Residents Blast Plan For Hotel, Restaurant On LI: 'Just Say No!'

SOUTHOLD, NY — Southold residents turned out in force Thursday night for a zoning board of appeals hearing on a project for a new hotel and restaurant proposed for Main Road that the majority feared would shatter their bucolic quality of life forever.

Residents, all masked as per Town Hall mandate, filled the meeting room and spilled out into the overflow area with more than 80 participating via Zoom. The meeting, which lasted more than three hours, was heated at times as residents expressed concerns about traffic, the size and scale of the project, potentially intoxicated visitors on Founders Beach, noise, and environmental issues.

Time and time again, residents implored the ZBA not to grant the special exception for a project they said would irrevocably alter the character of Southold Town forever. "Just say no!" one resident said.

The public hearing was held regarding a special exception for the proposed hotel and restaurant, known as The Enclaves. Plans for The Enclaves, located at 56655 Route 25 at the former location of The Hedges bed and breakfast, call for the conversion of an existing 3,026 square foot residence with a 584 square foot addition into a 74-seat restaurant and the construction of a 3,806 square foot, two-story, 40-unit hotel with four detached guest cottages, a swimming pool, and 123 parking spaces, on 6.75 acres in the hamlet business zoning district, according to the planning board.

To proceed, the project requires a special exception from the Southold zoning board of appeals for its planned hotel use.

Some residents have spoken out on social media with concerns regarding environmental issues, noise, quality of life, and impacts on small mom-and-pop businesses in the area; a petition was created, "Opposition to the Enclaves Hotel in Southold."

According to the final environmental impact statement for the project, also proposed is possible enclosed space to the south of the hotel building to accommodating indoor events, such as weddings and fundraisers; the potential enclosed event room was added to the proposed site plan during the preparation of the FEIS to address noise concerns associated with outdoor events, and the application was modified to eliminate outdoor events, the FEIS said.

Also, plans include construction of an on-site sewage treatment plant to the north of the hotel building to accommodate sanitary waste from both the restaurant and hotel; the proposed STP is designed with a 100 percent plant expansion area, and 100 percent leaching pool expansion area, the FEIS said.

Access to the proposed development will be via an existing curb cut to the east of the existing single-family residence, with egress via a new separate driveway on the west side of the residential structure or proposed restaurant, the FEIS said. Dedicated parking for each use will be provided on-site; however, due to an anticipation of events such as weddings, birthday parties, etc. on the subject property, additional parking over the required supply will be provided, the FEIS said.

The proposed restaurant and hotel will operate year-round, with hours of operation consistent with such uses.

The application was discussed at a Southold planning board work session in 2017.

Southold Town Attorney Bill Duffy began by saying the ZBA was focused on listening to testimony. But, he said, "This is not a popularity contest. We are bound by the code."

The meeting began with attorney for the applicant David Altman involved discussing changes made to the project in response to community concerns, including shifting egress and adding a vegetative buffer to mitigate impacts on neighbors; a 6.5-foot wooden stockade fence for visual and noise mitigation; the elimination of fish from the pond, a barrier added to the rooftop bar as well as limited hours for that lounge, which, along with the spa, would be open to hotel guests only.

The outdoor event space was eliminated from the plan; the indoor space would be allowed to hold a maximum of 250 guests, with no more than 10 events a year, no more than one per week, with notice given to the town in advance, Altman said. Traffic control would be hired for all events that exceed 100 patrons, he said. Amplified music generating from cumulative sources will not exceed 5 decibels over background levels, an "unnoticed to tolerable" ranking by the New York State Department of Environmental Conservation, Altman said.

He added that plans include less rooms than permitted and the plan complies with the intent and requirements of the zoning code; the applicants "are not seeking relief in any way, shape or form," Altman said.

Traffic consultant Ron Hill said that a traffic study done in 2018 indicated that people entering the hotel and restaurant on a typical summer day would not impact traffic. Special events on a summer Saturday could mean traffic and delays, he said.

Residents who live in the area said traffic has increased dramatically since 2018 due to people who have moved out to Southold during the pandemic; another traffic study is needed, they said.

Some questioned whether it were true that shuttle buses for guests were planned to Founders Beach and if events would be held there; Altman said that was not being considered.

James Groeneveld said as a resident and taxpayer he was not sure how many of the consultants actually live in Southold. "I live in Southold and I consider myself an expert in this town and traffic," he said. "It has gotten nothing but worse and worse, year by year . . . There is nothing harmonious about this project."

He recalled trips out to Orient at 5 years old with his family for clamming and crabbing, when seeing five cars was a lot. Now, he said, it takes five minutes to make a lefthand turn.

Angelina McKenna said she and her husband had come to express concerns “about this horrendous project being proposed. The Town of Southold prides itself on its heritage and strong sense of community,” she said. “Our roads cannot handle more, nor do we want more. Who will benefit from this outlandish, outrageous proposal?” The project as proposed was first pitched as 22 rooms in 2017 and now proposes 44, she pointed out.

She and her husband moved to Southold almost four years ago and “the reason we chose this beautiful and peaceful town is under attack,” she said. “If this is built, it will forever change this town and not for the betterment of residents, but for investors.”

Also, McKenna said, there is already a dearth of affordable housing; there will be nowhere for the facility’s employees to live, meaning they would all have to commute.

Jim Underwood, who lives in Laurel and belongs to the Mattituck-Laurel Civic Association, questioned the impact of the project on the Dark Skies initiative. With much of the project as of right, save the community character component, he added: “The code has to be changed to protect the town.”

Sally Kahn of Southold pointed out aspects of the code she said attorney Duffy had not mentioned, which say that special exceptions cannot be granted if the use does not prevent “orderly and reasonable” use of adjacent properties and does not adversely impact the safety of residents. The use must be In harmony with the surrounding community, she said.

One East Marion resident who grew up in Southold said the project would set an unwelcome precedent. “This project is just too big and it opens the door to drastic and permanent changes to the surrounding community,” she said. Many of her peers have left Southold due to the lack of job opportunities and cost of living; there are not enough staffers to fill jobs now, she added.

Skip Albertson, who grew up in the home on the parcel, said the zoning was changed to hotel business in 1960 to allow for the single room that his mother wanted to rent to tourists on the weekend. There is a shingle in the attic on a beam that dates to 1732; he questioned if the supporting beam would remain after restoration. “This house withstood the Hurricane of ’38 but I can’t imagine it supporting a rooftop terrace," he said.

Farmer Vincent Gustomaelia was one of two who spoke out in support of the project. Farmers, he said, need people who will come out to stay. Those who stay overnight will spend twice as much at area businesses; the town needs visitors to support retail, he said.

Katie Peters, who grew up in Orient in the same home as her mother and her mother before her, said she owns a business in Feather Hill but if the project proceeds, she and her husband will consider selling their home. “We love this town,” she said. But there are already staffing concerns and traffic woes. She also questioned the impact of the project on local police and fire departments, already strapped with fire departments seeking volunteers.

“I’m very worried about what this development could lead to,” said Joe Fenora, who said the neighborhood was one of young families.

John Schandler expressed environmental concerns; Randy Wade of Greenport suggested the project be “whittled down” and asked if the paved landscaping might be used to erect tents.

Anne Murray of East Marion said the project is an example of the “Hampton creep that is now everywhere, from outsized home and roads clogged with traffic from the trade parade. Is this really what we want Southold Town to become? This would be a disaster for the town.” The ZBA, she said, can say “no.”

Connor Haragan spoke heatedly to the board. “We’re not fools,” he said. The public deserves better than a 2018 traffic study, he said. “This is a bunch of BS masquerading as a legitimate study — and shame on everyone that is entertaining this. . .This belongs on Mars.”

He also suggested a new road north, near the railroad tracks, so businesses owners can reach their shops without utilizing State Route 25.

“We used to say, ’Save what’s left,’” said. Terry Walker of Southold. “Now it’s ‘Save what’s left, after I get mine.’ Enough is enough. We are the residents. We matter.”

Robert Bohn, a fisherman, carpenter, and “regular dude,” said the project “does not fit the area. This does not fit Southold. End game.” He asked if any involved in the plans had ever sat in the field in the dead of night, when it was quiet with no wind. “When it’s gone, it’s gone. I don’t know how to put this in perspective for people who were not born here.” His words were met with applause.

Paul Romanelli, who lives in Cutchogue and owns a business on Main Road in Southold, was one of the others to speak out for the project, saying there is a need for more hotel space and that traffic studies are accurate; he does not believe traffic will be an issue. He pointed to other projects by the developers, including North Fork Table and the new Southold General. The goal of the comprehensive plan was to site new businesses in the hamlet centers and to stimulate the economy, he said. “We got what we wanted,” he said, adding that B&Bs and hotels are full year-round.

Margaret de Cruz said a new paradigm is needed to help foster new jobs and the teaching of job skills.

Anita Lynne Albertson, who also grew up in the house along with her brother Skip, shared concerns about the environment, the economy, and safety. “What happens when the firehouse gets a call? How do we envision the small-town volunteer fire department members negotiate the added traffic — someone heading west from the 7-Eleven and also tourists — who don't know about volunteer fire departments planning to take their left-hand turns to Greenport while beachgoers coming from Town Harbor Lane wait to turn left toward Southold village? Who life might be put at risk? A smaller-scale operation might be manageable. This just seems too big, too problematic, too potentially dangerous.”

Southold Town Supervisor Scott Russell spoke to Patch after the meeting. “I generally don't comment on pending applications and I don't necessarily have issues with any specific uses allowed by code such as a hotel. However, this proposal is over the top,” he said. “The applicant says he thought he could bring something unique to Southold. He needs to look around. Southold is already unique. The proposal, as applied for, is too big, seeks too many intense uses and is completely out of character with the surrounding area.”

Russell added: “A while back, I attended the unveiling of Einstein Square in the village. We talked about the applicant's contributions honoring the history and protecting the character of the village by restoring the historic buildings. He accepted the accolades that day — he should accept the will of the public today by withdrawing the application and coming back with an application that doesn't threaten the very character he purported to protect at the ceremony that day.”

Andrew Giambertone, a partner in the project, spoke to Patch in 2017 about the vision for the plan.

He said the goal is to create a "high-end" restaurant. "We're hoping to create a unique environment. The Town of Southold seems to be gravitating toward bringing more upscale wine tastings to the wine area."

The owners of the property, Giambertone said, are local residents. "They're looking to preserve the bucolic nature of Southold, and not turn it into anything else. They love what Southold is all about, love the relaxed atmosphere. And they seen the need for the hotel, see the need for that opportunity."

What makes the parcel unique, Giambertone said, "is all you see from the street is the restaurant. What you see today is what you'll see in the future."
As for the eatery, Giambertone said, with competition from top-notch restaurants nearby, "We're hoping to bring an equally significant flair."

One of the partners in the project is a restauranteur from Paris who owns hotels there and in the south of France, who's "looking to bring a little more continental feel" to the menu, Giambertone said.

But, Giambertone added, "As residents of Southold, we're enamored with the farm to table concept, and are hoping to utilize local produce."

The need for a hotel exists, he said. But neighbors should not worry about a noisy establishment, he said. The aim is to provide guests with a place of "respite and privacy, where they can enjoy what's beautiful about Southold — which is the peace and quiet," Giambertone said at the time.

No decision was rendered by the ZBA Thursday; the hearing will remain open for three weeks for written comment and will be closed on Nov. 4 at the ZBA’s regular meeting.