[{"_1":2,"_99":-5,"_100":-5},"loaderData",{"_3":4,"_26":27},"root",{"_5":6,"_17":10,"_18":19,"_20":21,"_22":10,"_23":-5,"_24":-5,"_25":10},"user",{"_7":8,"_9":10,"_11":10,"_12":-5,"_13":-5,"_14":15,"_16":-5},"roles",[],"isAuthenticated",false,"isPremium","planName","subscriptionStatus","featureFlags",{},"insightsBudget","isDevelopmentHost","userPreferences",{},"recaptchaSiteKey","6LcvOJcUAAAAAHsB-gPGfGktcRlKpH7OTIU_dMTD","isImpersonating","impersonation","affiliateStatus","isFreedomPortal","routes/v2/article/layout",{"_28":29,"_30":31},"notFound",true,"relatedArticles",[32,75,87],{"_33":34,"_35":36,"_37":38,"_39":40,"_41":42,"_43":44,"_45":46,"_47":48,"_49":50,"_51":52,"_53":54,"_55":56,"_57":58,"_59":60,"_61":62,"_63":64,"_65":66,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},"mediaId",6190677,"mediaKeyId","5045471-eb5bd54b288e9faf2279a772124893bb","parentId",5045471,"title","Board hears applicant’s amended request to reduce Extra Space Storage sign size; public hearing held open","audioSeconds",992,"startMs",308000,"endMs",1300000,"viewUrl","/Search/View?dp=1&key=5045471-eb5bd54b288e9faf2279a772124893bb&start=308&end=1300","thumbnailUrl","https://assets.pipeline.soar.com/5045471-eb5bd54b288e9faf2279a772124893bb/thumbnail_308000.jpg","articleUrl","/articles/6190677/Town-of-Brookhaven/Suffolk-County/New-York/Board-hears-applicants-amended-request-to-reduce-Extra-Space-Storage-sign-size-public-hearing-held-open","mediaUrl","https://secure.pipeline.soar.com/6190677-d2c9a29d0abf0f2b8ddb44f15227b422/orig.mp4?Expires=1770564701&Signature=h~0EAA39Csw3M9R7GjaIA29VwdwNg53FI6Q5BuY3n17RgD2jQFGAhNu3GX~4E7oHz7OQe7yhTDPzHTtEn3PxFXup2TDrr-OZhd7spndOIAmNpq9h164ebRnk5T8AsYjZzxZZCOvggLiHThokrNMs~~WvWWnH~yIB4m~06ragRHlarbn1K9WodlNzER42yBDHNzoy8hyBg9OTzxWhqH7QHqS-dnVy7BXRrrCXOgwc0jyh7xOXaLROrLMPVAKr~xA0kEbW6LopkukGEq~S9Xa5umXij8sJuEy06S3WYUAxCli0zL3d9nR6S4PAl~Xm-~g6DIBSpfLB1zYaaopJMIgILw__&Key-Pair-Id=KUT5TJCACFTXG","author","Town of Brookhaven","date","2025-05-28T00:00:00Z","article","The Town of Brookhaven Board of Zoning Appeals on May 28 heard an application from Pegasus901MiddleCountryRoadLLC and Extra Space Storage seeking variances for wall and ground signs at a self‑storage facility at the northeast corner of Middle Country Road and Tudor Lane in Middle Island. The applicant amended the requested wall sign area during the hearing and the board closed the public hearing and held the matter for decision.

The applicant’s representative, Diana Laspiso of Moreno Expediting Services, said the company amended the southern elevation sign area to 57.71 square feet after the building department had used the sign band to calculate area. “The signage is 2 foot 4 inches high and 24 foot 8 inches long, totaling 57.71 square feet,” Laspiso said, adding she would provide a revised drawing breaking down each letter for the record.

Why it matters: signage variances affect visual character along commercial corridors and set precedents for adjacent properties. Board members questioned whether the secondary (east) elevation sign needed to be the same size as the primary road‑facing sign and pressed the applicant on visibility and precedents in the area.

What the board and applicant discussed: planner James Reid read the staff report noting prior signage approvals for the property in 2017 and the town’s sign area limits (largest 40 square feet; secondary 32). Board members asked whether the east elevation needed the full name “Extra Space Storage,” whether the sign band was properly accounted for in the denial, and whether the building department would accept a small “office” letter above the entrance (the applicant said the department would not require a variance for that small word). The applicant said the letters are individually illuminated channel letters and that the actual letter outline area (45.09 square feet) differs from the boxed area used for code calculations.

Board action and next steps: A motion to amend the application to reduce the southern elevation sign area to 57.71 square feet carried during the hearing. After additional Q&A, the board voted to close the public hearing and hold the matter for decision; no final approval was recorded at the meeting. The file will be returned to the board’s decision calendar for a written determination.

Clarifying details: the applicant said the proposed wall signs are 2 ft. 4 in. high and 24 ft. 8 in. long (57.71 sq ft when boxed). The ground sign setback relief requested would locate a ground sign 12 ft. 11 in. from the Middle Country Road property line where 22 ft. is required; the ground sign size and final placement remained part of the permit review. The applicant supplied a history of prior sign variances on the property and promised a letter‑by‑letter area breakdown to the board.

What’s next: The board will issue a written decision on the pending variances within the 62‑day deadline under town code; if granted, a formal grant letter will be issued and must be used to obtain building permits.","mediaType","Video","parentTitle","Zoning Board Meeting - May 28, 2025","oneSentenceSummary","The Town of Brookhaven Board of Zoning Appeals on May 28 heard an amended request from Extra Space Storage’s representatives for variances to install larger wall and ground signs at a self‑storage property in Middle Island and closed the public hearing while holding the matter for a written decision.","taxTitle","Town of Brookhaven, Suffolk County, New York","taxId",53859,"location","headline","","shortSummary",{"_33":76,"_35":36,"_37":38,"_39":77,"_41":78,"_43":79,"_45":80,"_47":81,"_49":82,"_51":83,"_53":84,"_55":56,"_57":58,"_59":85,"_61":62,"_63":64,"_65":86,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6190672,"Board approves McDonald’s redevelopment variances including drive‑thru layout and new pylon sign in East Patchogue",3608,4372000,7980000,"/Search/View?dp=1&key=5045471-eb5bd54b288e9faf2279a772124893bb&start=4372&end=7980","https://assets.pipeline.soar.com/5045471-eb5bd54b288e9faf2279a772124893bb/thumbnail_4372000.jpg","/articles/6190672/Town-of-Brookhaven/Suffolk-County/New-York/Board-approves-McDonalds-redevelopment-variances-including-drivethru-layout-and-new-pylon-sign-in-East-Patchogue","https://secure.pipeline.soar.com/6190672-73513a6e0ea4cb1177487fceffa9ad2a/orig.mp4?Expires=1770564701&Signature=K3ZNQYytd3h6wOQG11-sov~Tf98QtO2SOj~8BJEv9MxGpKN9RVHodtLhQJnJNh9jVuiK-u5G3FgoltlDcI-vLSGBx13sXUR3BtsbnEcdYcASKREpTVdYm94CDkLTGEK~GPrPj25H94yuUmsxOw9emUvMajGa7n-Tm1bUVQOnkn93o1yMzzNPXYw39g9lC843w4XiHnOACiyBytbVHXE~ka99ywvGjdcIdEoywWuSJuG~W-9AniWhHSBcRCHXBkta0JqOVngFqrHgvX0~S8p86KeXBDT6EM2IT4egqBDkOtDle9YJNk8XXK6LWHRSS2O8K-LP-3XLrNErh2I6pg3G9w__&Key-Pair-Id=KUT5TJCACFTXG","The Town of Brookhaven Board of Zoning Appeals on May 28 granted variances for a proposed redevelopment of an existing McDonald’s at the northwest corner of Montauk Highway and Sills Road in East Patchogue, approving setbacks, two wall signs and a new ground (pylon) sign and clearing the way for a new restaurant with a side‑by‑side drive‑thru.

Why it matters: The proposal replaces a decades‑old McDonald’s with a new 4,359‑square‑foot restaurant and a side‑by‑side drive‑thru intended to increase queuing capacity and speed. The project requires variances for lot area and frontage inherited from the current parcel configuration, a reduced front‑yard setback to accommodate the drivethru improvements, and a ground sign taller and larger than the current code standard but consistent with recent board precedent for similar McDonald’s projects.

What the planner told the board: Planner James Reid said the site has a longstanding restaurant use and that the new layout—sited slightly further south—allows a side‑by‑side drivethru that increases queuing capacity by about 18% and the number of cars that can queue before extending onto Sills Road by about 35%. Reid also noted conditions the town board had placed on its recent site‑plan approval, including perpetual future cross‑access and parking easement commitments with neighboring parcels and streetscape landscaping requirements.

Applicant presentation: Matthew Wingber, counsel, and project engineers said the existing pylon sign (previously permitted decades ago at roughly 242.7 sq. ft.) will be replaced by a 17.5‑foot‑high sign with a face of 58.79 sq. ft., consistent with recent McDonald’s approvals in the area. Engineers said the new building would improve circulation and reduce existing drive‑thru impacts while landscaping and cross‑access easements will be added.

Board action and conditions: The board granted the variance applications (two separate applications numbered 11 and 12 on the agenda) as type‑2 actions. Members clarified the project must comply with the town board’s site‑plan conditions, effectuate required cross‑access easements, and satisfy building‑department permitting. The board noted past local precedents (e.g., Stony Brook and Blue Point McDonald’s locations) where similar height or ground sign area relief was granted.

Clarifying details: The applicant reported the existing single‑lane drive‑thru can currently accommodate up to 11 vehicles before affecting circulation and 14 before extending onto Sills Road; the new side‑by‑side design can hold about 13 vehicles and about 19 before roadway impacts. Proposed ground sign: 17.5 ft high, 58.79 sq ft face, located 8.8 ft from Sills Road where 22 ft is required. The board noted the existing site plan approval was conditioned on forthcoming easement instruments and landscape areas of 5–5.75 ft along the frontages.

Next steps: The approvals allow the applicant to proceed with town building permits and site‑plan implementation; the project remains subject to the conditions imposed by the town board and required easement recordings.","The Town of Brookhaven Board of Zoning Appeals approved variances May 28 for a new McDonald’s at Montauk Highway and Sills Road in East Patchogue, including reduced front‑yard setbacks to allow a side‑by‑side drive‑thru and a 17.5‑foot, 58.79‑square‑foot pylon sign.",{"_33":88,"_35":36,"_37":38,"_39":89,"_41":90,"_43":91,"_45":92,"_47":93,"_49":94,"_51":95,"_53":96,"_55":56,"_57":58,"_59":97,"_61":62,"_63":64,"_65":98,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6190667,"Board holds special‑permit hearing for proposed Medford cannabis retail store; applicant limits use to retail only",662,3258000,3920000,"/Search/View?dp=1&key=5045471-eb5bd54b288e9faf2279a772124893bb&start=3258&end=3920","https://assets.pipeline.soar.com/5045471-eb5bd54b288e9faf2279a772124893bb/thumbnail_3258000.jpg","/articles/6190667/Town-of-Brookhaven/Suffolk-County/New-York/Board-holds-specialpermit-hearing-for-proposed-Medford-cannabis-retail-store-applicant-limits-use-to-retail-only","https://secure.pipeline.soar.com/6190667-574bf30e91bdc68ebb0485b74e73116d/orig.mp4?Expires=1770564701&Signature=WOgTyazmuBkncjakKZB0MCZV1WQry2tq2YOvwJ6Vgk7iXmO9qAAugm1~ec8LnpoEi7ckgaVrM56Cg9jZTtCQZ1Jp7IKptF8J~oYqlBgj~quy7yVD4YFg3PF5iScd~QAvdgzKKau2ls9jou7H2FaZgHMRBVvw6UU6bZy3g7n-WrNNOOqDAAlj9WCOdpwZljaHxba-0YtpKxTNirhcixqBHdrnu-ewHgCdIJE524hDYn-Pt1vA4sqAyXGSo8Xt-ggLRf6QU2ZoaQQTa7OFL5p5kbL0RAP10n3DGONzDBg9dBtYJonTFmV5YHIP2a1B~tlDukDyCYGNpPEuloLvIigNFQ__&Key-Pair-Id=KUT5TJCACFTXG","The Town of Brookhaven Board of Zoning Appeals on May 28 heard a special‑permit application for a proposed cannabis retail establishment at the southwest corner of Munsell Road and Horseblock Road in Medford. Staff identified five town code criteria for cannabis retailers; the proposed location required special‑permit relief because of proximity to a residential zone referenced in a prior case.

What happened: Planner James Reid told the board the town code (section 85‑569) requires, among other things, that retail cannabis operations not be within 500 feet of a residential use or zone and not be within a 1‑mile radius of another cannabis retail business. The planning report concluded that the application meets most of the code criteria but recommended special‑permit conditions if the board looked favorably on the application.

Applicant’s commitments: The applicant, Mohammed Janaed (330 Motor Parkway, Suite 201, Hauppauge), told the board he would operate “strictly retail” and explicitly confirmed that there will be no indoor cannabis consumption on the premises. He also described security measures he intends to provide: 24‑hour surveillance, two on‑site security guards, vault storage and overnight cash/security practices. He said hours were undecided but suggested 9 a.m. to 9 p.m. and told the board his peak customer estimate was about 25–28 patrons.

Staff recommended conditions and process: Staff recommended that no building permit be issued until the applicant obtains the applicable New York State license, that indoor use be prohibited, that days and hours be vetted and that surveillance/security measures and the number of employees be clarified. The planner also recommended the board consider limiting the duration of the special permit and tying any grant to the town board planning review and environmental review (unlisted action under SEQRA).

Board action: After questions about parking, hours and security, the board voted to close the hearing and hold the record for a later decision. No final approval was issued at the meeting.

Clarifying details: Applicant reported 26 parking spaces on site; peak customer estimate was about 25–28 at peak times; hours suggested 9 a.m.–9 p.m.; the site is in an industrial area with residences farther away; staff noted one required relief relates to proximity to a residential zone due to a prior case for 262 Middle Island Road LLC.","A proposed cannabis retail establishment for a site at Munsell Road and Horseblock Road in Medford drew a staff report outlining zoning criteria and recommended conditions. Applicant Mohammed Janaed told the board he intends to operate strictly as a retail store and will prohibit any indoor cannabis consumption. The board closed the hearing and","actionData","errors"]

Article not found

Board hears applicant’s amended request to reduce Extra Space Storage sign size; public hearing held open

Board approves McDonald’s redevelopment variances including drive‑thru layout and new pylon sign in East Patchogue

Board holds special‑permit hearing for proposed Medford cannabis retail store; applicant limits use to retail only