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The Beechwood Story

The Beechwood Organization, ranked at the forefront of privately-owned residential homebuilders nationwide, is one of the largest developers of single family and multifamily housing in New York State, and is Long Island’s largest homebuilder and developer of sophisticated lifestyle communities.

STEVEN DUBB & MICHAEL DUBB
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What is planned?

Beechwood has submitted an application for a change of zone for the property located at the corner of Manor Road and Jericho Turnpike in Elwood to develop a “for-sale” community.

The community is intended to be comprised of 385 residences spread over 55 acres.

The community will include a spacious clubhouse with amenities such as a fitness center, pool, game room, pickleball courts, ponds and expansive landscaping.

Beechwood is excited to bring its flagship “Country Pointe” brand to Elwood and looks forward to working with the local community.

READ MORE

Fact Vs. Fiction

Fiction

This community will affect the level of service on Jericho Turnpike.

Fact

This is false. This community will likely be a mix of active adults and young families. We have commissioned a traffic study to have experts research the impacts as part of our zoning process and the public will have an opportunity to review the study and to comment during that time, but we expect it to show no material negative increase in traffic on Jericho Turnpike nor any surrounding streets. We have found this to be true in all of our communities and will make videos available to you showing real peak traffic patterns. In addition, you may observe the frequency of vehicles entering and exiting our existing communities.

Fiction

This community will increase my taxes.

Fact

This is false. We estimate approximately +$2,540,033 in additional tax revenue per year from the proposed community while generating approximately 68 new school children for the District (which has been experiencing declining enrollment). This is projected to result in a surplus to the Elwood School District of approximately +$782,177. If the property was developed pursuant to existing zoning, approximately forty five (45) single family dwellings could be constructed, and this would result in a negative effect of approximately ($683,590) on the Elwood School District. We have used conservative figures in our tax analysis based on widely accepted studies on the generation of school children by multifamily housing. In addition, our projections take into account applicable exemptions such as STAR and other programs available to senior citizens. Utilizing more recent studies results in projections of 50% less school children and a net tax revenue surplus to the Elwood School District of approximately +$1,712,800.

See our Tax Comparison Chart for additional information. Source: Tax Comparison Evaluation prepared by Nelson, Pope & Voorhis, LLC.

Fiction

This community will be rental housing.

Fact

This is false. We are proposing an entirely for-sale condominium community. All housing will be market rate housing other than an affordable component required by the Town of Huntington. There will be no rental housing from the Sponsor. After a home is sold by the Sponsor, a homeowner may be able to rent their home subject to the rules, regulations and limitations set forth by the homeowner’s association and the condominium declaration.

Fiction

This community will be senior (55+) housing.

Fact

This is false. We are proposing a non-age-restricted condominium community. The community will be available to residents of all ages and will provide opportunities for seniors and young households to remain in Elwood.

Fiction

This community will include a retail or commercial component.

Fact

This is false. The proposed community is comprised solely of “for-sale” residences. The application and proposed zoning do not call for or permit any retail or commercial uses.

Fiction

This community will negatively impact Berkeley Jackson Park.

Fact

This is false. The proposed community is set back from the boundary lines of Berkeley Jackson Park and no construction activities will occur on the park property.

Fiction

This community will create light pollution.

Fact

This is false. The proposed community will be “dark-sky compliant” in full compliance with Town of Huntington Code and applicable building regulations. This means, among other things, outdoor light fixtures will be shielded, will point downward and will be no brighter than necessary.

FAQs

1. What are the plans for the Country Pointe at Elwood?

The Beechwood Organization will be meeting and will continue to engage with stakeholders in the community, civic leaders as well as town officials to solicit feedback regarding their vision for Country Pointe at Elwood. We have formulated a conceptual plan which presents the highest and best valued use for the community. The current conceptual plan is a community comprised of 385 “for-sale” villas and townhomes as shown in the conceptual site plan which will include an affordable “for-sale” component for workforce housing. The conceptual plan will be presented to stakeholders and modified based upon input from the stakeholders.

2. What are the next steps and where can I learn more about Beechwood and Country Pointe at Elwood?

In conjunction with our change of zone application, we will be meeting with members of the community to receive input from the community and our neighbors. If you have any questions concerning the proposed community, please send us an email at info@beechwoodhomes.com to learn more.

3. If Country Pointe Elwood is approved, can it be converted to a rental community?

No. This would require a new application before the Town of Huntington Town Board and is not intended. In the 35+ years Beechwood has been in business, it has never applied for or converted a “for-sale” community to a rental community.

READ all the faqs

Do you have any questions about Country Pointe at Elwood?

    Beechwood Homes Logo

    Click here to go to the Beechwood Corporate Site.

    The Beechwood Organization is at the forefront of privately-owned home builders nationwide, one of the largest developers of single family and multifamily housing on the East Coast and in New York State, and the largest home builder and developer of sophisticated lifestyle communities on Long Island.

    Since 1985, Beechwood has built more than 10,000 homes in 80 communities with new residential and mixed-use developments on the map across New York City, Long Island, Saratoga Springs and North Carolina.

    Transitioning from local builder to national leader, Beechwood ranked #54 of 240 Housing Giants and #3 in New York by Professional Builder Magazine in 2023.

    Steven and Michael Dubb
    Steven and Michael Dubb

    Updated November 11, 2022

    Dear Town of Huntington Resident and Neighbor,

    As part of our commitment to keeping you and the Elwood community stakeholders informed about our application to the Town of Huntington for Country Pointe at Elwood, we will continue to provide updates on this website.

    As we advised in June of 2022, The Beechwood Organization had submitted a new zone change application to the Town which addressed feedback that had been received from the community. The Town Board had reviewed the application and by a majority vote on November 3, 2022, issued a Positive Declaration requiring a Full SEQRA ( State Environmental Quality Review Act) Review and requiring us to prepare and submit a Draft Environmental Impact Statement (DEIS).

    A full SEQRA review is the most thorough option the Town has to review the impacts of any proposal, and we welcome that thorough study. Typically, a DEIS will include relevant information about the potential long and short term social and economic impacts of the proposed community, as well as any associated environmental impacts, as well as possible mitigation measures. In order to assess these potential impacts, during the SEQRA process, our professionals and experts will be obtaining and analyzing data in numerous areas, including traffic, the environment, air and water quality, school enrollment, taxes, waste management, effect on local businesses, impact to historic sites, housing, and aesthetics. As part of the process, our professionals will also reach out to local and other governmental agencies for relevant information.

    During this process, we will reach out to the community, civic associations, and local stakeholders to share information and listen to their input and feedback. If you would like to be contacted about this application, please submit your information below. We will continue to update this website with new information so please check in periodically.

    Thank you.
    Beechwood Homes