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Tag: long island development

  • Campolo: Hochul’s SEQRA reforms could speed LI development | Long Island Business News

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    In Brief:
    • Gov. Hochul’s State of the State outlined the “” to reform SEQRA review requirements.
    • Proposals include exempting certain infrastructure and community projects from SEQRA review.
    • A mandatory two-year deadline would bring certainty to Environmental Impact Statement reviews.
    • New digital tools and permitting modernization aim to reduce delays and investor risk for development projects.

    In her recent State of the State address, Gov. laid out a very aggressive agenda to help make New York more affordable for its residents. One area was for increased state investment in housing, and while there was no mention of any tax or other financial incentives for developers in New York, she did propose what she is calling her “Let Them Build Agenda.” This initiative seeks to provide common-sense reforms to the State Environmental Quality Review Act (“SEQRA”). If these changes come to fruition, it would help accelerate certain development projects here on Long Island by significantly reducing costs and time to check the state environmental box that all municipalities are required to manage.

    Such proposals include:

    The acceleration of critical : The governor’s proposal will include eliminating SEQRA review for Type II projects. These include clean water infrastructure projects, green infrastructure, public parks, recreational bike paths, and new or renovated childcare centers.

    Establishing clear deadlines for local communities: As every developer knows, the timing for SEQRA review is critical to obtain but is a “wild card” as to how long that process will take. The governor’s proposal is to make a two-year deadline mandatory for completion of the Environmental Impact Statement to the issuance of the final agency decision. Here on Long Island, many communities resist density increases, and municipal boards can use SEQRA’s flexibility to impose additional requirements or delay approvals, even for projects that would meet standard zoning. Clear state-mandated deadlines will bring more certainty to these projects.

    Modernizing permitting processes: It has been decades since the state agencies have updated their processes and technologies used to review and approve environmental permits. Gov. Hochul is directing all agencies involved to give a full report no later than Sept. 1, 2026, as to how to best accelerate reviews. She also announced that the New York State Department of Environmental Conservation will launch “Smart Access,” which is a platform that enables applicants to track and monitor the progress of their application.

    SEQRA has long been a thorn in the side of developers and a large risk for investors involved with the projects. Time and time again, projects with no negative impact on the environment have been delayed indefinitely because of administrative delays, costing valuable time and money. Those projects which do have an environmental impact are met with not only these administrative delays but also with endless hearings and Article 78 proceedings, causing developers to look elsewhere for their projects. While more incentives and reforms are needed to keep these projects moving on Long Island, streamlining and modernizing the SEQRA process will surely go a long way to helping critical projects move forward in the region.

    Joe Campolo is the founder and CEO of Strata Alliance, and founder and chairman of the Strata Foundation. He also serves as managing partner of Campolo, Middleton & McCormick, LLP—all of which are based in Ronkonkoma.


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  • East Patchogue senior rental project gets town approval | Long Island Business News

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    THE BLUEPRINT:

    • Town of Brookhaven approved a $32M, age-restricted rental development

    • Project will deliver 64 units on a 12.8-acre site in

    • Amenities include a clubhouse, pool, bocce and pickleball courts

    • Ten percent of units will be affordable, including homes for people with disabilities

     

    A plan to build a 55-and-over in East Patchogue got a greenlight from the Town of Brookhaven last week. 

    The $32 million project from Farmingville-based and Development Group will bring 64 age-restricted units to a 12.8-acre parcel just south of Sunrise Highway and west of Hewlett Avenue. 

    Elevation images of the apartments planned for East Patchogue. / Courtesy of bld Architecture

    The plan includes 40 ranch-style, 1,300-square-foot homes, each with two bedrooms, two bathrooms and a one-car garage, as well as 24 flats measuring about 1,200 square feet, each with two-bedroom and two bathrooms. 

    Amenities at the development will feature a 2,200-square-foot clubhouse with a pool, and bocce and pickleball courts. About a third of the property will be preserved as open space and there will be an onsite wastewater facility constructed. 

    Ten percent affordable and half of those will be reserved for people with intellectual and developmental disabilities 

    The development is designed by Patchogue-based bld Architecture, and the project team also includes Huntington-based R&M Engineering and Nelson & Pope. Attorneys Alison LaPointe and Tim Shea from the Certilman Balin law firm represented the developer in securing the change of zone and site-plan approval from the town. 

    “We are very excited to provide the town much needed housing for people 55 and older,” developer Mike Kelly told LIBN.  “Our community will provide housing enabling our seniors to remain in their communities and live a maintenance-free lifestyle close to their families and friends, churches, synagogues, doctors etc. Through dialogue at the hearing, we listened to neighbors and Supervisor Panico and Councilman Foley and we will be providing about a third of the site as preserved open space further protecting the wetlands and providing a permanent buffer for adjoining neighbors.” 

    Kelly said he hopes to start construction on the project this coming spring and the development is expected take about 18 months to complete. 

    Kelly is also hoping to get site-plan approval next month from the Village of Patchogue for another multifamily development. The $20 million project would bring 30 apartments to a 2.7-acre property on the Patchogue River. The development site, off West Avenue and Mulford Street, was a former oil storage facility. 


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    David Winzelberg

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  • Crest Group expanding its East Setauket rental community | Long Island Business News

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    THE BLUEPRINT:

    • begins phase two of the project.

    • Eight new 55+ homes planned on 1.2 acres at 107 Comsewogue Road.

    • $4M expansion follows the $35M first phase completed in 2022.

     

    Crest Group is expanding its townhouse development with a new phase of the project. 

    officials and civic leaders joined the developer at a groundbreaking ceremony last week for phase two of the Villas at Setauket, which will add eight more residences on a 1.2-acre site at 107 Comsewogue Road next to the existing 55-and-over development. 

    The $4 million second phase will add four townhomes and four garden-style apartment homes for renters age 55 and over that are expected to be completed next fall. 

    The $35 million first phase of the Villas at Setauket development created 92 rental townhomes on 17 acres at 109 Comsewogue Road. That part of the project was completed in 2022. Amenities at Villas at Setauket include a clubhouse, dog parks, community gardens, a pool, grilling stations and pickleball courts. Monthly rents start at about $4,100 for two-bedroom, 2.5-bathroom units. 

    “The Crest Group is proud to deliver this addition to our Villas at Setauket community after several years of planning and coordinating with the Town of Brookhaven and local civics,” said Daniel Scarda, director of corporate finance for Crest Group. “The Crest Group family has been building housing communities in this part of East Setauket since 2003, and this second phase of the Villas at Setauket rental townhome community is an excellent addition for the surrounding area. We thank all of the parties involved including the Setauket Meadows community members that gave us their input, as well as the Town of Brookhaven staff who helped us navigate the approval process.” 

    The development team includes Anthony Cucuzzo of D&B Architects and Engineers, attorney Tim Shea of Certilman Balin Adler & Hyman and Maxwell Scandale of Cashin Associates.   

    Earlier this year, Crest Group began construction of a $35 million in Middle Island. Called The Villas at Oak Run, the project will bring 74 two-bedroom townhomes on a 23.5-acre site at the northeast corner of Birchwood Park Drive and Middle Country Road for renters aged 55 and older.   

    Each of the apartments will have a one-car garage. Amenities at the Middle Island development will include an indoor fitness center, half-mile walking path and an outdoor recreational area with pickleball courts. 


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    David Winzelberg

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  • Heatherwood seeks $160M from town in new federal lawsuit | Long Island Business News

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    THE BLUEPRINT:

    • Heatherwood wins state court ruling on Hempstead zoning repeal
    • Developer files federal lawsuit seeking over $160M in damages
    • Town enacted and later rescinded near LIRR stations
    • Builders warn zoning reversal threatens future development

     

    After earning favorable rulings in State Supreme Court lawsuits it filed against the for killing its planned , is doubling down with a new federal lawsuit seeking more than $160 million in damages. 

    The new lawsuit is the latest salvo in the years-long battle between the developer and the town over Hempstead’s now-you-see-it, now-you-don’t zoning district that would have allowed Heatherwood to build its planned mixed-use, transit-oriented five-story building on a 5.3-acre site less than 100 feet from the Lawrence Long Island Rail Road station. 

    Street view of the proposed Inwood development site. / Courtesy of Heatherwood

    The Commack-based developer’s $154 million project would have brought 309 rental apartments over about 20,900 square feet of ground floor commercial space to the site on Lawrence Avenue between Wanser Avenue and Bayview Avenue that fit with the  District zoning that Hempstead Town enacted in May 2019 for about 11.7 acres near the station and about 9 acres near the Inwood LIRR station, allowing for the redevelopment of light industrial uses in the area to encourage a “mix of housing and commercial uses” that will “sustain vibrant flourishing hamlet centers,” according to the town’s zoning. The TOD District also required that 20 percent of the housing be priced as affordable, to which the Heatherwood plan conformed. 

    But instead of advancing Heatherwood’s application, the town enacted a building moratorium for the new Inwood and North Lawrence zoning areas in Sept. 2022 and extended it twice, with the town board citing concerns that the requisite environmental review to establish the new zoning districts, and previously accepted by the town, failed to take a “hard look” at potential negative impacts on infrastructure, transportation, public safety and special districts. 

    With its project stalled during the 20-month-long moratorium, Heatherwood took the town to court in Sept. 2024 seeking approval of the plan. Two months later, the town completely rescinded the TOD District zoning, citing a faulty public notification process when the zoning was being changed as the reason for scrapping it, prompting Heatherwood to file a subsequent lawsuit seeking to reverse the repeal of the zoning.   

    In June, State Supreme Court Judge Conrad Singer agreed with Heatherwood, ruling that the town’s repeal of the TOD District zoning is null and void, but while the judge denied the developer’s request to force the town to immediately greenlight the project, it also ordered the town to start processing the project application. 

    In July, the town filed its intent to appeal Singer’s decision that reversed its repeal of the TOD zoning but has yet to actually file that appeal.  

    Last week, Heatherwood filed a federal lawsuit against the Town of Hempstead and the town board seeking damages of more than $160 million in lost revenue from blocking the project. The lawsuit also added 10 unnamed individuals “presently unknown to the plaintiffs,” who “undertook actions and enacted policies to deprive plaintiffs of their constitutional rights.” 

    “The Town of Hempstead, which had passed the original rezoning on its own motion, offered no options and actively blocked any form of our project’s development,” said attorney Daniel Shapiro, partner at Uniondale-based Ruskin Moscou Faltischek, who represents Heatherwood. “We filed this legal action to recover the substantial damages incurred by relying on the town’s approved zoning.” 

    In regard to the new federal lawsuit, a Hempstead spokesman said, “the town cannot comment on pending litigation.” 

    Heatherwood has received strong support from various builders’ groups and others in the real estate development community in its fight with the town. 

    Mike Florio, CEO of the Long Island Builders Institute, said revoking the 2019 transit-oriented development zoning without protecting existing applications undermines trust in local government and discourages responsible investment.  

    “This case has serious implications far beyond a single project,” Florio told LIBN. “And if this precedent is allowed to stand could jeopardize the ability to finance home building not only on Long Island, but across the country.” 

    Mike Fazio, executive director of the New York State Builders Association, agreed that the town’s actions have ramifications well beyond Hempstead. 

    “Land development and building is already a high-risk business because it’s very cyclical,” Fazio said. “You have risks that are out of your control, like interest rates, supply chains, rising costs and tariffs. And then you have a municipality who gives you a green light and then pulls the rug out from under you. That creates uncertainty that will disincentivize investments from lenders and private equity who will be much more hesitant in lending to these types of projects.” 

    Aaron Appel, senior managing director at Walker & Dunlop, who co-leads the publicly traded firm’s institutional advisory practice, confirmed that real estate investment decisions are based on whether zoning and entitlements for a development project are in place. 

    “When a town can then go and change those entitlements or remove those, that creates a very, very dangerous situation,” Appel said. “And not only does it affect the ability for one to make an investment but also can put at risk our financial institutions who provide credit to those types of investments.” 

    Meanwhile, Heatherwood believes there’s still a great need for housing in the area and wants to continue to pursue the Inwood development, while fighting for its right to do so. 

    “As stewards of our industry, we need to stand up and protect the rights that have been taken from us,” Douglas Partrick, Heatherwood principal, told LIBN. “We’ve heard from many of our peers both locally and nationally how important it is that this precedent not stand. As a 75-year-old organization that has been a pioneer in the real estate industry we will be resolute in our focus to get this right for our industry.” 


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    David Winzelberg

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  • Topping out of new Belmont Park grandstand latest milestone in horse racing’s biggest rebuild | amNewYork

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    A crane hoists the ceremonial, signed steel beam to the top of the new Belmont Park grandstand on Oct. 15, 2025. The evergreen atop the beam is considered a good luck charm.

    NYRA/Adam Coglianese

    Belmont Park hit another milestone in its $455 million transformation on Wednesday with the ceremonial topping out of the new grandstand that will become, when opened next year, the most modern facility in American thoroughbred racing.

    Gov. Kathy Hochul joined New York Racing Association (NYRA) officials, designers, architects, union workers and other dignitaries in signing the ceremonial steel beam that was hoisted to the top of the new five-story grandstand overlooking the massive Belmont racing surface, which is also being rebuilt to include a new, 1 1/2-mile dirt oval, two turf courses within, and a new 1-mile synthetic racetrack.

    The new Belmont Park is scheduled to hit the ground running in September 2026, offering fans brand new amenities including high-end dining options and entertainment venues. It’s expected to generate at least $155 million for the local economy on the Queens/Nassau border annually as the home of the Belmont Stakes, the third jewel of racing’s Triple Crown, and the 2027 host of the Breeders’ Cup World Championships.

    long view of new Belmont Park grandstand under construction
    A view of the new Belmont Park grandstand under construction on Oct. 15, 2025.NYRA/Adam Coglianese

    But for Hochul, the project is also about cementing Belmont Park’s legacy for generations to come.

    “This is more than just the money. It’s about, again, enshrining that place forever in the future,” the governor said on Oct. 15. “A place where Julie Krone wrote her way into history — the first and only woman to win a Triple Crown race. The place where Secretariat won the Belmont Stakes by a stunning 31 lengths. So let’s continue building on that legacy, a great story, but let’s think about what the future holds for all of us, and the great milestones and history that’ll be made into the future.”

    Gov. Kathy Hochul signs the ceremonial beam topping out the new Belmont Park grandstand on Oct. 15, 2025.
    Gov. Kathy Hochul signs the ceremonial beam topping out the new Belmont Park grandstand on Oct. 15, 2025.NYRA/Adam Coglianese

    NYRA President and CEO David O’Rourke said the new Belmont Park would provide New Yorkers with the kind of “sports and entertainment destination that [it] deserves.”

    “Today’s milestone is a testament to the dedicated efforts of the construction personnel on-site, the NYRA team, and the expertise of our partners at AECOM Tishman and Populous,” he said. “Because of their work, a new Belmont Park is coming to Long Island in 2026.”

    When the new Belmont Park opens next year, it will mark a dramatic shift in the thoroughbred racing landscape in New York. Aqueduct Racetrack in South Ozone Park, Queens, which is currently hosting all race dates normally run at Belmont Park along with its usual winter and early spring meets, is scheduled to shut down next summer — and all of NYRA’s race dates, outside of the traditional Saratoga summer meet, will shift to Belmont Park.

    A view of the clubhouse turns for the new Belmont Park main track (still under construction), with the new, green turf courses and a synthetic course within.NYRA/Adam Coglianese
    The new Belmont Park grandstand on the rise, as seen from the still-under-construction paddock.NYRA/Adam Coglianese

    The new grandstand and clubhouse, in addition to being modern, will be equipped to house fans comfortably for all seasons. Additionally, all races during the winter will be run on Belmont’s new synthetic oval, which is scheduled to open for training this November.

    After Aqueduct closes next year, part of the site could be redeveloped should Resorts World New York Casino, which operates out of the former Aqueduct grandstand, wins one of three New York City-area full gaming license that the state Gaming Commission is expected to award in December.

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    Robert Pozarycki

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  • Reiffman Group embarks on $8.2M Plainview medical office project | Long Island Business News

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    THE BLUEPRINT:

    • acquired a 33,000-sq-ft medical office building in Plainview for $6.7M

    • $1.5M planned to modernize and reposition facility

    • Upgrades include new facade, ADA access, interiors, and landscaping

    • Part of a $100M initiative across NY metro area

     

    Rockville Centre-based Reiffman Group has acquired a property with plans for major improvements. 

    The company purchased a 33,000-square-foot building on 2 acres at 700 Old Country Road for $6.7 million. Reiffman Group will invest another $1.5 million in a capital improvement program to modernize and reposition the facility aimed at attracting regional healthcare providers, according to the company. The property, which was called Central Park Plaza Medical Arts Center, is currently about 80 percent occupied. 

    The redevelopment project will include a modernized facade with metal panel accents and upgraded glazing; redesigned entryways with new canopies and lighting; and new interiors and common areas with new flooring, wall coverings, lighting, artwork and reimagined lobby and waiting area. 

    Rendering of 700 Old Country Road redevelopment project. / Courtesy of Reiffman Group

    The improvements will also add energy-efficient windows and doors; refreshed landscaping with new plantings, paver walkways and upgraded site lighting; and updated ADA-compliant access points and wayfinding.  

    “This redevelopment reflects our continued commitment to enhancing the quality and design of healthcare real estate across Long Island,” said Ross Reiffman, president and CEO of Reiffman Group. “700 Old Country Road will serve as a best-in-class medical facility designed to meet the operational needs of premier healthcare providers while delivering a superior patient experience.” 

    The Plainview project is part of Reiffman Group’s ongoing $100 million healthcare real estate initiative across the New York metropolitan area. Earlier this year the company acquired a 20,000-square-foot building on 1.45 acres at 99 Smithtown Bypass for $5.3 million and invested an additional $2.5 million to transform the property for use as a diagnostic imaging center.  

    The Hauppauge building, formerly owned and occupied by Capital One Bank, was purchased by Zwanger-Pesiri Radiology in 2023, but the imaging firm didn’t pursue plans for redevelopment. Instead, Zwanger-Pesiri sold the property to Reiffman Group, signed a 15-year lease, and opened the facility last month. 

    Founded in 2023 by Ross Reiffman in collaboration with Mitchell Reiffman of ROCA Management, Reiffman Group specializes in healthcare-focused real estate investment and development. 

    Tom Bigansky of North Village Realty represented Reiffman Group, while Ron Koenigsberg of American Investment Properties represented the seller, Reservoir Associates, in the Plainview sales transaction. 

    Debt financing was arranged by Matthew Tarpley, Michael Fioravanti and Ravi Patel of Fifth Third Securities’ Real Estate Investment Banking team. 

    Reiffman Group is continuing to seek strategic acquisitions of value-add properties and development opportunities in the area’s healthcare real estate market. 


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    David Winzelberg

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  • Outreach pro Victoria Ryan appointed to Islip Planning Board | Long Island Business News

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    With a career focused on representing development projects before officials, Victoria Ryan now finds herself on the other side of the table. 

    The development advocate and community outreach specialist is now a member of the Town of Islip Planning Board, appointed earlier this week to fill the unexpired term of former member Brad Wilson through the end of 2031. 

    Through her firm VR/PR, Ryan has worked with applicants who have appeared before planners in Islip and other towns to obtain land-use approvals, though her process has always begun with knocking on doors, acting as a liaison between the community and her clients to try and build consensus. 

    Ryan says talking to people in their homes has enabled her to get their unique perspectives and humanize the impact of each application, while working with developers to revise their proposals to smooth the long and arduous approvals process that Long Island is infamous for. Whether the project is multifamily development, a public works project, or a quick-service restaurant, Ryan stresses that communication is key to bridging the gap between concerns of residents and the goals of developers and her experience in the trenches brings a unique perspective to her new role. 

    “My goal is to find the sweet spot between what can turn into two polarities, particularly with controversial projects: the property owner’s right to develop their property, and the concerns of nearby residents,” Ryan told LIBN. “My experience in this business has shown that some concerns are valid, others less so. Some applications make sense, others less so. But everyone has a right to be heard.” 

    Ryan cut her teeth in the political arena, serving as the assistant to the mayor of Saratoga Springs, where she shared in oversight of the city’s planning and engineering departments. She later served as policy analyst for the Albany County executive. Ryan later served as vice president for a Melville-based advertising agency, producing award-winning television and radio advertisements for political candidates throughout New York. 

    In 2007, Ryan was tapped as executive director of lslip’s Foreign Trade Zone, where she ran day-to-day operations, uncovering and addressing non-compliance issues that saved the agency over $500,000 in pending fines. 

    Ryan, who is married to Phil Boyle, a former state senator and current president and CEO of Suffolk Regional Off-Track Betting Corporation, has served as a trade mission delegate to Ireland for the Ireland Chamber of Commerce-USA and currently serves on the board of the Long Island YMCA and on the gala committee for United Veterans Beacon House. In 2023, she was honored by LIBN as one of Long Island’s Top 50 Women in Business. 


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    David Winzelberg

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