Condemnation Hearing Highlights Mastic Beach Redevelopment Plan, Property Owner Concerns

A major milestone in the long-awaited effort to transform Mastic Beach’s aging Neighborhood Road commercial corridor took place this week as the Brookhaven Town Board conducted a public hearing on the eminent domain process that could ultimately allow the Beechwood Organization to assemble the properties needed for its nearly $500 million redevelopment project.

While the project has broad community support, its detractors, particularly property owners who haven’t reached agreements to sell their property, see it as a land grab that will enrich the developer at the expense of people who have been there for years.

Beechwood principal Steven Dubb outlined an ambitious vision to redevelop approximately 38 acres encompassing 143 parcels into a new downtown featuring 565 residential units, including 20 percent affordable housing, approximately 130,000 square feet of retail and restaurant space, 16,000 square feet of civic and community facilities, public gathering areas, and extensive infrastructure improvements.

The development also includes construction of the new Mastic Beach sewer district, storm-resilient drainage systems, underground utilities, streetscape improvements, and public green space designed to create a walkable downtown while better connecting residents to the South Shore waterfront.

Dubb said the project has already made substantial progress.

“We’ve currently entered into contracts for 53 parcels of the 129 privately owned properties,” he said, encouraging remaining owners to continue discussions with Beechwood. “Our goal is to reach mutually acceptable resolutions, with eminent domain utilized only when other acquisition efforts have been exhausted.”

He said Phase 1 site plans are expected to be submitted by the end of the summer, sewer plant construction is anticipated to begin later this summer, and construction of the first phase could begin during the first quarter of 2027. Dubb noted that the sewer system will have the capacity to serve parcels outside the development area.

Brookhaven Supervisor Dan Panico reaffirmed the Town’s commitment to seeing the project through after years of discussion.

“I’ve been on the Town Council for 14 years representing this area and now about 2½ years as supervisor. It is clear to me from this hearing that the public purpose is demonstrated,” Panico said. “We endeavor to make Mastic Beach reach its potential. This is not being done for tax dollars. This is to turn the page to a new chapter in Mastic Beach’s history.”

Reflecting on the project’s long road to fruition, Panico added, “For more than 25 years, there’s been a reason not to do it. Somebody had a reason not to do it. But finally, you’re seeing a breakthrough.”

He highlighted nearly a half-billion dollars in public investment in the area, including the Forge River Watershed sewer project and the new Smith Point Bridge.

Still, several speakers expressed concerns over how the remaining acquisitions are being handled.

Robert Dean, owner of Anchor Auto and Truck Repair on Neighborhood Road, said Beechwood’s $700,000 offer for his property was inadequate.

“Their offer is nothing short of strong-arm tactics,” Dean said. “They give you a number, and it’s take it or leave it. They’re not negotiating in good faith.”

Dean vowed to continue fighting if necessary.

“I’ll invest every other penny I have to legally fight this until I die.”

Dan Mazzella, representative of 56 Parkwood Drive, a 3,000-square-foot commercial building, questioned both the valuation process and whether the improved commercial building at the edge of the project is even essential to the redevelopment, saying the owners had invested heavily in renovating the property after purchasing it.

“It seems like they are trying to lowball everybody,” Mazzella said. “It would appear that in this project a public proceeding is being used for excessive private benefit, and I don’t believe that’s proper.”

Commack Road homeowner Warren Lee urged the Town to move quickly if his property is acquired, explaining that he and his wife desperately need the proceeds to pay mounting medical expenses.

“We need the money,” Lee said, adding that it is difficult to sell his home under the current circumstances. “We want to sell. We want to get the money now. We can’t wait five years. We need the money to pay for our medical expenditures.”

“For Beechwood to come in and make a mint on public funds on my property and the properties of the people you just heard from under the guise that it’s going to transform this community is a fallacy,” Mastic Beach resident Kerri Ann Dunne told the board. “This is not going to change anything.”

Pizza Time property owner Andrea Milano expressed concern for longtime tenants and small business owners who may lose the livelihoods they have spent decades building.

“It has been 25 years of hard work put into this business, and now we’re told that we just have to walk away from it,” Milano said. “I don’t understand how this wasn’t figured out better, to where the business owners don’t have to take the brunt of all of this and pretty much Beechwood is the winner in the end.”

Town Attorney Annette Eaderesto noted that business owners who have held leases for 20 years or longer may have a claim for a displaced business under the eminent domain law. She also clarified that Dick’s Bait and Tackle, a longtime Mastic Beach fixture, will remain, while the adjacent parking lot—owned separately—will become part of the redevelopment and be renovated.

Town officials emphasized that the hearing focused on whether a public purpose exists for the project to warrant condemnation if necessary, not on the value of individual properties. Questions regarding compensation and valuations would be addressed during later proceedings if voluntary agreements with Beechwood cannot be reached.