Full Transcript

Thank you. [transcription gap] Because a lot to you could put a house on lot two yes, yeah the permitted use

Anybody else Okay, Tommy, thank you good. Thank you all right item number two 230 West Main Street minor subdivision with Greg I

Will have Matt Inger attorney for the applicant so I will invite him up for the discussion

All right good evening everybody So this is a two lot minor subdivision application The subject property is located at 230 West Main Street it's located on the north side of the road it is in between the Seafield services building and the safe light auto glass property It is a fourteen thousand five hundred and fifty seven square foot parcel of land currently in the downtown Center three or the DC three zoning use district the site is presently improved with a two-story frame building which was most recently a law office of Victoria Campos What this minor app minus subdivision application is seeking to do is subdivide the property and create two lots lot number one would have a size of 7153 square feet lot two would have a size of seven thousand four hundred and four square feet The application does require zoning Board of Appeals relief For lot width at the street frontage right now both lots are proposed at 45 point one one feet where the minimum required is 50 feet When we had met with the applicant prior to the subdivision there was a question of whether to proceed and make one lot conforming So you'd have one lot where it was 50 feet the other lot would be 40 feet the recommendation staff it seemed Better to just split it down the middle and just split the difference between two lots So they will need ZBA prior to any planning board approval one of the biggest things and the biggest aspects that I think we need to capture during this minor subdivision is how the lot would be ZBA prior to any planning board approval Developed in the two lots would be developed in the future What I'm recommending is a future cross-access Between lots one and lot two and then a shared parking agreement Based on the lot size the width traffic flow if each lot were developed sort of a independently Just wouldn't make sense to have you know, two curb cuts right next to each other So it would make sense based on the exit the location of the existing building to have a common parking lot on the back of the property cross access across both lots I mean we could even as we move towards any approvals we can consider having you know Like one way in one way out rather than have multiple curb cuts with two-way traffic. That would be on the the center line Well again, so right now there's no Yeah, correct. So there's no development proposed. It's just a minor subdivision application But we don't want to back ourselves into a corner and sort of you know prohibit orderly development of those two parcels What about on lot two there any other? Locations that we should of course easements like on the north side or the east side. So I also do recommend Cross access between both the properties to the east and the west Now, I think in one of my pictures in the staff report, I took a picture from the Safe Light Auto Glass. So, figure 7, which is on page 5 of my report, I was standing in the back parking lot of Safe Light Auto Glass, probably right around here, taking a picture looking towards the southwest. That grade at the Safe Light Auto Glass is pretty much on grade with the existing site. You may run into an issue when these sites get developed on the west side with the Seafield Services. There's about a 4-foot retaining wall here, so the Seafield parking lot in the back is about 4 feet below that. So, I mean, I think that will probably present itself as an issue somewhere down the road during redevelopment. But I think if we had a future cross-accesses between both lot 1 and 2, as well as the neighboring lots to the east, west, and north, that's something that we can develop, you know, we can identify and address at a future time when development comes in. You need their permission? So, for the... Especially Safe Light. I was there, I walked it, and there's parking back there. Correct. So, when we take any action, when we review a site plan or a subdivision, when we file a future cross-access... Right. Essentially, the owners of lot 1 and lot 2 would file a future cross-access on a specifically defined area on the property. Obviously, you can't compel a neighboring property owner to force access, but there's a covenant that's filed on the property that says, at such future time that the site is developed, they are required to push through. Obviously, the neighboring property owner at the time of development would have to agree to that. But it just makes sense. We always look for connectivity. We always look for shared parking agreements. This property is not within the parking district, so any development... I thought it was. My understanding, it wasn't the parking district. I believe it was adjacent. I can confirm that. Okay, yeah. I didn't think they were, but I will double-check and confirm that. Again, just, you know, the future cross-access is just a good planning tool to allow for reasonable and orderly development. Beyond that, again, like I said, there's no immediate development. There's no immediate development proposed, so it's just a two-lot minor subdivision. I do have a resolution on to classify it as unlisted, issue a negative declaration. There's no significant negative impact proposed from it. I have drafted a denial letter and given it to Mr. Ingber. They can proceed with a ZBA application. If they're successful with the ZBA, we can come back, have a public hearing, and move towards approvals. Just a question on what is to the north? What is that curb? What is the curb? So that's the old Henry Perkins Hotel. It's part of the parking lot for that site. Right now it's the concern for independent living, but it's that parking lot to the north. Greg, the problem I have with this is that it's only 14,000 square feet. It's actually less than a third of an acre total. And if he's going to need a vehicle, he's going to need a vehicle. He's going to need a vehicle. He's going to need a vehicle. He's going to need a variance to go from 50 to 45 feet. So now it's going to be less than a sixth of an acre. And are we creating more variances that each lot will have to go through because it's such a small size? I understand a center easement to get to a back parking area, but it just seems that we're increasing his value. We're expecting more variable headings so that's clear. [transcription gap] proposed lots comply with the dimensional regulations in terms of overall lot size okay um and then i mean when you speak about var you know variances variances are our dimensional regulations are based on a percentage of a lot size so whether it's a 15 000 square foot lot or a 7 000 square foot lot if you're allowed let's say so if you're allowed a 10 build out so yeah i mean as of right now if they wanted to redevelop this site they could redevelop a 15 000 square foot site right in the future you know someone who purchases a 7 400 square foot lot will be able to develop the site commensurate with those dimensional regulations so if whatever the lot coverage may be um so mint met the maximum building lot coverage with sewer is 50 percent maximum impervious is 80. so i mean it's all proportional to however big your lot size is now have you done a lot of shared parking because i i know people that do run into problems with shared parking depending on what kind of businesses each lot has do you designate a certain amount if you did do that um you understand my question yeah so so this is you know i had kind of considered just because we're dealing with just a subdivision and we don't want to speculate too much um i had sort of thought of that i mean i don't know if it would be feasible to see like a conceptual like conceptual plan with this an idea just showing like okay here's a potential building footprint here's a potential part like again i'm not saying a fully engineered plan but just demonstrating something where all right you know let's see a build let's see what a you know 50 building would be like with commensurate parking i don't know how feasible that would be if that would be out of the realm of possibility how quickly something like that could be put together but just for the board's knowledge that you you could see that the site could work right if either site were developed in the future because in the back it goes from 90 feet all the way down to 60 foot in width yeah so in other words if you go for parking just along the back you only allowed six six parking spots you know and i'm sure that there'll be extra space but unless you you know we have no idea what's going to be built so that that is a that is a very good point um and when you you know when we think about redevelopment having the shared parking so i mean suppose down the road if lot two wanted to come in in order to you know if we consider making you know like a one-way access here with like a circular driveway it would almost necessitate the development of the rear portion of lot one so maybe that's if the board maybe wants to see a conceptual like a rough sketch of what a developed site could look like to make sure that it would function properly i just don't want to put any undue burden on an applicant who doesn't have to provide that information right now if you back for site planning you're gonna have to address all those issues i just don't want to see them spend money that they don't need to spend right i think that that would be fine that yeah i think a conceptual plan might might be in order you know just to make sure just to see what it might develop out to yeah in in my mind it makes sense you know buildings would be developed on the front parking in the rear it's just a matter of you know how wide it is in total how many spots you could fit you know what types of uses could go there to ken's point we want to make sure that we're not sort of creating a situation where we're going to necessitate a variance if they go to develop a site um and a center easement how wide does that have to be uh so i mean so the future future cross access i would say without knowing how the site's going to be developed i would say that that future cross access should be recorded along the length of the property proposed property back so what is the rest of the board in terms of rough conceptual site plan do they would like would they like to see some type of subdivision all right the site play comes in later all right

which is fine all right so i think we're good on that uh all right so in that case uh i do have a resolution on for secret and the applicant can proceed with the zb okay great all right good luck all right thank you

item number three on the agenda is the atrium cafe site plan with heather

we do have the owner of the property here if you could just state your name for the record uh daniela zagorski sorry and for the record heather chochanowski planner so this is a site plan application seeking approval to construct a 2382 square foot restaurant along with associated site improvements including parking and paving on-site drainage sanitary systems site lighting and landscaping the board is probably very familiar with the site it's directly behind the meeting house delhi it's at 206 edgar avenue so about 150 feet south of the intersection of main road and edgar avenue so head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head

The restaurant is proposed to have 34 indoor seats and 8 outdoor seasonal seats with a full basement. The basement would be used for storage, walk-in refrigerator, walk-in freezer. The kitchen, dining area, barista station, and the retail waiting area, along with two bathrooms, are located on the first floor. And then the site improvements include the outdoor seating area, paving, parking, lighting, landscaping, and drainage. In terms of SeatGrow, the proposed action is a Type 2 action. No further environmental review is required. For parking and access, I will note the current plan shows 20 stalls. Based on the number of seats, 14 are required pursuant to Town Code 301-231. All of the stalls are compliant. They're shown as 10 by 20 on the site plan. They also show two accessible parking stalls and an 8-foot wide accessible aisle. There is an existing crosswalk from Aqabaug Elementary School, which is directly across Edgar Avenue to the west. It terminates on the east side of the subject parcel. It's basically a crosswalk to nowhere. In Town Code, walkways should be provided for safe and convenient pedestrian access from sidewalks to storefront entries. I would like to see a sidewalk across the parcel frontage. Thank you. Especially because one of the sidewalks is a little bit more narrow. So, in the purpose and intent of Hamlet Center zoning, you want to make a pedestrian-friendly environment. There is no crosswalk that goes along the Meeting House Creek, the Meeting House deli parcel. But, you know, maybe in the future, if they do some redevelopment, they can connect the sidewalks. And then you'll get that continuous pedestrian access right to the intersection of Main Road and Edgar Avenue. I will note that there's no proposed or future cross-access easement to the deli parcel. I'm not sure what the board feels, but I'm okay with not requiring future cross-access, just because it doesn't seem that it would facilitate any ingress or egress from either site or impact traffic flow. Again, both properties have frontage along Edgar Avenue, and they benefit from that existing traffic signal. And the deli also has an entrance on Main Road as well. So, it just makes sense to have the traffic going on to Edgar Avenue from the restaurant to the light. It just seems safer. So, as I said, the site as it currently exists is entirely wooded. The parcel would be cleared in order to facilitate the development. I don't know if you saw the Suffolk County Planning Commission did come back with some comments. They found the site plan to be a matter for local determination, but they said where possible, existing vegetation should be preserved. I would at least like to see the large trees healthy. You know, large-caliber-sized trees may be identified and safe. You know, with protection measures in place during construction. I will note that the submitted landscaping plan depicts a row of emerald green arborvitaes along the property lines and a 10-foot-wide landscaped buffer area. This is required in order to protect neighborhood tranquility. So, when a commercial property abuts residential properties, Town Codes 301, 307B and 301, 236A, 2, and C. to detail that buffer requirement. This lot is pretty, is going to be totally developed. And it's got a lot of vegetation to start with. I'm surprised that they can't, or they're not going to be able to save any trees. Yeah, so I mean, I would suggest if they could save trees, particularly, you know, along those, you know, within the buffer area. Maybe in addition to or instead of the evergreens. Yeah. A lot of the vegetation that's there, because I've walked the property several times, is small, scrubby. There are a couple trees. They're very, it's very overgrown with ivy that strangled a lot of the trees. Yeah, there's one that's right on Edgar Avenue. I actually, I actually went there and tried to cut a lot of the ivy off to see if some of them were salvageable. Because I want to, I want to save some of the big oaks that are there. There are a couple in the front, but that actually might impede on the cross, like the sidewalk as well. Unless we can build a sidewalk around it. I'm all for that. It's something we can discuss with the design committee. Do we need to be concerned with the 100 foot and the 500 foot rule on this one? Oh, in terms of the liquor authority? I don't know if they're going to be serving alcohol or not. That's... That was something that... Yeah, because it's proximate to the school. SLA probably wouldn't issue a full liquor license. It affects the license. If we were going to apply for anything, it would just be for probably like a wine license or something like that. Beer, wine, and cider are allowed. Oh, okay. Alcohol is not. It's the liquor license. It's subject to the 200 and 500 foot rules. And again, the SLA, if they were to make an application because of the proximity to the school, it would get denied. Different license. Yeah. I understood that it would be, obviously, you can't serve alcohol on school hours, essentially. That's what someone told me. I don't know. I don't know the details of the liquor authority code, but it's something that we can definitely look into. Yeah. All right. In terms of the remainder of the landscaping plan, there are some nice specimen plantings, limelight hydrangea, dogwood, weeping cherry. Again, you all know that I love landscaping, so I would love to see some more maybe planting beds or additional shrubs instead of the grass areas, just because we're trying to step away from fertilizer-dependent vegetation. Just a suggestion. Then the lighting plan, all of the submitted lighting fixtures are compliant with the Dark Skies Code. Color, temperature, full cutoff, they're all 16 feet or less. We did receive some comments back. Again, I had noted the planning commission. The highway superintendent noted that he had concern about parking while school is in operation, maintaining stormwater on site. The plans were since revised. So all stormwater is in operation. So all stormwater is being maintained on site. And the revised plans are going to be referred to the engineering department. And then I will note that Town Code Section 289-14 prohibits parking on the east side of Edgar Avenue from 7 a.m. to 3 p.m. on school days. So the restaurant patrons would be parking in the parking lot, which has more than enough stalls per the amount of seats. You're the owner or the contract vendor? Both. Both? Yeah. Okay. The other big thing is health department. I know that you and the design professional, Robert Hine, were going back and forth about the number of seats. Because partial Pine Barrens credits will be required in order to meet the sanitary density, just based on the groundwater management zone and then the number of seats in the restaurant. So they'll obviously need that prior to any approvals. At this stage, I have a resolution on just to classify SECRA and schedule a plan. Other than that, I won't go through the entire staff report, but if the board has any specific questions. Do you have any idea how many credits you're going to need? About a half, I think. That's what I'm going to go for, Robert said. Yeah. The design professional knows better. It looks like the maximum sanitary density allowed per the existing lot size is 238.2. So that's a lot of credits. That's a lot of credits. So that's a lot of credits. [transcription gap] I didn't have a full head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head head this town water there right heather yes i did refer the plans to the water district um waiting on comments obviously um and again as far as the sanitary system they'll probably have to install a grease trap well per health department standards so you're not looking for any drive up windows so there's no outside no nothing like that is the picture that we have here is with the colors and the stonework on the bottom is that actually how it's going yeah that's that's going to depend on actual depiction it'll it'll go to the a or b um at their august meeting and you know robert will probably come in with some better elevations material samples that'll all be looked at okay there's a metal roof in the entire building is it just on the overhang that's just on the overhead yeah copper i see you have your building number on the side too that's always good i think he included a menu also in the in the packet yeah my girlfriend's a professional chef she's actually going to be the one designing that you're about samples yeah it's going to just i'll have it bring samples no problem so we'll hash everything else out at the public hearing um which will be the first meeting in september that's good that should that should be fun anything else gentlemen okay no thank you very much thank you thank you i'll be in touch okay public comments on resolutions yeah come down coming down gentlemen let's run the resolutions please all right i'll move 2024-053 first coast calverton acres to classify it as an action person with the secret lead agency for the minor subdivision so moved second moving in second may we have a vote please mr zelnicki yes mr hogan yes mr nero aye mr bear yes and i vote aye the resolution carries we have resolution number 55 i'm sorry 55. 55. 55. 54. no it's going to be table you need a motion for that yes we do i move it second okay resolution 54 prisco's californ acres uh it's been moved in second to table i believe they need some zoning board of appeals uh determinations gentlemen can we have a vote mr zelnicki yes mr hogan yes mr nero mr bear yes and i will iron the motion carries resolution number 2024 055 230 west main street minor subdivision resolution classifying a minor subdivision education seeking approval to subdivide an existing 14 557 square foot parcel of land seconds moved in circuit mr zelnicki yes mr hogan mr nero aye mr bear yes and i will i the motion carries resolution number 2024 056 hgm cafe site plan resolution to clarify an action action pursuant to secret and schedule a public hearing for the site plan application resolution to clarify an action action pursuant to secret and schedule a public hearing for the second moved and seconded mr zelnicki yes mr hogan yes mr nero mr bear yes and i vote aye the motion carries uh public comments on all matters no takers and we're not doing the june uh 18th yeah we haven't received okay any other business staff gentlemen no i'm gonna do one more research okay resolution 245 next meeting okay resolution 245 resolution 245 next meeting okay um on one of these meetings greg too i also want to discuss commercial uh astroturf you know fake rash on some of these commercial projects we're getting in the they've made a lot of improvements you know in the astroturf they really look good they're green they don't take any water i think it's something that we should kind of start you know incorporating in some of these commercial applications you know backyards or wherever but we'll have that for another day I'm looking for some samples that I sent away for the one on Third Street look at the Third Street yeah yeah future no water benefits everyone else good our next meeting is Thursday August 15th at 3 o'clock in the afternoon can we have a motion to adjourn motion to adjourn John second moved in second all in favor all right motion carries have a great weekend everybody thank you

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