Dan's Papers - May 6, 2008 - Rare And Happy Compromise On Development

Sometimes, good communication can make a big difference. In East Quogue, neighbors of a proposed medical center went from threatening to sue the Southampton Planning Board for changing the zoning to accommodate this project, to compromising with the developer and architect until most everyone was happy.

"We didn't have much communication until the 11th hour, but finally we sat down with our lawyer, Lisa Azzato of Twomey, Latham, Shea, Kelly, Dubin & Quartararo, LLP, the architect, Nick Vero, and the Southampton Town site planners, Jeff Murphee and Claire Vail," said David Logan, a neighbor of the facility.

Logan said they agreed to keep the areas natural and within the boundaries that the neighbors had wanted. "We got 50-foot setbacks, lower buildings, lower lighting, and over 50 feet of natural vegetation between the residents' properties," said Logan. "They also agreed to reduce the number of affordable housing units from five to four, and reduce the number of parking spaces to 48."

Logan said the Town had also received petitions from the neighbors and the East Quogue Fire Department, complaining about the original plan to put in a medical center on the busy corner of Weesuck Avenue and Montauk Highway. Neighbors had felt the traffic entrance on Weesuck Avenue was too congested, and that this project would bring too much additional traffic to their residential neighborhood.

The issue began in October of 2006, when the Southampton Planning Board received the application for the development of the 1.3-acre parcel from Westhampton architect Nick Vero. He originally proposed a 9,000-square-foot medical arts center consisting of three separate buildings (3,000-square-feet each), with a total of five affordable apartments above them, at the corner of Weesuck Avenue and Montauk Highway. There would have been a parking lot with at least 48 spaces and an entrance and exit onto Weesuck Avenue.

This past March, the Southampton Planning Board approved the project with conditions. Since then, the neighbors have held several meetings with the Southampton planning officials, voicing their concerns about increased activity.

Darlene Sacks, who lives across the street, had gotten over 100 signatures on a petition of people who didn't want the medical center.

Logan had originally said that he'd also be impacted. "It would destroy the residential character of our area," he had said.

Along with neighbor Steve Urkowitz, Marissa and Joe Lamport, who live next door to the proposed center, he had hired attorneys to investigate the legality of specific aspects of this project. They were even contemplating a lawsuit if necessary. Marissa Lamport added that she felt the Town wanted the medical center so they could get more affordable housing.

But Southampton Town Supervisor Linda Kabot had denied this, and said, "We are not doing this just to get affordable housing in East Quogue, and we have other target property such as farmlands and scenic gateways."

"We did hearings and many people came," she continued. "At least with this new zoning, it will not allow things like 7-Elevens or auto dealers, but less intensive businesses."

Jefferson Murphee, Southampton Town Planning and Development Administrator, said this project was "entirely consistent with the zoning." He said the former zoning of highway business would have allowed strip commercial businesses, with buildings upwards of 15,000 square feet, and with the new zoning it allows buildings of 3,000 square feet maximum. Each of the three proposed buildings meets these requirements.

But now, after meetings of the residents and meetings of the minds, things have changed. It is common that developers and residents bump heads when it comes to building plans. It is uncommon for the two parties to walk away feeling that an agreeable compromise has been reached.

Murphee said Vero is trying to keep the medical center within the character of the area. "These three buildings will look residential when they are completed, and I think people will like it," said Murphee. "I am glad it finally worked out."