Brookhaven staff set multiple rezoning and site-plan hearings; Ross Electric seeks L1 zone change

The Town of Brookhaven planning director outlined a series of upcoming public hearings and rezoning applications, including a proposal to shorten special permits for cannabis retail and indoor smoking establishments, a request from Ross Electric to rezone property to L1 and relocate an existing 50‑foot buffer, and a rezoning request for a mini‑storage facility on Middle Country Road.

Planning Director Don Hoehn told the Town Board that the code amendment to Chapter 85 would reduce the duration of special permits for cannabis retail establishments and indoor smoking establishments from three years (with possible extensions when tied to compliance plans) to one year, meaning permit holders must renew annually. Don Hoehn said the amendment will be heard April 10 and that the zoning district being considered for these uses is Industrial 1.

The planning office also asked to adjourn two cemetery public hearings until April 10. A separate public hearing was set for a request at 8 Sterling Path in Yaphank to increase allowable clearing on the lot. The applicant sought an increase from 36 percent to 61 percent; municipal staff said the Department of Environmental Protection recommends a 53 percent limit, and planning staff said the adjustment to 53 percent would align the lot with precedent in the neighborhood.

Don Hoehn described a full redevelopment proposal for the McDonald’s site at Sills Road and Middle Country Road; the applicant proposes to demolish the existing building, reconfigure circulation, and build a new facility with a drive‑thru. That project requires a combined town‑board rezoning with a special permit and a site plan; the public hearing is scheduled for March 25.

Ross Electric filed for a change of zone to L1 for an existing electrical supplier site that now contains outdoor storage containers. The applicant proposes to build a building to bring operations indoors and to shift a 50‑foot buffer that was placed on the property by covenant in 1992 to the current property line after acquiring adjacent land. Don Hoehn said the applicant volunteered the buffer relocation and that the project team prepared a draft generic environmental impact statement (DGEIS); the DGEIS is on the resolution agenda for acceptance so the public hearing can address the zone change, site plan and environmental review together. “Mister Ross knows what he’s doing, knows what he wants, and we’re appreciative for his efforts to make his site better,” Don Hoehn said.

OHT Realty applied to change zoning on the south side of Middle Country Road (across from Foyle) from Residence‑1 and J2 to L1 to permit construction of a mini‑storage warehouse. Planning staff noted the application will likely require a substantial variance from the Board of Zoning Appeals; staff also said the proposed floor‑area‑ratio (FAR) difference between the requested use and the existing allowance is large (planning staff characterized the difference as about 394 percent). Several board members and staff discussed whether L1 with restrictive covenants limiting future uses would be preferable to a J5 designation; staff advised that L1 can be limited by covenant but cautioned about future boards changing zoning.

Other items on the planning list included a full site‑plan hearing for a medical office building on the south side of Route 25A at Tyler Avenue in Miller Place, an environmental covenant matter at 8 Green Street/Green Court in Manorville, and multiple minor site plans and modifications. Hoehn said one property acquisition matter will require coordination with Suffolk County and that several applications will return with dates for public hearing.

The planning director’s presentation closed with staff noting they will work with council district representatives on covenants and use restrictions where applicants seek L1 zoning but the board wants tighter limits on potential future uses.

The Town Board did not take public roll‑call votes on the planning items during the presentation; dates were set for public hearings as described by staff.