initial Determination as to whether us is p
ermitted:
C�
Initial-Determination as to whether site plan is re uired:_
Sig ur of Buildi lnsp c
Planning Department (P.D.) Referral:
- -� Date of Comment:` —- - _ Q,D. Date Re�eived: �--�--=
(atfA.�
Comments: Ani
Signature of Plannin t.-Staff Reviewer
Final Determination
Date: �=
Decision:
C;rinn lim of Rijildina InGnp(,tor
TOWN OF SOUTHOLD BUILDINC RMIT APPLICATION CHECKLIST
BUILDING DEPARTMENT Do you have or need the following,before applying?
TOWN HALL Board of Health
SOUTHOLD, NY 11971 4 sets of Building Plans
TEL: (631) 765-1802 Planning Board approval
FAX: (631) 765-9502 Survey
SoutholdTown.NorthForlc.net PERMIT NO. Check
Septic Form
N.Y.S.D.E.C. _
Trustees
C.O.Application_y___
n n� � Flood Permit _
Examined _ ,20 D C u U� Single&Separate
OCT 19 2U16 Storm-Water Assessment Form__
Contact:
Approved_ ,20 Southold Town Mail to:
Disapproved a/c_ Planning Board —7
Phone:
Expiration ,20 M
Buildin ector
RAPIUkAAGN FOR BUILDING PERMIT
BUII,DING DM- Date
-rOWN OF SOhW CTIONS
a. This application MUST be completely filled in by typewriter or in ink and submitted to the Building Inspector with 4
sets of plans, accurate plot plan to scale. Fee according to schedule.
b. Plot plan showing location of lot and of buildings on premises, relationship to adjoining premises or public streets or
areas,and waterways.
c. The work covered by this application may not be commenced before issuance of Building Permit.
d. Upon approval of this application, the Building Inspector will issue a Building Permit to the applicant. Such a permit
shall be kept on the premises available for inspection throughout the work.
e.No building shall be occupied or used in whole or in part for any purpose what so ever until the Building Inspector
issues a Certificate of Occupancy.
f. Every building permit shall expire if the work authorized has not commenced within 12 months after the date of
issuance or has not been completed within 18 months from such date. If no zoning amendments or other regulations affecting the
property have been enacted in the interim,the Building Inspector may authorize, in writing,the extension of the permit for an
addition six months. Thereafter, a new permit shall be required.
APPLICATION IS HEREBY MADE to the Building Department for the issuance of a Building Permit pursuant to the
Building Zone Ordinance of the Town of Southold, Suffolk County,New York, and other applicable Laws, Ordinances or
Regulations, for the construction of buildings, additions, or alterations or for removal or demol' �o as herein described. The
applicant agrees to comply with all applicable laws, ordinances, building code housing code �d IegLl ons, and t admit
authorized inspectors on premises and in building for necessary inspectio%(Signat&ur'e'�icant
C�—�
or name, if a orporation)
62 Elm 5t. Huntington,NY II'i43
(Mailing address of applican
State whether applicant is owner, lessee, agent, architect, engineer, general contractor, electrician, plumber or builder
Architect
Naive of owner of premises 56655 Main 5t. LLC,a New York Limited Liability Company
(As on the tax roll or latest deed)
If applicant is a corporation, signature of duly authorized officer
(Name and title of corporate officer)
Builders License No.
Plumbers License No.
Electricians License No.
Other Trade's License No.
1. Location of land on which proposed work will be done:
56655 Main Road ( Route 25 ) Southold
House Number Street Hamlet
County Tax Map No. 1000 Section 63 Block O3 Lot 15
Subdivision Filed Map No. Lot
2. State existing use and occupancy of premises and intended use and occupancy of proposed construction:
a. Existing use and occupancy one (1) single family residence with detached garage
b. Intended use and occupancy 22 unit hotel,existing residence to be converted to restaurant
3. Nature of work (check which applicable): New Building X Addition Alteration X
Repair _ Removal Demolition Other Work
(Description)
4. Estimated Cost $1,000,000.00 Fee
(To be paid on filing thus application)
5. If dwelling, number of dwelling units WA Number of dwelling units on each floor WA
If garage, number of cars WA
6. If business, commercial or mixed occupancy, specify nature and extent of each type of use. see plans attached hereto
7. Dimensions of existing structures, if any: Front Rear Depth
Height Number of Stories see plans attached hereto
Dimensions of same structure with alterations or additions: Front Rear
Depth Height Number of Stories see plans attached hereto
8. Dimensions of entire new construction: Front Rear Depth
Height Number of Stories see plans attached hereto
9. Size of lot: Front lgl•50' Rear 415.11' Depth g52.78'
10. Date of Purchase August 21, 2015 Name of Former Owner Rita Costello Cohen
11. Zone or use district in which premises are situated Hs Dlstrlct
12. Does proposed construction violate any zoning law, ordinance or regulation? YES NO X
13. Will lot be re-graded? YES X NO Will excess fill be removed from premises? YES X NO
56655 Maln 5t. LLC, 20 5tone H111 Path
14. Names of Owner of premises c% Jonathan nbett Address 5mlthtown, NY 11787-1151 Phone No. (516) gg7-61g0
Name of Architect Andrew V. Glombertone Address 62 Elm 5t. Huntington,NY Phone No (651) 567-0050
Name of Contractor J. Petrocellt Contracting Inc. Address Io0 Comaa 5t. Phone No. (651) qal-5200
Ronkonkoma,NY 1177g
15 a. Is this property within 100 feet of a tidal wetland or a freshwater wetland? *YES NO X
''` IF YES, SOUTHOLD TOWN TRUSTEES & D.E.C. PERMITS MAY BE REQUIRED.
b. Is this property within 300 feet of a tidal wetland? * YES NO X
1' IF YES, D.E.C. PERMITS MAY BE REQUIRED.
16. Provide survey, to scale, with accurate foundation plan and distances to property lines.
17. if elevation at any point on property is at 10 feet or below, must provide topographical data on survey.
18. Are there any covenants and restrictions with respect to this property? * YES NO X
12 IF YES,PROVIDE A COPY.
STATE OF NEW YORK)
SS:
COUNTY OFk&XG C fp/A�_)
being duly sworn, deposes and says that(s)lie is the applicant
(Name of individual signing contract) above named,
(S)l-le is the 146act4)
( , Agent, )
of said owner or owners, and is duly authorized to perform or have performed the said work and to make and file this application,
that all statements contained in this application are true to the best of his knowledge and belief, and that the wort: will be
performed in the manner set forth in the application fled therewitli.
Sworn to before me this
!,3 day of dG U WP_ _?0
( 41 c
a . Lee -
Ablic-State of New York
Notary Pubh o. 60 75039 Si f Applicant
Suftoik County
"k,i-nnission Expires May 27, dog I
G
Town of Southold
f� 1
LWRP wCONSISTENCY ASSESSMENT FORM
A. INSTRUCTIONS
"uw�uVGu�u �, m
1. All applicants for permits* including Town of Southold agencies, shall complete this CCAF for
proposed actions that are subject to the Town of Southold Waterfront Consistency Review Law. This
assessment is intended to supplement other information used by a Town of Southold agency in
making a determination of consistency. *Except minor exempt actions including Building Permits
and other ministerial permits not located within the Coastal Erosion Hazard Area.
2. Before answering the questions in Section C, the preparer of this form should review the exempt
minor action list, policies and explanations of each policy contained in the Town of Southold Local
Waterfront Revitalization Program. A proposed action will be evaluated as to its significant
beneficial-and-adver-se-effects-upon--the-c-oast-al,u--ea(which-includes--all-of-Southold—T-own). ---
3. If any question in Section C on this form is answered "yes", then the proposed action may affect the
achievement of the LWRP policy standards and conditions contained in the consistency review law.
Thus, the action should be analyzed in more detail and, if necessary, modified prior to making a
determination that it is consistent to the maximum extent practicable with the LWRP policy
standards and conditions. If an action cannot be certified as consistent with the LWRP policy
standards and conditions, it shall not be undertaken.
A copy of the LWRP is available in the following places: online at the Town of Southold's website
(southoldtown.northfork.net),the Board of Trustees Office,the Planning Department, all local
libraries and the Town Clerk's office.
B. DESCRIPTION OF SITE AND PROPOSED ACTION
SCTM# 65 05 15
Tire Application has been submitted to (check appropriate response):
Town Board El Planning Dept. El Building Dept. ........ Board of Trustees
1. Category of Town of Southold agency action(check appropriate response);
(a) Action undertaken directly by Town agency(e.g. capital .....°__
constriction,planning activity, agency regulation, land transaction)
(b) Financial assistance (e.g. grant, loan, subsidy)
(c) Pennit, approval, license, certification: x
Nature and extent of action:
The proposod action consists of the construction of a 22 unit hotel, outdoor swimming pool as well as re ufred
parking to serve some. In addition. the existing two-story frame dwelling with detached garage and shed would
...............- .... .
remain,but would be converted to a restaurant co
nsisting of "14 seats.
Location of action° 56655 Main Road (Route 25), Southold
Site acreage
Present land use: Residential
HS Hamlet Business ®Istrict
Presentzoningclassification;� _....
1 If an application for the proposed action has been filed with the Town of Southold agency, the following
information shall be provided:
(a) Name of applicant.- Andrew V. Glambertone
(b) Mailing address:___ 62 Elm St. Huntington 11145
(c) Telephone number: Area Code( ) (651) 561-0050
(d) Application number, if ar y .
Will the action be directly undertaken, require funding, or approval by a state or federal agency?
NY5120T Highway Work Permit,NYSVEG
Yes PX,.mm No[] If yes, which state or federal agency? Notice of Intent
--------
DEVELOPED COAST POLICY
Policy 1. Foster a pattern of development in the Town of Southold that enhances community character,
preserves open space, makes efficient use of infrastructure, makes beneficial use of a coastal location, and
► inimizes adverse effects of development, See L Section III—Policies; Page 2 for evaluation
criteria.
Yes [.] No Not Applicable
.....
See Attachment
A.At ch additional mtflcct,ffnecessa-y
Policy 2. Protect and preserve historic and archaeological resources of the Town of Southold. See L
Section III— Policies Pages 3 through 6 for evaluation criteria
X..� Yes No Not Applicable
The proposal Is to retain the existing residential structure as to protract and preserve the significance It may have to the
Town of �ulhold. _ _ nn_ ®. ,... „
Attach Raa chfion al sheets at jiecessaaay
Policy 3. Enhance visual quality and protect scenic resources throughout the Town of Southold. See
LW.RP Section III.... Policies Pages 6 through 7 for evaluation criteria
C X�..� Yes .._ No Not Applicable
- �...
See Attachment
Attach additional sheets of necessary
NATURAL COAST ST POLICIES
Policy 4. Minimize loss of life, structures, and natural resources fa-ununn flooding n and erosion. See LWRP
Section III—Policies Pages 8 through 16 for evaluation criteria
`... ' Yes El N® N..X.....� Not Applicable
_ �
A.$tach additional sheets of necessary
Policy 5. Protect and improve water quality and supply in the Town of Southold. See LW RP Section fff
—Policies Pages 16 through 24 for evaluation criteria
. Yes __-1 No Nast Applicable
The prop 90 project mill (handle all it"s sanitary waste through on slte saaptic and sanitary leaching pools. The proposed
w4oala also be serve d.
project d ��.
Attach aatditaaaanaal sheets a.f unecessaairy
Policy 6. Protect and restore the quality and function of the Town of Southold ecosystems including
Significant Coastal l Fish and Wildlife Habitats and wetlands. .See 1, Sections fff — Policies; Pages 22
through 32 for evaluation criteria,
�. ..
a s N� X Not Applicable
Attach additional sheets if necessary
Policy 7. Protect and improve air quality in the Town of Southold® See I,WRP Section III — policies
Pages 32 through 34 for evaluation criteria, Sec Section III—Policies Pages; 34 through 38 for evaluation
criteria®
x Yes No Not Applicable
No unusual air discharge points are associated with the proposed protect.
..... ................. ......................... ........... _....._..... .............
Attach additional sheets if necessary
Policy 8. Minimize environmental degradation in 'Town of Southold from solid waste and hazardous
substances and wastes. See LWRP Section III--Policies; Pages 34 through 38 for evaluation criteria.
I^...1 Yes � o 1:1Not Applicable
olld-m.. t ,,,, ro t. d ...1 .,pr p .s .p .. 1 ,l dlsp of rr� r er�t... + rk as ,r rn, .v„a ser .i m tho, .r ppro not
create an Increase oP solid waste to the Tom of Southold.. No hazer ous substances or wastes would be created the
-.....
PUBLIC LIC ASS' POLICIES
Policy 9. Provide for public access to, and recreational use of, coastal waters, public lands, and public
.resources of the Town of Southold. See LWRP Section III — Policies; Pages 38 through 46 for evaluation
criteria.
Yes .ry,.., , �,.,,.....
... No X Not Applicable
Attach additional
_nal sheets if necessary...- ®., e._ .., e e.., �.__,
� m
VORIGNG COAST POLICIES
olicy 10. Protect Southol 's water-dependent uses and promote siting of new water-dependent uses in
suitable locations See LWRP Section III —Policies; Pages 47 through 56 for- evaluation criteria®
l"e � No � ^J Not Ap plicable
Attach additional sheets if necessary
Policy 11. Promote sustainable use of living marine resources is Long island Sound, the Peconic Estuary
and Town waters. See LWRP Section III...._Policies; Wages 57 through 62 for evaluation criteria.
Yes 8 ...........� o �X._� Not Applicable
------.,----, --- --------- _ ®. .e, ®.
Attach additional sheets ifnecessary
Policy 42. Protect agricultural ral lauds in the Town of Southold. See LWRP Section Ili -- Policies; Pages 62
through 65 for evaluation criteria.
l es NoP.l Not Applicable
......... ..........,.__ --- ...... .................. ®..
Attach additional sheets iff°necessary
Policy 13. Promote appropriate use and development of energy and mineral resources. See L R
Section III—Policies; Pages 65 through 68 for evaluation criteria.
_1 Yes -] No J'x I Not Applicable
ATTACHMENT
LOCAL WATERFRONT REVITILIZATION PROGRAM ("LWRP")
CONSISTENCY ANALYSIS
SITE PLAN APPLICATION FOR
THE ENCLAVES
56655 MAIN ROAD, SOUTHOLD
Policy 1. Foster a pattern of development in the Town of Southold that enhances community
character,preserves open space, makes efficient use of infrastructure, makes beneficial use of
a coastal location, and minimizes adverse effects of development.
The proposed action has been designed to enhance community character, preserve open space
make efficient use of infrastructure and minimize the potential adverse effects of development.
The site is not located on the coastline therefore cannot utilize the resource.
The existing structure is situated at the front of the property whose main exposure is onto Main
Road, Rte.25. As part of the proposal is to retain the existing two story structure this would help
maintain the visual character along Main Road.
As to the preserving of open space, the proposed project is designed such that the allowable lot
coverage is 40% and the proposed lot coverage is 15%. The intent is to preserve as many of the
significant existing trees as possible, in addition significant screen planting would be proposed to
further screen the property from the neighboring properties.
In addition the project has placed the parking areas alongside the West side of the property,
abutting the existing boat yard, and to the North, abutting the LIRR tracks, this to further buffer
the (3) residences to the East from the parking.
Efficient use of infrastructure, potable water is available at the site and shall be provided by
Suffolk County Water Authority ("SCWA"). On-site septic tanks and sanitary leaching pools
will handle sanitary waste to be generated by proposed project, based on current guidelines of the
Suffolk County Department of Health Services ("SCDHS").
In review of the New York State Department of Conservation ("NYSDEC") Tidal Wetlands Map
indicates the subject property is not a coastal property.
Policy 3. Enhance visual and protect scenic resources throughout the Town of Southold.
A. Minimize introduction of structural design components (including utility lines,
lighting, signage and fencing) which would be discordant with existing natural scenic
components and character.
The proposed utility lines will be located underground and would not impact the scenic
component of the area.
Landscaping will be provided as to screen the perimeter of the property as well as
preserve the existing vegetation, all of which will screen the project from the neighboring
properties.
Lighting for the project will be focused inward on the property and be designed
consistent with the character of the community, minimizing any effect on the neighboring
properties.
Signage will be designed to visually conform to the character of the community.
B. Restore deteriorated and remove degraded visual components.
The existing residence being the main visual component will remain and be renovated to
accommodate proposed change in use. This will consist of keeping and restoring its
aesthetics therefore enhancing its visual component.
C. Screen components of development which detractfrom visual quality.
The proposed has been designed in a manner that is aesthetically pleasing. It is the
intention to screen plant the perimeter of the project to screen it from the neighboring
properties.
D. Use appropriate siting, scales,forms, and materials to ensure that structures are
compatible with and add interest to existing scenic components.
As previously stated the existing structure on Main Rd. is to remain, therefore keeping
with the compatibility of existing components. The proposed portion of the project
which is new, the Hotel, is sited at the rear of the property therefore not very visible from
Main Rd. and as we will be screen planting between the existing structure and the new
structure the visibility from Main Rd. will be very limited.
E. Preserve existing vegetation and establish new indigenous vegetation to enhance scenic
quality:
1. Preserve existing vegetation which contributes to the scenic quality of the
landscape.
To the extent possible the existing vegetation would remain as well as when
feasible any existing trees will be transplanted and incorporated in the screen
planting.
2. Allow for selective clearing of vegetation to provide public views without
impairing values associated with the affected vegetation.
The only public view of the subject property is from Main Road, which is and will
be limited to the existing two-story home. These views will be maintained as the
existing residential building will be retained.
3. Restore historic or important designed landscapes to preserve intended or
designed aesthetic values.
Although not "Historic"the original property, when utilized as a"Bed &
Breakfast"by the previous owner was known as "The Hedges" due to the stand of
significant privet hedge at the back of the house. We would transplant and add to
this hedge line to significantly screen the hotel proposed at the back of the
property from visibility from Main St.
4. Restore or add indigenous vegetation cover that presents a natural
appearance.
As stated above this property was used for agricultural purposes and continues to
revegetate. It is the intent of the applicant to propose a mix of native vegetation
as well as ornamental vegetation which would create a natural appearance.
F. Improve the visual quality associated with hamlet areas.
The subject property is situated within the Hamlet Business District in the Town of
Southold. As previously stated the portion of the project which is visible from Main Rd,
is proposed to remain therefore keeping with the visual quality of the hamlet, the hotel
portion shall be screened from Main St.
G. Improve the visual quality of historic maritime areas.
The site is not located in a coastal area or a historic maritime area, therefore this portion
of the policy is not applicable.
H. Protect the visual interest provided by active water-dependent uses.
The site is not located proximate to water or active water-dependent uses, therefore this
portion of the policy is not applicable.
I. Anticipate and prevent impairment of dynamic landscape elements that contribute to
ephemeral visual qualities.
There are no dynamic landscape elements; therefore this portion of the policy is not
applicable.
J. Protect visual quality associated with public lands, including public transportation
routes,public parks and public trust lands and waters.
1. Limit water surface coverage or intrusion to the minimum amount
necessary.
The subject property is not public land, nor is it a coastal property. Therefore this
portion of the policy is not applicable.
2. Limit alteration of shoreline elements which contribute to scenic quality.
The subject property is not public land, nor is it a coastal property. Therefore this
portion of the policy is not applicable.
K. Protect visual quality associated with agricultural land, open space and natural
resources.
1. Maintain or restore original landforms except where altered landforms
provide useful screening or contribute to scenic quality.
The current view, from Main Road, of existing home will be maintained as the
existing home will remain, existing landscape will remain or enhanced where
possible. Screening of the entire property from the neighbors will be
implemented with new vegetation as well as with relocating existing vegetation
where possible.
2. Group or orient structures during site design to preserve open space and
provide visual organization.
The orientation of the proposed structures was designed to provide the largest
amount of open space between building and neighboring property line on the side
of the residential neighbors therefore providing area to properly screen the
property line.
3. Avoid structures or activities which introduce visual interruptions to natural
landscapes including:
a. Introduction of intrusive artificial light sources;
The lighting will be focused inward on the property and be designed in
a manner which will minimize glare and illumination onto surrounding
properties.
b. Fragmentation of and structural intrusion into open space areas
The subject property is surrounded on three (3) sides, one side by
residential, one side by commercial development (boat yard) and on
one side by Long Island Rail Road ("LIRR")tracks,therefore this
portion of the policy is not applicable.
c. Changes to the continuity and configuration of natural shorelines
and associated vegetation.
The subject property is not a coastal property,therefore it has no
shoreline so this portion of the policy is not applicable.
MAILING SS:
PLANNING BOARD MEMBERS P.O. Box 1179
DONALD J.WILCENS Southold, NY 11971
Chair +.
OFFICE Ia()CATI®N:
WILLIAM J.CREMERS Town Hall Annex
FIERCE RAFFER`I'Y 59375 State Route 25
JAIYIES H. RICH III � � � (cor. Main Rd. &Youngs Ave.)
MAR I'IN H.SIZ}CR Southold, NY
Telephone: 631 765-1938
www.southoldtownny.gov
PLANNING BOARD OFFICE
TOWN OF SOUTHOLD
MEMORANDUM
To: Accounting
From: Planning Department
Date: April 18, 2017
Re: Checks
Please deposit the attached check into B691: Deferred Revenue. Fee is for a Site
Plan Application not fret accepted by the Planning Board,
Applicant/Project Name & T Yp a Tax Ma # Amount Check Date/No.
p
The Enclaves Site Plan 63-3-15 $1,162. /
_.
.50 4/18/17
Andrew Giambertone
&Assoc
#5885
i AndrewI. Associates UuIIG"BOG AN G 1IAS 11 N�K„NA 88�'
Architects, PC Now Yciv'k I 1001'i.
62 Elm Street 01.,002/210
Huntington, NY 11743. o
(631)367-0050 r u
+
;;;7
P16
__ m..
r-
a.
II 752 ?90337o i
B8 51. 0210000
2 �� ..
I �
Hum'�T,�7P�' '" "��'�d'"'.E��'.4�'C'�+; .' '."�,' '�:r'�.q"�9.'S;;?�1�'�" .'M�"�'C,�';'S.I�P�,�`,�fl73xu;°r�.'�'"��.,��'�'�: �� �,'�C4
MAILING ADDRESS:
so PLANNING BOARD MEMBERS P.O. Box 1179
DONALD J.WILCENSHI '�? Southold, NY 11971
Chair OFFICE LOCATION:
WILLIAM J. CRE ERS 00 Town Hall Annex
PIERCE RAFFERTY 54375 State Route 25
J ES .RICH III � * (cor. Main d. &Youngs Ave.)
RTIN H.SIDOR CO Southold, NY
Telephone: 631 765-1938
www.southoldtownny.gov
PLANNING BOARD OFFICE
TOWN OF SOUTHOLD
MEMORANDUM
To: Accounting
From: Planning Department
Date: January 31, 2017
Re: Checks
Please deposit the attached check into B691: Deferred Revenue. Fee is for a Site
Plan Application not yet accepted by the Planning Board.
Applicant/Project Name & Type Tax Map # Amount Check Date/No.
The Enclaves Site Plan 63-3-15 1/ _
/30/17
$8,340.90 Andrew Giambertone
&Assoc
......
#5719
.. _.ow: :µ....� ....... ,......' fates �11�t��a��o �� �,s�N „aa� ....�., .._._:.w�� 5719 �
Andrew V. Giambertone&Assoc Now York NY 10017
Architects, PC 01-0021,810
62 Elm Street
Hunungton,NY 11743 1/30/2017
( 3 1)367-0050
CCU
Town of Southold
To of Sout.__�,,� ..�,... _....�,,.._�._
hold
Building Department `
Town Hall
9 Southold, NY 11971
NP
I �
11'0057L9n■ i.
■02L0w..000.2 11: 7 5 2 790 3 7u! , . ...µ _.w. . ... y