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Stony Brook Road

Developers of the Gyrodyne complex in St. James are moving forward with plans to subdivide and potentially develop the 75-acre site known as Flowerfield. The Town of Smithtown Planning Board will consider a nine-lot subdivision for the complex at its Dec. 11 meeting.

“The Town Environmental has found the Draft Environmental Impact Statement to be complete and is preparing a resolution for the Planning Board to accept the DEIS as complete at their next meeting on Dec. 11,” said Peter Hans, director of the town planning department. 

The 2,900 page statement is not yet publicly available. Once the Planning Board accepts the report as complete, likely at the Dec. 11 meeting, the document will be posted online and the public comment period will begin. 

Subdivision plans obtained from the Town  indicate that the proposed development is extensive. The 75-acre complex currently includes a catering hall, existing light industrial buildings and open space. The proposal subdivides the lot into nine parcels that include one for the existing catering hall, one for the industrial building and a third for open space.  Six of the nine proposed sublots would be for new development. Development plans include a 150-room hotel with a restaurant and conference hall, two large-scale medical office parks, one at 75,000 square feet and another at 55,000 square feet, plus two separate 110-unit assisted living centers and a 7-acre sewer treatment facility.

If approved, the project will become one of the largest commercial transformations in an otherwise residential and agricultural setting along Route 25A in the St. James hamlet.

New York State Assemblyman Steve Englebright (D-Setauket) said the project, if approved, is a real threat to the quality of life in this area of the North Shore, with traffic being the more immediate concern and water quality threatened over time.

“This project is a real threat to the water chemistry of Stony Brook Harbor,” he said.  

He estimates that the treated sewage from the site would upwell into the harbor within two to five years. Aside from the environmental and water quality concerns, Englebright said that the project is a classic case of proposed overdevelopment. 

“The whole thing is a complete traffic nightmare,” he said. “Roadways are oversubscribed. Route 25A is already crowded and by extension, we find that Stony Brook Road just can’t handle any more traffic.”

The area, the assemblyman said, is not really a heavy development zone. 

The property is zoned light industrial, or LI. It does not require a zone change, town officials said, since the identified uses are conceptual at this time. If the developers decide to move forward with a hotel or assisted living facility, those uses would require Special Exception approvals from the Town Board and site plan approval. Office buildings would require only site plan approval. 

Englebright encourages people to express their concerns and appeal to the decision-makers in Smithtown.

The subdivision process began when the Smithtown Planning Board adopted May 9, 2018, a State Environmental Quality Review Act Positive Declaration. The declaration, which is simply a determination that the project has the potential to result in a significant environmental impact, establishes that an Environmental Impact Statement would be required. The applicant has now completed a Draft Environmental Impact Statement. The Planning Board is expected to accept the report as complete at its next meeting. The Town will then file with New York State Department of Environmental Conservation a Notice of Completion of a DEIS. The filing of the Notice of Completion opens the public comment period, which has to run at least 30 days. The Town anticipates that the Planning Board will hold a public hearing on the Gyrodyne DEIS in January.  

Following the close of the public comment period, a final DEIS will have to be prepared that responds to the comments received, and then the Planning Board would have to adopt a findings statement. The Planning Board will not be able to act on the pending subdivision until the FEIS and Findings Statement have been adopted. The process, though, is months away.

Representatives from Gyrodyne did not respond to telephone messages before going to print.

Photo by Heidi Sutton

Kevin McAndrew of Cameron Engineering, presents Gyrodyne’s plans for the St. James Flowerfield property to Smithtown Planning Board Nov. 15. Photo by Sara-Megan Walsh

Gyrodyne LLC has admitted its own  traffic study proves that St. James and Stony Brook residents have good reason to be concerned about the traffic impact of their proposed project.

Gyrodyne made a formal presentation of its future plans for the nearly 75-acre property Nov. 15 to the Smithtown Planning Board and a standing-room only crowd. The developer has proposed to subdivide the Flowerfield land in order to build a 220-unit assisted living facility, a 130,000-square foot medical office building and a 150-room hotel with a restaurant, conference space and day spa/fitness center.

“We are not looking to maximize yield here,” Richard Smith, director of Gyrodyne and a St. James resident, said. “We are looking to strike the right balance between economic development, which I think we all know the St. James community desperately needs, and to preserve and enhance the environment we all love.”

Nearly 100 residents and Brookhaven elected officials packed the meeting to make clear their opposition to the project’s traffic impact on Route 25A, Mills Pond Road and Stony Brook Road.

“Town of Brookhaven is opposed to any traffic created as a result of this proposed subdivision emptying out onto town roads and, specifically, Stony Brook Road,” said Brenda Prusinowski, deputy commissioner of planning and environment for Brookhaven Town, reading a statement for Brookhaven Supervisor Ed Romaine (R). “This road is overcrowded now, particularly because of usage from the university, and does not need additional traffic from a project outside our town.”

“If there’s 900 jobs, that’s 900 more vehicles on the road on a daily basis.

— Laurie Kassay

Jennifer Martin, aide for Brookhaven Councilwoman Valerie Cartwright (D-Port Jefferson Station), echoed the supervisor’s sentiment and made clear the town is “staunchly opposed to any additional traffic” on Route 25A as well.

Mills Pond Road homeowner Laurie Kassay said she opposed the project despite promises from Gyrodyne it will create an estimated 900 new jobs and generate $90 million annually for the economy.

“The area cannot handle any more traffic,” Kassay said. “If there’s 900 jobs, that’s 900 more vehicles on the road on a daily basis.”

The developer hired Woodbury-based Cameron Engineering & Associates who performed a traffic study focusing on 16 intersections off Mills Pond Road, Moriches Road, Route 25A and Stony Brook Road surrounding the property. The results were submitted to the Town of Smithtown and New York State Department of Transportation in October 2017, but have yet to be reviewed.

“The concern of the traffic impact is completely understood,” said Kevin McAndrew of Cameron Engineering. “The traffic impact study has confirmed why the concern is valid. A number of the 16 intersections studied today have poor or failing conditions.”

If Gyrodyne’s plans go forward, McAndrew said the firm has proposed traffic improvements be made at six intersections. The intersection of Route 25A and Mills Pond Road should have traffic signals installed, according to the traffic study, which also suggested NYS DOT design a roundabout at the intersection of Route 25A and Stony Brook Road in addition to traffic mitigation measures at four additional intersections on Stony Brook Road.

State Assemblyman Steve Englebright (D-Setauket) was outraged at the suggestion of a roundabout being installed on the historic Route 25A corridor in front of the William Sidney Mount House, which is on the National Register of Historic Places. He urged the planning board to reject Gyrodyne’s plans, stating that in his opinion as a scientist,  it’s not environmentally sustainable and instead encouraged Smithtown town officials to work with Brookhaven in future development of the region.

“Our communities have a long history of cooperation,” Englebright said. “I hope we don’t have to set up canons on the border. There are some really upset people on Stony Brook Road.”

Conrad Chayes Sr., chairman of the Smithtown Planning Board, concluded the board would hold off on a decision until an environmental impact study is completed by the town, which he said may take up to a year.

Map shows the conceptual plans of developing the Gyrodyne /Flowerfield property in St. James. Image from Suffolk County

Some Brookhaven residents and Supervisor Ed Romaine (R) are concerned about the potential negative impact development of a St. James property might have on Stony Brook Road.

On Aug. 2, the Suffolk County Planning Committee approved the conceptual subdivision of a 62-acre parcel of land in St. James owned by Gyrodyne, LLC. The property, known locally as Flowerfield, borders Route 25A and Stony Brook Road, and the plan includes approval for a 150-room hotel, two medical office buildings and two assisted living facilities.

One of the suggestions given at the August meeting to relieve possible traffic issues on Route 25A was to use a road that crosses over train tracks on the land parcel, passes through private property and utilizes a road owned by Stony Brook University where drivers would then be led to Stony Brook Road.

After Gyrodyne received approval from the county, resident Cindy Smith founded the Coalition of Greater Stony Brook Action Committee in the hopes of mobilizing local civic groups and providing a voice for the thousands of permanent residents in the village. Smith, along with local residents and Romaine, attended the planning committee’s Oct. 4 meeting to express their concerns to the members.

During an August meeting of the Suffolk County Planning Committee, it was suggested to use a currently closed street which leads to Stony Brook Road if development in St. James leads to increase traffic on Route 25A. Photo by Rita J. Egan

Smith said she took exception to the planning committee not seeking input from the surrounding communities. While a  developer has not been named and the Gyrodyne property is not yet on the Smithtown planning board’s agenda, she said she is concerned that no traffic studies or environmental assessments have been conducted and there has been no estimate of the impact on the local infrastructure. In regards to traffic, the commission in their resolution suggested the future applicant consider a bike share program to help reduce short distance motor traffic.

Romaine said he attended the Oct. 4 county planning committee meeting after receiving inadequate notification of the August meeting. He said the town only received 48 hours notice, and it lacked an environmental assessment form, a project description and usage of the property.

The supervisor said with Nicolls and Stony Brook roads being the only two ways to access Stony Brook University, quality of life has been impacted negatively in the area, especially on Stony Brook and Oxhead roads, due to traffic. He added the university also owns property that borders the Gyrodyne land on the east. On the grounds is the Center of Excellence in Wireless and Information Technology where new buildings are being erected, which could cause even more traffic in the area from the center’s employees.

“We don’t need additional traffic from the Gyrodyne development pouring onto Stony Brook Road,” Romaine said. “We will strongly oppose that and we will explore all of our legal options to do exactly that.”

Smith, who is a member of Friends of Stony Brook Road, which works to address traffic and speeding issues on the street, said due to the university being state property, they do not need to follow local planning procedures or receive approval. She said she believes the lack of a master plan has created a problem and said she feels the Gyrodyne project lacks the same foresight.

“It’s really a quality of life issue — it’s safety,” she said. “It’s another town’s economic boom and Brookhaven’s financial demise because all the traffic will be on Brookhaven roads.”

Stony Brook Road residents deal with cars backed up on the street during rushed hour traffic and are concerned about the Gyrodyne project increasing the problem. Photo by Jonathan Kornreich

Smith, who lives on Stony Brook Road and works from home as a business consultant, said another issue is that the property borders 25A, which is a historic corridor, and she is concerned its value as such will be jeopardized. She said the goal of the coalition is not to impede development but to demand a better master plan when it comes to properties such as Gyrodyne’s and the areas that surround it.

“If we are going to develop it, and it’s certainly the right of that landowner to do that, let’s do it smartly,” she said. “Let’s do it with sustainability, and let’s do it with community input and let the other local officials from the Town of Brookhaven understand what’s going on and let them have a say in it, too. Because it’s going to affect the Town of Brookhaven, even though it’s in the township of Smithtown.”

Romaine said he is also concerned with added traffic on Route 25A, pointing to the intersection of the state thoroughfare with Stony Brook Road where bends in the road cause limited sight issues. He said both are beyond their capacity.

“In my view we have too much traffic and congestion now, and I want to make sure we don’t have any additional,” Romaine said.

George Hoffman, co-chair of the Citizens Advisory Committee for Route 25A, which conducted visioning meetings for residents in the Three Village area earlier this year, was also in attendance at the Oct. 4 meeting. He echoed Smith’s sentiments that there should have been more input from the community. He said he hopes Smith is successful in getting others involved in the coalition.

“Maybe this is the issue that gets us all at the same table to start working in a uniformed way where we start to talk,” Hoffman said. “I really think we need that.”

Romaine also sent a letter Sept. 20 to Smithtown Planning Board Chairman Conrad Chayes expressing his concerns and recommendations. He said while the county did not require a traffic study and only recommended one, he has faith that Smithtown will mandate it. When it comes to developments such as Gyrodyne, the supervisor said he is willing to work with the state, county and other towns.

“To think that people can blindly put traffic out on Stony Brook Road without us putting up a fight, they are going to be sadly mistaken,” he said. “Brookhaven is definitely going to fight this.”

Requests for comments from representatives of Gyrodyne were not returned by press time.