Sports Complex In Kings Park On BZA Agenda For Public Hearing July 8th

By Chris Biancaniello

The Board of Zoning Appeals (BZA) will be in session Tuesday evening at 7pm at the Smithtown Senior Citizen Center, 420 Middle Country Rd., Smithtown. On the agenda is a public hearing for Prospect Sports LLC’s proposal to build a sports complex in Kings Park. Prospect Sports is proposing the complex on a 44.45 acre parcel of previously sand mined property. The site is accessible on Old Northport Rd. and is located in an area zoned for LI (Light Industry).  The proposed sports complex is an acceptable use as a special exception in LI. Special Exceptions are granted by the Town Board. 

The property now vacant has been sand mined by its previous owner. To the north of the property are single-family dwellings, to the east a golf driving range and townhouse development. To the south is the Town’s landfill and a precast concrete manufacturer and to the west is an uncapped landfill. In addition to the Special Exception, Prospect Sports requires several variances which make a public hearing by the BZA necessary. 

Prospect Sports is requesting:

A variance to reduce minimum lot frontage at setback line from 100 ft to 52 ft.

Waive standards that requires recreational uses to be in permanent structures and that such activity not exceed the area of the principal building.

Waive the standards that requires adequate parking and that requires compliance with the height requirements (proposed buildings-60ft.& 52ft height)

Waive the standard that outdoor lighting does not exceed 18ft. in height-to 60ft. for 55 light poles

Variance to increase the height of buildings from 35 ft. to 60 ft. (two 52 ft. bldgs. & one 60ft bldg)

Increase height of accessory structure from 18ft. to 65ft. (55 proposed light poles)

Increase height of accessory structure from 18 ft. to 25 ft. (proposed 25 poles)

Increase height of accessory structure from 18 ft. to 25 ft. (proposed 25ft. high fences)

Reduce min. required parking spaces from 2,476 to 1,038

Reduce number of parking landscape islands from 126 to 0

Increase the height of retaining walls from 6ft. to 23 ft.

Reduce the setback of a 23 Ft. high retaining wall from the lot line from 23 ft. to 3 ft,

Reduce the min. required number of truck loading spaces from 5 to 0

Front yard landscaping from 80 percent to 30 percent

Variance to the requirement that any outdoor lighting shall be limited to the illumination of buildings for security purposes and the lighting of parking areas and accessway. (5 ball fields).

The site, which once housed a sand mining operation, is considered blighted by many.  Currently there have been reports of people using the site with dirt bikes, atv’s etc. At the April 25, 2014 Public Hearing for the Special Exception, Kings Park Civic association leader Sean Lehmann supported the proposal stating “We believe that recreational, training and office use is a much more benign reuse of the site than the surrounding heavy industrial type uses in the area. We acknowledge that there are some concerns such as lighting, noise and hours of operation, but we are confident that our town representatives and the applicant can work on a reasonable solution. The potential to protect local residents from another obnoxious use, create local jobs, and increase in our tax base, stimulus for our local businesses and much needed playing fields and training for our youth leagues are all positives.”

There are issues that need to be addressed before everyone is comfortable with the sports complex proposal. Although the Planning Department has not received a lot of calls on the proposal, lighting, traffic and noise are areas of concern for some nearby residents. One resident who preferred not to be named stated, “There are concerns about the traffic, noise and lighting at the site that concern me.  I will reserve judgement until I hear how the town is planning on dealing with these concerns.” 

Tuesday’s BZA meeting begins at 7pm on Tuesday, July 8. The public is welcome to attend and there will be the opportunity to proffer comments and questions.  

Information about the cancellation/postponement of the meeting is available at Smithtown’s Planning Department 631-360-7540.