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Board adopts Northwell site plan with sustainability conditions and tree substitutions
Summary
A staff report recommending conditional approval of a two‑story, 5,000 sq ft medical office at 242 Old Country Road was adopted; conditions include preserving vegetation south of the cross access, compliance with engineer comments, replacing tulip poplar with red maple and exploring green pavement alternatives.
The board adopted a staff report and resolution on June 11 approving the site plan for a proposed 5,000‑square‑foot medical office at 242 Old Country Road, subject to conditions to protect existing vegetation, meet engineering standards and pursue climate‑mitigation measures.
Teresa, the project presenter, said the plan includes a partially habitable basement, 76 parking stalls (including three ADA spaces), two truck loading locations and landscaping for a 110,000‑square‑foot parcel that currently contains an existing restaurant. She told the board the project was previously reviewed as a Type I action and determined to have no significant environmental impact (negative declaration).
Referrals produced several recommendations the staff incorporated into conditions. The town engineer requested standard drainage and driveway clarifications and the fire prevention office and Bridgehampton Fire District recommended one to two hydrants. The conservation board supported preserving natural vegetation south of the cross access and suggested climate‑action measures: EV chargers and roof‑mounted solar panels, and they recommended replacing tulip poplar with red maple (or American holly) in the landscape plan to reduce host trees for spotted lanternfly.
"I am recommending the red maple because... to offset some of the concerns with respect to the pavement," Teresa said when explaining the plant substitution and how it supports shade and potential pavement‑temperature concerns.
The board also asked staff to encourage applicants to consider pavement alternatives (light‑colored concrete, reflective coatings or vegetated pavers) where feasible while noting maintenance and snow‑plowing constraints the board discussed. Conditions of approval require the applicant to revise the site plan to preserve south‑side vegetation, comply with engineering comments, replace the specified trees, relocate a proposed monument sign to a conforming location, submit the required notarized plans for signature and provide a maintenance bond for landscaping survivability.
The motion to adopt the report passed with a roll call of six in favor and one absence. The resolution directs staff to finalize the required conditions and to monitor compliance during final plan signature and prior to issuance of any certificates of occupancy.
