Residents Blast Greenport Hotel Plan As Trustee Webcasts ZBA Meeting Live

NORTH FORK, NY-History was made in Greenport as a first-ever webcast was broadcast live of a zoning board of appeals meeting held at the Old Schoolhouse on Front Street.

Despite the option to watch online, a crowd packed the room for a public hearing on a controversial application by SAKD Holdings, LLC, whose president is Daniel Pennessi, to construct a new, mixed use, three story building on the corner of Front and Third Streets, where there is currently a vacant lot.

Residents spoke passionately about concerns, including parking and traffic.

The proposal is for an 80-seat restaurant and 715 square feet of retail use on the first floor, as well as a hotel with 16 units on the second and third floors, along with a roof deck. The property is located in the commercial retail district, and not within the village’s historic district.

Pennessi spoke, explaining that the applicant was asking for seven variances that cover five categories. He gave a description of the proposed project, a three-story building with a ground-floor hotel lobby, a restaurant that would have 70 indoor seats and 10 exterior and seasonal seats, and a small retail component.

The second and third floor would have eight hotel rooms each, Pennessi said.

Variances would be for lot coverage, as well as parking — village code requires 36 spots and the plan is for 12. Other variances involve potentially not requiring a loading berth, and height and setback variances.

Architect Tom Pedrazzi showed visuals, explaining that the goal was to create an “entrance” to the village, a corner entryway that would “welcome” people. The design would be a cornice, with an aesthetically pleasing three story structure.

The hotel rooms, he said, are between 350 and 450 square feet, each with an en-suite bathroom; the hotel would have a single elevator and two egress stairwells. A centered layout allows for open views of the village, Sound and bay, he said. The roof is ADA compliant, he said.

A recessed entryway with a trellis would welcome guests into the retail area; diners would step off Front Street onto a dining plateau with something that mimics a trellis, Pedrazzi said.

“It’s all about proportion on that site,” he said. “We really wanted to make it stand out and make it be in relationship with the block, continue the street facade, and soften it up.”

Visuals were shown to help the audience see the impact of the setback variances the applicant was asking for along Front and Third Streets. On Front Street, the plan would be for a raised seating area and trellis; on Third Street, the building facade would be set back in accordance with village building code and include a trellis, Pedrazzi said.

Pennessi said the building must be two stories or 35 feet but said for the most part, the building would comply with the 35 foot requirement, except for certain aspects, including the bulkhead that carries the elevator and stairwell to the roof and the trellis.

Village Attorney Joe Prokop asked about use of the roof deck. Pennessi said due to the restrictions on parking and the site of the site, they are proposing the roof deck be restricted to hotel guests only.

ZBA member David Corwin asked about a firepit shown in the plans for the roof.

The applicant said the firepit would be an amenity, fired by propane, used for recreation; the firepit would burn with just a coal and have no real flame except for an igniter pilot.

Residents then stood up to express their feelings about the plan.

Chatty Allen said while the drawings are “gorgeous” and in any other place, would be perfect, she did not feel it was appropriate for the ”tiny lot.”

“My main concern is you need seven variances,” she said.

Traffic is already a concern at the site, she said, including ferry traffic. She also said parking was a serious issue. “To me, this is the most unsafe thing to put on that corner.”

She asked how trucks would be able to get in to make deliveries. “This boggles the mind,” she said. “The height isn’t a factor for me, it’s the danger of where it’s being put.” Allen said young children are walking to Mitchell Park and the carousel, and in the summer, traffic is a major concern already.

“I think if you approve this, it’s going to be on you, when there’s a major catastrophe at that intersection,” she said.

ZBA member John Saladino reminded that the application has already received a notice of disapproval from the building inspector; the planning board referred the application to the ZBA for review, as per the applicant’s right and the fair process.

Resident Jillian Hughes, who lives on Third Street right across from the proposed site, said parking is already “impossible” during the summer. “I don’t think the variance should be granted,” she said, adding that if the owner of Meson Ole was planning apartments, that would add congestion to the mix. ”My biggest concern is parking,” she said.

Mike Osinksi, however, stood up in favor of the project. “I would urge the board to work with the developer,” he said. “That corner has been an eyesore for 20 years.” As far as a concern for children walking, he said the location used to house the carousel.

Osinski said parking on the MTA lot is given to Shelter Island residents who use the ferry; he said perhaps those spots might be used with valet service.

“Here’s a man who wants to invest in Greenport,” he said. “He’s going to pay taxes that will lighten our burden. We give the ferry a free ride — what for?” Ferry traffic, he said, is allowed to “course through” the village with no compensation to residents, sparking congestion and ruining roads.

Lucy Clark, who lives on Main Street, said she did not support the plan. ”The parking is ludicrous,” she said. “It’s no longer even just a nuisance, I think it’s now a liability and a safety issue.”

She questioned asking for seven variances and said, “I don’t think it should be entertained.”

Pennessi said the variances requested are “minor” and said when the property was approved in 1991, it was stated that there were no off street parking requirements. The property, he said, has also been a service station parking lot and a vacant lot.

He also said while there are seven variances requested, they fall into only five categories. ”This is a long process,” Pennessi said, adding he looked forward to pubic opinion.

Allen asked why other hotels and B&Bs are required to have parking spaces per room. “I could see parking spaces if there were only 16 rooms and that’s all it was but adding” seats for the restaurant changed the dynamic, she said. Allen asked again about deliveries and said the concept didn’t work on such a small parcel of land.

Arthur Tasker, meanwhile, said cars stopping to let off guests and diners, as well as delivery trucks, could mean an “overwhelming” increase in traffic; he suggested a very close look be taken before any variances were granted.

Pedrazzi assured that delivery trucks would be small and would make visits only early in the morning or late at night. “It’s only a small restaurant,” he said.

Osinski suggested parking be considered on the MTA lot near the train station.

Another resident suggested making the entire first floor parking, with the restaurant on the second floor, and adding one floor to the structure

The ZBA adopted lead agency status for the environmental review and said a coordinated review with other village boards would commence.

The hearing was adjourned until next month.

Roberts said, except for a few technical glitches early on, and the needs for microphones on the dais that would need to be set up in conjunction with the streaming equipment, the webcasting went well.

First photo: Rendering of the proposed plans.