Restaurant Proposed for Cork N' Board Property Meets Parking Challenges

Malverne village officials hear proposal from Antonio's deli and Il Villagio owner for third business.

Parking could be a problem for Antonio Bove -- owner of and in Malverne -- in his quest to open a third business in the village.

Bove went before village officials last month along with Anthony Dedona, the owner of 243 Hempstead Avenue, the former site of the Cork N' Board restaurant, with in the vacant commercial building. It would be open six days a week (closed Mondays) for lunch and dinner, closing around 9 p.m. during the week and 10:30 p.m. on weekends.

Since the proposal to "re-establish and intensify" the existing restaurant space violates the village's code pertaining to parking space requirements for restaurants, Bove and Dedona would need the board to grant a special exception to move forward with their plan.

"We are looking to renovate the entire restaurant in the public area and upgrade the kitchen ... change the facade and open it up more to the street to bring in the people from the inside and outside, so it's not so fully enclosed," architect Henry Monteverde, representing Bove and Dedona, told Malverne village officials during the July 19 Special Exception Hearing.

Monteverde, also handled the building plans for the restaurant slated to open in the vacant Tri Color building at the other end of Malverne's business district, which will begin construction very soon. But, like that proposal, Monteverde once again was met with concerns regarding a lack of parking in the village.

Under the village code, restaurant requires 42 parking spaces, including two handicapped ones. However, the developers would need this requirement waived as only seven spaces, one of which is reserved for handicapped patrons, are available, according to Monteverde.

Sean Mulryan, a traffic engineer who has worked on parking studies in the village in the past, spoke on behalf of the proposal. "A restaurant this size ... will generate a maximum of 23 vehicles parked on a weekday and 20 vehicles on a weekend," with the heaviest traffic coming around dinnertime, he said, citing guidelines from the Institute of Transportation Engineers (ITE).

Mulryan identified three groups of potential customers for the restaurant: local residents; business owners and shoppers from the downtown area; and commuters who use the Malverne train station.

The Cork N’ Board didn’t serve lunch, but Mulryan and Monteverde predict the new restaurant will draw only a modest lunchtime crowd, mainly residents home during the day, and employees and shoppers from the downtown area.  

"This is a very conservative analysis in that it does not take into account the fact that in a nice downtown area, where you can walk very easily back and forth between businesses, many people that may stop here for lunch may already have been in the area," Mulryan added.

The study, conducted on a Friday afternoon and evening in June, included the metered parking in the immediate area, spaces along Church Street and Hempstead Avenue, the lots adjacent to and behind the building in question and permit-only parking. It assumed residents and regular visitors to Malverne may possess these permits.

"We did find that within the area surrounding this site there was sufficient parking to accommodate the demand based on the ITE [data] ... not [taking] into account the fact that people may walk to the restaurant and visit the restaurant not using an additional space," Mulryan concluded. 

Members of the village board compared the parking statistics to what they have observed first-hand. Trustee Michael Bailey was concerned that more than half of the spots counted were located in the permit-only lot.

Deputy Mayor Hennessy worried about the restaurant's impact on parking for customers using the nail salon, deli, bakery and liquor store on the same block.

"Right now, you can't find a parking space on that part of the avenue because of the bakery and deli alone," Hennessy said. He also said that traditionally, restaurants in Malverne get 80 percent of their business from outside of the village, which goes against the assumptions made in the study.

Residents living nearby on Hempstead Avenue and Charles Street also do not want cars parking outside their homes. (Right now, there are one-hour and 30-minute parking restrictions on Hempstead Avenue, but nothing on Charles Street, which can be accessed from the parking lot adjacent to the building.)

“I love [Antonio’s] food and I would like nothing more than to see the village thrive,” stated Patricia Juliano, a Charles Street homeowner, but said she is concerned about cars parking on her block late at night.

Mayor Patricia Norris McDonald said the board could not prevent anyone from parking on Charles but told Juliano she could ask her neighbors to sign a petition requesting signage to limit parking there and present it to the traffic commissioner.

Mulryan ultimately asked the village board to consider the alternatives to not approving the proposal.

“There is a vacant building in the village of Malverne that something will eventually go in and if it’s turned into something like a Starbucks, [it] would have a much greater overturn of parking, much greater volume … a more intense usage.”

Since the hearing was held, Nassau County’s Planning Commission has granted Malverne total jurisdiction over the restaurant proposal. Village officials will continue with the special exception hearing on Sept. 20.

Clark Griswold August 08, 2012 at 03:47 PM
New proposal: How about a tatoo and body piercing studio. They only get a few customers at a time and most of them drive Harleys.
Maria August 08, 2012 at 04:50 PM
Lets not get stupid Richie. We all agree something should be there so lets keep it family like and Let Antonio make the village better
John Andrews August 08, 2012 at 08:27 PM
ok so when someone gets run over by a vallet parking attendant driving a car for a fast tip!!! when a car accident is caused by a malvern driver furious to leave the overcrowded resturant parking lot next to cork&board,or on the street.then malvern town hall is on notice of a lawsuit if the ordiance is passed which causes physical,monetary damage to my self or someone else driving on hempstead ave during the operation of resturant.notice is now given with the town of malvern with their liablity by me!!! i drive that route everyday with enough traffic bottled up at that intrsection.
Rob August 08, 2012 at 11:54 PM
John, Malverne is spelled with an E at the end. I am guessing that you do not live in Malverne, so why the concern for what goes on here? Because you commute through our Village?
Clark Griswold August 09, 2012 at 12:27 AM
Just trying to make people understand that the business district of a town is intended for "doing business".
Malvernite August 09, 2012 at 12:45 AM
John, Obviously you do not reside in our wonderful village of Malverne. Please concern yourself with the "town" you live in and allow us to worry about our beautiful Village of Malverne. If you are upset by the traffic in our village FIND ANOTHER ROUTE!!
BO Bo August 09, 2012 at 04:22 PM
JUst politicians looking for more money to cover up their ineptiude
Carol C August 10, 2012 at 01:48 AM
Now now people no need to sling out insults:) I think a new restaurant would be great for the Village of Malverne. We all know business equals revenue and wouldn't we rather have a thriving town than vacant store fronts? We should stay in our own town and support local business! The Cork n Board had been there for years and there never seem to be a problem. Come on Village Board this is a no brainer! Good Luck to you Antonio. My vote is with you!!
Carol C August 10, 2012 at 02:04 AM
And Andy I like your idea!! What's wrong with WALKING? We could even park our cars at the Connolly lot and walk across the street!
Tom Grech August 10, 2012 at 11:45 AM
@John Andrews-You must be one of those that enjoys the brown water. Next time you have to drive through MalvernE; take another route. Even better take Ocean Avenue so we can get speeding ticket revenue.
DAVID G. WALSH August 12, 2012 at 08:21 PM
steve s August 19, 2012 at 01:43 PM
i agree with carol c .lets go antonio! im getting hungry!
walter August 21, 2012 at 01:42 AM
Let's go Antonio!
Clioscribe August 21, 2012 at 02:17 AM
tatto, body piercing and check cashing!
Clioscribe August 21, 2012 at 02:22 AM
The BEST idea for the village is to make it easy to walk! If you are walking to and from the restaurant, you are more likely to stop at other businesses - and notice what local businesses you usually DRIVE right by without noticing. That location has always been a restaurant. The people who live within a block of it, bought home in close proximity to the business district! Let Antonio open his restaurant, help revitalize the Malverne business district - and the people who chose to buy homes right there will live with what they chose!
Maria August 21, 2012 at 02:48 PM
ok lets not get crazy with tattoos and checks. This is malverne NOT QUEENS OR THE BRONX. Knock it off. Antonio please hurry!!!!
Emily Kramer August 21, 2012 at 02:59 PM
Why can't Antonio's patrons use the LIRR parking lot which is almost directly across the street? Most commuter cars are gone by evening dinner rush and on Saturdays (as the train doesn't even run!). Parking shouldn't be a problem... it never was for C&B!
Freedom of Speech August 22, 2012 at 12:01 AM
Don't be trying to explain yourself Richie. You are entitled to say anything you want, we live in AMERICA, you have Freedom of Speech my friend. If you want to talk about Tattoo parlors and such you have a right. Maria do you know what the Constitution is? Perhaps you need to ease off and let the man speak, don't be calling Richie's comments stupid, keep your negative comments to yourself.
Freedom of Speech August 22, 2012 at 12:01 AM
Right on Richie and Clioscribe!
Maria August 22, 2012 at 12:17 AM
U guys have to remember this is a "family" town. They are few and far between. I am sure if u took a poll everyone in this town would agree that this town is not the place for a tattoo parlor. There are plenty of those along hempstead turnpike. So, if you want one drive to another town and get it thus freeing up parking spots for a family restaurant.
Freedom of Speech August 22, 2012 at 12:18 AM
The village and all the complainers loved C & B because it was a poorly run business. They loved that it was in business, but made little or no money. Parking was never an issue b/c almost no1 showed up at the place. The C & B had limited hours + poor management which = no1 showing up. If Antonio comes there it will bring a mob scene so these complaining folks think and disrupt their boring lives. If you don't like traffic and crowds then you don't buy a house on or near Hempstead Ave.
Freedom of Speech August 22, 2012 at 12:48 AM
LMFAO@ family town, there's no such thing as a family town, quit making up phony stuff Hilary, I mean Maria!
Tom Garrett August 22, 2012 at 01:25 AM
WOW!!!! Here all along I thought only The Village of Lynbrook could look a gift horse in the mouth and send it on its way! Here you have a Businessman with a proven track record and an Upstanding Member of the Community that is willing to take risk on a building that has been vacant for a number of years and make it productive for the Community and the Board is diddling over parking……. Amazing simply amazing, sure this isn't Lynbrook?
Maria August 22, 2012 at 01:28 AM
BoyFreedom of Speech what in life has turned u into such a negative person. I guess u never went to the christmas celebrations or any of the many other "family" things that the town does. If u live here try getting more involved with the community and the wonderful famileis in it. Sorry you are so sour Ebinezer Scrooge. Life's too short!!!
Clioscribe August 22, 2012 at 02:20 AM
For god's sake - does NO ONE out there understand that the tatto, piercing & check cashing ideas were SARCASM!!!
Freedom of Speech August 22, 2012 at 02:46 AM
Maria is your middle name ignorant? Seriously go see the doc tomorrow you need help!!!! "FAMILY TOWN"??? Obviously you are a democrat b/c it's democrats that make up things!!!!! Go vote for your leader Obama and get lost!!!!
Freedom of Speech August 22, 2012 at 02:47 AM
The Board of Malverne are all relatives of Al Capone!
Freedom of Speech August 22, 2012 at 02:48 AM
Maria doesn't know what the word sarcasm means, she failed out of school in the 40s and joined up with the democrats what you expect.
Maria August 22, 2012 at 05:30 PM
Freedom your blood pressure must be way off the charts. I'll send flowers after your impending heart attack. It's not nice to call people names. U should see the dr. about that mean streak and high BP you got goin there. I guess you take your sign on to the extreme. U are not worth another minute of my time. Good bye Freedom may u rest in peace.
G. Miller September 07, 2012 at 03:25 PM
I love seeing all the arguing. Empty storefronts are terrible for the town, They are terrible for the residents. If they stay empty long enough, we will lose town employees and services, which is half the reason that we live here. These businesses' taxes pay the town's salaries and benefits. I frankly don't care if it's Antonio or someone else moving into that spot, but it is built to be a restaurant and if someone like Antonio wants to invest quite a bit of money to refurbish that property and start a business there, then good for him. He's not opening a 7-11 or something like it, so the congestion would be limited to a couple nights per week when most of you who are arguing aren't leaving your houses anyway. He is not proposing a bar that will stay open until the wee hours of the morning either. I can't really understand the backlash agaisnt this idea. All this would do is beautify the neighborhood a bit and bring in more revenue. I personally don't like the idea of my village taxes going up any more either.


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