After months of study and internal debate, Greenport’s Affordable and Workforce Housing Committee returned to the Village Board last Thursday with an ambitious package of recommendations, and trustees were receptive to both the ideas and the deliberation that shaped them.
The Village Board also responded enthusiastically to a resident-led proposal to upgrade Greenport’s Third Street basketball court with quieter backboards, expanded recreation amenities and a tree buffer intended to reduce neighborhood impacts while making the space more welcoming to a broader range of users.
An ‘obvious solution’
Village Affordable and Workforce Housing Committee chair Dinni Gordon presented a proposal that would reshape portions of village zoning to expand housing opportunities in two major ways: by legalizing detached accessory dwelling units, or ADUs, across Greenport’s residential neighborhoods and allowing three-story mixed-use buildings downtown to encourage additional housing above storefronts.
The first proposal would merge Greenport’s existing R1 and R2 residential zones into a single residential district and authorize detached ADUs in existing accessory buildings village-wide.
Gordon argued the current distinction between the districts creates inequities because homeowners in some parts of the village can already create additional living space while others cannot.
“The obvious solution is to just get rid of the R1-R2 distinction and permit two-family houses everywhere,” Gordon said. “It increases the supply of housing, which we need. It eliminates the unfairness of eligibility for a possible benefit being determined by geographic location, and it erases a kind of class differential that makes us uncomfortable.”
Under the proposal, old garages, barns and accessory buildings could potentially become small housing units as-of-right, subject to rules intended to preserve neighborhood character and prevent abuse.
Among the proposed restrictions: ADUs would range from 275 to 1,250 square feet, be limited to one per lot, require building permits and rental permits, prohibit short-term rentals, require owner occupancy and prohibit expansions to existing accessory structures. Seasonal employee rentals would still be allowed under limited circumstances.
Gordon described her committee’s proposal as a modest but meaningful housing strategy.
“It is a small part of solving the housing problem,” she said. “It’s not going to be … 50 new units within the next four years.”
‘Impressed’
Trustees responded with questions and encouragement.
Trustee Mary Bess Phillips praised the committee for taking a broader approach than simply promoting ADUs.
“This group has done a great job of looking at everything and not just focused on ADUs,” Phillips said, adding she was “very impressed” with the committee’s work and how it considered impacts on the village as a whole.
Trustee Julia Robins called the presentation strong and said easing zoning restrictions was “paramount.”
“I’m all in favor of it,” she said, while noting additional details still need to be addressed.
Deputy Mayor Patrick Brennan, who previously met privately with Gordon to discuss the concept, focused on measuring its potential impact.
He asked the committee to estimate how many housing units could realistically be created and emphasized balancing unintended consequences against possible gains.
“What I’m interested in is a projection … how many units of housing could we potentially achieve,” Brennan said.
Mayor Kevin Stuessi also voiced support for the broader zoning concept.
“I think we should have one residential zone,” he said, agreeing with Gordon that the current system creates uneven opportunities for homeowners.
The committee’s second proposal drew similarly favorable discussion.
Gordon proposed allowing third-story development in Greenport’s downtown commercial districts, arguing that additional housing above retail could strengthen downtown businesses while increasing housing supply without expanding into residential neighborhoods.
“People living upstairs will want to shop downstairs,” Gordon said. “They will add tax revenue every time they do.”
Committee member Betsi Gertz told trustees that East End municipalities are increasingly moving toward allowing taller mixed-use buildings and pointed to a broader state trend favoring downtown revitalization and residential density.
Brennan indicated support for the concept but suggested tying any future third-story approvals to affordability requirements.
Stuessi noted the board had previously discussed requiring at least half of the new residential square footage created to be designated as affordable housing.
Third St. Basketball court upgrades
Meanwhile, after years of complaints from nearby residents about noise and behavior at Greenport’s Third Street basketball court, one village resident says he believes the answer isn’t shutting the space down — it’s making it better.
Appearing before the Village Board at Thursday’s work session, Greenport resident Tod Hart unveiled a privately funded proposal to transform the longtime basketball court into a broader community recreation space, with construction support from local builder Colin Ratsey and a team of volunteers.
Hart, who said he grew up spending summers in the area and has been a full-time resident for five years, described the proposal as an effort to preserve the court’s role while opening it up to more ages and interests.
“I played at the Third Street court,” Hart said. “Although it holds some special old-school charm, I feel there could be multiple benefits to the facility with some simple basic upgrades.”
The proposal calls for replacing aging metal backboards with larger shatter-resistant polycarbonate models designed to reduce the familiar metal “clang” that neighbors have complained about for years. New collapsible rims and heavy-duty nets would also be installed.
Southold police officer Ryan Creighton referees at a 2025 summer basketball tournament at the Third St. court (Chris Francescani photo)
‘Green giants’
But Hart’s vision extends beyond basketball.
Working with Ratsey and consulting with village officials, Hart proposed adding an eight-foot hoop for younger children, painted hopscotch and four-square areas, portable benches, a cornhole court, improved grass space for informal soccer games and decorative windscreens featuring messages promoting respect and community.
Perhaps the most ambitious part of the plan is to plant 38 Green Giant trees along residential edges of the property to create a long-term visual and noise buffer.
Hart said all equipment and materials would be privately funded through friends and family and donated to the village through a nonprofit arrangement. He estimated the total value at roughly $22,000 to $25,000, not including donated labor. Ratsey’s crew and volunteers would handle installation.
Trustees responded positively but emphasized balancing improvements with neighborhood concerns.
Deputy Mayor Patrick Brennan said any upgrades must improve the experience for users while also addressing longstanding complaints from adjacent homeowners.
Hart agreed.
“The goal is to create a space where lots of people with lots of different interests go and enjoy together at one time,” he said, “as opposed to having one place that’s reserved for teenage males primarily.”
Village officials said they will consult with counsel and continue discussing next steps.