Beechwood Must Step Up And Do the Right Thing for Mastic Beach

South Shore Press Editorial

The Beechwood Organization’s ambitious $500 million redevelopment plan for Mastic Beach’s Neighborhood Road corridor promises a modern downtown with 565 residential units, 130,000 square feet of retail and restaurant space, and improved infrastructure. The vision is impressive after decades of stagnation, yet the path forward risks leaving longtime residents, business owners, and the broader community shortchanged.

As the Brookhaven Town Board advances toward condemnation for those who can’t make a deal with the developer, Beechwood must step up with fairer compensation, relocation support, displaced business payments, and more meaningful community givebacks.

The owners and merchants who stuck with Mastic Beach during its years of blight deserve far better treatment. Too many are without deposits, binding contracts, or immediate financial commitment. They continue paying taxes, insurance, and operational costs while the blade of uncertainty hangs over them. Businesses stagnate as buyers shy away from properties slated for demolition. Homeowners can’t sell and have no idea when the money will come.

This approach lacks equity. Fair market value must reflect both real estate and the goodwill of established businesses. Relocation assistance is essential, not optional. Who can sell a property in Mastic Beach and buy something similar anywhere on Long Island?

The human toll is real. Elderly residents such as Warren Lee face heartbreaking pressure. Mr. Lee and his wife urgently need proceeds from their home equity to cover mounting medical expenses. Instead, they remain locked into ongoing tax and maintenance burdens while waiting for Beechwood to act. Dragging out acquisitions punishes those who can least afford delay.

Renters who built businesses over decades suffer as well. Owners such as Andrea Milano of Pizza Time highlight years of hard work by tenants who now risk losing everything with little recourse. These small business operators invested sweat equity into the community only to face displacement with minimal protection.

Long-term leaseholders may have legal claims, but Beechwood and the town should proactively offer relocation support and fair transition aid rather than forcing fights through eminent domain and deals that will be paid out years in the future.

The project’s scale also demands broader community planning. The fire department needs a new building estimated to cost taxpayers millions of dollars. Beechwood should donate the site and fund construction as a straightforward giveback, given the increased service demands the new development will create.

Similar conversations should occur with the library regarding expansion space on Neighborhood Road, perhaps by dedicating nearby properties for future use. Ambulance services and other public needs also require attention. A half-billion-dollar project can afford these contributions without hardship—what’s a few million between friends?

Compounding these issues is the lack of local representation on Brookhaven’s Industrial Development Agency, the body that will ultimately handle the condemnations. The Tri-Hamlet area represents a massive population and voting bloc impacted most directly by this project. Residents deserve a voice at the table to ensure transparency and fairness.

Beechwood has secured contracts on dozens of parcels and will realize substantial returns through sales and leasing. With that upside comes responsibility. Lowball offers, strong-arm perceptions, and incomplete community investment erode trust. Developer Steven Dubb and his team should return to good-faith negotiations, provide deposits where agreements are near, accelerate payouts for vulnerable owners like Mr. Lee, and deliver tangible benefits to first responders and public institutions.

Town leaders, who approved the Beechwood project by naming the company the master developer, must make sure the community is treated fairly. Councilwoman Karen Dunne Kesnig, who represents the Sixth Council District, should become the champion for the residents and business owners affected by this project and make certain they receive fair treatment throughout the process.

Mastic Beach needs this redevelopment to succeed, but not at the expense of the people who have lived and worked here for generations. Beechwood can still do the right thing—deliver equitable deals, support displaced businesses, and invest in additional community infrastructure. The town should hold the developer accountable. Only then can this project truly turn the page to a brighter chapter for everyone.