Village of Port Jefferson Mayor Margot Garant suggests Conifer Realty’s Port Jefferson Crossing project, pictured above, may help ease workforce housing shortages. File photo by Raymond Janis
By Aidan Johnson
Decades-old fears over a possible Long Island “brain drain,” or people in their 20s and 30s leaving the region, have not been quelled. Instead, some are worried that the brain drain has spread to other age demographics as well.
Martin Cantor, director at the Long Island Center for Socio-Economic Policy, suggests every age demographic is looking to escape the Island.
“The young don’t come and stay,” he said. “Most kids, if they go away to college, don’t come back. The middle class is leaving because it’s too expensive.”
‘We’re just too darned expensive to live here.’
— Martin Cantor
While some suggest that this may be due to a lack of housing options, Cantor is not entirely on board with this diagnosis. “There is a general feeling out there that they want to blame people leaving [on the] housing options and, to an extent, yeah,” but this doesn’t paint the complete picture, he said. “It’s because we’re just too darned expensive to live here, plain and simple.”
Sal Pitti, former vice president of the Port Jefferson Station/Terryville Civic Association, is moving to Florida. His case exemplifies how even prominent local leaders feel the squeeze of high costs, fleeing the communities they helped build and grow due to financial pressures.
“I’m retired from the NYPD, so I’m pretty much on a fixed income,” he said in a phone interview. “My wife’s been working, and her salary has gotten better over the last few years … but with the rising amount of taxes and everything else that’s going on on Long Island, it’s pretty much going to be unsustainable.”
Instead of waiting a few more years, Pitti and his wife decided to take advantage of the recent high spot in the housing market and were able to sell their home relatively quickly.
Problems also arise with Long Island’s minimum wage, which currently stands at $15 — the same as for New York City and Westchester, with the rest of the state at $14.20. Even though the Long Island rate is more than double the $7.25 national minimum wage, it is still not nearly enough to afford a two-bedroom apartment at fair market rent.
According to the National Low Income Housing Coalition’s 2021 Out of Reach report, the minimum hourly wage necessary to afford a two-bedroom apartment in the Nassau-Suffolk HUD Metro Fair Market Rents Area is $39.13. This means that two local adults working full time on minimum wage could still not afford an apartment.
In an interview, Town of Brookhaven Councilmember Jonathan Kornreich (D-Stony Brook) described his conversation with one homeowner who, along with her husband, works a minimum wage job. To afford the mortgage, she had to work two shifts.
The simultaneous problems of low wages and high rents represent a conundrum for policymakers. The interplay of local and societal factors can make this puzzle even more problematic.
“I don’t know what the answer is,” Kornreich said. “I don’t know how we value work in a way that allows people to do important work that’s societally vital” while also paying workers “enough that they can afford just to live a basic existence.”
While Long Island’s minimum wage will continue to increase — set to reach $17 an hour by 2026 — that would still not be enough to afford a two-bedroom apartment.
Village of Port Jefferson Mayor Margot Garant described her administration’s efforts to cater for affordable housing options.
“There is nothing that we’re going to do to stop building more workforce housing as long as I’m involved,” Garant said.
‘It just shows the need for clean, affordable workforce housing.’
— Margot Garant
The village mayor described the heavy demand for affordable housing, with roughly 1,300 applications being submitted for Conifer Realty’s Port Jefferson Crossing project in Upper Port that offers 45 apartments based on the median income in the area.
“It just shows the need for clean, affordable workforce housing,” Garant said.
While new affordable housing units may partially help alleviate some of the housing shortages throughout the region, it is not a solution to the overarching problem of high expenses.
To ease economic pressures on Long Island, Cantor urged policymakers to worry about costs and cut spending where possible.
“Nobody is worrying about costs,” he said, suggesting regional income taxes replace property taxes. “This way, people pay based upon what they earn, not the value of their assets.”
The Village of Port Jefferson Board of Trustees met on Tuesday, Feb. 21, to discuss parking, youth services at the Village Center and emergency repairs at Port Jefferson Country Club.
Parking
At the request of parking administrator Kevin Wood, the board passed a resolution to set the same managed parking rates and daily times as last season, effective March 15. The board also approved 24/7 metering of the Perry Street resident lot at $0.50 per hour, effective April 1, with payment exceptions for village residents and Perry Street permits.
Country club
Mayor Margot Garant reported on a wellhead at the country club in need of replacement, saying that a recommendation was submitted last year to remove the turbine from the well for inspection.
“Apparently, if some basic maintenance had been done on the wellhead last year, it would have prevented the complete failure,” she said. “There’s a rubber gasket that sits on top of the pump, and the rubber gasket was completely blown, so it burned out the steel shaft below it,” adding “the whole wellhead has to be replaced.”
The mayor reported that the Farmingdale-based American Well & Pump Co. has “the significant component on their shelf available for us.” At a cost of $47,130, the board voted to approve the request, with the money taken from the PJCC fund.
Trustee Stan Loucks said that the cost to repair the wellhead “went from $10,000 to this number [$47,130] because of the lack of attention last year.”
Reports
Garant reported on an ongoing negotiation between the village and the village-based nonprofit Long Island Foundation for Education & Sports. This organization offers youth programs and rents a room in the Village Center.
Garant said LIFFES currently requests a continued rental rate of $35 per hour, reduced from the $42 per hour pre-pandemic rate. Village treasurer Denise Mordente said the village receives roughly $31,000 in annual rent from the nonprofit.
“If they were to leave because they could not afford it, there’s not another vendor looking to come in there, to my understanding,” Deputy Mayor Kathianne Snaden said. “Additionally, it’s a service to our residents and our families that is absolutely necessary for some.”
Garant added that the partnership with the foundation was not motivated by profit but rather by providing a needed service for residents.
“It’s a win-win because the building is dormant during these shoulder hours — there’s nothing happening,” Garant said. “We’re servicing our residents. It’s a great program for the kids. And it’s a solid revenue line that we didn’t have before.”
Contemplating whether to comply with the request, board members agreed to schedule a meeting with LIFFES executives to work toward agreeable terms for both parties.
Snaden reported on a recent meeting with the Port Jefferson Business Improvement District. The BID agreed to contribute to spring season flowers and beautification and up to 50% on discounted LED lights for next winter.
The deputy mayor concluded her report by discussing progress with the planning board, as “Conifer II is ready to submit plans for the upcoming March meeting,” she said. “We should hopefully start seeing movement there.”
Loucks gave an update on the upcoming season at PJCC. “Today, we have 396 members, and we broke $1.3 million today,” he said. “A soft opening is going to be March 24. The hard opening is March 31.”
Trustee Rebecca Kassay reported on a recent meeting with Town of Brookhaven officials regarding the draft plans for a redesigned marina parking lot near the harbor.
“We pointed out the entrance across from Barnum, where we’ve had multiple deaths in the village,” she said, adding, “The conversation came around to, ‘Do we really need that to be open at all?’”
Responding to this suggestion, Kassay said the town would consult with the Melville-based Nelson+Pope engineering firm to determine whether the lot could be reconfigured without an entrance or exit at Barnum.
The board voted to schedule a budget work session for March 20 at 3 p.m. The next meeting of the village board will take place Monday, March 6, at 5 p.m.
The Village of Port Jefferson Village Board of Trustees met on Monday, Dec. 12, to review several important matters.
Mayor Margot Garant provided some key updates on the status of the stabilization projects at the East Beach bluff. At the toe of the bluff, the lower sea wall has already been installed along with its concrete cap. Construction will continue for several more months.
“That work will continue through the spring,” Garant said. “At some point, they will stop working during the severe winter, and in the springtime they will start to stabilize the bluff and plant and revegetate everything.”
At the upland, the village-owned Port Jefferson Country Club’s clubhouse facility hangs dangerously close to the bluff’s edge. In an exchange during the public comments, Garant stated the board is still exploring its upland options.
“We still don’t have enough information to decide to build [an upper wall], to put it out to the public [for referendum] or to decide to abandon [the clubhouse] and retreat,” she said. “We have decided to wait and let the phase I project be completed. … Right now, we are at a standstill with any major expenditures or advancements on phase II.”
Garant also gave an update on the status of the Port Jefferson Village Clean Solid Waste Landfill, a small kettle hole the village uses for branch and leaf pickup services. Though the village’s permit with the New York State Department of Environmental Conservation was set to expire on Dec. 11, the mayor said the agency would temporarily allow the village to continue its current use of the site.
“It looks like our paperwork was submitted in a timely manner to allow us to continue operations until we either have a renewed permit or we are redefined as a transfer station and not a landfill,” she said. For more on this intergovernmental permit dispute, see story, “Garbage grief: PJ Village and DEC clash over landfill permit.”
Garant thanked New York State Assemblyman Steve Englebright (D-Setauket) for his decades of representing the Port Jefferson community. Englebright will leave office at the end of the month after narrowly losing last month to Ed Flood (R-Port Jefferson) during the midterm election.
The mayor recognized Englebright’s lasting impact, noting “the many, many things that he’s accomplished for this community, locally and also regionally, and the stewardship he has taken in terms of environmental preservation and saving a lot of our history.”
Deputy Mayor Kathianne Snaden reported on some of the ongoing work within the Port Jefferson Planning Board regarding a proposed development by Conifer Realty located at the intersection of Main and Perry streets. This project, colloquially known as “Conifer II,” comes as Conifer’s Port Jefferson Crossing Apartments nears its grand opening.
Conifer II “is going to take the rest of the blighted block up there and turn it into a beautiful new building,” Snaden said. “We’ve been working very, very hard to make sure that the aesthetic of that building is in compliance with the whole plan, the master plan up there, with the current building that’s there, and everything works together and looks nice.”
The deputy mayor also announced an innovation concerning parking enforcement. An automatic license plate reader, or ALPR, attached to a code enforcement vehicle will soon replace parking enforcement operations. Snaden said the ALPR would assist the code department in generating overtime parking tickets on Main, with plans to move this technology into the metered parking lots.
“How that will affect you guys, the residents, is that there will be no parking stickers next year,” Snaden said. “You will go online and register the exact same way that you do. The only difference is that you will not be mailed an actual sticker. You will just be registered in the system by your license plate.”
Trustee Stan Loucks began his report by thanking the parks department staff, attributing much of the success of the village’s 26th annual Charles Dickens Festival to their efforts.
“The Dickens Festival turned out to be super successful, and I think a lot of it is due to the parks department and the hard work that they put in,” he said.
Trustee Lauren Sheprow, the village’s communications commissioner, reported on the recent formation of a communications team following an internal communications audit she conducted earlier this year. Kevin Wood heads the team, along with his duties as the village’s director of economic development and parking administrator.
Sheprow referred to this as “a historic occasion” for the village government. “There are some hurdles and challenges there, no doubt, but I think that this group is up to the task to come together as a team,” she said.
The village board will reconvene Tuesday, Jan. 3, at 5 p.m.
The street-level view of the Port Jefferson Crossing apartments, a 45-unit affordable housing complex opening within weeks. Photo by Raymond Janis
The transformation of Upper Port is happening in real time after years of well-documented social issues and underinvestment.
In the coming weeks, the village will complete two major initiatives. Station Street will soon open to traffic, and the Port Jefferson Crossing apartments, a 45-unit affordable housing complex developed by Conifer Realty, will launch.
As these projects open, further planning is in full swing. Conifer is working with the Village of Port Jefferson Planning Board on a second development located at the Main and Perry streets intersection. Meanwhile, the Board of Trustees is actively pursuing a vision for the proposed Six Acre Park along Highlands Boulevard.
In an exclusive interview with Mayor Margot Garant, she summarized the activities. “I think we’ve made great progress,” she said. “I think it’s a great start to what will continue to make [Upper Port] a safe and welcome place.”
Completing these projects marks the next chapter in a multiyear village undertaking to revitalize its uptown. Yet as the area undergoes its metamorphosis, a broader conversation is emerging.
Community revitalization in context
‘
A good plan is the genesis of effort and conversation between the constituents, elected officials, economists, environmentalists, civic organizations, resident groups, business owners and, yes, real estate developers.’
— Richard Murdocco
Richard Murdocco is an adjunct professor in the Department of Political Science at Stony Brook University. His writings focus on land use, economic development and environmental policies on Long Island. In an interview, Murdocco detailed the regional and historical context surrounding redevelopment efforts in Port Jeff.
Downtown revitalization on Long Island dates back at least six decades, said Murdocco, when communities started tackling the effects of suburbanization and population boom.
“Downtown revitalization is not anything new,” Murdocco said. “The first comprehensive plans were drafted in the early ’60s by the Long Island Regional Planning Board and Dr. Lee Koppelman. Those identified key downtown areas where to focus growth, and the whole point of the plans was to mitigate the ever-ongoing suburban sprawl that western Suffolk County, especially, was getting a taste of at that time.”
With the eastward expansion of the Northern State Parkway and the construction of the Long Island Expressway, downtown areas soon became targets for growth. Ideally, this growth consisted of additional multifamily housing options, expanded retail sectors and developing neighborhoods near train stations.
Although development plans today are often pitched as novel or innovative, Murdocco contends that the general framework underlying revitalization has been replicated across generations.
“These concepts are as old as city building,” he said. “It may be new for Long Island, but it’s not new in practice.”
The view of Port Jefferson train station from the Port Jefferson Crossing apartments. Photo courtesy Margot Garant
The Patchogue model
‘For an area to be successful, there has to be people and there has to be a reason for people to be there.’
— Paul Pontieri
Today, proponents often cite the Village of Patchogue as a cornerstone of community revitalization on Long Island. Spearheading these efforts is Paul Pontieri, who has served as the village’s mayor since 2004.
In an interview, Pontieri detailed his approach to community building. For him, areas that thrive are those with people.
“For an area to be successful, there has to be people and there has to be a reason for people to be there,” he said. “Businesses go where people are.”
Another priority for Pontieri was attracting young families into Patchogue. “We have a lot of young families,” he said. “That happened because we provided the kind of housing they can afford.”
Apartments were central for creating affordable housing options, according to Pontieri. While existing rents may appear overpriced to some, he believes these rent payments are preferable to the mandatory down payments when taking out a mortgage.
“Right now, if you have to put 20% down on a $500,000 home, you’re telling me that a 22- or 23-year-old that just got married has $100,000 to give on a down payment — it’s not going to happen, and that’s the reality,” he said. “You have to have the apartments because they will come into the apartments and begin to save their money, even though the rents on those apartments seem exorbitant.”
Pontieri holds that Long Island communities today face the challenge of drawing and keeping youth. According to him, young people will inevitably move away from unaffordable areas.
“You have a choice: You can sit there in your house — you and your wife at 75 years old — and your kids move someplace else because they can’t afford to live in your village,” he said, “Or you make your community user-friendly, kid-friendly, young-family friendly.”
Murdocco said Patchogue had been held up as the standard-bearer for community rejuvenation because Pontieri more or less carried his vision through to completion. Though revitalization brought unintended consequences for Patchogue, such as magnifying a “parking problem that was enhanced and amplified by growth,” Murdocco said the example is generally regarded favorably.
“Overall, it’s lauded as a model because they did it,” the adjunct professor said. “For all intents and purposes, the area is thriving relative to what it was.”
Differentiating Upper Port
‘Our little footprint can’t really hold as much as Patchogue.’
— Margot Garant
While Garant acknowledges the utility of Pontieri’s method for Patchogue, she points out some key distinctions unique to Upper Port.
Like Pontieri, she holds that the neighborhood’s success depends on the people it can attract. “I believe that new residents and the new opportunity will drive an economic base and new economic success,” she said. Though arriving at this new resident base, Garant is employing a different approach.
For one, the two villages differ widely concerning their respective topographies. When organizing a plan, Garant said Port Jefferson must operate within the confines of limited space, further constrained by the existing built environment.
“Patchogue is flat, and it’s a grid system, so you can spread out there and have larger parcels that connect to the heart of your village,” she said. “In Port Jefferson, we’re in a bowl. We’re surrounded very much by residential [zones] on both sides of Main, so I see us as able to grow a bit differently.”
Tying into the issue of topography is the matter of density. Garant maintains Pontieri had greater flexibility, enabling vertical and horizontal expansion to accommodate a growing population. “Our little footprint can’t really hold as much as Patchogue,” Garant said.
Applying the Patchogue model to Upper Port is further complicated by the historical and cultural differences between the two villages. Garant stated she intends to bring a family oriented culture to Upper Port. In contrast, Patchogue attracts a more robust nightlife scene accentuating its bar and restaurant culture.
“I just have a different philosophy when trying to revitalize the neighborhood,” Garant said. “I think Patchogue became known for the young, jet-setting community, the Alive After Five [street fair] bringing people to Main Street with a different sort of culture in mind. We’re looking at making things family oriented and not so much focused on bars and restaurants.”
In an email statement, trustee Lauren Sheprow, who emphasized revitalizing Upper Port as part of her campaign earlier this year, remarked that she was impressed by the ongoing progress. She remains committed to following the guidelines of the Port Jefferson 2030 Comprehensive Plan, published in 2014.
Referring to the master plan, she said, “It does appear to be guiding the progress we are seeing take shape uptown. It would be interesting to take a holistic look at the plan to see how far we have progressed through its recommendations, and if the plan maintains its relevance in current times where zoning is concerned, and how we might be looking at the geography east of Main Street.”
Six Acre Park
‘The Six Acre Park is something that I see as a crucial element to balancing out the densification of housing up there.’
— Rebecca Kassay
Along with plans for new apartments, Garant said the proposed Six Acre Park would be integral to the overall health of Upper Port. Through the Six Acre Park Committee, plans for this last sliver of open space in the area are in high gear. [See story, “Six Acre Park Committee presents its vision.”]
Trustee Rebecca Kassay is the trustee liaison to the committee. She refers to the parkland as necessary for supporting new residents moving into the village.
“As far as Upper Port, I am hoping and doing what I can to plan for a vibrant, balanced community up there,” she said. “The Six Acre Park is something that I see as a crucial element to balancing out the densification of housing up there.”
Plans are ongoing to convert the remaining six acres of open space along Highlands Boulevard into a tranquil, arboretum-like setting. Photo courtesy Rebecca Kasay, taken from Google Maps Street View
With more density, Kassay foresees Six Acre Park as an outlet for the rising population of Upper Port. “Everyone needs a place to step out from a suburban or more urban-like setting and breathe fresh air and connect to nature,” she said. “The vision for Six Acre Park is to allow folks to do just that.”
In recent public meetings, a debate has arisen over a possible difference of opinion between the village board and the planning board over active-use space at Six Acre Park. [See story, “PJ village board … addresses Six Acre Park.”]
Garant said the Board of Trustees has yet to receive an official opinion on behalf of the Planning Board. Still, the mayor does not see sufficient reason to modify the plan.
“We’re talking about creating an arboretum-like park used for educational purposes,” she said. “At this point in time, we don’t have enough land. The uptown population is welcome to use the rest of the parkland throughout this village.” Garant added, “But we are extremely mindful that when the new residents come to live uptown and they bring their needs, there’s a lot more that’s going to happen uptown and a lot more opportunity for us to make adjustments.”
Identifying the public good
‘In my opinion, property owners have allowed their buildings to deteriorate so that they would be able to sell the properties to — in this case — subsidized developers.’
— Bruce Miller
New development, in large part, is made possible by the Brookhaven Industrial Development Agency, which can offer tax exemptions to spur economic growth. Former village trustee Bruce Miller has been among the critics of Upper Port redevelopment, taking issue with these IDA subsidies.
“It’s an open secret that the properties were very poorly maintained up there,” Miller said. “In my opinion, property owners have allowed their buildings to deteriorate so that they would be able to sell the properties to — in this case — subsidized developers.”
In Miller’s assessment, while the projects are taxpayer supported, their community benefit is outweighed by the cost to the general fund.
“The buildings that are being built are paying very little in the way of taxes,” Miller said. “At 10 years it ramps up, but even at 15 years there’s not much tax they’re paying on them.”
Responding to this critique, Lisa Mulligan, CEO of Brookhaven IDA, released the following statement by email: “In accordance with our mission, the Brookhaven IDA is committed to improving the quality of life for Brookhaven residents, through fostering economic growth, creating jobs and employment opportunities, and increasing the town’s commercial tax base. The revitalization of uptown Port Jefferson is critical to the long-term economic well-being of the region, and housing is one key component of this.”
Town of Brookhaven Councilmember Jonathan Kornreich (D-Stony Brook), who represents Port Jefferson on the Town Council, also took issue with Miller’s claim. For him, the purpose of IDA subsidies is to identify benefits to the community and advance the public good.
“So often, there is no public benefit,” he said. “If it’s the will of Port Jefferson Village to revitalize an area that has struggled to attract investment for many years, that may be an appropriate use of IDA funding.”
However, Kornreich also acknowledged that these tax incentives come at a cost for ordinary taxpayers. For this reason, it remains crucial that the IDA has a firm grasp of the public good and advances that end alone.
“When this unelected body gives these benefits to a developer, it’s a tax increase on everyone within that taxing district … they are increasing your taxes,” the councilmember said. “When you pay those increased taxes, what you’re doing is supporting this vision of a public good.” In instances where the IDA functions without a view of the public good, he added, “It’s a huge betrayal.”
Garant suggested that ridding Upper Port of vacant lots constituted a public good in itself. While IDA benefits may mean short-term sacrifices for village residents, the tax exemptions will soon expire and the village will collect its usual rates.
“For us in the short term, we might be making a little bit of a sacrifice, but I can tell you right now what I’m making on the payment in lieu of taxes program is more than what I was getting on those buildings when they were blighted,” she said. “Six, seven, eight years down the road, when we’re at the end of those PILOT agreements, we’re going to be getting a sizable tax contribution from these properties.” She added, “I was looking down a 10- to 15-year road for the Village of Port Jefferson.”
Murdocco foresees opportunities for continued discussions within the village. According to him, community development done right is highly collaborative, uniting the various stakeholders around a common aim.
“A good plan is the genesis of effort and conversation between the constituents, elected officials, economists, environmentalists, civic organizations, resident groups, business owners and, yes, real estate developers,” he said. “I know for a fact that in Upper Port Jefferson, a lot of that did happen.”
The SBU adjunct professor added, “In terms of defining a public benefit, it depends on what the community wants. Do they want economic growth for an underutilized area? Do they want environmental protection? Do they want health and safety? That all depends on the people who live there.”
Conifer’s revised design plans for the Port Jefferson Crossing apartment complex were approved Sept. 17 after multiple design changes over the past several months. Photo from planning board meeting
The Village of Port Jefferson has set a number to what an upcoming apartment complex project is worth for recreational land.
Officials voted to set the recreational parkland fee for Port Jefferson Crossing at $1,500 per unit at 45 units for a total of $67,500. Village officials said they are setting aside the funds specifically for developing Upper Port even further.
Mayor Margot Garant said they would be putting those funds in a special account to be used for revitalizing the up-the-hill portions of the village, which has been a largely blighted area for several years. All trustees agreed those funds should be used to develop uptown. Vice Mayor Stan Loucks suggested it could be for new recreational space in the Highland area of the village.
The project currently has plans for three floors, with the first floor being 3,200 square feet of retail and the next two containing 37 one-bedroom apartments and eight two-bedroom apartments. The front part of the project will take up 112 lineal feet of frontage on Main Street.
Village Attorney Brian Egan said Conifer, the company behind Port Jefferson Crossing, has sent a letter to the effect of making some kind of donation to the village equivalent to the fee, but as of right now, the money is already in the village’s hands.
Alison LaPointe, special village attorney to the Building and Planning Department, previously told TBR News Media the payment in lieu of parking fee for the C-2 district, where Crossing resides, has been set at $4,000 per space via a 2018 resolution.
Parkland fees are set by the board of trustees on a case-by-case basis. The planning board has to approve the fee.
Conifer representatives have previously told the village planning board they were requesting officials consider renovated sidewalks and other amenities in place of the parkland fee. Officials have previously granted another The Shipyard, an apartment complex in downtown Port Jeff, a reduced parkland fee because of patio space and other open amenities included in the complex, though it was later confirmed the space was inaccessible to the public. The village changed its code in September of last year to excise rooftop decks, patios and other common areas not accessible to the general public from being considered for reduced or eliminated parkland fee.
Village Trustee Bruce Miller, who opposed The Shipyard’s reduced fee in 2018, said he hoped the village wasn’t going down the same road again. Garant agreed, saying “that’s why we’re here.”
Port Jefferson Crossing has already received an agreement with the Brookhaven Industrial Development Agency for an estimated $5.2 million mortgage tax exemption for help in demolishing the current building and a $66,236 Payment in Lieu of Taxes agreement starting in 2023-24. They join many of the other new apartment developments that have received PILOT agreements, including The Brookport and the Overbay Apartments developments.
IDA documents also show they anticipate 1.5 employees will be needed at the new site, though that doesn’t include what businesses may take up space on the first floor facing the street.
Garant also said at the Nov. 16 meeting she was meeting with representatives of the Long Island Rail Road about, among other things, potentially making the parking lot metered. This would allow a revitalized upper port to be used during times in the evening much less trafficked by commuters for people to visit any businesses.
In addition, the village has to work with the LIRR on designing Station Street, which will be located just south of Conifer’s project.
Another apartment development by the Gitto Group is looking to start up at the corner of Main Street and North Country Road, where the PJ Lobster House currently stands.
Conifer’s revised design plans for the Port Jefferson Crossing apartment complex were approved Sept. 17 after multiple design changes over the past several months. Photo from planning board meeting
Port Jeff’s latest apartment complex has the green light to proceed.
The Port Jefferson planning board unanimously agreed to conditionally approve site plans for Port Jefferson Crossing, a new apartment complex developed by regional affordable housing developer Conifer Realty just north of the Port Jeff railroad station along Main Street.
Jen Sigler, PJ village site plan reviewer, showed off the new renderings in the planning board’s Sept. 17 meeting, where designs have changed somewhat from their original June, July and August presentations. Gone are the red facades on the easternmost portion of the planned building, and overall the color is more continuous. The structure will have one type of external brick and windowed element on the first floor facing Main Street, and a second structure that is connected internally strikes out into the sidewalk slightly with so-called “bump outs.” The bottom brick portion on the eastern-most structure has changed to a grey color as well.
Some planning board members still felt lukewarm about some facade changes. Planning board member Laura Zimmerman was especially miffed, saying that the developer’s incremental changes have not done enough to change the overall cold and barren look of the building toward the southeast corner.
“This is a building that’s going to be there for 50 years, or however long it’s going to last,” Zimmerman said.
Kenneth Garvin, an architect for the developer, suggested they could add more character to the southeast tower on the wraparound.
Current plans cite the three-story complex will have 45 units in total, 37 one-bedroom apartments and eight two-bedroom apartments. The complex will also offer over 3,100 square feet of retail space. There are plans for a covered parking garage of 48 stalls for residents, a community room, laundry facilities and a gym.
The board has also asked that the developer give the planning board greater detail and a better price-by-price point for specific costs on the project, though they did approve the developer’s bond amount at the estimated $1,177,947. The board will need to amend the application approval at a later date figure if additional budgetary details are later considered.
The developer had originally asked for a waiver on a payment in lieu of parking and a parkland fee, but the planning board has kicked the decision over to the board of trustees who will make that determination.
Alison LaPointe, the special village attorney for the Building and Planning Department, said the normal PILOP fee is set at $4,000 per space in the C-2 district thanks to a village resolution in 2018, though the parkland fee is set on a case-by-case basis.
“It is common procedure for the planning board to request a proposed fee amount from the applicant and then upon review the planning board either asks for adjustments to the amount or approves,” she clarified in an email.
Once the number is approved the owner then has to secure bond documents, which are then reviewed by the village attorney, where upon approval the bond documents are executed.
Mayor Margot Garant confirmed in the village board’s Sept. 21 meeting that the board and developer would need to discuss a recreation fee in short order, which depends on the number of apartments and scope of the overall project.
The village still has to work with PSEG on the location of a utility box and utility lines. Port Jefferson has worked with the developer in establishing the creation of Station Street, which is planned to be a one-way road that provides entry to the adjacent parking lots just north of the train station parking lot and just before the initial footprint for the proposed development.
LaPointe said the costs for Station Street are being shared between the village and developer. The Villages portion of Station street is funded with Restore NY grant funds at a 50-50 match. Certain contributions such as curbing from the applicant are to be partially financed by a state grant received in 2016.
The concept drawings for the Port Jefferson Crossing development include the sight of Station Street, a one-way road which will be built by the Village of Port Jefferson to connect the eastern side of the project. Image from design plans
Conifer Realty had its first public hearing in front of the Port Jefferson Village planning board July 9. Amongst a few comments about safety and general aesthetics, Conifer representatives also revealed they were requesting that the planning board, and later the board of trustees, consider a renovated sidewalk and other amenities in place of village parkland fees.
The project, called Port Jefferson Crossing, would be located directly adjacent to the Long Island Rail Road train station and would take over the property of a now-decrepit cafe.
Kathleen Deegan Dickson, of Uniondale-based law firm Forchelli Deegan Terrana, said the developer was requesting such reduced parkland fees because of its plans to renovate the sidewalk on the southern side of the project which borders a still-to-be constructed road called Station Street. The developer plans to add trees, benches and other plantings near the intersection with Main Street, then gift that stretch of sidewalk with added amenities to the village.
“It was certainly our hope that the planning board would give some consideration to either a reduced or eliminated parkland fee in light of the fact we are improving and dedicating land back to the village,” Dickson said. “While we’re not going to pretend it’s a park it will have some features that will add a nice community benefit to the areas.”
Alison LaPointe, special village attorney for building and planning, said the determination of parkland fee is a two-step process, first with the planning board determining if there is parkland fee that needs to be assessed based on availability of parkland in the vicinity of the project, accounting for the number of new residents coming in with the planned apartments. If the planning board finds a parkland fee is necessary, the matter gets transferred to the board of trustees to determine a reasonable fee for that need. The planning board doesn’t have the availability to assess specifics of the fee, though it can account for what is already available, which may include the Texaco park just a little over a block away from the proposed site.
“The planning board has the ability to assess whether or not additional parkland facilities are deemed necessary in the vicinity,” LaPointe said.
The village has usually used the Town of Brookhaven’s formula for assessing price on parkland fee, namely a multiplier formula that requires 1,500 square feet of public green space per unit in a housing development or $1,000 fine per unit if that space can’t be provided.
The issue of parkland fees has come up in the village before, namely with The Shipyard apartments developed by Tritec on West Broadway. Original parkland fees for that development were reduced due to Tritec then saying they were providing amenities on their rooftop and in a plaza. At the time, in 2018, the village building and planning department ruled it could satisfy the parkland requirement for about 21 of that complex’s 112 units based on square footage.
In 2019, the village changed code to eliminate rooftop decks, patios and other common areas not accessible to the general public from being considered park or recreational facilities for the purposes of developers reducing the parkland fee paid to the village.
Planning board member Barbara Sabatino requested the applicant provide the total value of what Conifer plans to dedicate to the village.
The project currently has plans for three floors, with the first floor being 3,200 square feet of retail and the next two containing 37 one-bedroom apartments and eight two-bedroom apartments. The front part of the project will take up 112 lineal feet of frontage on Main Street, and current designs show two different designs for the two halves of the building, one a “lofty style,” as put by the developer’s architects, and the other a red-brick Georgian style. Some planning board members commented on the general flatness of the exterior, but LaPointe said more of these comments will be ironed out after meetings with the Architectural Review Committee.
Only one resident commented on the proposed plans. Rebecca Kassay, the co-owner of the Fox and Owl Inn in Port Jeff, asked whether Conifer plans to have solar panels on its roof. Joanna Cuevas, senior project director for Conifer Realty, said there are currently no plans for solar panels, but the developer could assess the cost benefit of including those.
Another planning board meeting is set for Aug. 20, and is available for further public comment.
