The proposed “Community Benefit” overlay zone needed for First Baptist Church’s Family Community Life Center will soon be revised since it doesn’t have the support of a majority of Riverhead Town Board members in its current form.
Councilwoman Jodi Giglio and Councilmen George Gabrielsen and John Dunleavy said at Thursday’s Town Board work session that they could not support the proposed zoning as currently written.
Supervisor Sean Walter and Councilman Jim Wooten did support it at Thursday’s work session, where the proposed overlay zone was discussed with representatives of the church, which has proposed building 132 affordable apartment units intended as “work force housing” for the area.
Mr. Gabrielsen opposed the requirement in the zoning that a project have 800 feet of road frontage on a state or county road in order to qualify for the overlay zone.
First Baptist’s Northville Turnpike property has 807 feet of frontage on a county road.
“That just seems like it was site specific,” Mr. Gabrielsen said.
Mr. Walter said the proposal will need to be revised to meet Mr. Gabrielsen’s concerns so that a new public hearing can be held in early January.
Another change Mr. Gabrielsen proposed is a requirement for a 50-foot vegetative buffer between the project and neighboring homes, instead of the 25 feet in the proposed code.
“When you have something this dense and this high, I think neighbors have the right to a 50-foot buffer,” he said.
Ms. Giglio said the proposed 10 units per acre of residential housing is too dense, and she also feels the project should not be exempt from taxes, and should pay either taxes or payments in lieu of taxes.
Mr. Dunleavy agreed with the concerns of his fellow council members.
Mr. Walter, who has consistently supported the project, said he thinks Mr. Gabrielsen’s requests “are reasonable and they are doable,” but the tax issues raised by Ms. Giglio and Mr. Dunleavy probably cannot be addressed.
Ms. Giglio also raised the question of what other properties in town would meet the criteria of the proposed zone.
A map produced by town planning and building administrator Jeff Murphree shows about five other properties.
“A couple are owned by the county, and one has an approved site plan on it, so the way I’m looking at this is that there is only one other piece of property in the town that could possibly benefit from this zoning,” Ms. Giglio said.
The proposed overlay zone, which will now be rewritten, would have allowed a community center and workforce housing on land that meets certain criteria, including having 10 or more acres of land with at least 800 feet of frontage on a county or state highway, as well as public water and sewer connections.
The proposed Family Community Life Center would include an Olympic-size indoor swimming pool, a 25-seat theater and media center and 24-hour adult and child day care services. The proposal also includes an indoor walking track, gymnasium, fitness center and classroom space.
It would be located on the 12-acre church property on Northville Turnpike. The Rev. Charles Coverdale has said the income from the apartments is needed to subsidize the rest of the project, which would be open to the community.
The allowed number of housing units would be one per acre, but the proposed zone would allow additional units with the purchase or either transferred development rights from farms, or open space development credits from Suffolk County, which are dedicated for use in affordable housing and would be made available to such projects at no charge.
The church is hoping for the latter and Suffolk County Executive Steve Bellone has publicly pledged support for the project.
The Family Community Life Center project, which has been in the works for more than 20 years, received overwhelming support from speakers at a Nov. 6 public hearing.
Reached for comment after the meeting, Mr. Coverdale said, “We have to go through the process. We want things to be right.”