Residents spar over Beachwood’s 288‑unit Country Point Estates during Smithtown hearing

Vincent Pizzulli, counsel for Beachwood, told the Smithtown Town Board on Dec. 2 that the amended Country Point Estates proposal would develop roughly 72.6 acres at the northwest corner of Lawrence Road and Old Northport Road into a planned residential development of 288 for‑sale condominium homes and related amenities.

Pizzulli said the proposal reduces density from an earlier 391‑unit plan, lowers overall density to four units per acre to conform with the town’s comprehensive plan, and replaces 156 attached units with 53 detached single‑family homes adjacent to existing houses on Lynen Avenue. He described a 12,000‑square‑foot clubhouse with two heated pools and multiple recreation facilities, a modular membrane bioreactor (MBR) sewage treatment plant the applicant says meets county approval, and a commitment to preserve about 42% of the site as open space.

Why it matters: The rezoning request would change the property’s classification to allow the developer’s planned residential district (PRD) layout. Supporters say it will supply housing choices for seniors and empty‑nesters, bring construction and long‑term jobs, and enlarge the tax base; opponents argue the scale will harm neighborhood character, increase congestion and remove mature woodland.

During public comment the hearing drew dozens of residents, union representatives and local business leaders. Diane Motherway, executive director of the Kings Park Chamber of Commerce, said she supports the plan and expects it to “significantly enhance the downtown revitalization of Kings Park” and local business patronage. Local union members and several residents said Beachwood builds quality projects and will generate construction jobs and ongoing service work.

Opponents pressed the board on traffic and environmental effects. Speakers representing the Kings Park Community Association warned the rezoning could set a precedent enabling higher density on adjacent parcels and said the project would bulldoze large areas of forest; they also alleged political connections influenced the comprehensive‑plan changes. One resident said the application would “permanently change our hamlet” and urged the board to defend existing zoning protections.

Developer claims and data: Pizzulli cited prior planning‑board and county planning commission recommendations, stated that the project’s traffic study found no significant long‑term intersection impacts, and said the MBR will reduce nitrogen loading to levels below conventional septic standards. He said the plan includes 29 affordable units and projected new property tax revenue (presented orally by the applicant as about $2,787,840) and estimated construction would create 500–550 short‑term jobs and roughly 10–12 permanent clubhouse/management positions.

Board action and next steps: After several hours of testimony the town board unanimously voted to close the public hearing. No final rezoning vote was taken that evening; the matter will proceed through the town’s formal review and any subsequent legislative action. The record presented to the board includes the planning‑board and county planning commission recommendations and multiple exhibits provided by the applicant.

What remained unresolved: Opponents’ concerns about potential forest clearing, long‑term traffic impacts in peak summer camp and retail hours, and allegations of political favoritism were raised repeatedly; those issues were recorded in public comment but not resolved by a town vote at the hearing.

Reporting notes: Quotes and attributions come from the public hearing transcript; all numerical figures are drawn from the applicant’s presentation or speakers’ statements at the hearing.