Driving down Montauk Highway in Bridgehampton there is a property nestled between The Pizza Place and Sleepy’s that one might not even realize exists.
The long, narrow lot, with less than 90-feet of street frontage, was once home to a telephone substation. Now it is proposed to become a mixed-use development, with a retail space and an affordable, two-bedroom apartment in a one story building, designed by Bridgehampton-based architect Blaze Makoid, who is known for his modern, contemporary designs.
During an August 23 meeting of the Bridgehampton Citizens Advisory Committee, member and architect Peter Wilson praised the project, calling it “cleverly organized” and “not controversial.” Wilson, who reviewed the application for the CAC said he would draft a memo of support for the Southampton Town Planning Board on behalf of the committee. The project will be before the planning board for a public hearing on September 9 at 7 p.m.
The property is located at the edge of the commercial district with little visibility from Montauk Highway. According to a project description drafted by Makoid, when approaching how to design the project three planning goals emerged – to maximize the property’s street presence for the 1,400 square-foot retail space, minimize the view of proposed parking of the street, and use the diverse topography of the parcel in the building’s design.
According to Makoid, both the retail unit and the 1,001 square-foot apartment are at grade, with the retail unit fronting Montauk Highway and the affordable “upside-down,” duplex apartment in the rear of the building, making use of a sublevel below grade for the bedroom units.
The owner, Susan’s Idea LLC., said Makoid, is committed to pursuing a Leadership in Energy and Environmental Design (LEED) Platinum rating for the project.
“The site was originally selected for its immediate access to public transportation with a bus stop less than 100 yards away,” states the project description. “It includes bicycle storage, shower facilities and preferred parking for fuel efficient vehicles. Storm water management, including the use of a bioswale system and water collection will produce a 100 percent permeable site.”
Makoid said the building’s envelope will be a prefabricated structural system consisting of a recycled steel skeleton and insulated sandwich panels. It has been modeled, he said, to achieve a 46 percent reduction in energy usage, with lower and upper openable windows strategically located to maximize natural ventilation. A cool roof and reclaimed cypress rainscreen complete the exterior.
The building will also use low flow fixtures and the reuse of collected storm water will result in a 42 percent reduction in water usage, said Makoid. Green Power certificates will be purchased in lieu of on-site renewable energy, which would be restricted by the town.
According to environmental planner Brant Reiner, of Inter-Science Research Associates in Southampton, the project has already received preliminary approvals from the town’s planning board.
He added that creating an affordable unit, which will be managed through the Town of Southampton’s affordable housing program, was an important community benefit the project sponsor wanted to include.
Reiner said the project has already received a variance from the town’s zoning board of appeals to allow a residential apartment on the first floor and sublevel, when town code requires accessory apartments on the second floor.
They will also ask the town planning board for a parking waiver to accommodate the two-bedroom apartment, said Reiner. The parking proposed for the site covers the retail component of the proposal, but is shy just two spaces for the apartment, he said.
“The project itself is a good use for the site,” said Reiner. “Blaze and the project sponsor have designed it so the retail use is towards the commercially prevalent street, with the residential use directed towards a quieter, residential-like area.”
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