Konner Gateway
Developer Greg Konner Proposes Cannabis Dispensary at Carvel Site on Montauk Highway opposite the Commons
In what the Southampton Press describes as “the Carvel pot plan,” Greg Konner has announced a proposal to replace the Carvel with a cannabis store as part of a larger plan to potentially place six 15,000-square-foot commercial buildings on the lots he owns in the Highway Business zone opposite the existing Commons shopping center across the street. Only 4 years ago, members of the then Bridgehampton CAC and Bridgehampton Action Now (BAN) worked to stop a Konner plan to build a 27,000-square-foot Equinox facility on part of the site. Now he’s back with a plan that requires a Special Exemption from the site’s zoning, despite our previous requests that he and the Town work together to keep this property as open space using CPF (Community Preservation Fund) money.
The incredible number in recent years of Bridgehampton new-build and existing residential home sales have sent plenty of money to this fund, with few purchases by the CPF to preserve open space and scenic vistas in our hamlet in return. The CPF needs a willing seller and the Town needs to put open space goals ahead of their seemingly endless desire to facilitate commercial and residential development. Do we need another shopping center or otherwise large commercial development across from an existing shopping and commercial center, adding to the already overloaded traffic on Montauk Highway? Thank you to those members who have written letters to the editor and to the Town opposing this plan. As with previous proposals for this site, traffic and environmental studies will be needed to assess the impact of so much additional development close to Kellis Creek and Kellis Pond.
There are safety concerns as well: when a cannabis store is located on the Highway, rather than in a walkable village (all of whom voted not to allow them), it is likely that customers will smoke cannabis before and while driving and, unlike breathalyzer tests for alcohol, opponents have said there may be no existing test for police to prove impairment due to cannabis if drivers are pulled over.
625 Butter Lane Ag Reserve Covenants In Jeopardy!
The owner of this Reserve purchased the property in 2015 fully aware that activities and structures on the property are strictly limited by a 1996 Covenant with the Town of Southampton and by Town Code. The easement states that “the property constitutes an area of natural scenic beauty, openness…and if retained, would maintain and enhance the present and potential value of abutting and surrounding properties and would enhance the preservation, conservation, and retention of farmland, open spaces, and/or areas of scenic and natural resources of the Town…”
It goes on to say that “the use and development of the Agricultural Reserve Easement will forever (our emphasis) be restricted to farming…for commercial purposes.” Housing is not allowed.
Beginning during COVID restrictions, and without permits, the owner allegedly built several structures for animals, has built a dollhouse, and has kept alpacas, despite the fact that Town zoning now only allows animal husbandry on a parcel of at least 10 acres, which this parcel is not. He is also proposing a 3,000—square-foot greenhouse with two wood-burning chimneys. Cornell Cooperative Extension issued a letter questioning if this was really for the purpose of a greenhouse, as it did not have typical greenhouse features.
After previously bypassing the Planning Board by first applying to the Zoning Board of Appeals, he has now applied to the Planning Board for an amendment to the Covenant. This story was covered in the Southampton Press last week, but the article was written prior to the hearing.You may access the article using this link:
On September 28th, BridgeCivic President Pamela Harwood attended and spoke at the 1 hour and 45 minute public hearing at the Planning Board, as did Civic Secretary Meredith Berkowitz, who is also a neighbor of this reserve. A representative for the Group for the East End also spoke to oppose changes to the Covenant. Our position is that if changes to this Ag Reserve covenant are granted, then all the many other existing covenants are in jeopardy of being diminished.
If you wish to watch a recording of the hearing, please use the link below and fast forward 6 minutes from the beginning.
http://southamptonny.iqm2.com/Citizens/SplitView.aspx?Mode=Video&MeetingID=9018&Format=Agenda
This matter is currently awaiting an opinion from the Agricultural Advisory Committee regarding the relocation of the building envelope for agricultural structures.
2227 Montauk Highway - Farrell Office Building
Farrell is proposing to build a 5,000+ sq ft office building at 2227 Montauk Highway, which is a Special Exception Use (SE) in the Highway Office zoning district (HO). In HO zoning, for any building over 3,000 sq ft, for every 1,000 additional sq ft, one apartment is required. In this case, 3 apartments (one for moderate income housing) are required, but Farrell is requesting variance relief to only have 2 apartments. Farrell is also proposing to include them not on the 2nd story of the office building but in a separate structure behind the office building. Ingress/Egress for both the commercial building and the residences would be both from Montauk Highway and Church Lane. We expect Church Lane neighbors to request that ingress/egress for the commercial building be limited to just Montauk Highway. The application is currently 1) at the Planning Board for a presubmission conference on 1/25/24 at 6pm (public hearing) and 2) at the ZBA for the variance request on 2/1/24 at 6pm. This property falls within the newly-established Main Street Historic District and as such we expect it to be the first application to go before Landmarks for a certificate of appropriateness to which the new guidelines and review would apply.
Loaves & Fishes
The applicant had originally proposed one large building with a cafe and 4 apartments in the HO zoning district. The applicant subsequently modified the application to propose instead two separate buildings connected by a breezeway and because each the is under 3000 sq ft, no apartments are required. The applicant was also seeking a parking variance and setback relief. The Planning Board, at the suggestion of Planner Clare Shea, offered a waiver on the parking based on cross-circulation with the next-door property. A decision on the setback relief is expected from the ZBA at the 2/1/24 meeting. In Konner Gateway 1, the Planning Board had previously taken the position that the HO requirements could not be circumvented by splitting a building into two connected by a breezeway or other method. Yet, that is what is currently being proposed. BridgeCivic has expressed its concerns on this circumvention of the Town Code requirements and the requested setback relief.
Atlantic Golf Club Housing
Atlantic Golf Club had applied to the Planning Board and ZBA for significant relief for employee housing. The ZBA issued an opinion that it could not grant the requested relief as a code amendment would have been required. Atlantic Golf Club subsequently proposed an amendment to the Town Code, which was adopted. Neighbors are challenging the new legislation on the basis of inadequate SEQRA review and the first appearance is scheduled by the parties in February 2024. In the meantime, the Planning Board is moving forward with a new application within the limitations of the new legislation. A SEQRA determination is expected from the Planning Board on the new application at the 1/25/24 2pm work session.