Joe Giaquinto, Mike Kelly, Tim Shea and Chic Voorhis attended our Jan 16, 2025 MICA meeting to provide project updates and answer additional questions. Projected tax revenues, rents and amenity elevations were also displayed and discussed. A Public Hearing Date has yet to be set by the Brookhaven Town Board. Here are the latest concerns expressed at our Jan MICA Board meeting:
As we continue to monitor this proposal, it’s important to dispel inaccuracies and provide facts. At our Dec 19 MICA meeting, an attendee insisted that Pinewood Estates somehow changed from a senior rental community to one for all ages. As MICA President Gail Lynch-Bailey stated at the time, this is simply not true. Pinewood Estates has been a senior community since its inception and continues to be one. A quick check of their website confirms: “Pinewood Estates, one of Suffolk County’s premiere adult-only rental communities, is an upscale apartment complex lovingly situated among mature trees.” Their Contact Us page also states “We currently have no available properties for rent.” In fairness to that attendee, they may have been thinking of the Stonegate Apts, which is located slightly west of Pinewood on the southside of Coram-Swezeytown Rd in Middle Island. Stonegate is an all-ages rental community, with some apts having 3 bedrooms; a check of their website reveals about 5 apartments available for rent there.
https://www.pinewoodestates.net/
https://www.stonegateapartmentsny.com/
The “Notice of Application for Change of Zone” Letters have gone out to the community east of the Giaquinto parcel. The COZ application was filed on July 30, 2024 in order to qualify for the Pine Barrens credit pricing in effect at that time, which increased in August. MICA including this filing info on its meeting agendas from August thru November. Residents are urged to register with the Brookhaven Town Clerk at townclerk@brookhavenny,gov to receive notice of the actual hearing dates once they are set. “Dates Certain” are actually set at Public Hearings as part of regular Brookhaven Town Council Meetings, thus making their scheduling part of the public record. MICA will also post notice of the hearings once the dates are set. Before any hearings, project reps Mike Kelly, Tim Shea and Chic Voorhis will attend another MICA meeting to review and update project parameters. This date was initially set for Dec 19th, but has been moved to Jan 16th to allow for better attendance.
It’s important to understand that an owner may seek to develop their property as they see fit. The Giaquintos are not interested in selling their land, nor would it be considered for preservation. It is considered a “disturbed” parcel because of the prior nursery use. Senior Housing has been identified as lacking by all levels of govt. Higher density housing is not inconsistent with existing housing to the west, nor to the north. And there will be no impact to the school district.
Given all these circumstances, MICA generally chooses to “shape” a project that seems inevitable – making it as amenable as possible, asking for certain considerations. One concern we expressed was impact to the MI Fire Dept – older folks often need more ambulance rides, etc. We await more details on this front. Read below details and additional questions expressed at our May and June meetings:
Most of our May 16th, 2024 MICA meeting was devoted to a proposal for 220 senior (55+) apartments at the old Lustgarten parcel, on the south side of MCR across from Woodville Rd. Builder Mike Kelly and attorney Tim Shea also attended the June 27th MICA meeting to follow up with answers to our questions below. The plan calls for 18 two-story buildings. Apartments will be single story with a living room, kitchen, dining nook, den (no door or closet), master bedroom and two full baths. Natural gas is planned for heating the units. The USA Gas station would be removed and a traffic light installed for the only entrance into the complex. There would be a fire access gate at Cullen Lane (but not at Nottingham) which would be restricted for emergency service vehicles only; it would be covenanted as such. The property owners, the Giaquinto Family of Huntington and Deer Park, plan to retain and manage the project, not sell it.
MICA submitted a list of more than 20 questions prior to the May meeting, many of which were answered by builder/rep Mike Kelly and environmental planner Chic Voorhis. MICA also distributed flyers to neighbors living closest to the proposed project, inviting them to come to the May 16th meeting and ask questions of their own. More than 60 people attended, listened, and voiced their understandable concerns, Mike and Chic took lots of notes to bring back to the owners. Thanks to all who participated in both evenings’ courteous exchange of ideas and info. Additional details will be posted here as the plans evolve.
Questions and Concerns Submitted by MICA, and some initial answers from Mike Kelly. Tim Shea and Chic Voorhis
What is the project name? Not Named Yet
How many single family homes could be built there as-of-right? Between 40-60
Does NYSDOT need to insist on/approve traffic light at Woodville Road? A warrant analysis must be done and if a light is needed , it will be installed by the developer
Can a 55+ community still have (grand) children living there? Per Town Code, any child would have to be 19 years of age or older
Rentals are market rate – approximate cost per month? $2500-2700 a month
Any affordable, low income units? Per NYS & TOB requirements, 5% affordable and 5% workforce units, for a total of 10% overall
Can some 1st floor units be ADA compliant – wheelchair radius kitchens, roll-in showers? Yes
Major discussion with MIFD needs to happen. Additional ambulance/EMTs needed. Ongoing– the anticipated tax revenue is still being studied
How can fire access roads be permanently covenanted to avoid Nottingham and Elkin ever be opened to traffic? ( Woodville Road north end access to Coventry Manor WAS opened 10 years ago, resulting in much unhappiness.) Only Cullen Lane will have a emergency access crash gate, not Nottingham. Language will be included in the documents granting permission for the project so that this is permanently covenanted.
Can we get digital files of elevations, site plan, etc to post on MICA website? We want to invite the eastern neighbors on Abbey and Elkin Drives to the presentation so they will be well informed. Having info online they can review will help. Yes, provided below
Are Unit patios/decks/balconies facing the interior parking lot or the houses’ back yards? Nothing facing the back yards of single family homes to the east.
Seeking COZ from A-1 to PRC – what other variances are needed? PRC is the major one, Some minor ones may be needed as the plan progresses
Can some taller trees be planted in eastern 75’ buffer near houses? Yes, a tree and wildlife survey will be undertaken and a planting list will be part of the plan. Major revegetation of this parcel will be required as it is part of the Compatible Growth Area of the Pine Barrens
Where exactly would fences and walking trail ( if any) be? Fences will be along the outer property line. The walking trail between the eastern apts and the back yards of the private homes will be eliminated for privacy concerns.
STP w/Breslin: explain benefits/feasibility without cooperative agreement? This project will be built independently of the Breslin parcel, with the possibility of a cooperative agreement in the future.
What is the public benefit component? The Renaissance Village and Sam Glass Scalamander Cove apt projects each donated half their acreage to the TOB as open space. Ren Village actually built a hiking trail and small parking lot on the northern section for public use. Sam Glass has to restore the wetlands on his parcel before giving them to TOB and establish a $50,000 beautification fund for use in Middle Island. Much has changed since the approval of those projects and Brookhaven no longer asks for that type of community benefit. Instead, the redemption of Pine Barrens credits is mandatory and will be a substantial financial commitment to preservation.
What if it were less than 220 units? Lose the two front buildings = 196 instead? That would leave room for something larger at the front of the parcel as a community benefit. A small, convertible ice rink (think Port Jeff Village and Frog Pond at Boston Common) with parking? The Giaquinto Family believes that 220 units is the right number for this project to succeed.
If not, then:
Can we get a sidewalk leading onto SC Park parcel with bus shelter & pad there? Possibly
Something beautiful that the community can enjoy at entrance, gazebo/gardens/pollinators. Yes
Can it include a water fall/fountain to minimize traffic noise in the front of development? Probably
Not part of the Giaquinto plan but of interest is the Larger STP utility concept. Could be a great alternative to traditional sewer plans—need more info. More to come on this
