With the sounds of senior living facilities construction echoing up and down Route 25A, another developer has one more project coming down the pipeline for Mount Sinai, this time for a facility geared toward millennials.
The proposed development, Mount Sinai Meadows, will be a 30-acre mixed-use majority rental and part commercial facility geared toward creating a living space for young adults and young professionals.
“For people in the ages of 20 to 34, an increasing subset of the population here on Long Island, there is not appropriate housing or opportunities for such individuals who wish to stay here,” said Rocky Point-based attorney Steven Losquadro, who is representing the developer.
Representatives of the site’s developer Mount Sinai Meadows LLC, headed by Woodmere-based real estate developer Basser-Kaufman, attended a Town of Brookhaven board meeting March 14 seeking a change of zoning from J-Business 2 to Planned Development District along with approval of the draft environmental impact study. No final decision was made on the property, and the board confirmed it would leave the proposal open for another 30 days to allow for additional comments.
“We felt it was very important for us to broaden our offerings of housing.”
— Ann Becker
In terms of amenities, the site plans to have bike racks, walkable grounds, communal barbecue areas, electric car charging stations, a large open lawn for the use of residents and four spaces toward the northern end of the property that will be used for large retail spaces. There will be 21.78 acres used for residential housing, while 8.3 acres will be retail.
The project looks to include 140 housing units, including 106 two-bedroom apartments and 34 one-bedroom apartments. Losquadro said none of the apartments will be subsidized housing.
Engineer Charles Voorhis, a partner of the Melville-based firm Nelson, Pope & Voorhis LLC, said the project includes a 170-foot buffer, incorporating a 40-foot natural buffer between the site and the surrounding woods and residential communities to the south and west of the planned development.
The Mount Sinai Civic Association president Ann Becker said approximately 20 percent of the housing stock in the hamlet is for those 55 and older. She said the developer has offered assurances that the development is not expected to bring in an overwhelming number of children into the Mount Sinai School District.
“We have worked with the developers and have been provided with assurances that the number of children … will not burden our community,” Becker said. “We felt it was very important for us to broaden our offerings of housing.”
A number of residents on Mount Sinai Facebook groups were concerned about the traffic impact these new developments could have. The developer’s representatives did not rule out a potential increase in traffic.
Maureen Bond, the communications director of the Mount Sinai-Miller Place Chamber Alliance, said she also supports the project.
“In my opinion, this is the best plan so far,” she said. “There are traffic issues that need to be addressed; however, I believe having traffic is better than having no traffic.”
The civic has been supportive of the development for years, helping to shape its identity into the millennial housing proposal. One of its most recent requests for the development was to ensure the developer would not seek and would not be given any financial assistance or tax aid from the town, especially any help from the Brookhaven Industrial Development Agency. Two senior developments at the corner of Echo Avenue and Route 25A, one an assisted living facility, had recently been given a generous 13-year payment in lieu of taxes agreement, and though the civic had been supportive of that project, it was heavily against the loss of taxes from the PILOT.
“For people in the ages of 20 to 34, an increasing subset of the population here on Long Island, there is not appropriate housing or opportunities for such individuals who wish to stay here.”
— Steve Losquadro
The Mount Sinai Meadows project has been in the works for several years. Anthony Graves, Brookhaven town’s chief environmental analyst, said he had talked to Councilwoman Jane Bonner (R-Rocky Point) in 2012 about creating a “true town center” for each of the communities in Council District 2 along Route 25A. A prior project for the site was originally proposed by a different developer specifically for J-2 business zoning, Voorhis said. That project included 805 square feet of retail, 37,000 square feet of office and a 2,000-square-foot bank.
Representatives of the developer said there was no final decision on the expected price on the rentals, but Losqaudro said they have promised the civic it will be at market rate.
Voorhis added the developer is currently in talks with the owner of the neighboring strip mall to allow access between the two retail centers. The developer is also in talks about acquiring the neighboring music store property and incorporating it.
Graves said the town was interested in the PDD zoning because it could more accurately reflect the mixed-use nature of the proposed development.
“[We] believe this development is in the spirit of that original efforts we made in Mount Sinai,” the environmental analyst said. “We look at it as a true town center for Mount Sinai.”