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This prominent corner of Port Jefferson could be moving from khakis to cocktails.
That’s because a four-story boutique hotel — with a rooftop bar and restaurant— is being proposed for 100 Arden Place. This is the address where the GAP operated for 27 years before closing in 2021.
The vacant property was later sold for $2.6 million.
Now, developers are looking to give the high-profile corner a fresh new identity. The plan, proposed by EAB Architectural Designs, calls for 40 hotel units, a hotel lobby and a rooftop bar and restaurant.
“I think it’s a great idea for that corner,” said Lee Rosner, a member of the Port Jefferson Planning Board, at a recent meeting. “I like the idea of mixed-use. Encouraging additional retail development along Main Street and Arden is an important thing for downtown.”
The early concept includes about 7,000 square feet of ground-level retail and restaurant space, according to Daniel Gross, a senior planner who advises the board. There’s just one catch: the C-1 zoning district where the project is proposed has a three-story height limit — and the rooftop bar pushes it to four.
Workarounds, zoning questions
One possible workaround, said Gross, is bringing the restaurant space down to the third floor — including the kitchen and bar — and using the rooftop solely for open-air dining.
“That would allow people to still eat on top, while also reducing the height of the building,” Gross said.
Another option would be to seek a zoning change altogether.
But that brings its own set of challenges.
Barbara Sabatino, another trustee, raised concerns about “spot zoning,” where a zoning change benefits just one property in a broader district.
Andrew Freelong, director of the village’s Building and Planning Department, said that could be addressed by making a strong case for why the area should be rezoned.
“If the applicant chose the path of rather going for variances, they go through the legislative process of going to the board of trustees and changing the zone, we would do an entire analysis on that,” said Freelong. “We’d determine whether or not that change of zone would be viable.”
Gross also noted that the project would likely trigger a full environmental review under the State Environmental Quality Review Act, or SEQRA, due to the building’s scale.
Still, there’s a chance it could be reclassified depending on adjustments to the proposal.
“Relatively speaking, it does seem like a high number of guests given the scale and the development of the site itself,” Gross said.
He added that larger room sizes might help scale things appropriately for the location.
Parking, permits and next steps
Board members also flagged parking as a potential issue.
Laura Zimmerman, another Planning Board member, said she supports the hotel — so long as guests are offered free valet parking, and those cars are parked uptown.
The plan also mentions the hotel could partner with local schools, airports, and train stations to assist with guest transportation.
There’s even talk of working with the local ferry to promote the hotel to travelers from Connecticut.
Several variances would still be needed before the project moves forward, including those for rear and side yard setbacks and building height.
As for construction, there’s no set timeline or staging plan just yet. Freelong said the planning board would work with the Department of Public Works, the parking committee, and the applicant to sort out logistics before any formal approval.
Check back with Greater Long Island for updates.
Top: A shopper leaves the Gap store in Freeport, Maine in 2011. (AP Photo/Pat Wellenbach). Inset: Rendering by EAB Architectural Designs displayed at a recent village Planning Board meeting.
