Developer of Kings Park condominium complex scales back plan amid community worries

Developers of a $220 million luxury condominium project in Kings Park said they plan to address community concerns by scaling back the number of homes, building a large wastewater sewage treatment plant and adding traffic-calming measures during construction.

The plan for Country Pointe Estates at Kings Park features a 288-unit condominium development on 71.1 acres of land. The property on the corner of Old Northport and Lawrence roads is the former home of a concrete manufacturing and sand mining operation, according to a draft environmental impact statement filed with the Town of Smithtown. An earlier proposal called for 391 units of housing.

The Beechwood Organization, the project's developer, wants to build 53 single-family homes, 153 townhomes and 82 villas, according to the environmental impact statement. While town officials and developers say the plan is key to diversifying the area's housing stock, some residents fear the proposal is too big for the region and would strain Kings Park's resources. The developer plans to set aside 29 of the villas — or "residential flats"  — for affordable housing, according to the plan.

VHB, of Hauppauge, a consultant hired by The Beechwood Organization, recently issued the 3,000-plus page report detailing the mitigation measures.

Michael Dubb, founder and CEO of the Beechwood Organization, said in a statement the proposal is smaller than the original and adequately addresses residents' worries. He said Beechwood "voluntarily revised its plan" to include more detached, single-family homes. The new plan reflects less density on the property, a drop from six units of housing per acre to four, Dubb said.

The update adds “a diversity of home types including freestanding single-family homes and attached town houses and villas," Dubb said in the statement.

Michael Rosato, president of the nonprofit Kings Park Civic Association, said his group is concerned the proposal is still too large. If area zoning is changed, developers of an adjacent and nearby 40-plus acre site could also seek to build very large housing developments. 

The zone change, he said, could spur a "staggering" rise in new housing units to the area and “adversely affect” the area’s environment, drinking water, traffic and schools. 

Rosato said in a statement the proposal “provides no discernible benefits to the community.” 

Comprehensive plan

Developers say the project is sorely needed. Kings Park's housing supply is mostly homes with three-bedrooms or more that were built in the 1960s, and the plan fulfills efforts to repurpose vacant and industrial buildings, according to the impact statement. But a growing number of residents have expressed concern about the project's scope and size, as well as overdevelopment in Kings Park, more generally.

The proposal complies with Smithtown's Comprehensive Plan. The development would boost tax revenue and help Smithtown retain younger and older residents, the report said. Kings Park's housing stock of 6,609 would rise 4.4%, the consultants wrote, citing U.S. Census Bureau data from 2022.

The project is one of several major development projects in Kings Park. The Town of Smithtown is in the process of finalizing a comprehensive master plan for development in Kings Park's downtown area.

The plan also calls for a "state of the art" sewage treatment plan that will be able to "accommodate other potential development in the area."

More approvals needed

Beechwood will build the wastewater sewage treatment plant in accordance with engineering plans to be approved by the Suffolk County Sewer Agency and the Suffolk County Department of Public Works, Dubb said. 

Smithtown Supervisor Ed Wehrheim said in an interview the town has left the document open for public comment until April 4. Then, town waterways experts will review the draft, where they may recommend changes to reflect community concerns.

Developers have proposed building a stormwater management system for collecting and recharging runoff from rainstorms up to 8 inches. The developer would also outline ways to ease traffic on Old Indian Head and Old Northport roads during periods of construction, according to the plan.

On the south side of the property is a poultry farm, residence and retail store. Roughly 55 acres, or 77% of the property, is undeveloped and includes a wooded habitat, according to the statement.

To protect the woods, Dubb said Beechwood will install fencing around the new development and adopt erosion control and other protective measures.

Dubb said he hopes to receive all project approvals by 2027 and complete the development by 2030.