Plan For Medical Offices, Apartments Sparks Neighbors' Concerns

GREENPORT, NY — A proposal for new medical offices and residences in Greenport has sparked concerns from neighbors worried about traffic safety, the environment, and quality of life — and those residents are rallying to ask for another level of review before the plan moves forward.

In March, the Southold Town planning board deemed the site plan complete for developer Paul Pawlowski's proposed medical offices and residences, to be located on a 4.7 acre parcel at 160 New York State Route 25 in Greenport, at the intersection with Route 48.

The plan is to build four campus-stye residential office buildings with three medical office units on the first floor and 10 workforce housing units on the second floor of each, for a total of 40 apartments, with 120 parking stalls.

The parcel is in the RO, or residential office, and R-40, low density residential zoning, districts, according to the Southold Town planning board.

The plan is now moving through the SEQRA, or State Environmental Quality Review Act, process; the proposal must then go before the Southold Town zoning board of appeals for a special exception in regard to the workforce housing apartments in the residential office zone.

Neighbors including Kirsten Droskoski, Carol Lindley, and Jurgen Riehle met with Patch recently to discuss concerns they have with the project as proposed.

First, all believe that the application requires a more in-depth review, which they say should be done through a draft environmental impact statement, or DEIS, in addition to the planned SEQRA review.

The North Fork Environmental Council also sent a letter to the Southold Town planning board in support of a DEIS.

"We believe there are several environmental impacts to this site, including traffic, wastewater management, density, beauty, and affordability, to name a few," the NFEC wrote. "First, this application represents a significant transformation of a highly visible, undeveloped parcel, located at the conflunce of New York State Route 25A and Route 48, both designated and scenic byways."

The NFEC also questioned how more than 20,000 square feet of proposed business uses and 40 new residential units on less than five acres complied with the RO zoning code.

The Group for the East End also wrote a letter in support of a DEIS. Environmentalist said they would like to see the planning board issue a positive declaration, meaning a written determination indicating that the project as proposed could have a significant adverse impact on the environment.

Neighbors said the intersection at Route 48 and New York State was already a traffic concern, with a possible New York State Department of Transportation roundabout plan to come and accidents, including a bike crash, in recent years raising questions of what additional density would mean to what they deem an already dangerous spot.

All three neighbors said they are in favor of well-planned and executed affordable housing; their concerns were centered on density, potential uses that could evolve at the site under the current zoning designation and also, what impact the project could have on an overburdened school district where enrollment, Droskoski said, "is already through the roof."

All agreed they would like to see affordable housing projects spaced evenly across the North Fork and not just in Greenport.

"The entire town needs to focus on this," Lindley said.

Droskoski said, for example, she'd love to see a plan with four or five affordable houses, with two affordable units in each.

Neighbors said the type of affordable housing proposed is critical, pointing to the Cutchogue Woods plan pitched, which they said offered a quality standard of living for residents.

"Who is this for?" Riehle asked, stating that the size of the units would not be amenable for families. He pointed to "strip mall" projects built in other communities, with apartments above that had shattered the quality of life in those areas and did not provide meaningful affordable housing for families in need, he said.

According to the plan, 16 350-square-foot studio apartments and 24 one-bedroom apartments have been proposed.

Pawlowski also spoke with Patch, stating that the residential office zoning allows for the proposed mixed use.

"As for traffic, we feel this site along with the proposed circle will be an improvement to that area, with new sidewalks and proper traffic flow," he said. "We are not proposing an entrance to the south side of property into the residential neighborhood."

Speaking to environmental concerns raised by some about the project, Pawlowski said there will be a connection to the Greenport village sewer system; all stormwater will be collected on-site; and the buildings will have "very little to no" emissions.

Addressing quality of life, he added: "We are proposing residential use; however, so that we can offer workforce housing rental apartments and affordability in perpetuity, we are proposing medical office space. Both residential and medical space is already common in that area. The architecture will be traditional and in keeping with the North Fork, there will be a green space and perimeter landscape buffer. What we are proposing is under the permitted density allowed."

Pawlowsk noted: "Overall, we feel that there is a desperate need for affordable housing, the medical space is important to the medical community and professions, and the project will be well done. I am happy to meet with any neighbor to discuss the project in detail."

Asked about a DEIS, Pawlowski said it' standard to do an EIS and SEQRA review. "We feel the project meets a very high standard when it comes to wastewater, sewer, affordability and character. As for a positive declaration that would be very egregious, as this project doesn’t call for that and not of a scale that should. What about the importance of affordable housing and professional office space for our community?"

Pawlowski also reminded that the project is privately funded.

Riehle said there are studies done about larger affordable housing projects, and "about what kind of affordable housing works."

All three expressed fears that the project could impact the village's bucolic way of life. They also proposed other suggestions they felt might be more fitting for the parcel. Lindley said she'd like to see a "gateway to Greenport, a beautiful park with an information office" or a community space.

All said it was critical that a full-time site manager be present; Pawlowski said that was in the plan.

The goal, Droskoski said, was to "keep Greenport the way it is," allowing for affordable housing balanced with an eye toward density, environmental and traffic safety concerns.

Riehle looked at the RO zoning designation and said, "We have the law on our side." Quoting from the description of RO zoning, he said the designation "should provide for limited, non-residential uses in essentially residential areas," preserving the visual character of the area and achieving goals of balancing development goals with environmental protections.

Without ample review, all felt the project as described could "destroy" quality of life in the area.

Pawlowski said the goal was to provide much-needed affordable housing in an area where there has long been a dearth.

"I truly believe this project will be very good for all and I respect that neighbors have their concerns," he said. "But in the end, the traffic will be better, we will have affordable housing, and we will have professional medical office space."