North Hempstead approves Inspiration Wharf development plan after lengthy, heated public hearing

The North Hempstead Town Board early Wednesday approved a mixed-use development in Port Washington that would include a public promenade overlooking Manhasset Bay, following a contentious, five-hour hearing.

The town board voted 7-0 to approve the site plan and application for a special use permit around 12:30 a.m., capping a hearing in which residents urged the board to do the opposite.

The proposal calls for the creation of 38 units of luxury housing at the Main Street property, as well as restaurants and commercial space. Sweet Treats on the Wharf, a popular ice cream shop, will remain on-site, and a promenade will be built that the town says will be open to the public.

The developer, Manhasset Bay Real Estate LLC — operated by father-son duo Gennaro and Gianni Sbarro, formerly of the eponymous global pizza chain — bought the property last year. The family has pitched the plan as a much-needed revitalization of a waterfront district that's fallen into disrepair.

But one speaker after another criticized the proposal, arguing it did not include enough commercial space and would lead to restricted waterfront access.

Mariann Dalimonte, the councilwoman representing Port Washington, said she understood residents' concerns but noted her responsibility was to "determine whether this application satisfies the standards established by the town code." 

"I know some residents believe there should be more commercial development and less residential development," Dalimonte said, before casting her vote and as some residents walked out. "I believe one of the most significant public benefits of this proposal is the creation of a public accessible waterfront promenade that will reconnect residents with a portion of the shoreline."

The Town Hall meeting room was not large enough to accommodate all residents, with dozens sitting in chairs in the hallway outside. Nassau County police officers were on hand to facilitate the foot traffic.

Residents speak out

Residents fanned themselves with pieces of paper inside the meeting room. They chatted among themselves as the developers' presentation stretched on, occasionally groaning and shouting out comments.

Dianna O'Rourke, a Port Washington resident of nearly 20 years, said she and her husband moved to Port Washington because of its "quaint character, rich history, natural beauty and, of course, its waterfront." To her, the proposal marks a departure from that sentiment. 

"It offers no meaningful open space, it blocks water views from surrounding streets and neighborhoods and limits the very connection to the water that has always defined Port Washington," she said. "This appears to be a residential project disguised as a waterfront business."

Residents cited concerns about the neighboring Knickerbocker apartment complex, where there is a private promenade. They also pointed to a recent change to the town's zoning code, which eliminated some restrictions for waterfront projects.

Few topics stir up emotions in Long Islanders like the building of new housing — and in Port Washington, where the waterfront is the pride of the community, that dynamic is exacerbated. Decades of policies designed to limit construction have resulted in an affordability crisis, experts have said.

An earlier code contained specific requirements for different floors of mixed-use developments in the district: "Residential units" needed to be on the top levels, while “retail, office, hotel/boatel and/or restaurant space” needed to be on the bottom floor. The town last year removed that requirement in an effort to make the area more attractive to developers.

Promenade secured

Town officials said there are protections in place to secure a public promenade. 

"We have secured a permanent public access easement that safeguards the public promenade in perpetuity, ensuring residents will continue to enjoy access to Manhasset Bay well into the future," town spokesperson Umberto Mignardi said in a statement. "We also required prominent wayfinding signage so that every resident knows the promenade is open to the public and accessible."

A condition of the proposed agreement, according to town documents, is that the developer cannot restrict public access to the promenade, which must be open to the public from 8 a.m. to 10 p.m. Access to it can only be limited "for issues related to safety, maintenance, or repairs."

Harry Nicolaides, the architect on the project, said during the hearing that the previous code was "too restrictive in some of its language to afford a reasonable development." He read off a series of Facebook posts criticizing the plan that he said have unfairly swayed public sentiment. 

"There was a lot of publicity that was, to be candid, a little bit offensive. It was misdirectional, and it was crafted simply to drum up a mob," he said.

Sbarros push back

The Sbarros have pushed back on the idea that they want to limit public access. Gennaro Sbarro owns Louie's Prime Steak & Seafood, which is adjacent to the proposed development. He previously told Newsday the plan was to connect a new boardwalk to the bay walk in neighboring Port Washington North.

But that language was not enough to satisfy residents.

Shahnaz Autz, president of the Mitchell Farms Neighborhood Association, which covers the nearby neighborhood, has been leading opposition to the plan. On Tuesday, she said during the hearing that the proposal "does not treat the waterfront as the irreplaceable public asset that it is."

"It treats the shoreline as a development opportunity first, and a community space second," Autz said. "That is not what the code envisioned, and it is not what Port Washington deserves."

By Joshua Needelman

joshua.needelman@newsday.com

Joshua Needelman covers the Town of North Hempstead for Newsday. A Long Island native and University of Maryland graduate, his work has appeared in publications including The New York Times and The Washington Post.