North Hempstead Town Board Meeting – July 14, 2026

The Town of North Hempstead Town Board held a regular meeting on Tuesday, July 14, 2026, at 7:00 PM. The board considered six public hearings and five resolutions, voting on several routine matters and two major applications for the Inspiration Wharf mixed-use development in Port Washington. All votes were unanimous except one abstention. Items 7 and 8 were struck from the agenda.

Public Hearings

• Item 1 – Caribou Coffee Drive-Through (1149 Old Country Rd, Westbury): Approved unanimously (6-0) after a public hearing with no public comment. The board adopted a resolution granting a special use permit for a 1,439-square-foot coffee shop with a drive-through, subject to conditions including a revised landscape plan with increased flowering shrubs and perennials. The applicant, GC-1F LLC, received multiple variances from the Board of Zoning Appeals on April 29, 2026.
• Item 2 – Unsafe Building at 16 Pond Park Rd, Great Neck: Approved (6-0, Councilman Walsh abstained) directing the owner to repair or demolish the building; failure to comply by July 28, 2026, authorizes the Town to demolish at its expense.
• Item 3 – Reserved Parking Spot, 952 North 7th St, New Hyde Park: Approved unanimously (7-0) to establish a 20-foot reserved parking space for a disabled person.
• Item 4 – No Parking Ordinance, Deepdale Pkwy & I.U. Willets Rd, Albertson: Approved unanimously (7-0) to post "No Parking Here to Corner" signs on both sides of Deepdale Parkway.

Consent Calendar

• Item 9 – Budgetary Transfers for Fiscal Year 2025: Approved (6-0, Walsh absent) authorizing the Comptroller to make transfers as detailed in Exhibit A.
• Item 10 – Volunteer Firefighters Benefit Law Policy: Approved (6-0, Walsh absent) ratifying placement of coverage with Fire Districts Mutual for July 1, 2026 – June 30, 2027.
• Item 11 – Personnel Actions: Approved (6-0, Walsh absent) authorizing employment, appointment, transfer, adjustment, or termination of employees in various departments.

Public Comments & Testimony

On Inspiration Wharf (Items 5 & 6): Over 50 public comment cards were submitted; the board heard from approximately 40 speakers. Positions were strongly divided:

• Supporters (including Stuart Rosen, Derek Caruso, Patricia Klass from Residents Forward, and Richard Raskin) emphasized that the site has been an eyesore and dump for decades, that the development will clean up contamination, provide public access, and revitalize the waterfront. Supporters noted the applicant’s good faith, the 153 letters of support from residents and mayors of three villages, and the need for economic viability.
• Opponents (including Robert Mann, Diana O'Rourke, Mary Houlihan, Shanaz Otts, George Otts, Kevin Moeller, Mike Sharf, Bruce Megatz [representing Knickerbocker Bay Club], Alice Chong, and Rich Feldman) argued the project is 95% residential and fails the waterfront business district’s legislative intent to promote water-dependent uses. Concerns included: loss of water views, flood risk (FEMA flood zones), inadequate public access (the walkway between buildings is too close to Knickerbocker residences), traffic and parking, environmental contamination (PAHs, metals), potential school impact, and the lack of affordable housing. Several speakers urged the board to delay the vote and require more information, including a full environmental impact statement. Attorney Karen Mira submitted an 11-page legal opinion arguing the application fails all special use permit criteria.
• Knickerbocker residents specifically objected to the elevated walkway along their property line, citing privacy, noise, and lighting intrusion.
• No public comments were made on Items 1–4 or the resolutions.

Discussion Items

Inspiration Wharf Mixed-Use Development (403-415 Main St, Port Washington): The applicant, Manhasset Bay Real Estate LLC, presented plans for a 2.75-acre site (119,829 sq ft) to be redeveloped with:

• 38 luxury residential condominium units (in three buildings, two stories, under 30 ft height)
• 4,000 sq ft waterfront restaurant
• 3,800 sq ft commercial/retail space (including existing Sweet Treats ice cream)
• 136 parking spaces (76 for residents, 60 for commercial/public)
• Public waterfront promenade, walkways, pocket park, and 10 boat slips (5 designated public)
• 20% of units age-restricted for 55+ (8 units)
• Green roof, permeable pavers, stormwater management meeting 5-inch retention, bulkhead replacement, and DEC Brownfields cleanup.

Board discussions focused on:

• Zoning compliance: The project meets all BW district requirements including setbacks, height, and density (15 units/acre, 38 units vs. 42 allowed).
• Traffic study: Presenter Patrick Lennihan (VHB) stated less than one vehicle per minute entering/exiting during peak PM; board questioned the assumptions.
• Environmental review: Lead agency is the Town Board; expanded EAF submitted. The New York State budget recently exempted certain projects from SEQRA, but the board retained lead status.
• Public access: The applicant committed to a perpetual public access easement for promenade (8 AM–10 PM) with signage. Board members insisted on welcoming signage and benches.
• Privacy concerns: The walkway near Knickerbocker is 20 ft from balconies; applicant agreed to plant tall vegetation and work with neighbors to lower the walkway elevation.
• Gazebo: The sunset pavilion will be private for residents only, not part of public access.
• Condition amendments: The board added a condition requiring public seating (benches) in the rear open space, to be reviewed by the Planning Commissioner.

Caribou Coffee Drive-Through: Supervisor DeSena noted the property is the town's gateway and insisted on an enhanced landscape plan. The board amended the resolution to require a revised landscaping plan with flowering shrubs and perennials.

Key Outcomes

• Item 1 (Caribou Coffee): Resolution 355-2026 approved (6-0) with amended landscape condition.
• Item 2 (Unsafe Building): Resolution 356-2026 approved (6 ayes, 0 nays, Walsh abstained).
• Item 3 (Reserved Parking): Resolution 357-2026 approved (7-0).
• Item 4 (No Parking Ordinance): Resolution 358-2026 approved (7-0).
• Item 5 (Special Use Permit – Inspiration Wharf): Resolution 358-2026 approved (7-0) as amended with public seating condition.
• Item 6 (Site Plan Review – Inspiration Wharf): Resolution 359-2026 approved (7-0) as amended with public seating condition.
• Items 9, 10, 11: Resolutions 352-2026, 353-2026, 354-2026 approved (6-0, Walsh absent for 10, 11).
• Items 7 and 8 were struck from the agenda without discussion.