Paul Pawlowski Pitches Possible Restaurant, Retail, Medical Offices for Former Hudson City Bank Building

MATTITUCK, NY — Developer Paul Pawlowski has pitched a possible restaurant for the former Hudson City Savings Bank on Route 25 in Mattituck.

Pawlowski came before the Southold Town planning board Monday to discuss an amendment to his site plan, a proposed use change of an approved, two-story medical office building to a first floor consisting of a 1,200 square foot restaurant and 3,550 square feet of retail space, with the second floor containing three medical offices on 1.9 acres in the business/R-40 zoning districts. The site is located at 11600 Route 25, southeast of Pacific Street and New York State Route 25.

Mary Eisenstein, president of the Mattituck-Laurel Civic Association, asked if the planning department has had any discussions regarding increased traffic or parking related to the possible restaurant.

Southold Town Director of Planning Heather Lanza said they are still "early in the process" and the aim of the hearing was to listen to the concerns of the public, which will be addressed during the project's review process.

Eisenstein then outlined the major concerns submitted to her by residents.

First, she said, was the worry about potential traffic generated by the creation of a restaurant and retail on the parcel, as opposed to having the entire space be devoted to only medical office use.

Another question concerned traffic entering from Main Road, and whether there would be increased traffic as a result of having a restaurant.

In addition, Eisenstein said, the amended application is for a wet use; she asked whether a restaurant and retail would pose increased water use and demands on sanitation, as opposed to an all-medical office use scenario.

The location, Eisenstein said, is close to one of the busiest intersections in Mattituck — Love Lane, Main Road, and old Sound Avenue, a spot that's been the focus of many community discussions and that some say poses significant safety concerns.

Pawlowski stood at the podium and addressed concerns, explaining that the amended portion of the application represents 50 percent of the proposal's original use.

The second floor would remain medical offices, he said, with the first floor a "majority" of retail uses, and a possible 16-seat restaurant.

"From a planning perspective, medical offices have a more intense use that what we're trying to amend, in terms of traffic," Pawlowski said, adding that the amended proposal would use less water than all medical offices; the new plan still falls within allowable water use for the site, he said.

The medical use was approved by the Suffolk County Health Department — as was the proposed amended use, Pawlowski said.

The developer also said traffic would be "much more intense" if only medical office buildings were created.

"The main reason we are proposing this is it's very hard to fill space with all medical and office space in this town, as you can see," Pawlowski said, adding that another such facility close by was indicative of the challenges.

"No one has a crystal ball," Pawlowski said. "I have no restaurant person signed on. But it takes time to get these things approved and our goal is to have more uses offered."

Pawlowski reminded that the parcel's zoning allowed for the newly proposed use and said more of a mixed use might be the right fit for the property.

"We wouldn't rent this in a million years if it was all medical and offices. We'd be looking at a vacant building," Pawlowski said.

The former bank, Pawlowski said, has "a substantial amount of parking space to account for what we are trying to do." And the turning lane has made the site "a much safer place than it was a few months ago," he said. A new sidewalk has also put pedestrians "immediately at ease," he said.

He added that he has letters of intent from a tile and painting company and would like to move forward with his plans.

Pawlowski also addressed rumors that a Dunkin' Donuts might be opening on the property. "It is not going to be a Dunkin' Donuts," he said.

Pawlowski said Dunkin' Donuts are his tenants at a Westhampton Beach property.

Finally, Pawlowski said, all water would be contained on-site, with nothing leaving the site via runoff; there are also three septic systems on-site, he said.

Eisenstein asked if the hearing would be left open. Pawlowski said he has letters of intent and he'd like to see the process move forward as "expeditiously as possible."

The board voted unanimously to close the hearing.

After the meeting, when asked what type of restaurant might be opening if approved, Pawlowski said there was "no one in mind — and truth is, it will most likely not be one at all."

The idea of a restaurant was only suggested as "an option," Pawlowski said.