'Stop The Madness': Residents Call for 'Broad' Development Moratorium

SOUTHOLD, NY — Residents turned out in force Tuesday at a special Southold Town Board meeting to discuss a possible moratorium on hotel development.

But one by one, residents stood up to beg the board to discuss a broader moratorium that would give the city a breather from development while zoning updates were considered across the city this year.

Southold Town Supervisor Al Krupski said the plan was to discuss what the town council might consider in a possible moratorium on hotel development. With five new hotels already in the works across the city, “there's been a lot of activity in the past year,” Krupski said.

The supervisor added that any new moratorium must have clear parameters and a defined goal. The city's updated zoning is due to be completed in March 2025, Krupski said — this zoning update is not. it focuses only on hotels, but on every zone use throughout the city.

Southold Town Attorney Paul DeChance said if the board reaches a consensus and decides to enact a moratorium, a resolution would have to be passed to set a public hearing, with the public hearing set 45 to 60 days after that and the Commission Suffolk County Planning to notify . The moratorium, if enacted, would not take effect until July or early August, he said.

The city has the “framework” to deal with pending applications, he said.

Issues to consider during a potential hotel moratorium, Southold City Planning Director Heather Lanza said, would be an analysis of the hotel's construction to code, how many parcels the city owns, the size of the parcels, an of density and hotel rooms per acre, as well as other issues.

Councilman Greg Doroski said the issue of protecting the working waterfront should be addressed. Councilwoman Jill Doherty said the city did not set up marinas and other businesses to affect aquaculture.

“Balance is the key word,” Lanza said.

Assistant City Planning Director Mark Terry said the moratorium, if enacted, gives the city direction and allows for a focused look at the zoning map. “The comprehensive plan talks over and over about controlling the spread.”

Krupski said the moratorium will be a “deep dive. We have to find out where the environmental constraints are. It's not a cessation of use; we're finding out what the opportunities are.”

Councilwoman Anne Smith said it's important for the board to align decisions with the overall plan.

Councilman Brian Mealy thanked Greenport Village Mayor Kevin Steussi for his presence and also thanked all the civic associations and residents who stood out. “We are not alone,” he said. “This is a complicated dance, and I don't want to dance alone. The community cares — and we have to get it right.”

Dorosky said it is critical to define “new construction” if the moratorium is to go forward. The board agreed that the moratorium would only apply to new hotels where there was no previous hotel use Existing hotels would not be affected by a possible moratorium, they said.

The board also discussed the length of the possible moratorium, perhaps to coincide with the end of the zoning update. DeChance said the board would be better served if a 12-month moratorium were requested.

The inhabitants rose to their feet to plead for a halt. “We need to take a time out,” said resident Ted Thirlby, who said he has lived in Southold for 38 years. “We've seen a lot of pressure from developers. Our current codes don't protect us and don't reflect the wishes of the community.”

Thirlby, who advocated for a moratorium, pointed to a controversial hotel project as an example of plans that had a community concerned about issues such as quality of life and traffic. “We need to clarify our goals and incorporate that vision into the city code,” he said.

Jen Hartnagel, speaking for the Group for the East End, also said they supported “a wider 12-month development moratorium”.

East Marion Civic Association President Helen Zimmerman agreed. “We strongly support a broad moratorium beyond the hotel issue until the zoning debate is complete.”

He discussed concerns about traffic on the single road in and out of East Marion if the development grows to full growth. “We all remember what happened when visitors to the lavender farm stopped traffic,” and that was only for a short period of the year, he said. Zimmerman also raises concerns about runoff into the fragile aquifer.

Read comments from members of the organization. “Stop the madness,” wrote one. “We support a complete moratorium on development until the zoning update is complete. It's needed,” said another. “We are losing our quality of life to entities with no vested interest in the long run.”

Resident and business owner Paul Romanelli said he believes the request for a hotel moratorium “started because of a hotel that no one wanted, or not everyone here in town.” He pointed out that the plans were approved for this project because the property it is planned to be located on is zoned for hotels.

“I'm against the moratorium,” he said. “This moratorium is a reactionary approach to a hotel that started it all. It's like throwing spaghetti at a wall right now.”

Instead, Romanelli suggested that the zoning update community meetings. “This moratorium is a monkey wrench that doesn't solve the other issues that need to be solved through zoning.”

Romanelli said that despite opposition to some planned hotel projects, the owners have property rights in their investments. He said Cutchogue has been involved in previous village meetings where areas for affordable housing have been identified. “None of that was followed through on and it's affecting us now,” he said. “It's not about a moratorium, it's about creating a plan and sticking to it.”

A moratorium, he said, could also affect the local economy.

Catherine Harper, who has lived in Mattituck for 35 years, said she understands the need for balance, but feels the scale is “full of non-residents” and supports a broader moratorium. “Please do not let the interests of developers take precedence over the residents of Southold. We are invested in our community and have a shared quality of life.” Pointing to another planned hotel, he said: “We need it like Niagara Falls needs more water.”

A steady line of residents stood to express support for a comprehensive 12-month moratorium, a “pause”.

“Let's do the right thing and save what's left,” said one resident.

Margaret Steinbugler of the North Fork Civic Association said in a 2022 survey, residents expressed their top three concerns as overdevelopment, water quality in the Bay and Sound and traffic. The goals were to preserve rural character, protect natural uses, limit new subdivisions and the size and number of new hotels, he said.

“Even two years ago, there was widespread support for controlling overgrowth,” he said. “The majority of residents are behind a broader moratorium.”

Dinny Gordon, who serves on Greenport's board of appeals and zoning code commission, said Greenport's recent moratorium on new projects, after it was lifted, allowed a “new level of scrutiny” for new projects, but also protected owners from to proceed with plans as long as those plans did not involve a change of use. He also said a broader moratorium, not just on hotels and resorts, would give pause.

“A moratorium,” he said, “sets the stage for a new approach to planning and zoning. It doesn't completely protect us from luxury clubs or marinas as hotels, but it's an extension of local authority that we didn't have before. For Greenport , was a pause that renewed and gives residents control over the environment they love.”

Barbara Friedman, president of the Orient Association, said 96 percent of that group expressed support for the North Fork Civic Association's letter to the city council asking them to consider a broader moratorium.

Anne Murray of East Marion also urged “a complete moratorium. It's alarming that the city gained 1,442 homes from 2019 to 2020. In East Marion alone, the number increased from 863 to 946 units, a total of 83 more homes. According with Under the completed plan, the full build is expected to be 1100 homes in a tiny two-square-mile settlement, it's getting closer every month,” Murray said. “We have to seriously consider what the city will look like 20 years from now. It's time for a moratorium so we can figure it out.”

Charles Guelli, president of the Mattituck Laurel Citizens Association, also supported the broader moratorium, saying the purpose was “to preserve property rights from compromising community rights.”

Mayor Steussi said Greenport Villagne and Southold needed to work collectively and include more commercial uses and not just hotels in a proposed moratorium. “Many things are at stake here, including the lives we have chosen,|” he said, extending his hand in support; He also serves as part of Southold's zoning advisory board at the invitation of former Supervisor Scott Russell and Mealy.

“In Greenport, the community spoke very loudly,” he said. “We all think we need a break.”

Krupski thanked Steussi for being such a good partner.

Theresa Dillworth, on the MLCA board, said she would favor a moratorium on all buildings and new construction.

Chris Baiz of Old Field Vineyards expressed the need for new employment and service opportunities. “We have a huge gap between youth and retirement,” he said.

The board agreed to continue the discussion at its work session Tuesday and may move on to a resolution afterward.