McMansions & Affordable Housing Crisis, TOS & North Fork
The Issue
September 9, 2026
We, the residents of the North Fork demand that the current pending proposals on the table with the Town of Southold Planning Board be halted including the Soloviev subdivisions and the entities listed below, as well as the potential of future McMansions and Luxury Resort Hotels on properties already purchased.
We, the residents of the North Fork demand the re-zoning of properties that may come into play with these properties. The “changes” to our community is not in the direction that we want. Recently, the Town of Southold has shifted their focus towards affordable housing making way to re-zone any of these properties.
The beauty, quiet lifestyle, rural heritage and lack of affordable housing for our local residents within the Town of Southold that we call home, and our children are at risk. Please sign the petition if you are in opposition.
Soloviev is currently advancing two major "conservation subdivisions" in Southold Town that have drawn significant attention and local scrutiny:
• Colusa Conservation Subdivision (Cutchogue/Peconic): A 372-acre proposal straddling the Cutchogue and Peconic line. The plan seeks to build 47 luxury residential homes—including 18 highly coveted, multi-million dollar bluff-top lots overlooking the Long Island Sound—while permanently preserving 267 acres of surrounding farmland.
• Cole Harbor Conservation Subdivision (Mattituck/Cutchogue): A newer 148-acre proposal submitted along Oregon Road. This layout intends to build 13 beachfront residential lots directly along the Long Island Sound and preserve 87 acres of agricultural land.
Stefan Soloviev (Crossroads Atlantic LLC) ~1,119 acres Speculative "Land Trading" & Luxury Clustering: Mixes active agritourism (e.g., Peconic Bay Vineyards) with massive, multi-parcel conservation subdivisions. Actively moving to develop 60 total luxury residential lots across the Colusa (372 acres) and Cole Harbor (148 acres) sites.
Marc Rowan (Apollo Global Management CEO) ~103–110 acres Ultra-Luxury Private Estate / Preservation:Purchased a record-setting contiguous waterfront parcel in East Marion for $23.5 million. The majority of the tract (69 acres) is fully restricted by pre-existing Peconic Land Trust conservation easements. No major development plans have been proposed.
Tuthill Family Estate (Orient) ~112 acres Generational Conservation Subdivision: A decades-old family-held parcel seeking to balance development with open space. Stalled due to updated federal flood guidelines and fire safety compliance.
Old Field Vineyard (Recent Private Sale) Main Rd, Southold ~22 acres Boutique Agriculture & Residential: Set a single-lot single-family residential sale record for the North Fork at $12.35 million. As of September 2026, no formal development or subdivision proposal has been filed with the Southold Town Planning Board by the buyer of the Old Field Vineyard property. [1, 2]
Because the $12.35 million sale closed recently under a private, unnamed buyer, any future plans for the 22-acre site remain undisclosed.
The Enclaves Luxury Resort - 56655 Main Rd, Southold. 6.75 acres - Zoned “Business District” Proposal was approved in 2023 with a packed house of the community in opposition at the Southold Board Meeting. A second traffic study after COVID was denied. In hindsight, the Board never requested “proof of funds” as is presently requested with residential property. Construction started immediately and the site sits today with blowing dirt and dust. This property is located in a residential neighborhood. The builder has been given 3 extensions to obtain funding and a government mandate attached to the newest loan application for the project. They are into this project for 6M cash. We, the residents are demanding that if the Enclaves obtains funding, the entrance be changed off of Main Road and moved to Hummel Ave. The traffic will be backed up in both directions at the light on Youngs and Main Rd., during “high season”. If they are NOT able to get funding, we demand that the Town of Southold purchase the property with CPF funds for affordable housing and re-zone the property.
Tax Abatements (Large tax savings for the entities) - On the majority of these properties mentioned are either Zoned Business or partial AG. That equals thousands of dollars in revenue lost to the Town of Southold. In turn, our taxes will be increased.
It is our hopes that the Town of Southold will re-visit these issues and keep the integrity and charm, beautiful vistas and balance of structure for the future generations to come within our community.
Victory
The Issue
September 9, 2026
We, the residents of the North Fork demand that the current pending proposals on the table with the Town of Southold Planning Board be halted including the Soloviev subdivisions and the entities listed below, as well as the potential of future McMansions and Luxury Resort Hotels on properties already purchased.
We, the residents of the North Fork demand the re-zoning of properties that may come into play with these properties. The “changes” to our community is not in the direction that we want. Recently, the Town of Southold has shifted their focus towards affordable housing making way to re-zone any of these properties.
The beauty, quiet lifestyle, rural heritage and lack of affordable housing for our local residents within the Town of Southold that we call home, and our children are at risk. Please sign the petition if you are in opposition.
Soloviev is currently advancing two major "conservation subdivisions" in Southold Town that have drawn significant attention and local scrutiny:
• Colusa Conservation Subdivision (Cutchogue/Peconic): A 372-acre proposal straddling the Cutchogue and Peconic line. The plan seeks to build 47 luxury residential homes—including 18 highly coveted, multi-million dollar bluff-top lots overlooking the Long Island Sound—while permanently preserving 267 acres of surrounding farmland.
• Cole Harbor Conservation Subdivision (Mattituck/Cutchogue): A newer 148-acre proposal submitted along Oregon Road. This layout intends to build 13 beachfront residential lots directly along the Long Island Sound and preserve 87 acres of agricultural land.
Stefan Soloviev (Crossroads Atlantic LLC) ~1,119 acres Speculative "Land Trading" & Luxury Clustering: Mixes active agritourism (e.g., Peconic Bay Vineyards) with massive, multi-parcel conservation subdivisions. Actively moving to develop 60 total luxury residential lots across the Colusa (372 acres) and Cole Harbor (148 acres) sites.
Marc Rowan (Apollo Global Management CEO) ~103–110 acres Ultra-Luxury Private Estate / Preservation:Purchased a record-setting contiguous waterfront parcel in East Marion for $23.5 million. The majority of the tract (69 acres) is fully restricted by pre-existing Peconic Land Trust conservation easements. No major development plans have been proposed.
Tuthill Family Estate (Orient) ~112 acres Generational Conservation Subdivision: A decades-old family-held parcel seeking to balance development with open space. Stalled due to updated federal flood guidelines and fire safety compliance.
Old Field Vineyard (Recent Private Sale) Main Rd, Southold ~22 acres Boutique Agriculture & Residential: Set a single-lot single-family residential sale record for the North Fork at $12.35 million. As of September 2026, no formal development or subdivision proposal has been filed with the Southold Town Planning Board by the buyer of the Old Field Vineyard property. [1, 2]
Because the $12.35 million sale closed recently under a private, unnamed buyer, any future plans for the 22-acre site remain undisclosed.
The Enclaves Luxury Resort - 56655 Main Rd, Southold. 6.75 acres - Zoned “Business District” Proposal was approved in 2023 with a packed house of the community in opposition at the Southold Board Meeting. A second traffic study after COVID was denied. In hindsight, the Board never requested “proof of funds” as is presently requested with residential property. Construction started immediately and the site sits today with blowing dirt and dust. This property is located in a residential neighborhood. The builder has been given 3 extensions to obtain funding and a government mandate attached to the newest loan application for the project. They are into this project for 6M cash. We, the residents are demanding that if the Enclaves obtains funding, the entrance be changed off of Main Road and moved to Hummel Ave. The traffic will be backed up in both directions at the light on Youngs and Main Rd., during “high season”. If they are NOT able to get funding, we demand that the Town of Southold purchase the property with CPF funds for affordable housing and re-zone the property.
Tax Abatements (Large tax savings for the entities) - On the majority of these properties mentioned are either Zoned Business or partial AG. That equals thousands of dollars in revenue lost to the Town of Southold. In turn, our taxes will be increased.
It is our hopes that the Town of Southold will re-visit these issues and keep the integrity and charm, beautiful vistas and balance of structure for the future generations to come within our community.
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Petition created on September 9, 2026