HUNTINGTON, NY – March 21, 2026
The Town of Huntington held a nearly three-hour public hearing on the proposed Melville Crossing development, where developer Steel Equities presented plans for a 16.2-acre mixed-use residential and commercial project within the Melville Town Center Overlay District. The proposal would redevelop the former MSC Industrial Supply site at 75 Maxess Road, replacing the existing 170,000-square-foot office/industrial building.
What followed on Thursday night was a wide-ranging and often emotional public comment period, with residents voicing concerns over water quality, school impacts, and tax abatements (PILOTs) – alongside others who strongly supported the project as a way to keep young people and workers on Long Island.
PILOT Agreement and Tax Impact Take Center Stage
A major focus of the night was the developer’s request for a Payment in Lieu of Taxes (PILOT) agreement.
According to project materials, the PILOT is projected to significantly increase revenue to local taxing districts over time. By the projected build year (FY 2028/29), total payments are estimated to rise from about $642,000 under current conditions to approximately $962,000, with long-term revenues projected to exceed $3 million annually.
Developers emphasized that without a PILOT, the project would not be financially feasible.
At the same time, many residents pushed back, arguing that tax abatements shift the burden onto existing homeowners.
One speaker warned:
“The tax break doesn’t eliminate costs. It transfers them…existing homeowners will be asked to carry the burden.”
School District Concerns – and a “Unique” Proposal
The Half Hollow Hills School District emerged as a key stakeholder in the discussion.
Superintendent John O’Farrell made clear that PILOTs are not designed to benefit schools, noting:
“Public school districts run on taxes. PILOTs or tax abatements are incentives designed to encourage economic growth.”
However, a potential compromise is being explored.
Based on the developer’s projections – which estimate relatively low student generation due to mostly studio, one and two-bedroom units (roughly 7 students per 100 units) – discussions are underway for an agreement where:
- If actual student enrollment exceeds projections
- The developer would compensate the school district for the additional cost
Town Supervisor Ed Smyth confirmed this during a post-hearing interview:
“The developer is working directly with the school district to make sure that there’s a plan in place that if the influx of schoolchildren was unexpected, the developer will then make a payment – or some type of compensation.”
Smyth described the concept as highly unusual – a departure from typical PILOT arrangements – and indicated that reaching an agreement could significantly influence the Town Board’s decision.
Water Quality and Aquifer Concerns Dominate Public Comment
Perhaps the most intense and consistent concern raised by residents involved water quality and the Long Island aquifer.
Multiple speakers warned that sending treated wastewater offshore – rather than recharging the aquifer – could worsen saltwater intrusion and long-term water supply issues.
One resident explained:
“You break the water cycle. You pipe water offshore… the aquifer gets lowered… you have saltwater intrusion.”
Another environmental expert emphasized the broader risk:
“These are ecological systems providing the sole source aquifers for all of our drinking water. Saltwater intrusion is not a casual problem. It is a major problem.”
Others pointed out that the project sits within a special groundwater protection area, raising additional concern about overburdening the aquifer.
Romaine’s Position: Stop Sending Water to the Ocean
During the hearing, a resident read a previously published statement from Suffolk County Executive Ed Romaine, emphasizing a shift in policy priorities:
It is “stupid to send our waste into Long Island Sound or the ocean. It should be returned to our aquifers after being treated to a tertiary level.”
Romaine has advocated for sewer systems that recharge groundwater instead of discharging offshore, citing growing concerns about saltwater intrusion.
Smyth: Sewer Law, Limitations, and What Can Change
In the interview following the hearing, Supervisor Smyth clarified a critical point about current law:
“If you are in a sewer district in Suffolk County, Suffolk County law requires you to connect. Every property is obligated to connect.”
That means projects like Melville Crossing cannot legally choose alternative wastewater systems without action from the Suffolk County Legislature.
Smyth also addressed the broader issue of aquifer recharge:
- Only sewer districts currently have the authority to manage discharge
- Existing treated water is not yet purified to a level suitable for widespread reuse (such as irrigation)
- Changes would require county legislation and infrastructure upgrades
He referenced ongoing discussions at the county level to begin reusing treated water – starting with limited applications like golf course irrigation – as a first step toward aquifer recharge.
Housing Affordability: A Passionate Divide — and a Clear Trend
If there was one theme that defined the night, it was emotion – particularly around housing, affordability, and the future of Long Island’s next generation.
Based on a review of the full transcript, an estimated 55-65% of speakers voiced support for the project or for expanding housing options, while roughly 25-30% expressed opposition, with others remaining mixed or focused on specific concerns like infrastructure and environmental impact.
A significant portion – roughly 20-30% of all speakers – specifically raised concerns about water quality and aquifer impacts, showing how deeply environmental issues are intertwined with the housing debate.
Supporters spoke passionately about what they see as a growing crisis:
“Many of our people who work here cannot afford to live here. We need housing near jobs.”
Others shared deeply personal stories of loss – not of homes, but of proximity to family:
“My kids are not coming back. Leaving Long Island was just a better, more affordable fit for them.”
And parents worried about what comes next:
“There might not be a place for them to come and stay.”
At the same time, critics questioned whether projects like this truly solve affordability – or simply introduce higher-density housing without meaningful relief for current residents.
What “Affordable Housing” Actually Means Here
One key point often misunderstood in these discussions:
All projects within the Melville Town Center Overlay District are required to include a 20% affordable housing component under Town of Huntington guidelines.
However, several speakers and observers noted that the term “affordable housing” can be misleading. In practice, these units are typically better described as “discounted housing” tied to HUD income thresholds.
Meaning:
- They are below market rate
- But not necessarily “affordable” for all residents
- And eligibility is based on specific income bands
This distinction became an undercurrent throughout the discussion – especially among those skeptical that the project would truly address affordability at scale.
What Happens Next
With the public hearing now closed, the process moves into its next phase. Supervisor Ed Smyth explained that the Town Board will review everything presented and heard from the community then return to the developer with requested revisions based on that feedback
He also clarified an important procedural point:
There will not be another public hearing unless there is a significant change to the proposal.
The Town Board has 90 days to make a decision or they can extend the review period for an additional 90 days.
Where to Review the Full Project
Residents who want to dig deeper can review:
- Full project plans
- Environmental studies
- Technical reports referenced during the hearing
Available on the Town of Huntington website’s Steel Equities / Melville Crossing project page.
You can also watch the full public hearing:
Huntington Matters LIVE Stream replay
- Available on our YouTube channel
- And on our Facebook page
Check out a similar Steel Equities development The Belmont at Eastview at 300 Carleton Ave, Central Islip, NY.
Make Your Voice Heard
The Town Board made it clear: community feedback matters in shaping what happens next.
Whether you support the project, oppose it or are still undecided, you are encouraged to submit your thoughts and questions directly to the Town Board by Email:
- esmyth@HuntingtonNY.gov
- dbennardo@HuntingtonNY.gov
- jhebert@HuntingtonNY.gov
- blupinacci@HuntingtonNY.gov
- tmari@HuntingtonNY.gov
- araia@HuntingtonNY.gov (Town Clerk – for official public record)
If you have something to say – now is the time to say it.
Photography by Dana E. Richter. Videography by June Margolin.
