Town board approves Cartoni LLC medical office site plan with DOT outreach requirement
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Summary
The Town of Brookhaven planning board approved a 2,100-square-foot medical office building at Route 25A and Tyler Avenue in Miller Place, granting minor variances and adding a condition that the applicant seek New York State Department of Transportation approval for street trees in the Route 25A median.
The Town of Brookhaven planning board on April 24 approved site plan and variance relief for Cartoni LLC to build a 2,100-square-foot medical office building at the southeast corner of Route 25A and Tyler Avenue in Miller Place.
The approval, moved and adopted at the board meeting, granted four planning-board variances: reduced street-tree spacing along Tyler Avenue, no new trees along Route 25A to preserve natural vegetation, a slight encroachment into the residential buffer for loading access (about 300 square feet), and one fewer parking stall than required (13 provided vs. 14 required). Planning Director Don Hone described the property as about 0.4 acres in the J Business zoning district and said the applicant had already obtained zoning relief from the Board of Zoning Appeals for front-yard setbacks and sign setbacks on Dec. 27, 2024.
Applicant engineer Brian Morahan said the plan “maintain[s] a substantial buffer to the residential properties to the south” and detailed landscaping and mitigation, including 7-foot arborvitae plantings and additional shrubs along Tyler Avenue.
Councilwoman Bonner expressed a preference for street trees along Route 25A. The board and applicant agreed on a compromise condition: approval would include a requirement that the applicant seek New York State Department of Transportation permission to install wire‑friendly street trees in the Route 25A median (30 feet on center) and to report back. The condition was attached to the motion and adopted by the board.
Permit-expediting representative Eileen Rowan asked whether the board would accept DOT’s determination if DOT refused permission; Supervisor Panico and staff confirmed the outreach was a condition to attempt the improvement but that the board would accept DOT’s decision.
The board approved the application as presented with the DOT outreach condition and with the applicant’s commitments on preserving existing mature vegetation in the front yard where practical. The applicant and planning staff also agreed on dark‑sky‑compliant exterior lighting and standard health‑department and drainage requirements for the site.
The board voted to close the hearing, then voted to approve the site plan with the additional language requiring the DOT outreach; votes were recorded as “motion carries.”
