‘The Enclaves’ Principal Paints Vision For Hotel, Restaurant Plan

SOUTHOLD, NY — The Southold Town planning council got its first look Monday at a proposed The Enclaves hotel and restaurant on Main Road in Southold.

The request was before the town planning council during its working session to examine the site plan.

In December, the Southold Town Zoning Appeal Board granted conditional approval to The Enclaves.

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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 hotel with 44 apartments and a swimming pool on 2.75 ha in the business district of the hamlet, according to the town planning council.

Bill Duffy, then Southold town attorney, said approval of the site plan by the town’s planning board was needed before the project could proceed.

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According to Duffy, the ZBA’s conditional approval came with caveats: No outdoor or special events can be held — and no expansions will be allowed, he said. Additionally, no event with more than 100 guests can take place and all on-site amenities will be for guests only.

Discussing the plans on Monday via Zoom, Andrew Giambertone, a project partner, described the vision for what was the former Hedges B&B on Main Road.

The concept is to develop the property to include a 40-room hotel and four lodges. The property is bordered on the south by Main Road, on the north by Long Island Rail Road, on the east by three residences and on the west by Albertson Marine, he said.

Giambertone said the existing Italianate Victorian house will be transformed into a 74-seat restaurant open to the public; a private driveway will cross the property and a substantial hedge will maintain privacy and limit the visibility of the hotel from the street.

“The concept was to make the hotel as low-key as possible,” Giambertone said.

A rendering of plans for a proposed hotel, part of the Enclaves. / Southold Zoom town planning table.

The hotel, he said, will be a two-story structure with the majority of the roof flat except for one part where a peaked roof will resemble an old stone barn. The plans meet all zoning setbacks and lot criteria, he said. The first floor would comprise 26,557 square feet and the second floor, 22,376 square feet; the cottages would be an additional 2,376 square feet, Giambertone said.

Hotel guests would be greeted in a reception area with a lounge featuring a terrace for cocktails and coffee overlooking a small pond and a sculpture garden of over an acre, Giambertone said. The idea was to have a meadow behind the hedges that would feature local, rotating artwork that guests could view from open patio doors, he said. The show would also open the pool, Giambertone said.

At the back of the hotel, a kitchen could accommodate room service and small events of no more than 100 people, Giambertone said. When the hotel was originally designed, the plan was to host events with 250 people, but due to ZBA requirements of no more than 100 people, the space is being redesigned for a reduced area, he said.

Elevators will also be included in the plan; rooms on the west side will have terraces overlooking the pool and on the east side, mirrored windows will reflect the conifers to soften the visual impact. The chalets will be located on the north side towards the rear of the property, he said.

The second floor layout will mirror the first floor and include an outdoor rooftop terrace for cocktails and coffee; the second floor will also include meeting rooms, Giambertone said.

The basement will include a spa, indoor pool, massage and salon space, locker rooms, gym and required mechanical, utility and storage space, he said.

As for the restaurant, Giambertone said the concept is to maintain the existing footprint of the Victorian home and add 266 square feet to attach an existing garage/shed to the home to provide the storage and storage space. kitchen accessory needed in restaurant.

The seats of the restaurant will extend over two levels, accessible by a staircase; the building will retain its existing facade and “from the street side, look no different,” Giambertone said.

Giambertone said it was required to provide 38 parking spaces for the restaurant and 56 for the hotel, for a total of 94 spaces. Initially, when the plan called for events of 250, he had planned to provide 160 seats, but now that these events cannot include more than 100 guests, he is working to reduce parking to accommodate this number “and a little more,” Giambertone said. .

Additionally, to meet Suffolk County Health Department requirements, a sewage treatment plan will be installed in the northeast corner but will also be redesigned for the smaller number of permitted guests, it said. he declares.

Dense conifers on the property line will provide a screen; the goal is to plant species including Leland cypress that have a rapid growth rate and also to include all existing healthy trees. A landscape architect will create a design for parking areas as well as dense hedges, Giambertone said.

Additionally, the plans call for a one-way exit and a one-way exit, he said.

Giambertone said he realized the plans had to meet Southold’s Dark Skies lighting mandate.

The low-rise hotel will largely not be visible from the road, according to project officials. / Southold Zoom town planning table.

Planning board chairman Donald Wilcenski noted that this was the first time the board had seen the plans; first, the director of Southold’s planning department, Heather Lanza, would review the application to ensure it was complete, and then council would request information as needed.

Lanza reviewed the terms of the ZBA, including that no hotel amenities may be used by the public, there will be no expansion of the hotel units featured, and there will be no outdoor music.

She noted that the demand was “well below” the 40% lot coverage allowed on a plot in the Hamlet’s commercial area at 18.6%; that percentage may drop with the fewer number of guests allowed at events, she said. Lanza said the number of guests at the event was to be changed from 250 to 100 on the plans.

In addition, Lanza said applicants must provide gross floor area of ​​buildings, a lighting plan, and interior landscaping plans for the parking area; the transitional buffer zone and the front landscaped area also need to be addressed, she said. The city also needs a copy of the most recent renders, she said.

Residents of Southold turned out in full force in October for a Zoning Appeal Board hearing on a proposed new hotel and restaurant project for Main Road that the majority feared would forever shatter their bucolic quality of life.

Time and time again, locals have pleaded with the ZBA not to grant the special exception for a project which they believe will irrevocably alter the character of Southold Town forever. “Just say no!” said a resident.

Some residents have spoken out on social media with concerns about environmental issues, noise, quality of life and impacts on small family businesses in the area; a petition was created, “Opposition to the Enclaves Hotel in Southold”.

The proposed restaurant and hotel will operate throughout the year, with opening hours compatible with these uses.

The application was discussed at a Southold Planning Council working session in 2017.

At an earlier meeting, Angelina McKenna said she and her husband had come to express their concerns “about this horrible proposed project. The town of Southold is proud of its heritage and strong sense of community”, she said. “Our roads can’t take any more, and we don’t want any more. Who will benefit from this outlandish and outrageous proposal?”

The project as proposed was first pitched as 22 rooms in 2017 and now offers 44, she pointed out.

Additionally, McKenna said, there is already a shortage of affordable housing; the employees of the establishment will have nowhere to live, which means that they will all have to commute.

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

Paul Romanelli, who lives in Cutchogue and has a business on Main Road in Southold, spoke in favor of the project, saying there is a need for more hotel space and that traffic studies are accurate; he doesn’t believe traffic will be a problem. He highlighted other projects from the developers, including North Fork Table and the new Southold General. The aim of the comprehensive plan was to bring new businesses to the centers of the hamlets and stimulate the economy, he said. “We got what we wanted,” he said, adding that guesthouses and hotels are full year-round.

Giambertone spoke to Patch in 2017 about the plan’s vision.

He said the goal was to create a “high-end” restaurant. “We hope to create a unique environment. The town of Southold seems to be moving towards more upmarket wine tasting in wine country.”

The owners of the property, Giambertone said, are local residents. “They are looking to preserve the bucolic nature of Southold and not make anything else out of it. They love what Southold is about, love the relaxed atmosphere. And they see the need for the hotel, see the need for this opportunity. “

The need for a hotel exists, he says. But neighbors needn’t 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 is beautiful in Southold, which is peace and quiet”, Giambertone told l ‘era.

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