Southold Town officials are considering “fundamental changes” to a sweeping zoning code overhaul. But after intense business community opposition over concerns about profitability and development restrictions, the original draft will likely be amended.
The proposed update aimed to modernize regulations that have remained largely unchanged for 50 years and streamline rules that reduce reliance on variances, North Fork Sun reported. The North Fork Chamber of Commerce, however, has mounted significant opposition; land use attorney Eric Dantes called parts of the draft vague, restrictive and “unworkable.”
Hotel development faces particular constraints under the proposal, including size restrictions based on lot square footage that businesspeople say make profitability “almost impossible.”
The Southold Town Board recently approved an extension on a moratorium against hotel, motel and resort development for an additional 12 months; the moratorium was initially put in place for a year last June.
Business owners cite specific concerns about lot coverage restrictions, limits on pre-existing uses and reduced commercial space availability.
Key provisions of the zoning code update include the creation of overlay districts protecting drinking water aquifers and coastal areas, plus Hamlet Mixed Use and Transitional zones designed to spur walkable development near town centers. The code also incorporates affordable housing provisions, including opportunities for apartment construction and higher-density development near commercial hubs.
Local business owner Paul Romanelli, who has attended nearly every zoning meeting, said the proposed restrictions on business property use would hamper growth.
“Whether it’s your business and another business that you start, or another business that wants to lease space within your property — they’re restricting that right now,” he said.
The chamber wants commercially-zoned land to increase from 1.8 percent to 3.6 percent, as well as a streamlined permitting process capped at six months.
Town Supervisor Al Krupski acknowledged the feedback from 11 public outreach meetings, saying business owners told him the proposal “could be a real problem.” Councilperson Anne Smith said changes are coming, particularly to streamline the building permit process.
Veteran councilperson Jill Doherty expects extensive revisions, saying “80 percent needs to be changed” and predicting the amended proposal won’t be ready for public review until year’s end. She anticipates final approval won’t occur until early 2026 due to the scope of necessary changes.
The zoning overhaul stems from the town’s 2020 Comprehensive Plan, which emphasizes preserving rural character while addressing affordable housing, land conservation and economic development.
— Holden Walter-Warner
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