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Revitalization

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Study could help officials push along revitalization

One blighted uptown property, the old diner on Main Street, was demolished earlier this year. File photo by Elana Glowatz

An upcoming study of blight along Main Street in uptown Port Jefferson could help the village revitalize the area, according to the officials who set it into motion.

The board of trustees approved the study at a recent meeting, in part to identify properties that potentially could be seized through a process called eminent domain, in which a municipality takes control of land to perform a public benefit and compensates the owner. Although eminent domain is classically used for public works projects like building new roadways or widening existing ones, Village Attorney Brian Egan explained that the Port Jefferson government could use the coming analysis of blight uptown as ammunition to make a case for applying eminent domain to less common purposes.

Seizing blighted properties along Main Street in the village’s troubled uptown area could help officials push along their revitalization efforts there.

Although cleaning up upper Port and creating a more pedestrian-friendly district with both business and residential space has been a priority for some years, progress has been slow. Residents and some local business owners have been calling for improvements as well, citing safety concerns stemming from a roaming homeless population and drug-related crime. One of the more recent and most visible changes to Main Street occurred when the decrepit, crumbling diner — previously known as the Station Diner and the Old Port Diner — was demolished in January, after months of discussion between officials and the property owner. However, a new building has still not been erected in its place.

East Coast-based engineering firm VHB is conducting the blight study. That firm is no stranger to Port Jefferson: In addition to various work around the village, the engineers have completed other projects specifically for the uptown area in the past, including a traffic study that was included in the upper Port revitalization section of the village’s new comprehensive plan.

When the trustees approved the new study on Nov. 2, they specified that it should not take more than 12 weeks to complete.

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Renaissance Downtowns cleared to move ahead

Ryan Porter, of Renaissance Downtowns, speaks at a Huntington Town Board meeting. File photo by Rohma Abbas

Huntington Station’s revitalization took one step forward on Sept. 16, as the Huntington Town Board approved the Huntington Station Gateway Plan at its monthly meeting.

The Huntington Station Gateway Plan is the environmental review encompassing three sites slated for redevelopment by Renaissance Downtowns — the town’s master developer for Huntington Station.

The three sites are all within walking distance of the Huntington Long Island Rail Road station and in close proximity to each other, allowing for a combined review of the potential environmental impacts of the projects, the town said. The projects include a hotel and office building across the street from the train station at the intersection of New York Avenue and Railroad Street; a mixed-use building with apartments and retail businesses behind the town’s Gateway Plaza at New York Avenue and Olive Street; and artists’ residences and display space in part of what is now a parking lot at New York Avenue and Church Street.

“Approval of the Gateway Plan allows Renaissance to take the next steps on each of the proposals, which could include site plan approval,” according to a town statement.

In an email this week, Ryan Porter, vice president of planning and  development at Renaissance said the team is excited about the approval of the plan, which marks the “culmination of nearly a year’s work in collaboration with the town and the community.”

He said the team would continue to work with the town and the county on sewer solution strategies for the non-sewered areas in the revitalization.

“With this approval behind us, we will now accelerate discussions with our development and financing partners as well as multiple tenant prospects,” Porter said. “In addition Renaissance will look to commence site plan approvals and building permits for several of the sites in 2015 with the goal of being in the ground in 2016.”

The projects are also near the proposed Columbia Terrace veterans-preference affordable housing development Huntington Town has planned for the intersection of Railroad Street, Columbia Street and Lowndes Avenue. Town officials said they hope to break ground on that development early next year, according to a statement.

For more information about Renaissance’s plans, visit sourcethestation.com.

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Trustee Bruce Miller says despite a vote in favor of the document on Monday, he opposes the village’s comprehensive plan. Photo by Elana Glowatz

After years of work and arguments, Port Jefferson’s controversial village development plan has become final.

The board of trustees unanimously adopted the comprehensive plan at a meeting on Monday, but Trustee Bruce Miller said in an interview the following morning that he plans to retroactively change his vote at the next board meeting.

Miller said he got “bogged down” during the board’s discussion about its agenda items, and didn’t mean to vote in favor of adopting the plan.

The comprehensive plan is a guideline for future development in Port Jefferson Village, largely focusing on the waterfront commercial area downtown and the short but troubled uptown corridor that runs between North Country Road and the Long Island Rail Road tracks. It aims, for instance, to revitalize upper Port by making it more pedestrian-friendly and bringing in more apartments. Downtown, the plan includes adding recreational and green space near the water and widening Main Street.

Residents and former members of the Comprehensive Plan Advisory Committee, with the support of Miller, have long sparred with the administration over the plan, citing fears that it would add too much density to what they want to be a quaint village, snarl traffic even further on busy roads and bring in more cars than there is space to park them.

Miller echoed those concerns on Tuesday, and said he also opposes adopting the plan for procedural reasons — he said he hasn’t yet seen a findings statement, which is a document certifying that the village met the requirements of the State Environmental Quality Review Act in its study of the plan’s environmental impact.

The village board approved that findings statement at Monday’s meeting.

Still, there have been voices of support for the plan, including from the other four board members and from other residents. And recent approval from the Suffolk County Planning Commission was the final stamp the village needed before adopting it.

While the commission issued a list of recommendations relating to the plan’s impact on traffic, density, taxes and parking, the village sent a response letter in which it disagreed that more study was required on most of those items. To the Planning Commission’s suggestion, for example, that the village conduct “an analysis of the impacts of increased rental housing” in Port Jefferson, the village responded in May that “it is unclear how the type of ownership status of housing units alone would impact community character, and the suggestion that because a property is a rental property that it would then have a negative impact on the community is unfounded.”

The village’s response also noted that the apartments would likely serve single adults and couples without children, which is “the same demographic that … Long Island is seeking to retain, as the young contribute to our workforce and the [retirement-aged residents] continue to enjoy recreation and spend using their discretionary income.”

Suffolk County Planning Director Sarah Lansdale wrote in an email later last month that the village gave the issues “proper procedural review” and took “a hard look at the issues raised by the commission.”

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Construction could start in September

Stephen Normandin, of The RBA Group, answers residents’ questions at the Sound Beach Civic Association meeting on Monday. Photo by Erika Karp

Echo Avenue in Sound Beach is getting a makeover.

Brookhaven Town officials presented plans for a revitalization project along the busy street at the Sound Beach Civic Association meeting on Monday. Handicap-accessible sidewalks, new curbs, decorative lighting and ornamental trees are set to line the approximate .3-mile stretch between New York Avenue and North Country Road in the near future, as leaders seek to beautify and make the area safer for pedestrians.

Steve Tricarico, deputy highway superintendent, said the project will “bring that downtown feel like you may have seen the highway department do in Rocky Point.”

Late last year, the department completed a similar project along Broadway in Rocky Point.

In 2013, the town adopted a four-phase plan to revitalize Echo Avenue and received a Community Development Block Grant for the first phase. Last year, officials applied for more CDBG funding, but found out the hamlet no longer qualified for the grant.

Tricarico said the highway department went out to bid for new contracts and was able to get a better deal and was therefore able to match the 2013 grant and fund the project in its entirety — a total cost of about $240,000.

According to Stephen Normandin, director of design and planning for The RBA Group, the engineering group selected to oversee the project, starting at the intersection of New York Avenue, a four-foot-wide sidewalk will be constructed on the east side of Echo Avenue that connects all the way up to Handy Pantry. Then, a crosswalk will be created, by Devon Road and Caramia Pizzeria, that crosses over Echo Avenue and links up to another sidewalk on the west side of the street, ending at North Country Road. In addition, the triangle by Handy Pantry, which houses the civic’s “Welcome to Sound Beach” sign, will be extended in an attempt to slow traffic at the Shinnecock Drive and Echo Avenue intersection.

Normandin said the project does come with its challenges, as there are hills and existing guardrails and trees, and limited space within the public right-of-way.

“We are sensitive to the [private] properties,” he added.

If all goes according to plan, the project will commence in late August or early September and wrap up before the winter season. The road will be paved once the sidewalk and concrete work is complete.

A few residents, including Bea Ruberto, civic president and the driving force behind the project, requested some additional lighting by New York Avenue and Mesquite Tex Mex Grill. Currently, the plans don’t include new sidewalks and lighting on that side of Echo, but Councilwoman Jane Bonner (C-Rocky Point) said her office would look in to it. However, an easement agreement between the town and property owner might be needed, which could delay the project.

“None of this is set in stone; the dollar amount kind of is, so wherever we can … cut from one area and add to another, we are certainly willing to do that,” Bonner said.

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Stony Brook students field questions at their final project presentation. Photo by Phil Corso

Nick Fusco is still in college, but he already has a vision for the Three Village community’s de facto Main Street known as Route 25A. He and his classmates brought that vision to his neighbors Monday night to show what a little dreaming can do for the North Shore’s future.

“Our community could look like this,” Fusco said in front of a projected rendering of a reinvented Route 25A complete with greenhouse spaces, apartment housing, environmentally friendly landscaping and more. “We’ve come up with ways to improve safety, aesthetics and, most importantly, functionality.”

Fusco and about a dozen other Stony Brook University students presented at the Setauket Neighborhood House on Monday evening as part of a final project for Professor Marc Fasanella’s ecological art, architecture and design class under the college’s sustainability studies program. The conversation, “Keeping a sense of place in the Three Villages,” involved four students presenting PowerPoint slides showing off their reimaged Setauket and Stony Brook communities, utilizing existing infrastructure to help employ ecologically-friendly additions and make Three Village a community that retains young people.

A student rendering shows what could be of a vacant field near Stony Brook University. Photo by Phil Corso
A student rendering shows what could be of a vacant field near Stony Brook University. Photo by Phil Corso

“We looked at this as a tremendous opportunity for our students and for the community moving forward,” Fasanella said. “Are we dreaming? Of course we’re dreaming.”

The class built off the work of last year’s students, who brainstormed ways to bridge the gap created by the railroad tracks that separate the university from the greater Three Village community. Their proposals were met with great praise from residents, civic leaders and officials in attendance Monday. The ideas were bold, including anything from pulling buildings closer to the 25A curbside to make way for a greater “Main Street” feel to constructing a “green” multi-tiered parking garage near the train station for both retail space and commuter parking.

Shawn Nuzzo, president of the Civic Association of the Setaukets and Stony Brook, applauded the students for daring the community to take a different look at the future of Three Village. His group helped to sponsor the event alongside the Three Village Community Trust.

In an interview, Nuzzo said the Route 25A corridor, especially near the Stony Brook Long Island Rail Road station, has a long and troubled history and could use a facelift to enhance safety for pedestrians, motorists and anyone living in the area.

Nuzzo, who also studied environmental design, policy and planning at Stony Brook University, was also once a student in Fasanella’s ecological urbanism course and underwent a similar exercise in which he dreamt up projects to connect the campus to the nearby community.

“We need to have this discussion over what we want for our de facto Main Street. If we don’t decide, the developers are going to decide for us,” he said. “What do we want as a community? It starts with stuff like this.”

And the students’ visions did not fall on deaf ears, either. Brookhaven Town Councilwoman Valerie Cartright (D-Port Jefferson Station) sat attentively throughout four students’ presentations and ended the meeting with encouraging words.

She said she was working alongside Brookhaven Supervisor Ed Romaine (R) to enact a comprehensive Route 25A study, which should be discussed in a community forum on June 30 in East Setauket.

“It’s our responsibility to engage and continue the visioning process,” she said, on behalf of civic leaders and lawmakers in the community. “We want to work on our ‘Main Street’ and put the community’s visions into planning.”

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Officials broke ground Monday morning on a housing complex many hope will spur redevelopment in uptown Port Jefferson.

After four years of plans and approvals, developer Rail Realty LLC can get started on demolishing homes and buildings along Texaco Avenue to make way for 74 rental apartments, a mix of studio, one-bedroom and two-bedroom. The Hills at Port Jefferson apartments will be constructed as two three-story buildings on several parcels along that street: One building will take the place of two vacant houses and the former Port Jeff Auto Spa car wash on the north half of Texaco, close to Sheep Pasture Road; while the other will be built in what is now a grassy field at the intersection with Linden Place. Resident parking will be underground, with a final parcel on the south side of Texaco and Linden, currently holding Stony Brook Electric Inc., to be used for additional parking.

Ryan Gitto arrives at a groundbreaking ceremony in upper Port Jefferson prepared to work. Photo by Elana Glowatz
Ryan Gitto arrives at a groundbreaking ceremony in upper Port Jefferson prepared to work. Photo by Elana Glowatz

“This is the beginning of a renaissance and a jumpstart to upper Port Jefferson,” Rail Realty principal Tony Gitto said at the groundbreaking ceremony, after digging into the earth at the grassy field.

The shovel work was followed up on the car wash property next door, where Mayor Margot Garant climbed into an excavator and took the first crack at taking apart the building there. Concrete crunched as she closed the vehicle’s claws over a corner of roof and ripped it away from the rest of the building.

“I can get used to this,” she shouted from the operator seat.

Garant said that the apartment project will be “so important” to upper Port revitalization efforts.

The village has been working to enhance that troubled area around Main Street between North Country Road/Sheep Pasture Road and the Long Island Rail Road tracks. An entire section of the village’s draft comprehensive plan is devoted to upper Port, with recommendations geared toward improving quality of life, making it more pedestrian-friendly and attracting developers and visitors.

Rail Realty got final village approval on its project last year. Under the conditions of that approval, the developer will make improvements to a pocket park near the apartments and improve traffic flow in the area by redesigning the intersection of Main Street and Sheep Pasture Road.

Tony Gitto breaks ground at the site of his upcoming apartment complex. Photo by Elana Glowatz
Tony Gitto breaks ground at the site of his upcoming apartment complex. Photo by Elana Glowatz

The housing complex will be constructed in phases, with the first phase being the northern apartment building, the second being the other building, and the third being the parking area across Linden Place.

The Town of Brookhaven Industrial Development Agency gave financial assistance to Rail Realty on the project, including sales tax exemptions on construction items, a mortgage tax exemption and a 10-year property tax abatement through which the owner will pay taxes on roughly the current value of the site, as opposed to the increased value of the property once work is complete.

The IDA aims to boost the economy within Brookhaven Town by assisting businesses in locating or expanding in the area.

IDA Chairman Fred Braun said Monday, “Cleaning up a semi-blighted area is the first step,” and Long Island needs rentals both in the area of Stony Brook University and elsewhere.

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