HomeMy WebLinkAboutPB-07/13/2026 OFFICE LOCATION: �OF SO�r MAILING ADDRESS:
Town Hall Annex ��� Ol0 P.O. Box 1179
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Southold, NY c� ae Telephone: 631 765-1938
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UNTY,
PLANNING BOARD OFFICE
TOWN OF SOUTHOLD
PUBLIC MEETING
MINUTES
July 13, 2026
5:00 P.M.
Present were: James H. Rich III, Chairman
Amelia Jealous-Dank, Vice-Chairperson
Donald Wilcenski, Member
Martin Sidor, Member
Pierce Rafferty, Member
Heather Lanza, Town Planning Director
Brian Cummings, Senior Planner
Mara Cerezo, Planner
Julia Mei Hanzl, Planning Aide
Jessica Michaelis, Secretary to the Planning Board
Chairman Rich: Good evening and welcome to the Public Meeting for Monday, July 13, 2026
for the Southold Town Planning Board. This meeting is public. The Planning Board may add
or remove applications from the agenda upon its discretion, without further notice.
Applications may not be heard in the order they appear on this agenda.
SETTING OF THE NEXT PLANNING BOARD MEETING
Chairman Rich: The first order of business is for the Board to set Monday, August 10,
2026 at 5:00 p.m. at the Southold Town Hall, Main Road, Southold, as the time and
place for the next regular Planning Board Meeting
Southold Town Planning Board Public Meeting —July 13, 2026 — Page 2
Amelia Jealous-Dank: So, moved.
Donald Wilcenski: Second.
Chairman Rich: Motion made by Mia, seconded by Don. Any discussion? All in favor?
Ayes.
Opposed?
None.
Motion carries.
SITE PLAN APPLICATIONS
DETERMINATION
Chairman Rich: Rich's Quality Autobody Amended Site Plan —This site plan is to
amend the previously approved plan to include several as-built structures, including a
972 sq. ft. portable building on a concrete slab, an extension of auto repair building #2
from 1,759 sq. ft. to 2,916 sq. ft., along with the previously approved existing office
building of 576 sq. ft. and existing auto repair building #1 at 1,628 sq. ft.; all on a 37,428
sq. ft. parcel in the R-40 Zoning District located on the s/s/o NYS Route 25 at the s/w
intersection of NYS Route 25 and Pequash Avenue. The property is located at 29950
NYS Route 25, Cutchogue. SCTM#1000-102-3-1
Donald Wilcenski:
WHEREAS, this site plan is to amend the previously approved plan to include several
as-built structures, including a 972 sq. ft. portable building on a concrete slab, an
extension of auto repair building #2 from 1,759 sq. ft. to 2,916 sq. ft., along with the
previously approved existing office building of 576 sq. ft and existing auto repair building
#1 at 1,628 sq. ft.; all on a 37,428 sq. ft. parcel in the R-40 zone located on the s/s/o
NYS 25 at the s/w intersection of NYS 25 and Fleets Neck Road in Cutchogue; and
WHEREAS, on November 12, 2025, Martin Finnegan, Authorized Agent, submitted an
Amended Site Plan Application for review; and
WHEREAS, on February 9, 2026, the Southold Town Planning Board accepted the
Amended Site Plan Application as complete for review; and
WHEREAS, on February 9, 2026, the Southold Town Planning Board, pursuant to State
Environmental Quality Review Act (SEQRA) 6 NYCRR, Part 617, determined that the
Southold Town Planning Board Public Meeting_July 13, 2026 — Page 3
proposed action is an Unlisted Action as it does not meet any of the thresholds of a
Type I Action, nor does it meet any of the criteria on the Type 11 list of actions; and
WHEREAS, on February 27, 2026, the Planning Board, pursuant to Southold Town
Code §280-131(C), distributed the application to the required agencies for their
comments; and
WHEREAS, on March 6, 2026, the Southold Town Fire Marshal determined that there is .
adequate emergency access and fire protection for the proposed building; and
WHEREAS, on March 6, 2026, the Southold Town Code Enforcement officer verified
that there were no open violations on the subject parcel; and
WHEREAS, on March 9, 2026, the Southold Town Planning Board, pursuant to the
State Environmental Quality Review Act §617.6, established itself as Lead Agency for
this Unlisted Action; and
WHEREAS, the Southold Town Planning Board, pursuant to SEQRA, conducted the
required review of potential environmental impacts that might result from this
application, documented in the completion of the Short Environmental Assessment
Form, and found that there would be no expected moderate to large adverse impacts;
and
WHEREAS, on March 9, 2026, the Southold Town Planning Board, as Lead Agency
pursuant to SEQRA, made a determination of non-significance for the proposed action
and granted a Negative Declaration; and
WHEREAS, on March 9, 2026, the Public Hearing was held and closed; and
WHEREAS, on March 23, 2026, the Cutchogue Fire District determined certain
revisions be required and worked into the site plan regarding adequate fire protection
for the site; and
WHEREAS, on May 4, 2026, the Town of Southold Local Waterfront Revitalization
Program Coordinator reviewed the proposed project and determined the project to be
EXEMP from the Southold Town LWRP policies; and
WHEREAS, on July 8, 2026, Martin Finnegan, Authorized Agent, submitted five (5)
prints of the revised site plan as required; and
WHEREAS, on July 10, 2026, the Southold Town Chief Building Inspector reviewed and
certified the proposed Auto Body Shop as a permitted use by the Zoning Board of
Appeals (#5759 Ṹ) in this R-40 Zoning District; and
Southold Town Planning Board Public Meeting —July 13, 2026 — Page 4
WHEREAS, on July 13, 2026, the Southold Town Planning Board determined that all
applicable requirements of the Site Plan Regulations, Article XXIV, §280 — Site Plan
Approval of the Town of Southold, have been met; therefore, be it
RESOLVED, that the Southold Town Planning Board has determined that this proposed
action is EXEMPT from the policies of the.Town of Southold Local Waterfront
Revitalization Program;
Amelia Jealous-Dank: Second.
Chairman Rich: Motion made by Don, seconded by Mia. Any discussion? All in favor?
Ayes.
Opposed?
None.
Motion carries.
Donald Wilcenski: And be it further
RESOLVED, that the Southold Town Planning Board hereby grants Approval of the
Amended Site Plan entitled "RQA Properties, LLC" prepared by Mark Schwartz &
Associates Architect dated July 3, 2026 and authorizes the Chairman to endorse the
map after the following condition has been met:
Condition to be fulfilled prior to endorsement of Amended Site Plan:
1. Submit the Street Tree payment of$1,750 pursuant to §280-129(C)(1)
Amelia Jealous-Dank: Second.
Chairman Rich: Motion made by Don, seconded by Mia. Any discussion? All in favor?
Ayes.
Opposed?
None.
Motion carries.
Southold Town Planning Board Public Meetinq —July 13, 2026 — Page 5
APPROVAL EXTENSIONS
Chairman Rich: The Enclaves Hotel —This proposed site plan is for the construction
of a 44-unit, two-story hotel (62,338 sq. ft.), including 59,962 sq. ft.in the main building,
2,376 sq. ft. in 4 detached cottages, a full basement, accessory meeting/event and
personal services spaces, an outdoor swimming pool, and the conversion of a two-story
dwelling to a 74-seat restaurant (3,610 sq. ft.), with a total of 160 parking spaces on a
6.75acre parcel in the Hamlet Business Zoning District. The property is located at 56655
Route 25, Southold. SCTM#1000-63.-3-15
Amelia Jealous-Dank:
WHEREAS, on January 8, 2024, this Site Plan was approved for the proposed
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 hotel with 44 units, and an outdoor pool on
6.75 acres in the Hamlet Business Zoning District. The property is located at 56655
NYS Route 25, Southold. SCTM#1000-63-3-15; and
WHEREAS, on June 13, 2025, the applicant requested an extension of site plan
approval as detailed in the July 14, 2025 staff report; and
WHEREAS, the Planning Board has observed that site work began last year, but was
halted and no obvious progress has been shown on site over the past six months; and
WHEREAS, at a Work Session held on July 14, 2025, the Planning Board reviewed the
application and determined that the Site Plan remains in compliance with current rules
and regulations; and
WHEREAS, on July 14, 2025, the Planning Board granted an extension of approval for
six months, with conditions to be met, from July 14, 2025 —January 14, 2026; and
WHEREAS, on December 3, 2025, David Altman, attorney for the applicant, submitted
a letter to the Planning Board regarding status updates on construction progress and
funding sources, and requested an Extension of Approval for six (6) months; and
WHEREAS, at a Work Session on December 8, 2025, Planning Board received an
update from the applicant regarding construction progress and compliance with the
conditions of approval extension; and
WHEREAS, on January 12, 2026, the Southold Town Planning Board granted a six-
month Extension of Approval, with one condition, though July 14, 2026; and
WHEREAS, on June 5, 2026, David Altman, attorney for the applicant, submitted a
letter to the Planning Board regarding status updates on timelines for funding sources
and construction progress; and, requested an Extension of Approval for six (6) months;
and
Southold Town Planning Board Public Meetinq —July 13, 2026 — Page 6
WHEREAS, at a Work Session held on June 22, 2026, the Planning Board received an
update from the applicant regarding construction progress and compliance with the
condition of approval extension; and
WHEREAS, the applicant was further advised that the covering and stabilization of all
exposed soil and sand stockpiles on the site is imperative, particularly while
construction activities are suspended; and
WHEREAS, the approved Site Plan remains consistent with all applicable rules and
regulations; and
WHEREAS, on June 30, 2026, Andrew Giambertone, owner and authorized agent,
submitted the required Site Plan Approval Extension Fee; therefore, be it
RESOLVED, that the Southold Town Planning Board hereby grants a six-month
Extension of Approval, with conditions, through January 13, 2027, for the site plan
entitled "The Enclaves", prepared by Bryan Andrew Grogan, P.E., dated August 23,
2016 and last revised February 3, 2023.
Conditions for.Extension
1. Immediately stabilize and cover all exposed soil and sand stockpiles with
securely anchored and weighted treatments, with the toe of each backfilled to
prevent wind erosion and the transport of sediment by wind, as required by the
approved Site Plan, the Stormwater Pollution Prevention Plan (SWPPP), and
Town Code Chapter 236. The covering and stabilization of all stockpiles shall be
continuously monitored and maintained.
This condition shall be satisfied, and notice of its completion shall be provided, within 45
days of the date of this resolution.
2. The applicant shall provide documentation verifying that all required outside
agency approvals remain active and in good standing, including:
a. New York State Department of Transportation (NYSDOT) permit (valid
through August 31, 2026).
b. Suffolk County Department of Health Services (SCDHS) approval (valid
through December 3, 2026).
c. Zoning Board of Appeals (ZBA) Special Exception (valid through
December 2, 2026).
Note: All original Conditions of Approval, as set forth in the approval resolution dated
January 9, 2024, remain in effect.
Southold Town Planning Board Public Meeting —July 13, 2026 — Page 7
Martin Sidor: Second.
Chairman Rich: Motion made by Mia, seconded by Martin. Any discussion?All in
favor?
Ayes.
Opposed?
None.
Motion carries.
Chairman Rich: Hard Corner Heart of Love Lane —This amended Site Plan is for the
proposed alteration and conversion of an existing ±16,500 gross sq. ft. commercial
office building (with basement) to contain a 56-seat restaurant and two retail spaces on
the first floor and two commercial spaces and an accessory apartment on the second
floor, all on 0.784 acres in the HB Zoning District. The property is located at 245 Love
Lane & 50 Pike Street, Mattituck. SCTM#1000-141.4-2, 141.4-3, 141.4-6.1
Martin Sidor:
WHEREAS, this amended Site Plan is for the proposed alteration and conversion of an
existing ±16,500 gross sq. ft. commercial office building (with basement) to contain a
56- seat restaurant and two retail spaces on the first floor, and two commercial spaces
and an accessory apartment on the second floor on 0.78 acres in the HB Zoning
District; and
WHEREAS, on April 10, 2023, the Planning Board granted approval with conditions, of
the site plan entitled "Heart of Love Lane" prepared by John Anthony Nastasi, R. A.,
dated April 12, 2022 and last revised April 6, 2023; and
WHEREAS, on December 4, 2024, Abigail Wickham, attorney, submitted a letter
requesting an Extension of Site Plan Approval with provided reasoning, as detailed in
the January 13, 2025 staff report; and
WHEREAS, on December 7, 2024, the site plan approval expired; and
WHEREAS, at a Work Session held on January 13, 2025, the Planning Board reviewed
the application and determined that the expired Site Plan remained in compliance with
current rules and regulations; and
WHEREAS, on January 13, 2025, the Southold Town Planning Board granted an
Extension of Amended Site Plan Approval for eighteen (18) months from valid through
July 13, 2026; and
Southold Town Planning Board Public Meeting —July 13, 2026 — Page 8
WHEREAS, on June 4, 2026, Abigail Wickham, attorney, submitted a letter requesting
an Extension of Site Plan Approval for eighteen (18) months, with provided reasoning
as detailed in the July 13, 2026 staff report; and
WHEREAS, on July 13, 2026, the Planning Board reviewed the application and
determined that the Amended Site Plan remained in compliance with current rules and
regulations; therefore, be it
RESOLVED, that the Southold Town Planning Board grants an Extension of Amended
Site Plan Approval for eighteen (18) months, with one condition, from July 13, 2026 to
January 13, 2028 to the Site Plan entitled "Heart of Love Lane" prepared by John
Anthony Nastasi, R. A., dated April 12, 2022 and last revised April 6, 2023.
Condition of Extension:
1. Provide documentation verifying that all required outside agency approvals
remain active and in good standing, including wastewater approval from the
Suffolk County Department of Health Services (SCDHS).
Note: All original Conditions of Approval, as set forth in the approval resolution dated
April 11, 2023, remain in effect.
Donald Wilcenski: Second.
Chairman Rich: Motion made by Martin, seconded by Don. Any discussion?All in
favor?
Ayes.
Opposed?
None.
Motion carries.
SUBDIVISION APPLICATIONS
CONDITIONAL SKETCH PLAT DETERMINATION
Chairman Rich: Indian Neck Preserve Standard Subdivision.—This proposal is for a
clustered five-lot standard subdivision of a 14.9-acre parcel, where Lot 1 is 10.78 acres
inclusive of 9.3 acres of open space, and Lots 2 through 5 are one acre in the R-80
Zoning District. The property is located at 3375 Indian Neck Lane, Peconic.
SCTM#1000-98.-1-1.3
Southold Town Planning Board Public Meeting —July 13, 2026 — Page 9
Donald Wilcenski:
WHEREAS, on December 2, 2025 the applicant submitted a Subdivision Application for
review by the Southold Town Planning Board; and
WHEREAS, this proposal is for a clustered five-lot standard subdivision of a 14.9-acre
parcel, where Lot 1 is 10.78 acres inclusive of 9.3 acres of open space, and Lots 2
through 5 are one acre in the R-80 Zoning District.; and
WHEREAS, on June 22, 2026, the Southold Town Planning Board found the application
complete; and
WHEREAS, the Planning Board has determined the proposed action to be Unlisted as it
does not fall within the Type I or Type II actions pursuant to the State Environmental
Quality Review Act (SEQRA) 617.5; and
WHEREAS, on June 22, 2026, the Planning Board, at their Work Session, reviewed the
submitted Yield Plan ("Sketch Plat Indian Neck Preserve at 3375 Indian Neck Lane,
Yield Plan" prepared by Andrew Stolzenberg, Licensed Professional Engineer, ALS
Engineering PLLC, dated February 12, 2026 last revised May 11, 2026) and found that
all requirements have been met pursuant to Southold Town Code §240-10(B) Yield
Plan; and
WHEREAS, on June 22, 2026, the Planning Board, at their Work Session, reviewed the
submitted subdivision map and found that all requirements have been met pursuant to
Article V Sketch Plat; therefore be it
RESOLVED, that the Southold Town Planning Board has determined that this proposed
action is an Unlisted Action under SEQRA as described above;
Amelia Jealous-Dank: Second.
Chairman Rich: Motion made by Don, seconded by Mia. Any discussion? All in favor?
Ayes.
Opposed?
None.
Motion carries.
Donald Wilcenski: And be it further
RESOLVED, that the Southold Town Planning Board grants a Conditional Sketch Plat
Approval upon the map entitled "Sketch Plat Indian Neck Preserve at 3375 Indian Neck
Southold Town Planning Board Public Meeting — July 13, 2026 — Page 10
Lane" prepared by Andrew Stolzenberg, Licensed Professional Engineer, ALS
Engineering PLLC, dated February 12, 2026 (last revised May 11, 2026), with the
following conditions:
a. Submit a legible digital copy of the Sketch Plat, Boundary & Topographic
Survey, and Yield Plan for inclusion in the Planning Department project
record.
b. Submit a complete Preliminary Plat Application with a Preliminary Plat
containing the following corrections and additions:
i. Revise the title of the Preliminary Plat to "Indian Neck Preserve
Clustered Standard Subdivision Preliminary Plat."
ii. Remove the golf course/recreation area notation and delineation
from the open space area.
iii. Show the locations of proposed concrete monuments to mark
the proposed lot corners.
iv. Show location of, and distance to, fire control structures.
v. Provide clearing limit calculations for each lot and indicate
clearing limits.
vi. Revise the subdivision layout to provide two shared common
driveways serving Lots 2 & 3 and Lots 4 & 5, respectively, with
Lot 1 retaining a separate driveway.
vii. Show and label zoning setback lines and dimensions using the
R-40 setbacks for Lots 2-5, and for Lot 1, use the existing house
as the edge of the front yard setback. The northern side yard
setback for Lot 1 should be at least 25'.
Amelia Jealous-Dank: Second.
Chairman Rich: Motion made by Don, seconded by Mia. Any discussion? All in favor?
Ayes.
Opposed?
None.
Motion carries.
SKETCH PLAT DETERMINATION
Chairman Rich: Pristine Projects & Staron Standard Subdivision — This proposal is
for a standard subdivision of the merged parcels, comprised of SCTM#1000-63.-1-4
(currently improved with a one-story frame dwelling) and SCTM#1000-63.-1-5 (currently
vacant), located in the R-40 Zoning District, into Proposed Lot 1 (10,109 sq. ft.) and
Proposed Lot 2 (9,048 sq. ft.), each of which would remain nonconforming. The parcels
are located at 155 and 205 Sunnyside Road, Southold. SCTM#1000-63.-1-5 & 4
Southold Town Planning Board Public Meeting —July 13, 2026 — Page 11
Amelia Jealous-Dank:
WHEREAS, on December 31, 2025 the applicant submitted a Subdivision Application
for review by the Southold Town Planning Board; and
WHEREAS, pursuant to Southold Town Code §280-10, nonconforming lots held in
common ownership after July 1, 1983 that share a common boundary of at least 50 feet
are required to merge and be treated as a single parcel until such time as the combined
lot more closely conforms to the current bulk schedule, and SCTM#1000-63.-1-4 and
1000-63.-1-5 merged as a matter of law into a single 0.44-acre merged parcel; and
WHEREAS, this proposal is for a standard subdivision of the 0.44-acre merged parcel,
comprised of SCTM#1000-63.-1-4 (currently improved with a one-story frame dwelling)
and SCTM#1000-63.-1-5 (currently vacant), located in the R-40 Zoning District, into
Proposed Lot 1 (10,109 sq. ft.) and Proposed Lot 2 (9,048 sq. ft.), each of which would
remain nonconforming; and
WHEREAS, the applicant's request for a waiver of merger was previously denied by the
Zoning Board of Appeals (ZBA No. 7943, November 21, 2024); and
WHEREAS, the Building Inspector issued a Notice of Disapproval dated November 19,
2025 for the applicant's proposed permit to subdivide the 0.44-acre parcel into two lots,
as the proposed lots do not conform to the R-40 Bulk Schedule requirements of a
minimum lot size of 40,000 sq. ft., minimum lot width of 150 feet, and minimum lot depth
of 175 feet (Southold Town Code §280, Attachment 3); and
WHEREAS, the applicant thereafter applied to the Zoning Board of Appeals for area
variances from Article III, §280-18 (ZBA File #8096); and
WHEREAS, the Southold Town Planning Board reviewed the application and, by
Memorandum dated April 23, 2026, recommended that the Zoning Board of Appeals
deny the requested variances based upon: the substantial nature of the variances
requested; the prior merger of the lots pursuant to §280-10; the inconsistency of the
proposal with the intent of the Comprehensive Plan and zoning regulations; the potential
for adverse cumulative impacts on traffic, water quality, and water supply; and the
precedent that approval could establish for similarly situated properties throughout the
Town; and
WHEREAS, the Zoning Board of Appeals held a public hearing on this application on
May 7, 2026; and
WHEREAS, at its meeting of June 4, 2026, the Zoning Board of Appeals, by a vote of 5-
0, DENIED the requested area variances as applied for, finding, among other things,
that: the requested variances were mathematically substantial, representing 75% and
77% relief from the required lot area, 25% and 33% relief from the required lot width,
and 49% relief from the required lot depth for proposed Lots 1 and 2, respectively; the
Southold Town Planning Board Public Meeting —July 13, 2026 — Page 12
difficulty was self-created, as the applicant purchased the property with actual or
constructive knowledge of the Zoning Code then in effect; granting the variances would
produce an undesirable change in the character of the neighborhood, citing recurring
flooding conditions affecting adjacent parcels; the variances would have an adverse
impact on physical and environmental conditions, including groundwater quality and
nitrogen loading; and the requested relief was not warranted under the balancing test
set forth in New York Town Law §267-b; and
WHEREAS, absent the area variances denied by the Zoning Board of Appeals,
proposed Lots 1 and 2, which do not conform to the Bulk Schedule requirements of the
R-40 Zoning District, cannot be lawfully created as proposed; be it therefore
RESOLVED, that based upon the above reasons cited, the Southold Town Planning
Board hereby denies the application from Pristine Projects LLC for subdivision of the
0.44-acre parcel, comprised of SCTM#s 1000-63.-1-4 & 5, into two lots as shown on the
map prepared by Donald Metzger, Licensed Land Surveyor, dated September 2, 2025,
last revised November 6, 2025.
Martin Sidor: Second.
Chairman Rich: Motion made by Mia, seconded by Martin. Any discussion?All in
favor?
Ayes.
Opposed?
None.
Motion carries.
SEARQ CLASSIFICATION/SET PRELIMINARY PLAT HEARING
Chairman Rich: Sepenoski Standard Subdivision —This proposal is for a clustered
four-lot subdivision of 7.92 acres, where Lot 1 is 1.5 acres, Lot 2 is 0.5 acres., Lot 3 is
5.4 acres inclusive of 4.75 acres of open space, and Lot 4 is 0.5 acres. on 7.92 acres in
the R-80 Zoning District. The property is located at 7395 NYS Route 25, East Marion.
SCTM#1000-31.-1-5.9
Martin Sidor:
WHEREAS, this proposal is for a clustered four-lot standard subdivision of 7.92 acres,
where Lot 1 is 1.5 acres, Lot 2 is 0.5 acres., Lot 3 is 5.4 acres inclusive of 4.75 acres of
open space, and Lot 4 is 0.5 acres on 7.92 acres in the R-80 Zoning District; and
Southold Town Planning Board Public Meeting — July 13, 2026 — Page 13
WHEREAS, the Southold Town Planning Board, pursuant to State Environmental
Quality Review Act (SEQRA) 6 NYCRR, Part 617, has determined that the proposed
action is an Unlisted action as it does not meet the criteria for a Type I or Type II action;
and
WHEREAS, on July 13, 2026, at their work session, the Planning Board found the
Preliminary Plat application complete; be it therefore
RESOLVED, that the Southold Town Planning Board has determined that this proposed
action is an Unlisted Action under SEQRA as described above;
Donald Wilcenski: Second.
Chairman Rich: Motion made by Martin, seconded by Don. Any discussion?All in
favor?
Ayes.
Opposed?
None.
Motion carries.
Martin Sidor: And be it further
RESOLVED, that the Southold Town Planning Board sets Monday, September 14, 2026
at 5:01 p.m. for a Public Hearing regarding the subdivision map entitled "Sepenoski
Clustered Standard Subdivision" prepared by Young &Young, dated June 10, 2026.
Donald Wilcenski: Second.
Chairman Rich: Motion made by Martin, seconded by Don. Any discussion? All in
favor?
Ayes.
Opposed?
None.
Motion carries.
Southold Town Planning Board Public Meeting —July 13, 2026 — Page 14
CONDITIONAL FINAL PLAT DETERMINATION
Chairman Rich: Old Town Farm Standard Subdivision —This proposal is for the
standard subdivision of a 17.46-acre parcel into 5 lots, where Lot 1 through 3 are 0.8
acres, Lot 4 is 1 acre, and Lot 5 is 13.68 acres including a 3-acre development area,
10.6 acres of open space in the R-40 Zoning District. The property is located at 2355
Main Bayview Road, Southold. SCTM#1000-78.-1-10.23
Donald Wilcenski:
WHEREAS, this proposal is for the Standard Subdivision of a 17.46-acre parcel into 5
lots, where Lots 1, 2 & 3 are 0.8 acres, Lot 4 is 1.03 acres, and Lot 5 is 13.68 acres and
includes a 3.05-acre development area, 10.25 acres of open space and 0.38 acres of
wetlands in the R-40 Zoning District; and
WHEREAS, on November 4, 2024, at their Public Meeting the Southold Town Planning
Board granted Conditional Sketch Plat Approval for this application; and
WHEREAS, on November 4, 2024, at their Public Meeting the Planning Board
determined the proposed action to be an Unlisted action pursuant to the State
Environmental Quality Review Act (SEQRA) 617; and
WHEREAS, on January 13, 2025, at their Work Session the Southold Town Planning
Board found the Preliminary Plat application complete; and
WHEREAS, on January 24, 2025, the Town of Southold Local Waterfront Revitalization
Program (LWRP) Coordinator reviewed this application and recommended that the
proposed project be found consistent with the policies of the Southold Town LWRP; and
WHEREAS, on February 10, 2025, at their Public Meeting the Planning Board
determined the proposed action is located within an Agricultural Exemption District and
will convert 4 acres from agricultural to residential use; therefore, it,is a Type I action
pursuant to the State Environmental Quality Review Act (SEQRA) 617.5; and
WHEREAS, on March 10, 2025, a Preliminary Plat public hearing was held and closed;
and
WHEREAS, on May 5, 2025 at their public meeting, the Southold Town Planning Board,
pursuant to the State Environmental Quality Review Act §617.6, established itself as
Lead Agency after coordination with other agencies for this Type I action and made a
determination of non-significance for the proposed action and granted a Negative
Declaration; and
Southold Town Planninq Board Public Meeting —July 13, 2026 — Page 15
WHEREAS, on May 5, 2026, the Southold Town Planning Board found that this
proposed action is consistent with the policies of the Town of Southold Local Waterfront
Revitalization Program; and
WHEREAS, on May 5, 2026, the Southold Town Planning Board, found that the
proposed subdivision plat presented a proper case for requiring a park suitably located
for recreational purposes, but that a suitable park cannot be properly located on such
subdivision plat, and required $28,000.00 in lieu thereof, pursuant to 240-53.G of the
Southold Town Code; and
WHEREAS, on May 5, 2026, at their public meeting, the Southold Town Planning Board
granted Conditional Preliminary Plat Approval upon the map entitled "Preliminary Plat of
The Old Town Farm LLC Clustered Standard Subdivision," prepared by Kenneth
Woychuk Land Surveying, PLLC, dated December 23, 2023, and last revised December
5, 2024; and
WHEREAS, on February 17, 2026, the applicant's agent submitted the Final Plat
Application; and
WHEREAS, at their work session on May 18, 2026, the Planning Board found the Final
Plat application complete after submittal of the Final Plat Application fee, and agreed to
waive the Final Plat public hearing, and make a conditional determination on the final
plat at a future public meeting; be it therefore
RESOLVED, that the Southold Town Planning Board grants a Conditional Final Plat .
Approval upon the map entitled, "Final Plat of The Old Town Farm Clustered Standard
Subdivision" prepared by Kenneth Woychuk Land Surveying, PLLC, dated December
23, 2023, and last revised October 28, 2025 with the following conditions:
1. Revise the Common Driveway Plan as follows:
a. The common driveway entrance must be moved at least 15' north so that the
apron connecting the common driveway to the road is located north of the
intersection of Willow Pond Lane and Sleepy Hollow Lane.
b. Provide cross-section details for the construction of the asphalt apron.
c. Modify the common driveway cross-section to show a minimum 2" depth of
3/" crushed bluestone top course and state that New York State Department
of Transportation (NYSDOT) Specification RCA will be utilized for the base.
d. Revise the stormwater calculations to utilize a runoff coefficient of 1.0 and
modify the drainage design accordingly.
Southold Town Planninq Board Public Meeting —July 13, 2026 — Page 16
e. As designed, the single drainage structure is located in the center of a
crowned common driveway, ensuring that no stormwater will flow into the
inlet. Revise the design accordingly to ensure that stormwater runoff will be
collected by the drainage system. Provide details for the drainage
structure(s).
f. The revised plan must show the location of and details for all erosion and
sediment controls including, but not limited to, the construction entrance,
perimeter silt fencing, concrete washout area and soil stockpile area.
2. Revise the Final Plat as follows:
a. Move the common driveway entrance to match the revised common driveway
plan as required by Town Engineer & Town Highway Department.
b. Move all notations and drawings related to the common driveway from the
Final Plat to the Common Driveway Plan.
c. Add a notation "The construction specifications and drainage requirements for
the common driveway for Lots 2, 3 and 4 are shown on the map entitled The
Old Town Farm Clustered Standard Subdivision Common Driveway Plan
prepared by Kenneth M. Woychuck, dated April 28, 2026, last revised
and kept on file at the Southold Town Planning Department."
d. Remove the notation "Total Yield: ....18 Lots". Yield is only determined by the
Planning Board according to an approved yield plan. A calculation of yield is
not permitted and cannot be displayed on the Final Plat (if this is required by
SC Health Department, the notation should state that specifically).
e. Lot 2: remove the extra notation for a 50' setback that seems to be a remnant
from the previous version of the plan before the setback was change to 30'.
3. Covenants and restrictions: the Planning Department will provide a draft. After
reviewing, please submit any proposed edits along with the legal descriptions
(metes & bounds) of the entire property, the open space area, and the common
driveway.
4. Submit proof of recording of the covenants and restrictions after finalizing with
the Planning Board.
5. Submit five paper copies of the Common Driveway Plan for review and approval
by the Town Engineer.
6. Submit 9 paper copies and 4 mylars of the revised Final Plat with the approval
stamp of the SCDHS.
7. Submit 9 paper copies & 4 Mylars of the Final Plat to include the following;
Southold Town Planning Board Public Meeting —July 13, 2026 — Page 17
a. A stamp of approval from the Suffolk County Department of Health
Services.
b. Reference the Liber & Page of the filed covenants and restrictions
8. File a certificate of abandonment for Lot 2 on Filed Map 9601, Alice J. Dart (filed
11/22/1994).
Amelia Jealous-Dank: Second.
Chairman Rich: Motion made by Don, seconded by Mia. Any discussion? All in favor?
Ayes.
Opposed?
None.
Motion carries.
PUBLIC HEARINGS
Chairman Rich: 5:00 p.m. - Saint John's Episcopal Resubdivision —This proposed
Resubdivision application is to transfer ± 9,886 sq. ft. from SCTM#1000-9.-5-14 to
SCTM#1000-9.-5-16.1 resulting in the decrease of SCTM#1000-9.-5-14 from ± 41,132
sq. ft. to ± 31,246 sq. ft. and the increase of SCTM#1000-9.-5-16.1 from ± 54,457sq. ft.
to ± 64,343 sq. ft. in the R-40 Zoning District. The property is located at 664 & 806
Oriental Avenue, Fishers Island. SCTM#1000-9.-5-14 & 16.1
Jessica Michaelis: And for the record, the required public notice procedures were
completed correctly.
Chairman Rich: Thank you. At this time, I would like to ask the applicant or their agent
to come up.
Steve Ham: Steve Ham, 106 Longview Road, Southampton. Unless there are
questions or comments, we request that you close the hearing and move the process
along as well as you can.
Chairman Rich: Does anyone wish to address the Board on this project?
(none)
Donald Wilcenski: Motion made to close the hearing.
Southold Town Planning Board Public Meeting — July 13, 2026 — Page 18
Amelia Jealous-Dank: Second.
Chairman Rich: Motion made by Don, seconded by Mia. Any discussion? All in favor?
Ayes.
Opposed?
None.
Motion carries.
Chairman Rich: 5:01 p.m. - 1160 Traveler Street Barn —This site plan application
proposes the expansion and conversion of an existing ±900 square foot barn into a
±1,436 square foot professional interior design studio on a ±0.29-acre parcel located
within the Hamlet Business (HB) Zoning District in Southold. The property is located at
1160 Travelers Street, Southold. SCTM#1000-61.-2-2
Chairman Rich: Thank you. At this time, I would like to ask the applicant or their agent
to come up.
Jessica Michaelis: For the record, the required public notice procedures were
completed correctly.
Isaac Clay Coffey: My name is Isaac Clay Coffey; I am the architect and I prepared the
site plan & the landscape plans for the project. We've been in discussion with the
Board; Theres an error in our calculations on the Landscaping plan, we have an .
updated revised Landscaping Plan that shows such a 60/40 split of landscaped area to
(inaudible) driveway and then building. The building is an existing small barn that we're
proposing to pickup and move to a compliant location on the site add ten feet on the
end of it and a small studio on the back of it. If there's any other questions, I'd be happy
to answer them.
Chairman Rich: Thank you. Does anybody from the public wish to address the
Planning Board on 1160 Travelers Street Barn?
Jessica Michaelis: We have somebody on Zoom. Go ahead Steven, just state your
name for the Planning Board.
Stephen Kiley: Hi, this is Steven Kiley, I'm the attorney for the applicant. I just want to
flesh out what Clay said, just for the record. First of all, good evening, Mr. Chair and the
rest of the Board, the property's located at 1160 Travelers Street, Southold as
previously mentioned. It is an improved 13,408 square foot lot containing a 900 square
foot barn and a 14 by 10 shed. The property is located in the HB zoning district in a
mixed-use neighborhood and bounded by an office building, formerly known as Peconic
Surveyors to the east and the old Travelers Watchmen building to the west and Maroni
Southold Town Planninq Board Public Meeting — July 13, 2026 — Page 19
to the south. The applicant is'seeking to relocate the existing barn to a complaint
location visa vie setbacks. To enlarge it and renovate it to make it her interior design
professional studio. Which, should be noted a permitted use in the HB zone. Therefore,
the proposed use is in keeping with the established character of the adjoining properties
and the Southold commercial district. The adaptive reuse of the property will have a
positive impact to the neighborhood by converting a vacant structure into a viable
business which will add to the commercial tax base. I'm here with Clay, if you have any
questions.
Chairman Rich: Thank you, Steven. Anybody else on Zoom? Anyone from the
audience?
(none)
Amelia Jealous-Dank: Motion made to close the hearing.
Donald Wilcenski: Second.
Chairman Rich: Motion made by Mia, seconded by Don. Any discussion? All in favor?
Ayes.
Opposed?
None.
Motion carries.
Chairman Rich: 5:02 p.m. - Oregon Road Estate Winery—This amended site plan is
for proposed alterations to an existing 5,569 sq. ft. building and site, with no change in
footprint, for office, storage and wine-tasting; including: the addition of a new sanitary
system, expansion of existing parking area with the addition of four (4) parking stalls,
exterior renovations, interior alterations to floor plan (no basement), located within a 0.92
acre building envelope (SCTM#1000-83.-3-2.1) attached to ±12.7 acres of farmland
(SCTM#1000-83.-3-2.2) with Development Rights held by Southold Town in the AC
Zoning District. The property is located at 13050 Oregon Road, Cutchogue.
SCTM#1000-83.-3-2.1
Chairman Rich: Anyone wishing to address the Planning Board on this project?
Jessica Michaelis: For the record, the required public notice procedures were
completed correctly.
Patricia Moore: I posted it personally and it did attract some attention by the people
enjoying the facility, saw them walking out to take a look. Patricia Moore on behalf of the
winery. I have also, Russel Curran with me, he's sitting in the back. Pete Samuels is the
Southold Town Planning Board Public Meeting — July 13, 2026 — Page 20
design professional, so if there are any specific questions the Board has or the public
has with respect to the design, we will happily address them. A little background for the
record, this is an existing structure. It was designed years ago and used by Lieb Sellers,
the originally winery. It was using above the Morton building as the frame of the
structure with some modifications. We first had to go to the Zoning Board because of
some conditions that were imposed originally on the Lieb's building and when we went
to the Zoning Board, we disagreed with some of the conditions and the rationale they
used, we went to the court on an arguable submeeting and ultimately came to a
settlement. The settlement was made a part of your records, so you can,see that. Many
of the things, the exterior of the property, as far as a picket fence, locating any seating
areas in the area that is currently there and segregated or isolated from the road. So,
there's a small fence area that is the seating area, that is already in place — so that's not
changing. We did provide you with additional plans with the square footage, calculations
for clarification. The purpose of this is to update the existing space. It needs some
refreshing. It is also is in line with how Mr. Russel Curran operates which is a lot less
storage from the original Lieb Cellars, which, own multiple wineries and use this building
for a lot of their storage. So, the interior has been realigned but the exterior, the footprint
is not changing, the main building is not changing, other than the aesthetics through
windows and some very good architectural design so I'll have Kate come up if she — is
there anything in particular? Or just walk you through a Site Plan very quickly, which
would you prefer?
Chairman Rich: Just walk us through the Site.
Patricia Moore: Okay, so just a quick walkthrough, they're familiar with it. It's more for
their record and anyone that might be interested.
Chairman Rich: Thanks, Pat.
Patricia Moore: Sure!
Chairman Rich: And I know you know the drill, please just be sure to sign your name.
Katherine Samuels: Sure, I'm Katherine Samuels, Samuels and Sylvian architects. As
mentioned, it's an existing Morton building and we are adding new additional
landscaping to the Site Plan. Which would —we feel — beautify the entryway. We're
changing the existing entryway to the side of the chamfer, which is located closer to the
parking. Additionally, we are adding a new septic system, which would be a slight
increase of flow from the existing septic system, that would be an Al system as well.
There is an existing concreate slab, which is for exterior seating, which will remain. We
were required to add a new fence to the property to kind of limit the amount of
pedestrian access to the site so it would be a bit more of a controlled environment.
People would really be exiting their cars, entering the new entryway and then remaining
on the property on.the site. That was most of the site changes, there's some additional
exterior lighting that we're also proving and we have those calculations that are in the
set that you have already.
Southold Town Planninq Board Public Meetinq — July 13, 2026 — Page 21
Chairman Rich: Thank you. Anybody else wish to speak? Anybody on Zoom?
(none)
Amelia Jealous-Dank: I make a motion to close the hearing.
Martin Sidor: Second.
Chairman Rich: Motion made by Mia, seconded by Martin. Any discussion? All in
favor?
Ayes.
Opposed?
None.
Motion carries.
Chairman Rich: Southold Free Library Parking —This amended site plan is for the
proposed merger of two adjacent lots (SCTM#1000-61.-1-15.2 & 15.5) and the
construction of a pocket park with improvements to include: new parking, accessible
pathways, new stairs and .retaining walls, a stone amphitheater, seating and landscaped
areas, a shaded activity space, lighting, irrigation, utilities, and a storage shed on 1.28
acres (after merger) in the HB Zoning District. The property is located at 53745 NYS
Route 25 and 690 Traveler Street, Southold. SCTM#1000-61.-1-15.2 & 15.5
Anyone wish to address the Planning Board on this project? I'd like to ask that you limit
your comments to three minutes per person tonight, please. Thank you.
Patirica Moore: Good evening, I was called in last week, retained by Southold Free
Library in an effort to place on the record, provide the Board with law to offset some of
the requests that are being make by Joan.and Nick, the adjacent property. I have
already, for the Board, I sent it by email, really, right before the close of business,
apologize — I have additional prints if you need them — of the memorandum of law for
the record. Do you need them? Are 5 enough?
Donald Wilcenski: I believe we have one.
Chairman Rich: Yes, would you get us four?
Patirica Moore: Okay and I have one for Joan. Okay, so it's not—you're all very
capable of reading, there's no need for me to read my memorandum of law, but really,
the bottom line is that the type of conditions that are being requested of the library are
not legal conditions, they are not authorized as a matter of law. For many reasons, the
law is set forth andthoroughiy outlined for this board. But just, also realistically, this site
Southold Town Planning Board Public Meeting —July 13, 2026 — Page 22
plan is for a pocket-park, it is a significant under-use of a property. It had been a large
building, a garage and then the — originally developed years ago —with what is North
Fork Wood Design is part of the property. When the library acquired the property, it was
the intention to use it, partly as a park, but also for additional expansion of the library.
That project failed by the voters to pass the budget for that size expansion.
Nevertheless, the park remains as an integral part of the program that is planned by the
library. It is generally outdoor spaces with seasonal programming. Clearly in February,
there's no children's program out there unless it's building snowmen, but, for the most
part, it's going to be seasonally used. It is providing a very lovely addition, green space
to the community. Throughout the Hamlet study and the Master Plan, there's been
endless discussion and comments made on the record to encourage the use of public
space and the integration of green space into private development, as well as, what we
have here is a Quazi-public project. It also provides pedestrian access. The vehicle
parking is up at the north end of the building, extending additional parking where it
currently is located. The topography of this project— I don't have to tell you — is quite
interesting; it's a good challenge, you have the main road level of the property, then you
have the library is a much higher elevation where the parking is currently and will be
extended off of Travelers Street. So, the development of this area along main street,
which is the area that the library is being asked to include turnarounds and additional
improvements for the sake of the adjacent property have no bearing, no need for this
project— it's a pedestrian access way. There is a common, shared, legal, access that
has_been preserved. Before I was involved paid retainer, my suggestion to try to
compromise was: "Well... potentially give a little bit of space, an extra four and a half
feet because you have cars with the side windows, whatever, you don't want to have
anybody inadvertently damaging a fence that was proposed at the property line..." they
acquiesced, there was a suggestion made to consider that extra four and a half feet, the
Library Board believed that it was a mutually beneficial extension of the gravel driveway,
it allows a little more space, it is — let's be clear— it's a license because there's
absolutely no right to an easement unless you pay for an easement. So, we don't want
to have anyone, even if you could claim adverse possession or an easement over public
property, that is not the plan here. It is a license that allows for some room and
maneuverability of the right of way. Again, the right of way is a burden benefitted — a
right of way that gives shared access and we have a gate that allows for the connection.
In reality, this is a pedestrian area so the use of vehicles is going to be very sporadic, if
at all. It might be to deliver some drinks that nobody can carry to this level where the
covered seating area is proposed. So, the need for this driveway by the library is
minimal. Really, it's very straightforward, this application, we ask that— based on the
memorandum —that clearly states you cannot impose such a condition of a turnaround
that would take any land from the library, there really is no reason to extend this hearing
beyond tonight and they'd like to close the hearing and be able to move forward with
this green space, which would benefit everyone and, if I was talking to Joan and Nick on
a personal level, I think it's going to be wonderful enhancement for their property
because now the number of uses, just like.Einstein Square has become a center-of
green space and sitting area and traffic for some of the retailers adjacent to the Einstein
Square, this similarly will provide traffic between Feather Hill and their property. It's a
wonderful integration of public space with the private, commercial development. So, if
Southold Town Planning Board Public Meeting — July 13, 2026 — Page 23
there are no question on the library that I can address, I thank you for your time and
your consideration. Joan and Nick are friends of mine, but, in this case, they pushed a
little too hard. That's all, thank you.
Chairman Rich: Anyone wish to address the Planning Board?
Nick Planamento: Nick Planamento, representing Jewel on Main, LLC at 53795, which
is the adjacent property owner to the east. First, I want to say `thank you' to Pat, the
library. We are not adverse or against, in any way, the library nor a green space use. If
anything, I agree that it's an added benefit to the community and potentially one for our
property. But what is being discussed, or what needs to be recognized is specific about
parking and access. I prepared a statement that I'd like to read, I'll keep it under three
minutes hopefully, I just wanted to add that our attorney, Harvey Arnoff was not
available to be here this evening and should we need legal representation, we will
pursue that at another level. But, as Pat had suggested, I would have hoped that our
prior conversations with the library and now as Pat sort of offered — I don't know the
procedure here — but we should be able to work it out. I suggested very simple things,
much like what exists today on the plan, the existing turnaround with a little bump-out
that you can back into, it solves the problem. I'd also suggested a different time,
perhaps one or two handicap access spaces because the proposed access for
handicap patrons is up by the library, not below/at the green space park. So, anyone
entering from main road should have that benefit, if needed. But all of that sort of fell on
sullen ears. What I want to say also, before I read, I was surprised after the public
hearing to read comments on the Planning Board file, specifically from the owners of
Feather Hill, I have an email from Marcello Pica who is opposed to this project as
proposed for parking reasons. So, the big conversation here is the parking and he
pointed out in his letter and his family's letter about how the library uses the Feather Hill
parking space, it's just an issue and we all know and I would add that the hearings I just
heard this evening all have components of parking, right down to the design studio that
saw the plan outside had four spaces, including one handicap. That's for a small design
studio on a secondary road that no one uses. This is a very intense public amenity. So,
with that, I'm going to read: Dear Chairman Rich and Members of the Planning Board;
Thank you for the opportunity to address the Board and express my concerns regarding
the Southold Free Library's proposed expansion. As the immediate eastern neighbor,
believe my property at 53795 Main Road will be among those most directly affected by
the proposal. You may recall that I raised many of these concerns at last month's public
hearing. Although I had hoped the library and its design team would consider the issues
I identified, I have received no response to my personal outreach. I was also troubled by
the June 4, 2026 letter submitted by Lisa Davidoff, President of the Library Board of
Trustees, which appears in the online application file. In my view, that letter does not
accurately represent my position. Parking and continued access to the private parking
serving 53795 Main Road have consistently been central to every conversation I have
had regarding this project. The online file also contains correspondence from the
neighboring Feather Hill property expressing similar concerns about parking and making
clear that the library is not permitted to use its parking area. At last month's meeting, the
applicant indicated that it expects to rely, in part, upon the public parking lot across Main
Southold Town Planning Board Public.Meeting —July 13, 2026 — Page 24
Road to accommodate additional vehicles beyond the limited parking proposed on the
library property. While the Town owns a portion of that parcel, the Southold Park District
owns the remainder. It is also a fully developable property. Although it is presently used
for parking, there can be no assurance that it will remain available for that purpose
indefinitely. The library should be held to the same parking and site-planning standards
as any other property owner or institutional use in the Town. I respectfully ask the Board
to consider the welcoming and functional spaces provided by other local libraries,
particularly the Cutchogue and Mattituck-Laurel libraries, where patron amenities are
supported by appropriate on-site access and parking. The application file also includes
a number of form letters supporting the project. While I respect the views of those who
submitted them, I question whether all of the writers fully understand the scope of the
proposal or its practical consequences. If that was my three minute — I've never heard of
the Town limit thing — I could stop and submit, or if I could sort of yield Mr. Pickett's
time, or someone else, I would appreciate it.
Chairman Rich: Continue for another minute or two. Go ahead.
Nick Planamento: Thank you. The library is already significantly underserved by
parking. Despite several previous applications and approvals from the Zoning Board of
Appeals and Planning Board, the anticipated parking improvements were either not
installed or did not adequately address the library's needs. The current proposal
appears to create a net loss of functional parking when the existing use of the lot is
taken into account. Although the plans describe that area as containing six employee
parking spaces, it is regularly used by library employees, patrons, and visitors to
Southold's business district. That same area is now proposed to become an outdoor
auditorium and event space. Many of the letters of support correctly observe that a
green space, pocket park, and outdoor auditorium could provide a public benefit. I do
not disagree. However, many of those same letters anticipate that the project will attract
additional visitors from throughout the Town and beyond. That raises an obvious and
unanswered question: Where will those additional visitors park? The need for adequate
parking does not appear to have received sufficient consideration. I also question why
the application was not subjected to a more detailed review under the State
Environmental Quality Review Act, particularly given that the project appears to involve
more than 4,000 square feet of site disturbance, substantial grading, and the
importation of fill to create the proposed landscape and auditorium. —The applicant
themselves have discussed the terrain, it's awful, it's a really narrow lot—just to interject
that thought. I recognize and respect the work of the Planning Board's professional
staff. At the same time, the Planning Board is an independent decision-making body,
and each member is entitled to evaluate the application and vote accordingly on their
own judgment. The Board also has the authority to condition site-plan approval and
require modifications that protect neighboring properties and serve the broader public
interest. I respectfully ask the Board to carefully consider the impact of the proposal
upon our building and include the continued access to its private parking area and the
ability of vehicles to safely enter, turn, and maneuver. That access is important not only
for the building's present use, but also for any future use by its owners, tenants,
customers, or visitors. I've suggested incorporating a turnaround, I've sort of said that
Southold Town Planning Board Public Meeting — July 13, 2026 — Page 25
before so I don't want to repeat it. I should just sort of add, in closing, there are also
unresolved legal and boundary issues that should not be overlooked. The library and
Jewell on Main LLC presently have a lot-line discrepancy. Legal documents previously
signed by the library acknowledge a boundary line that differs from the boundary
depicted on the current survey and site plan. In addition, the subject property was used
as a United States Post Office for decades, during which time there were longstanding
written and implied parking and access arrangements. It is our position that these
circumstances support the existence of a prescriptive easement benefiting Jewell on
Main LLC for continued access, turning, and vehicle movement. You have to remember
that there was a building with a substantial parking lot behind it between that and the
house — all of which have been removed. It is also our legal position that, following the
library's acquisition of the former Post Office parcel and the Carsten house and
property, the prior mutual right-of-way arrangement was extinguished and that the
remaining right-of-way is for the sole benefit of Jewell on Main LLC and its future
owners and tenants. The library has sufficient frontage on Main Road to seek approval
from the New York State Department of Transportation for its own curb cut and means
of access. It should not be permitted to interfere with or encumber the access and
easement rights benefiting Jewell on Main LLC. I respectfully request that the Planning
Board require these parking, access, boundary, easement, and environmental-review
issues to be fully addressed before acting upon the application. I will add, along with I
guess the applicant's attorney, I would actually even support closing the hearing so we
could get on to the next step, which of course, may also have other consequences. I
don't know what the plan is, how this would be, all I ask for is a simple turnaround space
and sadly, it's become something substantially bigger than what it really should be. So,
with that said, I'm going to say 'thank you' and have a lovely night.
Joan Bischoff: Good afternoon, Planning Board. To start, I'd like to tell you that I'm
Joan Bischoff, I'm a local lawyer and I'm also a part of Jewel on Main LLC. We love the
Town of Southold, we love the library, we love the idea of a park next door. However,
the attorney for the library brought to my attention there's now a Memorandum of Law.
I've not had the time to study that and I ask the Board to extend the time that we can
comment on this application so us and our attorneys will have time to reply to that
Memorandum. Second, in addition to what we discussed before the court in June,
during the June meeting on the same project. There's two points that I'd like to add to
what we discussed already. I mean, when you look at the application before you, I start
scratching my head because I see the word "amphitheater", I see groups of people that
are going to come for events there, the driveway accommodating trucks for events there
and I see lots of extra traffic being generated by that very attractive park and I don't see
any parking accommodations reflected on this application. As a matter of fact, they
reduce an enormous amount of parking on the lots that they are converting to a park
and they're adding —they're taking away at least— I don't know the number of these
parking spots, I guess fifteen to twenty-five parking spots and they're replacing it with a
few and they're calling that to the Planning Board as if they are adding parking while
they're actually removing it. The two points for me to bring tonight as deputized by
Harvey Arnoff, was that the proposed Site Plan does a lot more than add landscape and
create a public art, as designed, it would permanently occupy an area that has been
Southold Town Planning Board Public Meetinq —July 13, 2026 — Page 26
used openly, visibly, continuously without interruption for decades — more than decades
— as part of the established vehicular access and circulation serving our property, the
property of Jewel on Main. The Board is not being asked to determine whether those
longstanding uses have matured into legal rights. That question, of course, if necessary,
belongs in the Supreme Court. However, the Board is being asked to approve a plan
that would affectively extinguish those longstanding uses, before those rights have been
determined. Once the proposed improvements are constructed, the status quo can not
easily be restored. In practical terms, the approval of this Site Plan could permanently
impair or eliminate rights that may exist by recorded easements, by the reasonable
scope of existing easements or by other legal or equitable doctrines arising from
decades of continuous use. For that reason alone, with respect we submit that caution
is warranted. The boards responsibility is not to in judicate those rights, but neither
should it knowingly approve a site plan that assumes those rights to not exist: There is
an additional Planning consideration, the parking feud serving 53795 Main Road is an
integral component of the lawful use of our property. The continued use, occupancy
adaptive reuse and future development of our building depend on maintaining a lawful
and practical access to those parking spaces. If the proposed project removes or
materially impairs that access, the effect extends well beyond todays parking
arrangements, it may permanently affect the future lawful use of our property by
reducing or eliminating parking necessary to support future occupancy, changes in use,
redevelopment opportunities and compliance with applicable zoning and building
requirements. Those are not merely private property issues; those are legitimate land
use and planning considerations directly affected by the plan set before you. Thank you
very much for listening to me, I've put this into writing as well and I'd like to add that to
the permanent file, if I may?
Chairman Rich: Yes.
Joan Bischoff: And thank you very much for your allowance to speak. Thank you, Pat,
for—
(laughter)
Chairman Rich: Anyone else wishing to address the Planning Board?
Eric Martz: Eric Martz with Salty Roots Co. & Landscape Design. I'm one of the
designers of the park. I brought this up in the last meeting.but I was- want to reiterate
that a simple turnaround for a parking spot on that property, on the neighboring
property, first illegal, would take up eighteen feet of depth of the library's property.
Which, basically, would make the whole area where the kid's programs are happening
and stuff, null and void, not possible. In addition, if we do need more parking, on the
Travelers side entrance area, we could fit more parking.
Chairman Rich: You could fit more parking on the Traveler's side?
Southold Town Planning Board Public Meeting — July 13, 2026 — Page 27
Eric Martz: Yeah, on the road from Traveler's to the library. Theres additional parking,
there's room to add a few more spots, if necessary.
Nick Planamento: I had one other thought, just to sort of, counter the designers. I'll be
very quick; it is different because they brought something forward and it's great that they
want to add parking. I mean, this library should have like, at least sixty parking spaces
when you scale it out against the others but I'm not going to say that just now. Again,
that up to you how you impose things. But I would argue, and I serve in a different role
than as an owner, I serve in Town government, where I stand, you know, sort of in your
position and hopefully trying to adjudicate people's problems. One thing that I've noticed
that I don't have the prevue or the ability to do is to allow some sort of a negotiation with
applicant. I would often think and talk to my fellow members of that board and say: you
know, a lot of these issues you can design yourself out of. So, this is a self-imposed
problem, they could certainly design around. While they discuss a nineteen-foot
appendage, if you look at the existing lot, you know, the parking in front of the library.
With the proposed handicap space, they have one little narrow spot that you can back
into. They could redesign the space, shift something, I'm not suggesting it's easy, but
that's starts at the beginning of the process, the designer makes sure that when you sit
down and conceptualize something. But I would argue, a designer can solve the
problem, it shouldn't be my problem and it shouldn't come to this. I don't mean to make
it the Board's problem, but I would argue that it's well within your prevue to determine
how to solve the problem. So, thank you.
Patricia Moore:.Bear it the obvious, which is that both the library and their property
have the benefit of public parking all throughout. You have the main road that whenever
you go into town you park on the main road, in fact, when I spotted at Town Hall,
thinking the meeting was at Town Hall today, I stopped on the Main Road and parked
there for a period of time to run in and out. So, all of Main Road has the benefit of both
public parking spaces along the road as well as the public parking areas. The public
parking areas are all within 300 feet of certainly their property and the library. The
programming oftentimes is associated with the same people that are coming to the
library to use the library so there is an interrelationship between the program, the
children's program and the parents that bring the children to this program. So, we think:
1) that the parking that has been provided has been thought through very carefully and
there is certainly enough parking. Feather Hill, unfortunately, the current owner doesn't
want to have the library — or actually— patrons that come to the library, oftentimes go to
other business on Feather Hill. So, unless they have a police officer, security officer
there watching where people are walking, the reality is that there are cross-easements,
openings for precisely that purpose, in order to provide for those that visit Feather Hill
and maybe the food on Feather Hill that might also go to the library. Unfortunately, I
think it's unwise and short-sighted for Feather Hill owners currently— Ray, when he
developed Feather Hill, encouraged the use of the shared parking area —that's the way
it was originally developed. So, the current owners feel differently, that's fine. We have
provided the additional parking that's necessary. Again, it is not the library's
responsibility to provide a turnaround, it is well within the ability of Nick and Joan to
place parking restrictions on their tenants, if they know that they've got to have three —
z
Southold Town Planning Board Public Meeting — July 13, 2026 — Page 28
really three parking spaces —for whether its two residential tenants upstairs and the one
business operator of the smoke shop on the first floor or vise versa but, they have, as a
landlord, the ability to dictate how many vehicles are going to park in the back, what the
size of vehicles might be so—they have more control that will not require the library
correcting the deficiencies of their parking area. I also saw, on the record, it wasn't a
site plan — it was an old Etson survey- that showed a certain number of parking spaces,
they were not to code, they had no relationship to proper sizing or anything, received by
the Planning Board but it did not appear that it was part of any Site Plan. In this case,
we have a fully thought through Site Plan, the design professional — I think— has
thought very carefully and provide the parking. As I said, I will show Joan the additional
space that was provided to the Board, I think, to Site Plan, the extra four and a half feet,
conceptually, and I will show it to Joan and Nick. I thought that they might know of it
because they're monitoring the file but I will show it to them. We think that that's a .
reasonable accommodation, certainly it is not necessarily needed by the library, could
be eliminated as easily as it has been offered. So, I don't want to.have the threats of
litigation or the threats of impeding this development and if we don't give a turnaround
when I think in good faith there was an effort to provide some additional clearance for
the legal easement. That is what has been provided, we're not impeding the easement,
we're not interfering with the easement— and equally—they cannot do the same with
us. So, I hope you will take all of this into consideration. Aside from the fact that is as if
a neighbor was trying to impose a condition on the Town of Southold, as a municipality -
the library is funded by public funds. So, I believe arguably I don't think you can use
public funds for a private purpose and that is what is precisely being asked of the
library. We can show them what has been offered and hopefully that will appease them
because I would say if they choose to litigate or push this any further, it has no. benefit
to the library and we should withdraw that offer. If they're going to litigate then they don't
get negotiations at no cost and cooperation. That is my position — I'm don't know how
the Board would feel — but certainly, if I have a client that is being litigated, being
pushed what is legally required, I take away what has been offered. Otherwise, there is
no incentive to negotiate. Thank you.
Chairman Rich: Thank you, Pat. Anyone else wishing to address the Planning Board?
I'm going to ask that the Board to close the hearing and leave the comment period open
for ten business days; we just got Pat [memorandum of law] to give Nick & Joan's
attorney a chance to respond.
Amelia Jealous-Dank: I make a motion to close the hearing and leave the comment
open for ten days.
Donald Wilcenski: Second.
Chairman Rich: Motion made by Mia, seconded by Don. Any discussion? All in favor?
Ayes.
Southold Town Planning Board Public Meeting — July 13, 2026 — Page 29
Opposed?
None.
Motion carries.
APPROVAL OF PLANNING BOARD MINUTES
Chairman Rich: Our last order of business is to approve the Planning Board minutes
from:
March 9, 2026
• April 6, 2026
May 4, 2026
June 1, 2026
Donald Wilcenski: So, moved.
Amelia Jealous-Dank: Second.
Chairman Rich: Motion made by Don, seconded by Mia. Any discussion? All in favor?
Ayes.
Opposed?
None.
Motion carries.
Chairman Rich: This concludes the business of our meeting tonight. Can I get a motion
for adjournment?
Donald Wilcenski: So, moved.
Amelia Jealous-Dank: Second.
Chairman Rich: Motion made by Don, seconded by Mia. Any discussion? All in favor?
Ayes.
Opposed?
Southold Town Planninq Board Public Meeting — July 13, 2026 — Page 30
None.
Motion carries.
There being no further business to come before the Board, the meeting was adjourned.
Respectfully submitted,
Allison Palmeri
4a ' H, Transcribing Secretary
J es H. Rich III,•Chairman