Posted on 26 February 2009
During Tuesday’s Sag Harbor Planning Board meeting, Michael Minkoff, the prospective buyer of the Headley Studio property on Main Street, was granted site plan approval for his project, though this approval came with a few contingencies. In his most recent site plan, Minkoff created a private parking space on the property. This space, however, wasn’t within a ten-foot clearance to the nearest building on the property, which is required by village law. Miles Anderson, Minkoff’s lawyer, presented an alternative to the board. He said Minkoff was willing to move the private parking space into the driveway. “[Minkoff] wants to be able to promise the tenant a private off-street parking space,” said Anderson, speaking of the art gallery interested in leasing the ground floor retail space.
At the close of the meeting, the board signed off on the site plan approval, under the condition the garage parking is reflected in an amended site plan, the pool equipment storage be moved from the garage to the basement and the cellar door be moved further away from the driveway. Sag Harbor Village Attorney Anthony Tohill urged Minkoff to go before the zoning board of appeals for a variance for an on-site parking space, not located in the garage. This space would be five feet away from the building, which is required under state law. The original parking space on the property was closer to the building than five feet.
Site plan approval was still granted, but Minkoff must submit amended plans noting the new on-site parking spot. Minkoff will still have to relocate the cellar entrance. Currently, the entrance is near the driveway, and could create a hazard if someone accidentally drove into it.
Minkoff will next have to visit the Historic Preservation and Architectural Review Board for final action on the amended site plans. If the ARB approves these plans, they will grant a certificate of appropriateness for the renovation.
Posted on 30 January 2009
By Marissa Maier
Michael Minkoff is one step closer to purchasing Stephen Hadley’s building at 40 Madison Street in Sag Harbor. As members of the Sag Harbor Village Planning Board were rounding out their monthly meeting on Tuesday evening, Minkoff’s lawyer, Miles Anderson, lobbied for an exemption from the moratorium, approval of the site plan review and an exemption from providing a truck loading space.
Anderson began his presentation by outlining Minkoff’s intentions to renovate the space. Currently the building has four certificates of occupancy for a two-bedroom apartment, a one-bedroom apartment and two retail spaces. Minkoff plans to consolidate these spaces and create one three-bedroom apartment on the second floor and one retail store on the ground floor, which would be just under 1,500 square feet.
A previous article in The Express stated that Minkoff was the contractor owner of the building, when he is in fact the contract vendee. He is in contract to buy the property. The article also implied that Minkoff was looking to sell the space to an unnamed art gallery based in New York City, but the gallery has expressed interest in leasing the first floor space from Minkoff if he purchases the building.
Anderson also gave an overview of the parking requirements for the property under the current village zoning code and under the new zoning code.
Under the existing code, this building currently has a credit of six parking spaces for the larger retail space and one for the smaller store. One parking space credit is granted for each of the apartments making a total of nine credited parking spaces.
In the existing and the new code one parking spot credit is given for each 200 square feet of retail space in preexisting spaces. Under the new code, however, a one bedroom apartment requires 1.75 parking credits and a two bedroom apartment requires two spots. The number of retail parking spaces stays the same, but the sum total of required parking spaces for the property becomes 10.75.
If Minkoff consolidates the uses of the retail space and combines the apartments, he would need only eight parking spaces for the 1,463 square foot retail space and 2.5 spaces for the three-bedroom apartment. The total would be 10.5 — a quarter credit less than if the building remains the same.
Because Minkoff has this extra quarter credit, Anderson said parking wouldn’t be an issue. He added that Minkoff would be required under the zoning code to provide truck loading space, but said Stephen Hadley has operated his business for years without needing space for truck loading.
“With respect to truck loading space, this board has the right to waive the truck loading space if the truck loading space is unnecessary,” said Anderson.
“You are a Main Street retail space and the notion of a truck loading area isn’t entirely appropriate … We don’t ask it of other Main Street businesses,” said Anthony Tohill, a Sag Harbor Village Attorney.
At the end of the meeting, the board decided to waive the truck loading space and also granted the exemption from the moratorium. Minkoff, however, will be required to return to the planning board next month for site plan approval.
Posted on 23 January 2009
By Marissa Maier
Situated on Madison Street in Sag Harbor between the Methodist Church parking lot and Il Cappuccino restaurant, is a modest building that houses two apartments and two retail spaces. That building, the longtime home of Headley Studio, is currently on the market for $1.85 million and it’s possible that the space could be transformed into an art gallery with a single apartment above it.
Michael Minkoff, a contractor based in Washington, D.C., presented renovation plans for the 40 Madison Street building to the Sag Harbor Board of Historic Preservation and Architectural Review (ARB) on Monday, January 12. Minkoff is the contractor owner of the space, meaning that he has the building under contract but has not yet purchased it. He is acting as a conduit between Stephen Hadley, the current owner, and prospective buyers — the unnamed owners of an art gallery in New York City who have expressed interest in purchasing the space.
Minkoff presented plans that would reduce the number of certificate of occupancies to two — one for a 1,500 square foot retail space and one for a three-bedroom apartment on the second floor. Currently the building has four certificates of occupancy for two apartments and two retail spaces — one of which is just 300 square feet.
In order to heighten the viability of the retail space, Minkoff believes it is necessary to consolidate the two ground floor spaces into one.
Minkoff’s plans include knocking out a street level door, which leads to the current ground floor apartment, redoing the storefront by adding large, open window panes, and a rear addition over a second floor dormer. Minkoff also plans to build a pool. During the ARB meeting, Minkoff added that there is a possibility of adding a sculpture garden outside in the back of the property.
“I put a lot of effort into this storefront,” said Minkoff. “I believe it meets all of the pyramid and zoning requirements.”
ARB member Michael Mensch said the plans were a “big improvement” over the bulding’s current use. Mensch pointed out, however, that the board was missing two members and that in order for Minkoff to receive full ARB feedback he should return to the board on Monday, January 26. The next day, Minkoff will visit the village’s planning board to pursue an exemption from the temporary construction moratorium in the village.