Crossroads Owner Seeks Spot Downtown

Is The Sandwich Shop still going to be just a sandwich shop?

That was a question asked by Northport Village Board of Zoning Appeals Chairman Andy Cangemi at the board’s most recent meeting, where applicant Rob Haddow had come for a parking variance.

Several months ago, Haddow, owner of in East Northport, filed an application to open a gourmet sandwich store at 157 Main Street, a spot that has been empty since moved closer to the harbor over a year ago.

But, when Cow Harbor Runnning and Fitness at 155 Main Street, Haddow saw an opportunity to expand the space. He still plans to sell upscale sandwiches, soups and salads as well as beer and wine.

Hence his return appearance in front of the BZA, accompanied by attorney Donald King of Kings Park.

“You approved his application September 23, and since that time the left side of the building has become empties. Rob Haddow has now entered in to a lease for the entire building,” King said.

The dining area increased from 695 square feet to 1,535 square feet. The parking requirement for retail is one spot for every 200-square feet. For a restaurant, that is one spot for every 75 square feet.

Cangemi noted that the 48 seats Haddow was now requesting more than doubled his previous application that asked for 22 seats. With the increased square footage, brings an increased parking requirement from 21 spaces.

King noted that the spot is within “close proximity to two municipal parking lots.” (Editor's Note: It's actually close to four municipal lots: one across Main Street from the Northport Fire Department; one on Union Place in between Scudder Avenue and Main Street; one in between and d; and one off of Woodside Avenue that can be accessed by steps almost directly behind the proposed restaurant.)

Traffic engineer Jeffrey Lazarczyk of RMS Engineering testified that he conducted a traffic study on a Friday and a Saturday in July and August 2010 respectively and found the capacity of several nearby municipal lots to be from 60 to 100 percent at capacity between 6:30 p.m. and 8 p.m.

“And you think that the doubling of the seating capacity won’t affect that?” Cangemi asked.

Lazarczyk said that some of Haddow’s potential customers are in the village already. “One thing I think its important to note is that any increase is offset because a portion of people in village era already here doing retail or other restaurants or theater,” he said.

King reminded the board that a restaurant is an allowed use in this spot. “This is zoned for restaurant. It’s an existing building. I believe the shortfall is responsibility of the municipality."

According to the Northport Village code, a restaurant or tavern is allowed in the spot as long as there is no other restaurant within 300 feet. There is not.

Village resident Arlene Handel, a former member of the Board of Trustees, noted that Haddow’s current restaurant is quite busy.

“I think it disingenuous to think this won't be a destination,” she said. “This gentleman runs a very good restaurant in East Northport and I have no doubt this will be good, too. With Engeman and everything this is a very serious situation. Also this restaurant is going to impact on our already stressed sewage system  which gets close to peak capacity in summer. They will be serving beer and wine. This is very different from the applicant’s previous application. The village is already struggling with garbage collection and tipping fees and all residents are paying the price.”

The board asked where the nearest dumpster was located. Someone said they thought it was behind The Ritz. In fact, there is a dumpster located to the rear of the municipal lot behind adjacent to Northport Copy.

Real estate expert John Breslin testified that allowing the restaurant clearly would not alter the “character and development” of the area.

The board said they would notify Haddow as soon as possible.