FAQS

*RENDERING

1. What are the plans for the Country Pointe 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 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 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.

4. Will the new community detract from the character of the neighborhood?

We firmly believe in the success and future growth of Elwood which is directly attributable to the community’s character and charm as a residential neighborhood. The community will be designed to be complementary and harmonious with the adjacent residential section. In addition, all ingress and egress to the Community will be from and to Jericho Turnpike.

5. Will there be an affordable component?

Yes. The Huntington Town Code requires that approximately 20% of the proposed homes within the community be sold at approved affordable prices. These affordable units will encourage Elwood residents on fixed incomes and the next generation to remain in the community.

6. Will there be a retail component?

No. 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.

7. Where will the access road to Country Pointe Elwood be?

All access for ingress and egress to the community will be from Jericho Turnpike. There will be no ingress or egress roads at all on Manor Road.

8. How will this community impact traffic?

The traffic impact on the community will be minimal and a comprehensive traffic impact and mitigation study will be performed by independent third-party engineers, at our sole cost and expense, as part of the approval process and environmental review. It is anticipated that the residents will be a mix of active adults and young families resulting in a minimal impact on traffic during peak hours. As compared to a community of approximately 45 active single family homes with an average of 2+ cars and 4-6 daily drivers, our community will generate far less traffic and will have no impact on traffic patterns in the adjacent section behind Country Pointe Elwood as there will be no access routes to the community other than Jericho Turnpike.

9. Will this community have a negative impact on the local aquifers or water quality?

No. The primary cause of pollution in the ground water is nitrogen leaching from the septic tanks of single family homes, especially older ones. This Community will have its own state of the art sewage treatment plant that removes substantially all nitrogen from sewage, and so it will not contribute additional nitrogen into the ground and therefore will not impact any local aquifers or groundwater. Furthermore, Long Island Sound and Huntington Bay water pollution issues are primarily caused by the runoff of lawn fertilizer into those waterways. Our proposed plan would keep all stormwater runoff on-site, and use substantially less lawn fertilizer than an as-of-right single family home development on the property would.

10. Will a PILOT or other tax abatement be granted?

No; we are not seeking a PILOT or any other tax grants for this project.

11. How will our emergency service responders be able to service Country Pointe Elwood?

Beechwood is committed to the health and safety of the residents in our communities and the neighborhoods we live and work in. We have met (or will be meeting with) and will work in close contact with the Elwood Fire Department, the Second Precinct, ambulance care units and all local first responders to receive their input on our proposed design and will incorporate their feedback into our plans so that Country Pointe Elwood will be as safe and accessible to emergency responders as possible.

12. What will sales prices be?

The pricing of the units has not yet been determined as this will be a function of the final number and mix of units approved. In our 35+ years of building communities on Long Island, it has been our experience that most of our residents are local to the surrounding area and we’ve built our reputation on enhancing and complementing the communities in which we build.

13. Will there be a clubhouse and what amenities will be included?

Yes. Similar to many of our existing communities, the proposed Country Pointe Elwood will include a clubhouse. Amenities typically include a swimming pool, fitness center, lounge or card room or game room, etc.

14. How will Beechwood handle sales and marketing for the community?

The Beechwood Organization is a full service homebuilder and real estate development company with in-house sales and marketing departments. On-site sales personnel are typically Beechwood employees. Once all requisite approvals and authorizations are obtained, we will reach out and give an opportunity to become part of a priority VIP list to the local community.

15. Is Villadom involved in this application?

No. This application is being submitted solely by the Beechwood Organization as the contract vendee to acquire the property.

16. Is County land or any public land being utilized for this community?

No. The property is privately owned and no portion of the community is comprised of land owned by the County or any other public entity.

17. Will the development of this community create negative effects on the environment?

Initial Environmental audits have been conducted on the Property by third-party engineers and there are no environmental issues on the site. Additional environmental testing and reports will be made available to the public during the rezoning process.

18. How will the community affect the school district?

As shown in our Tax Comparison Chart, the proposed development is expected to generate a net surplus to school district of approximately $782,177.In addition, the District has been experiencing declining enrollment in recent years and the expectation is for this trend to continue county-wide. In comparison, an as-of-right development of the property with approximately 45 or more single family homes would have a negative net impact on the School District and taxpayers in the approximate amount of ($683,590). We have used conservative figures in our tax analysis based on widely accepted studies on the generation of school children by multifamily housing. 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.

19. Will this community generate too many school children?

No, as shown here, enrollment and birthrates in the District have been steadily declining for the past 10 years (including through the pandemic) and this trend is expected to continue in Elwood and Suffolk County. Any school children generated by the community will be readily absorbed in the District. Population growth in Elwood has lagged Suffolk County while the Median Age in Elwood has been steadily increasing as younger families leave Elwood. Country Pointe Elwood will allow younger households and the next generation of Elwood to remain in the community.

20. Is this community being developed on environmentally protected land?

No. The property is privately owned and has been a private residence for decades. Initial environmental audits and cultural and historic significance studies have been conducted on the Property by third-party engineers in conjunction with governmental authorities and there are no environmental issues or historic elements on the site. There are no improvements or structures on the site other than a metal equipment shed of modern construction.

21. Who has the developer met with in the community?

Beechwood is committed to working directly with all stakeholders on this development and has a proven track record of collaboration and engagement with local civic organizations across Long Island and New York State. To date, we have met with, among others, representatives of the Elwood Public Library, the Greenlawn Water District, the Greenlawn Fire Department, the Huntington Township Housing Coalition, the Old Chester Hills Civic Association and nearby homeowner associations. Additional meetings are being scheduled in the near future and we continue to solicit feedback and invite opportunities to discuss this community with as many constituents as possible. In addition, we have received and replied to over 150 direct correspondences through this website. If you would like to get in contact with us, please send us an email at info@beechwoodhomes.com or click here.

22. Will the Community be “Dark-Sky Compliant”?

Yes, the Community will be “Dark-Sky Compliant” in accordance with the 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.

23. Will the homes in the Community have basements?

Yes, the homes on the first floor will have basements. In some residences, these may be walk-out basements.

24. Will homeowners be able to rent their homes in the Community?

This will be an owner-occupied community. The Homeowner’s Association (HOA) will govern the rules and regulations for rentals. In our experience, the HOAs are highly protective of ownership interests and seek to restrict rentals as much as possible. If rentals are permitted at all, these restrictions may include background checks, credit score and income limits, HOA approval and limits on more than one rental in any 12 month period.

25. Will the Community be gated?

Yes, the Community will be gated and there will be a security booth at the entrance.

26. Will the homes have elevators?

Yes, elevators will be available for installation as an option or upgrade.

27. Will there be sufficient parking?

Yes, we have designed the Community with sufficient street parking to be in full compliance with the parking requirements set forth in the Town Code. In addition, most units will have garage parking (which have not been included in our calculations).

28. Are any variances being sought in connection with this Community?

No, we have designed the Community to be in full compliance with the zone for which we are seeking approvals for.