The Calverton company that proposed a long-standing and controversial commercial development project on Main Road in Jamesport has filed for bankruptcy protection. (more…)
The Calverton company that proposed a long-standing and controversial commercial development project on Main Road in Jamesport has filed for bankruptcy protection. (more…)
The owners of a controversial illuminated sign at a Jamesport gas station will not get an answer yet from the Zoning Board of Appeals on whether the sign will be allowed, despite the fact that it’s already standing. (more…)
You don’t have to be a 5,000-square-foot farm market for Riverhead Town to cite you for violating town code. In fact, your main draw could be as small as a hummingbird or box turtle.
While Riverhead Town Board members recently split on their decision to take the owners of a Jamesport farm stand to court, Riverhead Town’s code enforcement unit recently issued notices of violation to The Baiting Hollow Hummingbird Sanctuary and Turtle Rescue of the Hamptons in Jamesport because neither operation is a permitted use under the zoning of the property where it’s located, according to Riverhead town attorney Bob Kozakiewicz, who is in charge of the code enforcement unit.
Supervisor Sean Walter said he couldn’t speak about specifics of the enforcement actions, but echoed Mr. Kozakiewicz’ sentiments.
“It’s not our intention to chase away the hummingbirds or the turtles. We just need people to come into compliance,” Mr. Walter said.
Mr. Kozakiewicz said the turtle rescue organization has been issued a summons in town Justice Court because it is not a permitted use in the Agriculture Protection Zone in which it’s located.
As for the hummingbird sanctuary, Mr. Kozakiewicz said a notice of violation was issued in order to cover the town in the event neighbors of the sanctuary filed a lawsuit, which they have since done.
The notice of violation states that operation of a hummingbird sanctuary that is open to the public is a prohibited use, and that continuing that use would require a variance from the Zoning Board of Appeals as well as site plan approval from the Planning Board. It further states that if no remedy to the violation is made before Jan. 18, the town may follow through with legal action, though Mr. Kozakiewicz said he does not intend to and the town has not issued a summons to the hummingbird sanctuary.
Councilwoman Jodi Giglio said she was surprised to hear that the town had taken any action at all against the organizations.
“Are you kidding me?” she said when told of the enforcement actions. “We have overcrowded houses all throughout this town and code enforcement is writing tickets to the hummingbird guy?”
Ms. Giglio said she was unaware of the notices issued to the Baiting Hollow Hummingbird Sanctuary, run by Paul Adams on his property on Sound Avenue, and Turtle Rescue of the Hamptons, run by Karen Testa Lombardo from a home on Manor Lane in Jamesport.
Mr. Adams has run the sanctuary for more than a dozen years at his Sound Avenue property , which overlooks Long Island Sound and where he has planted flowers that attract hummingbirds. The sanctuary is open to the public only during the month of August and, according to the orgnization’s website, does not accept donations or an admission fee. Mr. Adams requires visitors to sign a waiver.
Nonetheless, a group of neighbors living along the road leading to the property have recently filed a lawsuit against Mr. Adams and the hummingbird sanctuary.
The lawsuit was filed by Frederick and Debra Terry, Kamal and Sabita Bherwani, and Shawn Hamilton against Paul and Rafael Adams.
Mr. Adams said they are seeking to have the sanctuary closed and they are seeking $3 million in damages. The lawsuit, filed Dec. 23, was not on file at the county center as of Tuesday morning, except for the summary page identifying the litigants. Anthony Tohill, the plaintiffs’ attorney, did not return a call seeking comment and Mr. Terry could not be reached for comment by presstime.
Mr. Adams said the lawsuit raises two key questions: “Does the town code permit me to maintain my property in a natural state as a bird sanctuary? And does the code permit me to receive invited visitors at my residence there, via the established, deeded and surveyed right of way from Sound Avenue?”
He believes the answer to both questions is yes.
As for the turtle rescue, Charles Cuddy, the attorney for Ms. Lombardo, said she brings turtles to the site that have been injured and need to be rehabilitated. She is a licensed wildlife rehabilitator and her work is recognized and endorsed by the state, Mr. Cuddy said, adding that she does all the work as a volunteer and receives no money for it.
There are usually about a dozen turtles on the property at any one time, he said, and she has other volunteers who help.
When a report of an injured turtle comes in, Ms. Lombardo goes out and brings it back to the Manor Lane house.
“The rehabilitation consists of medicating the turtles. It doesn’t consist of her conducting any surgery,” Mr. Cuddy said at a June 27 town Zoning Board of Appeals hearing on the turtle rescue operation. Turtles that need surgery are taken to a veterinarian, he said.
“She keeps turtles that are essentially without any odor, without any noise. They don’t do anything to the neighborhood,” Mr. Cuddy said. “They are without any impact that I can see, and I’ve been there many times.”
Mr. Cuddy said there are many wildlife rehabilitators in the state and many of them operate out of homes.
The turtle rescue had gone before the town Zoning Board of Appeals last year seeking an interpretation as to whether a such an operation can be considered an accessory use.
There was one hearing, during which no one raised any opposition to the operation, and the ZBA application was withdrawn a few weeks later. ZBA members had indicated they wanted to inspect the facility.
Mr. Cuddy said it was withdrawn because one ZBA member, whom he didn’t identify, had indicated that he or she would not support the application.
Mr. Kozakiewicz said he is not aware of any complaints from neighbors about the turtle rescue operation. Mr. Cuddy said one person has complained about it.
The Justice Court case against the turtle rescue is still pending, Mr. Kozakiewicz said.
Leaders of the Jamesport Meeting House stated its next top priority to restore the historic Main Road building, as the organization hopes to tackle the lecture room wing, “which sorely needs rejuvenation.”
Richard Wines, president of the nonprofit overseeing the restoration, said at the end of last year that the wing on the east side of the building — added in 1898 to the original structure, which went up in 1731 — has interior work that needs to be done namely on the ceiling and floor. Falling and frayed tiles are at the top of the room, while frayed carpets are at the bottom.
“Our goal is to make this room as beautiful as the rest of the building,” he said, adding that over the past year, the yard was re-graded and re-seeded, and an irrigation system was installed. Mike Hubbard also made a number of improvements to update an electrical system that dates to the 1920s.
Jamesport Meeting House Preservation Trust, according to its website, aims to “keep the Meeting House in community hands and once again make it available for community use.”
The Meeting House is the East End’s oldest religious structure and the oldest building in Riverhead, according to a history written by Mr. Wines, who is also the chairman of the town’s Landmarks Preservation Commission.
What is a farm stand? It’s such a simple question, yet one loaded with meaning and innuendo. After asking five people (including farmers) and getting five different answers, I thought it best to consult an authoritative source: Agriculture & Markets, the agency that regulates and protects the activities of farmers statewide. What I found was surprising.
A definition of “farm market” is easy to locate, and it’s just as easy to see it doesn’t apply to the business Save Main Road has been asked to comment on: The Glass Greenhouse Farm Market. A “farm market” in New York showcases and sells goods from two or more farmers. Such a market is also typically located on municipal land. When a dozen growers gather in the parking lot along the river downtown to sell their produce to the public, that’s a “farm market.” The Glass Greenhouse store, in our opinion, is not.
About “farm stands,” Ag & Markets has nothing to say. Literally. They have no rules and no policy that define or govern retail operations conducted by a single farm on its own land. When I spoke to an Ag & Markets official to confirm what their law seemed to indicate, she confirmed they defer to town code on this issue.
Riverhead code says little. A paragraph tucked into zoning law restricts farm retailing by what’s called merchandising area: at least 60 percent of the space must be devoted to selling goods grown on the farm where the stand is located. Save Main Road thinks neighboring Southold’s code, which goes into far greater detail on this point, has much to offer; we plan to work with Riverhead officials to improve our code.
Still, the letter and spirit of existing Riverhead farm stand code can be applied in this situation.
Two things concern us: what the law says and the intent of the owner.
Letters in our possession from Ag and Markets suggest Glass Greenhouse owners asked the agency to intercede with the town so they could bypass the site planning and permitting process. (We think that’s how the market got built.) While FOIL research is underway, it’s already clear Ag & Markets argued strongly that routine application of town rules and procedures would “unreasonably restrict the farm operation.” We take issue with this interpretation.
One reason we’re concerned is that Ag & Markets alternates between calling the new Glass Greenhouse operation a “farm stand” and a “farm market” in ways we think facile and inappropriate. The agency shouldn’t say it’s a “proposed farm market” when, by their own definition, it’s not. The requirement that produce from multiple New York farms be presented appears absolute. (Packaged Arizona tomatoes we saw on display don’t count, nor does other imported produce.) We haven’t heard Glass Greenhouse mention the involvement of any other farms.
Additionally, state law heavily emphasizes the public, not private, nature of these markets. An example is that Ag & Markets may provide technical assistance for developing and improving farmers’ markets only to public and private “agencies,” not to individual farmers.
Ag & Markets relied on the only definition of “farm market” in Riverhead town code 108-56, which deals with signs, despite the fact that the definition is “as used in this section,” meaning it applies only to signs.
We think Ag & Markets’ reasoning is similarly weak throughout the documents.
We’re much more disturbed that Ag & Markets failed even to mention the “60 percent rule.” That rule is the clearest statement of purpose in current Riverhead code as to what farm stands may sell, and it appears to have been wholly disregarded.
To apply the rule, look at the store’s “merchandising area” only. For discussion, disregard the entire bakery (which we think is inappropriate and not allowed in a farm stand, and which appears to comprise 20 percent or more of the structure). We believe even a casual observer would conclude the total amount of farm produce offered in the new Glass Greenhouse retail space falls far short of the 60 percent threshold.
According to Ag & Markets, the Glass Greenhouse says they need the new facility to provide cooler space to market produce and additionally to sell fresh honey, eggs and free-range chickens. If that were all the new facility sold, there would be no issues.
Walking through as a consumer, I saw a gelato counter 12 feet long (all estimates by my eye), a cheese counter almost as big, 10 feet of candles, 20 feet of displayed bakery goods and rack after rack of manufactured foods and household items from a dozen or more states. My guess is that all actual produce displayed totaled well under 20 percent of the floor area (excluding bakery production).
The new “stand” is 4,500 square feet. We know a local farmer who raises 1,000 laying chickens and sells their eggs — together with other farm produce — in a farm stand of 150 square feet. We’d be surprised if there are enough chickens, eggs and honey in all of Riverhead to make a dent in a 4,500-square-foot farm stand.
Save Main Road doubts that a farm stand of this size, however attractive and well-built, can be profitable if 60 percent of its retail area displays the off-season greenhouse products, chickens, eggs and honey that Ag & Markets claims are the intended items for sale. That said, if and when the owner achieves that critical measure of content, it should be allowed to operate.
Today, it seems to us an ersatz market, a “farm stand” in name only. We don’t think an upscale deli belongs in the Rural Corridor, and we support the town in its opposition.
My favorite North Fork slogan is: “We have the right to remain rural.” Save Main Road is committed to helping farms and farmers, and we enthusiastically support “real” farm stands. This one doesn’t qualify.
Larry Simms owns a home in South Jamesport and is a director of savemainroad.org, an advocacy group dedicated to preserving the character of the Main Road corridor and surrounding areas.
He also serves on the town’s Code Revision committee.
After preparing to move forward with a plan to sue the owners of a 5,000-square-foot farm market on Main Road in Jamesport for operating outside the law, Town Board members opted on Tuesday to sit tight on heading to court — at least for now.
During last Thursday’s public work session in Town Hall, a resolution to authorize legal action against the owners of the Glass Greenhouse Farm Market was discussed and was expected to be approved Tuesday night.
But the resolution got tabled Tuesday by the three board members eligible to vote on it.
About a dozen supporters of the project came to speak against the lawsuit plans but couldn’t do so because Supervisor Sean Walter ended the meeting early due to icy road conditions and allowed no public comment.
Mr. Walter said the measure had been tabled in part because those in attendance didn’t get to be heard.
But, after comparing the farm market to a King Kullen last Thursday — the two-story structure features a full kitchen, elevator, office space and high ceilings with exposed beams — Councilman Jim Wooten said on Tuesday, “I think it’s a bit heavy-handed at this point to go to court. I think it’s time for us to meet with [the owners] and with the Long Island Farm Bureau and work this out, instead of having one more legal action where we’re only going to come to some resolution that we were going to come to anyway through negotiations and cooperation.”
Walter and Edith Gabrielsen own the Jamesport building, and the Farm Market was granted a temporary two-month certificate of occupancy by Riverhead Town on Oct. 4, Supervisor Sean Walter said. The market opened on Oct. 11, though without town site plan approval. The town considered commencing legal action shortly after the temporary CO expired on Nov. 4.
Councilman George Gabrielsen — Walter’s brother — has abstained from any vote related to the property, and Councilwoman Jodi Giglio has been away from Town Hall over the past week due to a family emergency. She was not at Tuesday’s Town Board meeting.
Mr. Walter said he still supports heading to court in this case.
“I walked though the facility and my opinion is that it’s a very high-end, sort of chic grocery store,” Mr. Walter said in an interview after Tuesday’s meeting. “If we were to allow this to happen, then you could do this any place in the Agricultural Protection Zone.”
However, the Farm Market’s location could prove tricky for the town if it attempts to shut the operation down through the courts.
While the entire parcel on which the Farm Market is located sits in the town’s Agricultural Protection Zone, the first 500 feet of the plot — and others in the area along Route 25 — are listed as Rural Corridor, a zone created to “allow a very limited range of roadside shops and services that are compatible with the agricultural and rural setting,” according to town code.
One of the accessory uses permitted in rural corridor zone is a farm stand. But in an accessory use in the agricultural protection zone, at least 60 percent of merchandise sold must be locally-grown — a standard Mr. Walter doubts the operation is meeting.
“If Mr. Gabrielsen wants to have 60 percent locally grown produce, I would support it 100 percent, but clearly when you walk into that building, that’s not what’s there,” he said. “If they had 20 percent locally grown produce, I would be surprised.”
Town Attorney Bob Kozakiewicz offered no comment when asked if the owners of the Farm Market could have found a loophole in the town code — which doesn’t define uses of a farm market in the rural corridor zone — though Mr. Walter said “it doesn’t matter,” as the 60-40 requirement is also mandated under state Agriculture & Markets law.
The supervisor referred to a similar case in 2010, when the town took “A Taste of Country” on Sound Avenue to state Supreme Court for the same reasons and the courts backed the town. That business is now closed.
“If this is okay, then ‘A Taste of Country’ is okay,” Mr. Walter said. “And if ‘A Taste of Country’ is okay, then King Kullen, in theory, could put a supermarket in the agricultural protection zone and the town would have no recourse.”
Mr. Wooten said most of the time when the town takes a business to state Supreme Court, the dispute is resolved by an out-of-court settlement. While he preferred attempting to sit down with the Gabrielsens before litigating, he added that he reserves the right to go to court in the future.
“We can do that without the expense of court,” Mr. Wooten said.
For the time being, Councilman John Dunleavy agreed with Mr. Wooten.
“Sometimes you have to work with people,” Mr. Dunleavy said. He said Mr. Gabrielsen told him he has ordered products that can be grown locally and help meet the 60 percent threshold — but they won’t arrive until spring.
Walter Gabrielsen declined to comment Tuesday when given the chance by a reporter after the meeting. He also declined to speak with a reporter when the News-Review first broke news of the dispute at riverheadnewsreview.com on Thursday.
Mr. Walter said the state Agriculture and Markets Department wants the town to give the business time to meet the 60-40 threshold.
“They applied for this as a farm market, and they are clearly not a farm market,” Mr. Walter said. “They have a building permit. The building is stunning, the parking lot is fine, but why have laws if you don’t enforce them?”
The Riverhead Town Board tabled a vote Tuesday night on taking legal action against the owners of Glass Greenhouse, a Jamesport nursery, over the business’s newly built, 5,000-square-foot Farm Market.
Even though members of the Gabrielsen family had attended the meeting to speak out, Supervisor Sean Walter said he suspended the public comment portion of the meeting because of the dangerous road conditions.
He said he and two other board members voted to table the resolution on Glass Greenhouse for the same reason.
Last week, he told the News-Review The Farm Market, which opened in October, is currently operating without a valid certificate of occupancy and outside of the town’s regulations for an agriculture operation.
Mr. Walter said Tuesday night that he still supports the legal action.
The News-Review’s Tim Gannon reported live from the meeting. Click below to see what else happened.
Riverhead Town officials are considering taking legal action against the owners of the Glass Greenhouse for illegally operating its newly built Farm Market, a 5,000-square foot, two-story building that features a full kitchen, office space, high ceilings with exposed beams, and an elevator.
A resolution discussed at Thursday’s town board work session, expected to be voted on next Tuesday, states that members have determined the property — located at 1350 Main Road in Jamesport — is in violation of various sections of the town and state code.
The Farm Market, which opened in October and held a grand opening two weeks ago, is currently operating with out a valid certificate of occupancy and outside of the town’s regulations for an agriculture operation, according to Supervisor Sean Walter.
“As much as some people want to believe it meets the town’s zoning, it doesn’t,” Mr. Walter said. “It doesn’t have site plan approval now and I don’t suspect it will get it, since it is not up to code.”
The Glass Greenhouse, which is owned and operated by Walter and Edith Gabrielsen, previously only sold plants and flowers. Three years ago they decided to expand to include a farmers market to sell a variety of fresh and prepackaged foods, manager Amanda Putnam told the Riverhead News-Review in October.
However, much of the products are shipped in from Vermont, Massachusetts and upstate New York, Ms. Putnam said. Moreover, less than 40 percent of the products are made using ingredients grown on site — a direct violation of town code, Mr. Walter said.
The decision to seek legal action against the Gabrielsens wasn’t done with haste, the supervisor said. Walter Gabrielsen’s brother, Councilman George Gabrielsen, said he has recused himself from the matter.
While the site plan has yet to be approved by the town or planning boards, the market was granted a temporary two-month-long certificate of occupancy on Oct. 4, Mr. Walter said.
Without site plan approval from the town, the market opened its doors after receiving a food-processing license from the state Agriculture & Markets Committee on Oct. 11.
Since, Mr. Walter said he has been attempting to contact both the Agriculture & Markets Committee and Farm Bureau president Joe Gergela to determine the town’s next course of action.
When the town’s temporary certificate of occupancy expired on Dec. 4, Mr. Walter said the town still didn’t have a clear plan on how to address the violations.
“It is really not agricultural production,” Councilman James Wooten said in a phone interview Thursday. “When you walk in there, you open your eyes and it’s like a King Kullen. That doesn’t quite make sense to me.”
This is not the first time the town has taken legal action against a business believed to be operating outside town code.
Similarly, in 2010, Riverhead Town took owners of the former A Taste of Country in Northville to court, claiming that its certificate of occupancy is for a farm stand, and that serving hot and cold food — which the business was doing at the time — was not permitted on the site.
Following a two-year court battle, a state Supreme Court judge ruled in favor of the town, according to an October 2012 Riverhead News-Review article.
To bring their operation into compliance, the owners are hoping to expand their business for a second time within the next six months, Mr. Wooten said Thursday. Discussions with the owners revealed the plan to create about 2,800 additional square feet in order to accommodate and sell more products being processed on site, Mr. Wooten said.
“For the most part we want to work with them,” Mr. Wooten said. “We want to encourage agritourism, but it has to comply with our town code.”
Walter Gabrielsen declined to comment on the resolution.
“I can’t get involved with that,” he said Thursday.
The Town Board is expected to decide if it will take legal action during its next regular session on Tuesday, Dec. 17 at 7 p.m.