Village in legal knot

Pretzel Stop may sue to overturn BZA decision

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Another store may soon join the list of those that have sued the village’s Board of Zoning Appeals to overturn what it says is an unfair ruling.

The Pretzel Stop, a store on Long Beach Road in Oceanside, has been trying to relocate to 106 S. Long Beach Road in Rockville Centre, near Oceanville Mason Supply on the south side of the village. At a hearing in October, however, the BZA turned down the store’s application for a change of zoning and a parking variance.
           

The store’s owner, Carolyn Vella, a Rockville Centre resident, wanted to move from her tiny Oceanside location to the more spacious one in Rockville Centre, which would allow her to expand her offerings. However, her plan drew the ire of nearby residents.

“Initially, I didn’t think I was going to have to apply for anything because the building is zoned light manufacturing,” Vella said. “According to New York state codes, I’m a light manufacturer. According to the village code, I don’t fall under that classification.”

Vella owns the building at 106 S. Long Beach Road and leases part of the space to Vincent Luggage, which makes the building affordable for her. Her business would occupy the remaining 3,000 square feet of the store.

But nearby residents said they were concerned about what the new business could do to parking in the area, since, according to village code, the Pretzel Stop would need 26 spaces, but the BZA says none are available — though there is on-street parking in the area.

Residents were also worried that opening the store would bring pests to the area.

“The decision specifically states that “the board listened to the surrounding neighbors’ concerns that the inclusion of a pretzel shop bakery could bring unwanted pests and rodents to the surrounding neighborhood…,’” said Christopher H. Palmer, counsel for the BZA. “These are valid concerns of surrounding neighbors, but it was these concerns of surrounding neighbors which the board took into consideration before making its final determination.”

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