Downtown Revitalization

On July 3rd, Governor Cuomo announced that the state was giving the Town of Oyster Bay a $10 million Downtown Revitalization Initiative award that will help underwrite four transformative projects in downtown Hicksville. These projects are aimed at increasing transportation access, improving walkability, and attracting new housing opportunities. Here’s what is planned with the Revitalization Initiative money.

The Hicksville Station Access Improvements. These improvements will create a new entry drive for the Hicksville LIRR station lobby. This project will create and upgrade turning lanes, reconfigure medians, and install and upgrade traffic signals. The famous eagle statue will be relocated to a place of prominence in the median. It is expected to spiffy up the appearance of the area, improve station access for cars and pedestrians, relieve congestion along Route 106 and Newbridge Road and lengthen the rider drop-off area, which will include a new protective canopy. About $3.6 million of the award will be used for this project.

The Public Space at New Station Plaza. There will be new open public space north of the Hicksville LIRR station lobby. The plaza will allow for intermodal transfers, enhance pedestrian experience and provide much needed green space for residents. A new commercial corridor on West Barclay Street will be linked to the open space. Wider sidewalks that will improve pedestrian circulation will also be constructed. About $2.5 million of the award will be used for this project.

The Public Space at Festival Plaza. A new pedestrian passageway will be created along with public open space north of the LIRR Station to establish a safe and engaging walkway from the Hicksville LIRR station lobby to Jerusalem Avenue and nearby parking lots. Seasonal and temporary activities for commuters and residents will be available in the open space. About $2.5 million of the $10 million award will pay for this project.

New Housing & Retail at Hicksville Station. Underutilized property adjacent to the Hicksville LIRR station on Nelson Avenue will be redeveloped for mixed uses, including 3 buildings with 180 mixed-income residential units, and below grade parking. Street-level retail and restaurants along with a public plaza and green space will also be part of this project. About $1 million of the award will be used for this project.

Of course, $10 million will not be enough to complete these four transformative projects. So, where is the rest of the money expected to come from?  The Hicksville Downtown Revitalization Plan, developed by the Hicksville Planning Committee, appears to have the answer to this question. Some of the funding will come from the public sector aimed at expanding the open spaces. Private sector funding will come from developers aimed at the housing, retail, commercial and parking aspects of the projects.  In addition, the MTA is spending over $130 million to upgrade the Hicksville LIRR Station.  Big changes are coming to downtown Hicksville.

More information on the new downtown Hicksville is available on the Town of Oyster Bay website at http://oysterbaytown.com/hicksville-downtown-revitalization-initiative/

According to the American Planning Association, a “floating zone” is a zoning district that “delineates conditions” rather than the more traditional use classifications that are typically found on zoning maps. While a floating zone is contained in a zoning code, it is only added to the zoning map after a project seeking that designation is approved. Thus, it “floats” in the zoning code until it is used for a particular project.

floating

Lindenhurst’s Downtown Redevelopment District Floating Zone

The Village of Lindenhurst Board of Trustees approved a new local law at its June 6, 2017 meeting that creates a Downtown Redevelopment District Floating Zone. The purpose of this Floating Zone is to use Smart Growth principles to encourage development of the downtown area. The Village Trustees believe this new zone will foster mixed-use redevelopment, including pleasant and attractive residential developments within walking distance of the Lindenhurst Long Island Rail Road station and the central business district.

The Process

The local law contains a two-step process for changing a site to the Floating Zone designation. First, a conceptual development plan and reclassification of specific parcels will need to be approved by the Board of Trustees. The second step will entail an approval of a detailed site development plan, and subdivision plat, if applicable, by the Board of Trustees.

The change of zone application to a Floating Zone needs to include a statement describing the nature of the project and how it advances the purpose of the Floating Zone. It also needs to describe adjoining and surrounding properties, the availability of community facilities and utilities, and anticipated traffic generation. The applicant also has to discuss open spaces proposed for the development.

The conceptual development plan needs to be drawn to scale and indicate the approximate location and conceptual design of all buildings, parking areas and access drives. It also needs to show the neighboring streets and properties and include the names of the owners of property located within 200 feet of the site. A traffic study can be requested by the Board of Trustees.

The local law provides that if the Board of Trustees entertains an application to change zoning to the Floating Zone, it will hold a public hearing. The local law also provides that if the Board of Trustees decides not to entertain such an application, it can do so with or without a public hearing and with or without SEQRA review.

The Criteria 

The local law provides criteria for the Board of Trustees to consider for Floating Zone applications. These include: (1) the location of the proposed development and its proximity to the railroad station and central business district; (2) minimum site size, dimensions and topography; (3) ownership of the parcels; (4) permitted uses; (5) height of structures, which is limited to 53 feet; (6) maximum density, which is limited to 37 units per acre; (7) maximum occupancy for residential units, which is set at two for studio units and the number of bedrooms plus two for all other units; (8) minimum floor area of any residential unit, which is set at 580 square feet; (9) minimum building setbacks, which are set at  ten feet for front and rear yards, side yard setbacks are ten feet for one side yard and twenty feet total for side yards; (10) parking minimums for retail and office use is one space per 250 square feet; multi-family residential use is based on the types of units – studios require 1.15 parking spots per unit, one-bedroom units require 1.30 spots per unit, two-bedroom units require 1.75 spots per unit and three or more bedroom units require 2.0 spots per unit; (11) basements and cellars are not allowed to be used for living, sleeping or habitable space; and (12) each building must have security and fire alarms.

It will be interesting to see if this new zoning classification helps Lindenhurst revitalize its downtown.