A group of Oregon Road parcels that form part of Stefan Soloviev’s sprawling North Fork land portfolio is now the subject of a new conservation subdivision application before the Southold Town Planning Board, according to town records.
Filed under the name Cole Harbor Conservation Subdivision, the application asks the Planning Board to begin sketch-plat review of a 147.7-acre project in Cutchogue that would create 13 residential lots, along with one conservation lot and one beach access lot. A sketch-plat review is an informal early step in the process, when a property owner submits a conceptual plan for a proposed development to municipal planning staff.
The parcels in the proposed subdivision include 4455, 4545, 5205 and 5855 Oregon Road.
The project is smaller than the 372-acre Colusa Conservation Subdivision proposal that drew widespread public scrutiny last fall. That plan would preserve 267 acres of farmland and include 47 new houses, 18 of them luxury waterfront lots on the Long Island Sound.
But the new proposal arrives in the same political and land-use context as Colusa: a growing debate over how much development Southold should accept in exchange for permanently protecting large blocks of farmland. The Sun’s previous reporting found that Soloviev controls at least 49 parcels totaling just over 1,119 acres across Southold, Riverhead and Shelter Island, much of it agricultural or preserved land.
According to the application, the Cole Harbor proposal is zoned Agricultural-Conservation, R-80 (residential low density) and Protected. The project has a proposed 25% yield. The filing also says that about 124 acres of the site are currently in agricultural use.
In a Feb. 27, 2026 cover letter to Planning Board Chairman James Rich III, Mattituck attorney Martin Finnegan asked that the application be placed on the next available Planning Board agenda for a completeness review.
The documents say no prior subdivision application has been filed for the property. Soloviev’s representative held a pre-submission conference with the Planning Board on April 30, 2025, and met with the town’s Land Preservation staff that same day, according to the application.
Stefan Soloviev’s North Fork land portfolio
Last month, we published an analysis of Soloviev’s land holdings. Using tax bills, GIS maps and GPS location data, the Sun was able to identify 49 parcels, though that figure is almost certainly incomplete. Many Soloviev-owned properties are held under multiple LLCs, often named after the address of the parcel itself.
Across Southold, Riverhead and Shelter Island, Soloviev controls at least 49 parcels totaling just over 1,119 acres. About 340 acres (30% of the identified portfolio) fall under some form of acquired development rights (ADRs), whether through town-level, county-level or previously purchased development-rights restrictions. (Soloviev also owns land on the South Fork, which is not included in the analysis.)
Roughly 862 acres are classified as agricultural. These include working farms and vineyards, orchards, field-crop parcels, non-muckland and large tracts along Sound Avenue and Oregon Road. Although many of these parcels retain development rights, their zoning — typically R-80, R-200 or Agricultural Conservation — restricts density. Soloviev also owns a 52-acre lot in Southold designated recreational open space.
Meanwhile, 24.35 acres, or 2.17%, fall under residential uses. These include medium- and low-density parcels along County Road 48 and Route 25 in Southold and scattered small holdings in commercial corridors where residential uses are permitted.
The remaining 180.32 acres, or roughly 16%, fall under commercial and mixed-use classifications. These include the Chequit Inn on Shelter Island, marina and retail parcels in Shelter Island Heights, and funeral-home and commercial buildings in Southold.