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Bull Run Farm

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Members of Smithtown’s Town Board listened to concerns regarding the Draft Generic Environmental Impact Statement, Summer Nights event on Lake Avenue and the special exemption removal for assisted living facilities. Photo by Daniel Febrizio

At the May 2 Smithtown Town Board meeting, local residents came to speak, raising issues and concerns to the board members.

Comprehensive plan concerns

Local resident William Holst spoke, addressing his statement to a resolution passed on May 2 that read: “Town Board to accept as complete for purposes of SEQRA review the Draft Generic Environmental Impact Statement prepared by the firm of H2M Architects & Engineers for the Town of Smithtown 2020 Comprehensive Plan, and to authorize the town clerk to advertise same with a public comment period to close at 5p.m. on Friday, June 23.”

“I do have questions as to whether or not people who aren’t comfortable making written comments are going to have an opportunity to speak regarding the Draft Generic Environmental Impact Statement,” Holst said. “I hope you give the chance for the public to make comments not necessarily in written form.”

He added, “We’re in a very different place the last time there was a comprehensive review of planning the future of Smithtown.” Because of this, he intends to make written comments after he gets a chance to look through the environmental impact statement. 

He concluded by saying, “I hope that when you review the comprehensive plan that foremost in your mind is what is good for the majority of residential homeowners in the Town of Smithtown.”

Summer Nights worries

The next speaker was Meg Shutka, representing Eddie’s Power Equipment, located at 553 Lake Ave., St. James. She expressed concerns with the Summer Nights event which is held once every month on Wednesday evenings in June, July and August. The event closes down Lake Avenue.

Shutka said their business commonly stays open until 7 p.m. on these nights, and that the shutting down of Lake Avenue negatively affects operation of their business. “Closing the road hinders people being able to pick up or drop off their equipment after their own work hours,” she said.

According to her, in the prior year the Town Board attempted to help in moving the event to a new location, but resistance came from the Community Association of Greater St. James — the Summer Nights organizers. A compromise was to move the start time back to 6 p.m. This year it is scheduled to begin at 5 p.m.

“All we are asking of the town is to require that the road closure occurs no earlier than 6 p.m. and that the event set up not occurs before 5 p.m.,” Shutka said. “I think that is more than reasonable.” 

Bull Run Farm confirmation

As the town meeting concluded, the subject was broached regarding the special exception removal for assisted living facilities in residential zoning areas. A resident wanted to know if it was official that there was no way that an assisted living facility could go up on the Bull Run Farm property located on Mills Pond Road.

Supervisor Ed Wehrheim (R) confirmed that “the local law has been adopted — that use will not be permitted on residential development properties.”

Holst queried whether the developer had withdrawn the application but the town attorney, Matthew Jakubowski, confirmed the application is “no longer a permitted use.”

The next Town Board meeting will take place at 2 p.m. on Thursday, May 18, at Smithtown Town Hall.

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A development proposal has caused uproar over the past month among residents of St. James, as reported in The Times of Smithtown. Mills Pond Group, owned by Fort Salonga developer Frank Amicizia, proposed the construction of an assisted living facility on the former Bull Run Farm on Mills Pond Road.     

The proposal included a two-story, 97-bed assisted living facility to be built on the property, which is 9.02 acres in total and is in residential zoning. At a public meeting with lawyers of the developers of the project in March, many residents were outspoken in their disapproval of the proposal. This ultimately resulted in Town of Smithtown Supervisor Ed Wehrheim (R) announcing that a special exception would not be made for the assisted living facility.

Additionally, Wehrheim intends to legislate that assisted living homes will not be approved to be built in areas zoned residential. Smithtown public information officer, Nicole Garguilo, said that “for the longest time there was this loophole in the town’s code” which provided an opportunity for a “special exception” for developers when attempting to gain the rights to build on a piece of land.

“One of the most common criticisms was that developers often used this loophole to get through the process without having to go through a zone change,” Garguilo said. 

This special exception essentially enables them to “go right to the Town Board rather than going through all of the zoning boards and environmental reviews — it was very frustrating to residents.”

Garguilo went on to explain that the Town Board intended to propose legislation to remove the loophole even before this issue arose with the Bull Run Farm proposal. She said she believes this would reflect the interests of the community.

“You’re going to be hard pressed to get anybody in the whole hamlet of St. James to support an assisted living [facility] on that land,” Garguilo said. “That land people want to see preserved. They want to see it maybe become an active farm again.”

Garguilo went on to explain that “a lot of it has to do with the sentimental value of the farm and the history there.” People remember when the farm was active, she said. Some might have fond memories such as sleigh riding or feeding carrots to the horses. Garguilo herself used to spend her allowance money on Blow Pops from the farm stand, and her family would frequently buy pies from the Elderkins — the family that ran the farm.

As there does not seem to be a path to building this assisted living facility at that location, an alternative option that the developers could turn to is building homes on the property.

“When they originally presented their plan, they had presented a backup plan with it, which was to build a subdivision of homes,” Garguilo said     .

She went on to say that while members of the community would likely prefer the land simply preserved, they may be more willing to accept this alternative as it would be in line with the town’s codes.

“I think it’s a pill easier for them to swallow rather than seeing assisted living go up on that land.”

The next Town Board meeting will be held Thursday, April 20, at 2 p.m. at Smithtown Town Hall, 99 W. Main St. Garguilo said it is unlikely that the board will be prepared to vote on removing the special exception loophole at this meeting, but that residents should expect a vote in the near future.

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In addition to concerns over a proposal to build a house of worship and school on the grounds of Timothy House, village residents have had other issues with the monastery that owns the property, including a storage container that has been outside the historic house for months. Photo by Rita J. Egan

Many St. James residents as well as those in surrounding communities are breathing a sigh of relief after a recent update from the Town of Smithtown regarding a proposed assisted living facility. However, homeowners living near Route 25A in Head of the Harbor and St. James are growing concerned and impatient about a proposed church on the corridor.

Bull Run Farm

Town Supervisor Ed Wehrheim (R) said in a statement that the Town Board would not move forward with a special exception for a proposed assisted living facility on the former Bull Run Farm parcel on Mills Pond Road.

“We as a board demanded community outreach by the applicant, prior to bringing this application to the board for a public hearing,” he said. “This is something we insist on when large development is proposed in an area that abuts up to residential zoning, and to provide total transparency to the community. In the end, there was insufficient support from the Town Board to proceed with a special exception.” 

Earlier this month residents crowded the second floor of the St. James Firehouse on North Country Road to air their concerns about the possible development of former farmland. An informational meeting was headed up by attorneys for Frank Amicizia. The Fort Salonga developer had proposed a two-story, 97-bed facility on 9.02 acres of property on Mills Pond Road that is zoned residential. The facility would have needed a special exception from the Town of Smithtown.

Residents’ concerns included the proximity to the Gyrodyne property on Route 25A which also faces potential development; 24-hour lighting on the property; increased traffic; and the building not fitting the community aesthetics. Others were concerned about a sewage treatment plant that is proposed for the property, ranging from how it would affect local waterways due to the disposal of pharmaceuticals in the facility to the noise it would make.

Judy Ogden, a Head of the Harbor trustee and spokesperson for the Saint James-Head of the Harbor Neighborhood Preservation Coalition, said, “This is exactly the kind of leadership that residents hope for in their elected officials.” The coalition along with the Facebook group Save Bull Run Farm headed up the opposition against the proposed development citing the plans were not in line with the town’s Draft Comprehensive Plan.

“The supervisor’s comments about the need to protect the bucolic nature of this portion of Mills Pond Road is especially encouraging,” Ogden said.

Timothy House

Less than 2 miles down the road, residents of Head of the Harbor and those surrounding the historic Timothy House on Route 25A were prepared to attend a public hearing Wednesday, March 15, to air their concerns about a proposed house of worship to be built on the property. The day before the meeting, Village of Head of the Harbor officials posted on its website that it was canceled.

According to an email from Head of the Harbor Mayor Douglas Dahlgard, the monastery monks originally submitted an application to the village’s Planning Board in 2021. The application, which included constructing a house of worship and school, was delayed when the monastery decided to change counsel and amend the plan.

Dahlgard said the amended plan will require a special use permit and will also involve a time-consuming process.

“Prior to last week’s scheduled trustees meeting, we decided to delay to give us more time to prepare to properly represent our village,” Dahlgard said.

The mayor added they will be checking with the monastery’s counsel to see what date works for him for a public meeting.

The Russian Orthodox Monastery of the Glorious Ascension, also known as the Monastery of Saint Dionysios the Areopagite, purchased Timothy House in 2018.

The amendments to the proposed 3,341-square-foot building include being situated farther from Route 25A than originally presented and moving planned parking spots from the front of the building to the back.

Head of the Harbor historian Leighton Coleman III said in an email that local residents have concerns about multiple issues regarding the proposed house of worship and school, including the parking lot for 35 cars being situated close to neighbors’ properties.

Among the residents’ concerns are also the impact the construction will have on the historic property, lighting from the parking lot and increased traffic on Route 25A. Many have had issues before the application, including a huge metal storage container on the property that has become an eyesore.

Timothy House, constructed in the 1800s, was once the home of former Head of the Harbor historian and architectural preservationist Barbara Van Liew, who died in 2005. The house was built by a descendant of Smithtown founder Richard Smith.

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Concerned residents filled the second floor of the St. James firehouse on North Country Road to air their concerns about a proposed assisted living facility on Mills Pond Road. Photo by Rita J. Egan

St. James residents are joining together to fight a proposed assisted living facility on the former Bull Run Farm, which takes up slightly more than 9 acres along Mills Pond Road.

Concerned residents filled the second floor of the St. James firehouse on North Country Road to air their concerns about a proposed assisted living facility on Mills Pond Road. Photo by Rita J. Egan

An informational meeting was held Thursday, March 2, at the St. James firehouse on Route 25A to provide residents updates on the proposed two-story, 97-bed facility that will be called Whisper Mills. Approximately 150 people, many living on the road and right next to the property, filled the room, half of them standing, to air their concerns.

Attorneys David Moran and Deirdre Cicciaro represented Mills Pond Group, owned by Fort Salonga developer Frank Amicizia, to moderate the event and field questions. Moran said the March 2 meeting was just the first step of the process. The assisted living facility proposal is contingent on receipt of all properties that make up the total parcel of land. Currently, the developer owns one lot and members of the Elderkin family, who once ran the farm, own the other two.

Cicciaro said the entire parcel was 9.02 acres and zoned as residential. The facility would need a special exception from the Town of Smithtown to be permitted. She said the client “shares the concerns about the preservation and the bucolic nature of the neighborhood.”

She added nearly 20% of the premises would be developed, leaving a little more than 80% of the total parcel landscaped, undisturbed, natural or vegetative. The attorney went over the development plans, including that there would be more than 800 feet of road frontage, and all setbacks will be more than required by town code. The facility would have 74 parking spaces.

Cicciaro said the plan was an attempt to “provide a necessary housing option for the community of St. James that does not currently exist while keeping with the character of the area and neighborhood.”

Residents took turns airing concerns at the meeting, including the proximity to the Gyrodyne property on Route 25A which also faces potential development; 24-hour lighting on the property; increased traffic; and the building not fitting the community aesthetics. Others were concerned about a sewage treatment plant that is proposed for the property. Concerns about the STP ranged from how it would affect local waterways due to the disposal of pharmaceuticals in the facility to the noise it would make. One attendee said the STP at Whisper Woods on Route 25A across from St. Catherine of Siena Hospital makes noise 24 hours a day.

Moran said the facility would be 100% code compliant, including proper maintenance of medication on the site and a traffic study is being worked on.

One woman said that residents “would rather see broken down tractors” than the proposed building.

“This is by no means compliant visually and otherwise with any of these beautiful homes,” she added. “This is our paradise. We have worked to preserve this all these years.”

A few of the residents, as well as the Facebook group Save Bull Run Farm, St. James and Saint James-Head of the Harbor Neighborhood Preservation Coalition, have encouraged people to attend upcoming Town Board meetings to let Supervisor Ed Wehrheim (R) and council members know their concerns.

“You are the ones who are responsible for putting the pressure on your elected officials whether you voted for them or not,” one woman said at the meeting. “You must reach out to them and tell them how you feel.”

As of March 8, a town public hearing was not scheduled. According to Nicole Garguilo, Smithtown public information officer, when a meeting regarding the development is scheduled, it will be held in the evening and at the town’s senior center.

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