With purchase of 4-H camp property teed up, it’s decision time for Riverhead Town

Peconic Land Trust is now under contract to buy the nearly 145-acre Dorothy P. Flint Nassau County 4-H Camp property in Baiting Hollow from Nassau County for $10 million, advancing a long-discussed preservation plan while Riverhead officials have yet to decide whether the town will acquire a 36-acre portion of the site for open space.

Suffolk County Legislator Greg Doroski and Peconic Land Trust Senior Project Manager Julie Wesnofske appeared at the Riverhead Town Board’s July 23 work session seeking an update from the town, whose participation is one piece of a multi-party preservation plan that was last publicly discussed by the board in April. 

Under the plan discussed at the work session, Suffolk County would preserve about 40 acres of farmland, Riverhead would consider acquiring about 36 acres to extend its existing Sound Avenue Nature Preserve to Long Island Sound, and the balance would preserve the camp operation.

The property, located at 3186 Sound Avenue, is owned by Nassau County and has been operated for decades by Cornell Cooperative Extension of Nassau County as the Dorothy P. Flint Nassau County 4-H Camp. The site also includes farmland, woodland, bluffs and frontage on Long Island Sound.

The preservation plan discussed by officials would have the town and county partner with Peconic Land Trust to protect the property from development.  Doroski said Suffolk County is expected to preserve about 42 acres of farmland, broken into two parcels along Sound Avenue. Riverhead is considering acquisition of about 36 acres as open space, which would extend the town’s existing 15.2-acre Sound Avenue Nature Preserve north to Long Island Sound. The remaining approximately 69 acres would include the hub of the camp operation.

Peconic Land Trust would initially acquire the full property from Nassau County, Wesnofske told the board. “We’re purchasing the whole property,” she said.

The land trust is working with Suffolk County on the purchase of development rights for the farmland portion, she said.

The contract with Nassau County states that the closing is conditioned on a simultaneous closing under an agreement with Suffolk County for development rights on a portion of the farmland.

The farmland is used as a working farm producing vegetables, flowers, garlic, herbs, apples, honey and chicken eggs, with a horse barn, shelters, sheds and coops for poultry, sheep, goats and horses. Suffolk County’s conservation easement would extinguish residential development rights, keep the scenic viewshed intact and ensure the farmland remains in active production, according to Nassau County documents. 

There did not seem to be consensus among Riverhead Town Board members on whether the town should participate in the preservation. Board members had a lot of questions about future use of the land, with much attention focused on the future of the camp itself and what restrictions would prevent future development.

Doroski said there had been “rumblings” about development interest in the property, including the possibility of breaking it into two-acre residential parcels. He said it was important for the public to understand that Peconic Land Trust is already in contract with Nassau County to buy the site.

“This really is a once-in-a-lifetime opportunity for the Riverhead community” to create an open-space preserve extending from Sound Avenue to Long Island Sound, Doroski said.

“We’re really kind of close to the finish line here,” Doroski told the board, saying the town needs to figure out if this is something it wants to do so Peconic Land Trust and Suffolk County can figure out “how to move this forward.”  The contract of sale with Nassau County calls for on or about 180 days from the date the contract is signed by the county. That puts the closing date at about the end of the year, Doroski said.

Council Member Ken Rothwell asked what uses could remain on the approximately 69-acre camp portion if the 4-H camp ever ceased operating. He asked whether the property could become an RV park or commercial campground.

Wesnofske said the details would depend on the preservation mechanism ultimately used, which could involve New York State funding or an easement held by the land trust. The intent, she said, is for the camp to continue operating, along with other activities consistent with Cornell Cooperative Extension’s mission. She cited ROTC programs and local school use of the site as examples.

The contract says the 4-H camp must continue to operate after closing unless Cornell becomes defunct or no longer wants to operate it. It also requires Peconic Land Trust, within a reasonable time after closing, to enter into a lease with Cornell substantially similar to the form of the lease attached to the agreement.

The proposed lease identifies Peconic Land Trust as landlord and Cornell Cooperative Extension of Nassau County as tenant. It would lease the roughly 145-acre camp property to Cornell for $10 per year. The initial term would be three years from Peconic Land Trust’s acquisition of the property, with automatic one-year renewals until Cornell acquires title to all or part of the camp premises.

Wesnofske told the Town Board Peconic Land Trust does not intend to remain the long-term owner of the camp hub. The plan, she said, is to convey the camp area and “probably a good chunk of the farmland” to Cornell because it is integral to camp operations.

Rothwell and Council Member Bob Kern pressed for clarity on what legal mechanism would strip away residential or other development rights before any property is conveyed.

Town attorney Annmarie Prudenti said preservation transactions typically rely on covenants and restrictions that run with the land. If Riverhead participates, she said, the town could require restrictions identifying uses that would not be allowed on the preserved property.

“4-H is not going to get property with all rights intact,” Wesnofske said. “It’s going to be restricted before it’s turned over to them.”

Doroski said Riverhead should think through the uses it wants to prohibit, saying the more certainty the town can provide, the more confidence the public will have that the preservation effort achieves its stated purpose.

The board also discussed costs associated with the town’s potential acquisition of the 36-acre open-space portion. Prudenti said any expenditure from Riverhead’s Community Preservation Fund would require a public hearing, and the proposed purchase price would be disclosed as part of that process.

She also warned that structures and site conditions could add significant costs. The Nassau packet says the camp contains approximately 101 structures, including cabins, washrooms, meeting centers, dining halls, staff housing, barns and craft barns, all needing significant improvements because of age and limited maintenance funding.

Prudenti said the appraisal report for the portion Riverhead may buy identified about 40 structures, with about 75% at the end of their useful life. If the town preserves land for public open space, she said, it must remedy or remove dangerous conditions.

Kern said he was concerned about liability along the bluff and the cost of replacing stairs to the beach. He said replacing the stairs could cost more than $500,000 and demolition and removal of buildings could cost more than $2 million.

Kern has also expressed reservations about preservation of the site in general.

Supervisor Jerry Halpin said any town acquisition would require negotiations with Peconic Land Trust, including whether the land trust would help pay for removal of structures on the town’s potential open-space portion.

Council Member Denise Merrifield asked whether Riverhead could acquire only part of the 36 acres, such as a section adjacent to existing town-preserved land that does not contain structures. Wesnofske said that may be possible, though Doroski noted access and right-of-way issues would have to be considered.

No decision was made during the open session. The board moved the matter into executive session with Wesnofske, Doroski and Prudenti to discuss the potential contract terms and acquisition price.

“Given how much time has passed since our last meeting, I was frankly a bit surprised there wasn’t stronger consensus to move forward with a list of requested terms to bring to the discussion and negotiate an agreement,” Doroski said after the meeting.