By Danny Teigman
The condominium, called Tudor Gardens at Lynbrook, would be a 70-unit structure on stilts with an above-ground parking lot beneath it, replacing an existing public storage facility in a light manufacturing zone.
An additional 19-spot, off-site parking lot would accommodate guests.
William Bonesso, the attorney representing the condo's ownership group, South Shore Storage Associates, said the building would have a brick and stucco facade and would be a tasteful addition to the community. He added that only the back of the building, abutting Greis Park, would be
more than four stories, while the Merrick Road side would be lower.
Bonesso's real estate expert, Barry Nelson, said the aging storage facility, built in 1952, has a Nassau County assessed value of $3.7 million, while the new building's estimated value is $23 million. The average cost of the 59 one-and two-bedroom units and 11 lofts would be $335,000.
"The proposed project would provide a positive impact on the neighborhood," Bonesso said. "It would not change the character of the
neighborhood."
Although the board seemed agreeable to a new project, residents and trustees were similarly concerned that the project, which exceeds building code height requirements by two feet, was too high.
"We always knew this property would be developed," said Thomas Murray, whose Tollgate Court home sits on the east side of the proposed project. "Really we're just worried about the height. Four stories and there goes [my and my wife's] backyard sun."
The trustees voted unanimously to reserve judgment on granting a special use permit to build a multiple dwelling property on the site until an undetermined date. They said that even if it's approved by the board at this initial stage, the ownership group must still seek additional variances from the Board of Zoning Appeals. The variances include approval for the envisioned four-and-a-half-story building height and to build on 56 percent of the 1.6-acre lot, when the code calls for a maximum of 40 percent lot coverage.
Tollgate residents were also concerned about increased traffic on their block, and the location of garbage dumpsters on the property, fearing that a need to keep traffic lanes clear on Merrick Road from garbage trucks would force the dumpsters relocation closer to their homes.
"If a variance is granted for this structure," said Murray's wife, Donna, "I see a domino effect occurring in this area. It doesn't look suburban. "For a little street, living on Tollgate Court has been an education," she continued. "...We purchased our property knowing we'd have to make some compromises. ...I just grow weary of it."
Attempting to allay some of their fears, traffic expert Wayne Muller said his studies revealed that from 7 a.m. to 8 a.m. on a typical weekday, a modest 47 cars would be exiting or entering the property. A similar 5 p.m. to 6 p.m. rush hour study showed that 55 cars would be entering and exiting.
"The traffic generated will not have a significant impact," Muller said. But Tollgate resident Tim Kircheim remained skeptical over excessive development. "These [zoning laws] are made for a reason," Kircheim said. "We need water in our ground, not cement. You're asking for trouble. This is way too big."
Bonesso said that he and his clients would remain open-minded. "Certainly there are things that need to be tweaked," he said.
Comments about this story? DTeigman@liherald.com or (516) 569-4000 ext. 246.
