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Jefferson Plaza

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Three-dimensional rendering of the proposed redevelopment project at Jefferson Plaza. Graphic courtesy Valentin Staller

By Sabrina Artusa

Brookhaven Town Board approved the long-contested Staller Associates rezoning application for the Jefferson Plaza property in Port Jefferson Station Sept. 26. It was a crucial step signifying the progression of Staller’s plan to repurpose the plaza into a residential property along with commercial usage.

Staller Associates is an Islandia-based privately-held real estate company engaged in the development, ownership and management of commercial and residential real estate on Long Island.

Councilmember Jonathan Kornreich (D-Stony Brook) announced the approval of the zone change from J2 Business to Commercial Redevelopment District, thus allowing Staller to begin planning for the apartments building. 

Jefferson Plaza in its current state. File photo

Brookhaven residents have been divided over the prospect of this project. Some are unhappy with certain details, such as design, and desire more deliberation before making what they view as a hasty decision to rezone.

“We are not saying this project won’t be good for the community … that’s a blighted shopping center,” said Lou Antoniello, treasurer of Port Jefferson Station/Terryville Civic Association, during the public hearing. “This project is not ready to be approved tonight. I don’t understand the rush to push this thing through.” 

Others stand wholly against developing more housing complexes and rezoning, while some are ardent proponents of revitalizing the largely unused plaza. 

Joseph Stallone spoke on behalf of the Long Island Builders Institute. “We have some of the best schools in the country and we are sending our young minds to North Carolina and Florida and Virginia,” he said. “As someone who grew up here, I would like to stay here and I would love to stay at a development like the one Staller has proposed.”

Ira Costell, president of PJSTCA, had hoped that the developer would have involved the public more throughout the process, instead of just on a rudimentary level in the early phases of the process. He said that, in the beginning, he and his organization met with Staller, but then went almost two years without direct contact. 

“We want to find a way to get behind this proposal, but we find that the process really failed us,” he said. 

The CRD zoning code was amended in 2020, and this new version is at the root of resident apprehension. CRD zones are “designed to achieve economically beneficial and socially desirable redevelopment which is more creative and imaginative in its land use,” the Brookhaven Town Code reads. 

The CRD label dictates that “civic space and recreational areas, including squares, private plaza, greens and public parks, shall be intermixed throughout the development for social activity, recreation and visual enjoyment.”

Indeed, Staller Associates intends to integrate a public plaza, a health club and a restaurant into the plaza in addition to the residential complex in this corridor off Route 112. 

Staller has previously announced that 20% of the units will be used only for adults with intellectual or developmental disabilities. Kornreich said that Staller will likely enter into a form of partnership with a special-needs housing advocacy group to do so. The realty business has a property in Farmingdale, where it administer the same policy. 

Aesthetic cohesion is a major area of concern for Brookhaven residents who say that the influx of apartment buildings will make Port Jefferson Station lack a consistent architectural theme. To many, this rezoning increases the threat of overdevelopment. 

Kornreich assured those present that the appearance of the buildings is not set in stone. “A lot of these issues that were brought up by people at the [PJS/T] civic association — things related to the density, things related to the site, layout things related to the architecture — all these things will be worked out later in planning,” he said. 

“The site plan has not been drawn up yet in that level of detail” he said in regard to concerns over fire safety, which he said will be worked out later in the process. 

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Port Jefferson Station/Terryville civic association meeting on June 20. Photo by Sabrina Artusa

By Sabrina Artusa

Port Jefferson Station/Terryville Civic Association reviewed a potential plan by Staller Associates to redevelop the Jefferson Plaza on Route 112 at the civic’s June 20 meeting.

The civic invited Valentin Staller, vice president of Staller Associates, to answer questions regarding the proposed redevelopment.

Staller Associates already owns a residential property in Farmingdale and submitted a proposal to rebuild Jefferson Plaza in 2021. Staller hopes to rezone the area to accommodate the changes, which also include a public plaza, a restaurant and a health club. 

“We have been harboring our own personal investment capital. We want to do it right here in Port Jefferson Station and we want to do it in a way that will stimulate new redevelopment” Staller said. “I see the potential for something far greater. This is in our back door, this is important to us.”

Given the dissatisfaction with the current state of the property under Staller Associates’ ownership, some residents were doubtful that Staller would be able to deliver on their promise to restore the property in an engaging manner.

“How can we trust you to know that you are going to keep up on this new building that is coming in?” said one civic attendee, citing the tenants that left the plaza under Staller Associates’ ownership.

“The tenants that left, including Rite Aid and Teachers Federal Credit Union, left through no fault of Staller Associates,” Staller said, adding that Rite Aid closed stores across the county. In regards to crime, Staller said it has been a prevailing issue for years, and that “112 has unfortunately seen a slide.” 

Others welcome the prospect of revitalizing the plaza, but want to ensure that the development doesn’t encroach on the community’s wishes.

“We are being asked to take on potentially as much as three times the density of any multifamily development that has ever been constructed in the Town of Brookhaven and in return we would like to have something we can appreciate, respect and digest in this community whether it is traffic, whether it is safety, [or] a sense of place,” civic president Ira Costell said.

After previous discussions with Costell, councilmembers, county officials and others, Staller Associates agreed to a variety of covenants and alterations, including height limitations, the addition of a green buffer and the forfeit of 20 loft apartment units, which Staller said have proven most profitable.

Residential building

Further, some members were uncertain that their community would even be able to benefit from the 280-unit building. Housing in Long Island is a long-debated and highly relevant issue — one that is inextricably tied with the subject of overdevelopment. 

“It is important to have growth in this community. Kids can’t go out of college and find an apartment to live in — they can’t afford it,” said another attendee, who went on to give her approval of the proposal.

While there is a pressing need for housing at reasonable prices, long-time residents fear the loss of the suburban communities they love. As a result, residents want to be certain that if housing developments are built, they will be put to good use.

“It is extremely difficult to find housing in this area. We live in an extremely supply constrained area,” Staller said. In response, residents noted that some apartment buildings remain unfilled.

Staller didn’t announce the prices of the units, saying that it will be determined as a function of supply and demand. Though 20% of the units will be dedicated to affordable housing, these units will be given to adults with intellectual or developmental disabilities, as they have done at their Farmingdale property. 

The necessity of alleviating the housing demand remains, chafing against efforts to preserve the character of the community. 

“They don’t want towering, oppressive, block-swallowing buildings. People want to live in a pleasant place.” said Holly Fils-Aime, vice president of the Port Jefferson Civic Association.

More than housing

In addition to the residential units, Staller Associates intends to add other businesses, making the project “mixed use”. The first floor will be open to the public, as it will be dedicated to business.

“What the four stories allow us to do is create those public-facing amenities,” Staller said. “At the end of the day a critical mass of apartments is necessary to revitalize the 112 corridor. This has been the case in hamlets and villages across Long Island.”

Costell is hopeful that the development will progress in a manner that benefits both parties. He also mentioned that as Staller Associates enters “the beginning of the final stage” he looks forward to continuing the dialogue between Staller Associates, the town and the civic association. The building architecture and layout have not been finalized yet and Staller said they are still open to discussion during the site-planning process. 

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President of the Port Jefferson Station/Terryville Civic Association Ira Costell swears the new Port Jefferson civic officers, Ana Hozyainova, Holly Fils-Aimé, Kathleen Mc Lane and Marilyn Damaskos. Photo by Samantha Rutt

By Samantha Rutt

At the Monday, June 10, Port Jefferson Civic Association meeting, new officers were sworn in, an update on the looming Staller development in Port Jefferson Station was given, and civic members took part in brainstorming ideas and solutions for the village’s most pressing issues.

The new leadership team, with terms expiring in 2026, were officially sworn in by neighboring civic president Ira Costell. The officers sworn in were Ana Hozyainova as civic president, Holly Fils-Aimé as vice president, Marilyn Damaskos as treasurer, Janice Fleischman-Eaton as recording secretary and Kathleen Mc Lane as corresponding and outreach secretary. 

Jefferson Plaza development proposal updates

Following the official business, Costell, president of the Port Jefferson Station/Terryville Civic Association shared some updates pertaining to the proposed Staller redevelopment of Jefferson Plaza, a development he feels will have a big impact on nearby communities.

“This significant development will, for better or worse, change the face and future of our community, as well as impacting Lower Port,” Costell shared. Back in March, Costell, on behalf of the PJSTCA, wrote a letter to Town of Brookhaven board and the town’s Highway Department [see “Port Jefferson Station/Terryville civic requests traffic study,” from May 3] asking for a comprehensive study to assess the influx of traffic from this proposal. 

Since then, the PJSTCA has heard back from Town of Brookhaven councilmember, Jonathan Kornreich (D-Stony Brook), who agreed with the sentiments expressed in the letter and assured that the town “shares the concern about the cumulative impact these developments may have on traffic” and “would like to stay ahead of it.” 

Others chimed into Costell’s speech and shared concerns about the potential impact on traffic, as well as quality of life and affordability, while others emphasized the need for comprehensive planning and coordination — something Costell has advocated for since the developer’s initial proposal. 

“Our community has chosen to not throw up a blockade and say no more, not in our backyard,” Costell said. “We embrace and want to engage with a future that makes sense for our community, that we can digest properly. Without comprehensive planning and coordination, it could be a nightmare that’s going to impact our communities negatively.”

In recent years, the village has seen substantial development and its impacts on the community. Both, the Overbay and The Shipyard complexes have left an impact on the community as residents feel the respective developers were not overtly transparent in their building plans.

Local architect, Heather Brin, echoed these sentiments sharing notes from her expertise, “The Shipyard, downtown, is illegal in terms of the height,” Brin alleged. “The developers raised the level of the berm that the property sits on so they could build as high as they did.” 

Civic members have since questioned the Staller project’s viability, safety concerns and the importance of finding a balance between developer and community needs. The PJSTCA will host Staller Associates on June 20 at 7 p.m. at the Comsewogue Public Library, 170 Terryville Road, Port Jefferson Station, to continue the community conversation.

Village issues going forward

Shifting gears, Hozyainova asked civic members to bring issues, concerns and wishes for the village to the forefront of the conversation. From this, several pressing issues resurfaced and some new ones emerged. 

Residents campaigned for increased walkability of the village, sharing notes of overgrown vegetation limiting sidewalk access. To this, Fils-Aimé asked for increased volunteerism and formation of committees dedicated to their respective concerns.

“Bring a proposal forward, somebody has to lead the charge,” she said. “We can have multiple committees, maybe a couple people are interested in that [issue] or maybe you want to bring them here and have them join the civic association.” 

Others shared their respective concerns over the Port Jefferson power plant and its future, capital projects in the village and in the school district, village constable’s office hours, the future of the country club and the East Beach bluff, keeping and restoring trees and other natural vegetation, were among some of the many issues brought to the metaphorical table. 

LIRR electrification

Adding to the growing list of village concerns, Port Jefferson resident Bruce Miller brought a motion before the civic requesting that Gov. Kathy Hochul (D) makes enforcement of the state’s Climate Leadership and Community Protection Act a priority of the Metropolitan Transportation Authority and the Long Island Rail Road in their new 20-year plan. 

Miller explained in his motion that diesel locomotion is no longer acceptable transportation under this act and that riders along the Port Jefferson Branch are “forced to use their internal combustion vehicles to drive to Ronkonkoma for a decent ride,” 

In addition to concerns with ridership and the environment, Miller also detailed that the utilization of hydrogen rail or separate-car battery transportation could allow for a large industry based in New York state — to the benefit of many. 

The motion to approve Miller’s proposal asking Hochul and LIRR President Robert Free to meet with the civic association and Suffolk County’s elected representatives was approved and will be subsequently shared with all necessary parties. 

The next Port Jefferson Civic Association meeting will be held on Aug. 12 at the Port Jefferson Free Library, 100 Thompson St., at 6:30 p.m.

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Brookhaven Town Hall. File photo

By Carolyn Sackstein

The Brookhaven Town Board meeting last Thursday, Nov. 30, began at 5 p.m. and didn’t close until after 11. Many residents who attended stayed for the long haul.

The board heard public comments on the application of Hauppauge-based Staller Associates, owner of the Jefferson Plaza shopping center at the intersection of Route 112 and Terryville Road. Staller is seeking a change of zone for the 10-acre parcel from a J-2 Business District to a CRD Commercial Redevelopment District.

The CRD is a new zoning category within the town Code. Jefferson Plaza will be the first property to receive this classification if the board greenlights the application.

A town official indicated that under the conditions of the CRD code, the development would qualify for 280 residential units. The proposal includes demolishing the existing shopping center to accommodate mixed-use development.

Anthony Guardino, partner at the Hauppauge-based Farrell Fritz law firm, represents the applicant. In a presentation, he traced the property’s historical developments, contributing to “an unsustainably high vacancy rate” with today’s blighted conditions.

The CRD code “creates the planning tool which the Stallers are using to redevelop their blighted shopping center into a destination development with a dynamic mix of residential and commercial uses,” he said. “And after many years of planning and design and input from the town and the community and numerous plan revisions, the Stallers believe it is time to put pencils down. It is time to move this project forward.”

He added that the current plan accommodates 280 apartments — 224 of which will be “market rate,” with the remaining 56 units set aside as affordable housing for people with intellectual or developmental disabilities. The attorney projected that approximately 50,000 square feet of commercial space would be occupied by a restaurant, food hall, retail, office space and health club.

Public comments primarily revolved around building height, density, traffic and emergency services. Ira Costell, president of the Port Jefferson Station/Terryville Civic Association, stressed the importance of proper planning in weighing these factors.

“There is appetite and willingness to see investment in this parcel,” he said. “While this presents an opportunity, it is incumbent on us to address and mitigate the negative impacts that could follow from the intensive use on that parcel.”

Suffolk County Legislator-elect Steve Englebright (D-Setauket), whose 5th Legislative District includes Port Jeff Station, discussed the possible environmental impact of redevelopment. 

Skyler Johnson (D-Port Jefferson Station) — currently pursuing the Democratic nomination for New York’s 4th Assembly District— placed the proposed redevelopment in the context of ongoing affordability concerns.

“If we continue on this path, we will see not only young people not be able to afford to live here, but older people not be able to retire and downsize as their kids continue to need to stay in their homes,” he said.

Some spoke in favor of the redevelopment project. “I am in favor of the zone change,” Port Jeff village resident Brian Harty said. 

Bob LoNigro, whose family-owned business, Plaza Sports, was formerly in the shopping center for decades, said, “I think it is important for the community to understand who they’re dealing with. We dealt with [the Staller family], who were honorable, honest and caring about my family. They cared about our success,” adding, “I was sitting there thinking this was going to be a war, and it’s not a war. We’ve just got to tweak it and make some concessions and get to the finish line. I would love nothing more than to see that place flourish again.”

The board made no decisions on the application. Residents can continue submitting written comments up to 30 days after the meeting.

To watch the full public hearing, please visit brookhavenny.gov/meetings.

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In an exclusive conversation, Town of Brookhaven Councilmember Jonathan Kornreich discusses the futures of Jefferson Plaza in Port Jeff Station and Cablevision townwide. Then, the Three Village Central School District keeps Regents exam scores in students’ grades. Plus, a light-hearted chat about a recent afternoon filled with talk of love.

Dive into this week’s news on The Pressroom Afterhour: Keeping it Local with TBR. Visit tbrnewsmedia.com to read these stories and more. Follow us on:

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In this episode, we offer live updates from Brookhaven Town Hall as the future of Jefferson Plaza in Port Jeff Station hangs in the balance. Plus, a shocking turn as a fire engulfs the Tesla Science Center in Shoreham — we unpack the latest details and discuss restoration plans. Winter sports season previews and valuable insights on managing your investments are all in one episode.

Join us for a dive into local news on The Pressroom Afterhour: Keeping it Local with TBR.

Visit tbrnewsmedia.com to read these stories and more. Follow us on:

 

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Town of Brookhaven Councilmember Jonathan Kornreich presents a new architectural rendering for the proposed redevelopment of Jefferson Plaza during a Port Jefferson Station/Terryville Civic Association meeting Tuesday, Nov. 28. Photo by Joan Nickeson

The Brookhaven Town Board will hear public comments on the Jefferson Plaza shopping center in Port Jefferson Station, a proposed redevelopment project with the potential to reshape the face of the hamlet and reorient its long-term trajectory.

The board will hold a public hearing Thursday, Nov. 30, to consider rezoning the 10-acre parcel, owned by Hauppauge-based Staller Associates, to a Commercial Redevelopment District, a new classification within the Zoning Code crafted “to stimulate the revitalization of abandoned, vacant or underutilized commercial shopping center, bowling alley and health club properties.” [See story, “First of its kind: Brookhaven Town Board to review new zoning category for Jefferson Plaza in Port Jeff Station,” Nov. 16, TBR News Media.]

In the runup to the public hearing, the Port Jefferson Station/Terryville Civic Association held its general meeting Tuesday night, Nov. 28, to establish a set of priorities for overseeing the proposed redevelopment.

Town of Brookhaven Councilmember Jonathan Kornreich (D-Stony Brook) attended the meeting, identifying four primary areas of concern based on feedback he has heard from the community: traffic, density, height and architecture.

Kornreich said several of those concerns could be addressed through a 35-foot cap on building height. “What I’m going to be looking for is not four stories but a maximum height of 35 feet, which is the same maximum height that you can get in any residential area,” he said.

Leaders and members of the civic association generally favored the 35-foot cap.

The councilmember stated his intention for the developer to adhere to the conditions outlined under the Zoning Code instead of pursuing variances and other relaxations of use.

Regarding architecture, Kornreich said he had consulted with the developer, advocating for “a little bit less of New Hyde Park and a little bit more of New England.” He then presented an architectural rendering of the new proposal that was received favorably by the civic.

Much of the meeting was opened up to members, who offered ideas and raised concerns. Among the issues deliberated were the potential relocation of the post office on-site, availability and diversity of retail options at the property, possible tax increases and related traffic and environmental impact.

Jennifer Dzvonar, president of the Port Jefferson Station/Terryville Chamber of Commerce, endorsed the redevelopment initiative. “It’s very blighted,” she said. “A lot of local stores are leaving there,” adding, “We want to keep expanding and revitalizing the area.”

Charlie McAteer, corresponding secretary of PJSTCA, discussed the possible community givebacks that could be offered through such redevelopment.

“We have to work on … a purchase of some open space in our hub area that’s forever wild,” he said. He added that this form of local giveback would cushion the deal for surrounding neighbors “because they’re giving us, the community, something that we would like.”

Following discussion, the body authorized PJSTCA president Ira Costell to deliver a statement Thursday night to the Town Board representing the collective views of the organization.

The public hearing is scheduled for 5 p.m. Thursday, Nov. 30, at Brookhaven Town Hall, 1 Independence Hill, Farmingville.

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Town Supervisor Dan Panico at a Town Board meeting. Photo from TOB

By Nasrin Zahed

The Town of Brookhaven is currently at a crossroads in its relationship with the cable and internet conglomerate Cablevision/Optimum/Altice, as officials considered the franchise agreement renewal, in the name of Suffolk Cable Corporation, during a Town Board meeting held Thursday, Nov. 16.

The agreement, granting the company sole authority to provide cable services within the town, is a multifaceted document that delineates Optimum’s rights and establishes the framework for the town’s regulatory role.

Understanding the context of the franchise agreement requires a closer look at the regulatory landscape governing cable services in the town. As revealed in recent information, a cable operator must apply for a franchise to provide cable services. Notably, it may operate outside the agreement, which is expressly limited to cable television services. The town lacks authority over internet and telephone services, even if the same cables and equipment used are shared for cable television delivery.

State and federal regulations further shape the town’s authority over cable television franchises. The town also cannot regulate programming on a cable television system and is constrained in its ability to control rates, except for the most basic level of service. Federal limitations also extend to franchise fees, capping the town’s ability to require payments from the cable operator.

During the meeting, town Supervisor-elect Dan Panico (R) expressed concerns about the internet and cable providers’ profit motives. “There’s nothing that can be said here today to lead me to believe that they are not jacking up prices and having meetings to see where the threshold pain point is to extract as much money from residents as possible,” he said.

In response to these regulatory constraints, the town has engaged the services of a special counsel, Thomas Levin, to negotiate an agreement that maximizes the town’s authority within legal bounds while ensuring the delivery of quality cable television services to the Brookhaven community. The proposed agreement spans a decade, during which the cable operator commits to providing cable television in the unincorporated areas of the town.

One essential aspect of the proposed agreement is regulating the cable system’s operation under federal and state law. The agreement allows the town to impose a franchise fee, capped at 5% of the cable system revenues, ensuring a balanced approach to funding the regulatory framework.

The proposed agreement outlines procedures for the town to verify credit payments and secure $222,100 in grants from the cable television operator. These funds are earmarked for supporting public, educational and government cable programming — a crucial step in enhancing community engagement and access to information.

As the town navigates the landscape of cable service regulation, community participation becomes integral in shaping the future of cable services within its borders. A recent public statement from town officials invites community members to share their experiences with their cable and internet providers and contribute to the decision-making process.

This call to action is noteworthy given the proposed changes to the agreement, including a senior citizen discount and the introduction of a cable subscriber bill of rights.

The Town Board will reconvene on Thursday, Nov. 30, at 5 p.m., with a highly anticipated public hearing to consider a change of zone for the Jefferson Plaza property in Port Jefferson Station. To view the full hearing, please visit brookhavenny.gov/meetings.

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Embark on a journey with our reporter to Sherwood-Jayne Farm in East Setauket, capturing the intensity of protesters rallying against Preservation Long Island’s plan to remove its farm animals. Then, delve into municipal land-use policy as we dissect the Brookhaven Town Board’s consideration of a zone change for the Jefferson Plaza shopping center in Port Jefferson Station.

But that’s not all — dive into the excitement of Ward Melville and Earl L. Vandermeulen high schools’ postseason volleyball runs with our sportswriter. Then, join us in reflecting on the crucial role of local election inspectors and the urgent need for more volunteers to uphold our democratic process.

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Town of Brookhaven Councilmember Jonathan Kornreich, right photo, speaks to a crowd of residents assembled at the Jefferson Plaza shopping center in Port Jefferson Station on Sunday, Nov. 12. Photos by Carolyn Sackstein

By Carolyn Sackstein

On the first cold day of the season on Sunday, Nov. 12, locals gathered in the parking lot of Jefferson Plaza along Route 112 in Port Jeff Station to discuss the proposed revitalization of the plaza.

In the days before the gathering, Paul Sagliocca and members of the Port Jefferson Station/Terryville Civic Association canvassed the neighborhoods surrounding the shopping center. This preparation brought out roughly 80 residents.

Sagliocca was joined by fellow civic members Lou Antoniello and Jerry Maxim. Town of Brookhaven Councilmember Jonathan Kornreich (D-Stony Brook) spoke to the crowd and Suffolk County Legislator-elect Steve Englebright (D-Setauket) — both representing PJS/T in their respective districts — listened to the concerns of attendees.

The speakers called for residents to attend PJSTCA’s upcoming meeting on Tuesday, Nov. 28, at 7 p.m. at Comsewogue Library. They especially urged residents to speak up during an upcoming meeting of the Brookhaven Town Board to consider a proposed change of zone to a new Commercial Redevelopment District classification on Thursday, Nov. 30.

Questions raised

Owned by Staller Associates, Jefferson Plaza is currently zoned for commercial use. Staller must seek zoning changes from Brookhaven Town for mixed-use development of the property. The proposed revitalization calls for 263 residential units in a four-story structure.

Sagliocca suggested that residents to the west were anxious that the new apartments would have sightlines into their yards and windows. Critics also expressed concerns over increased traffic and possibly rerouting traffic with one-way streets, making accessing their homes inconvenient. 

Others raised concern over the impact of potentially many new residents on the environment, especially the aquifer. They questioned how much more stress the local environment could bear.

Another concern was the blocking of the sun by the height of the new structure. Maxim called for a “shade study” to determine how far the shade would extend into the neighborhood. Sagliocca spoke of the impact on Mather and St. Charles hospitals in Port Jefferson, which serve Coram, Selden and the greater Port Jefferson area. Kornreich emphasized the need for a traffic study to be conducted independently and objectively.

Maxim highlighted the potential impact of the proposed units on the Comsewogue School District. 

Antoniello explained, “I’m not saying we don’t need multifamily housing, but you can’t have it dictated by the people up in Albany. Right now, the development they want for this area is really land abuse, not land use. They are looking for a density that is three times the allowable density that the Town of Brookhaven allows. This will set a precedent for every multifamily project that occurs in Port Jeff Station, Terryville and Port Jefferson village.”

He added, “As per our hamlet and [commercial] hub study, over 80% of the people questioned said they didn’t want multifamily units. We’re now taking studies which cost combined over a hundred thousand dollars. We are throwing them in the trash. Those are our bibles. We have to do it right, we don’t have a choice.”

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