12 July 2010
MANGANO AND LIGHTHOUSE DEVELOPMENT JOINT STATEMENT
The effort between the New York Islanders and Nassau County to keep the Islanders where they belong started back in 2003. Given the financial position of the County, the Islanders developed a plan to fund the transformation of the Coliseum. This plan, which came to be known as the Lighthouse, included additional development necessary to fund the construction and other expense of a new home for the Islanders.
While we have not yet had the time to review the “new vision” just released by Supervisor Murray and the Town of Hempstead for the redevelopment of the Coliseum site, it does not appear to achieve the goals of the County and the developer. Without this, the Town of Hempstead’s “new vision” looks to be economically unviable for both the developer and owner of the site.
TOWN OF HEMPSTEAD STATEMENT
"Developing an alternative zone which will allow development that fits on the property surrounding the Coliseum was a priority for the town," said Goosby. "This zone meets that objective and can be supported by local upgraded roadways as well as other infrastructure components."
The proposed alternative zone provides for 5.4 million square feet of construction (includes all buildings and parking structures) comprised of many of the same types of development that were sought by the Lighthouse Group. At the same time, the zone scales back the density contemplated under the Lighthouse plan. Among the many types of development that will be permitted in the newly created zone are convention facilities, hotels, retail, restaurants, offices, residential units, entertainment uses and a refurbished Coliseum.
Additionally, the town-crafted alternative zone embraces smart growth principles such as mixed-use structures, roadways and pedestrian areas that encourage walking and bicycling, as well as "green technologies" in building construction. Mixed-use development accommodated under the new zone could include retail and/or office structures with homes above those facilities, all within the same buildings. Roadways that incorporate bicycle lanes, street furniture along pedestrian walkways, as well as street side cutouts for parallel parking, will all combine to create a walkable community and a genuine destination for people who are looking for an exciting location to live, work and enjoy recreational activities. Other smart growth elements considered in the zone include "shared parking" that helps optimize the level of development and integrated parking facilities that combine the parking structures and retail/offices.
The new zone alternative provides for up to 500 new homes to be developed. Those housing units will be required to include affordable and next generation/workforce homes.
The density and building heights accommodated in the town's zoning alternative are substantial and sustainable. In fact, the density proposed would be the most intense zoning in the township. The Floor Area Ratio (FAR [the ratio of total square footage of construction as it relates to the square footage of land upon which it is built]) for the proposed zone is 1.6. By contrast, the FAR for the RXR Towers is 0.89 and the Omni Building totals 0.56. The Marriott Hotel has an FAR of 0.92. Moreover, the new zone's development total of 5.4 million square feet contrasts with an estimated 10-13.5 million square feet of development under the Lighthouse proposal.
The maximum building height contemplated under the town's zone is 100 feet or nine stories and applies to hotels. Mixed use, office and most other structures would be capped at four stories. Exclusively residential buildings would be restricted to three stories.
Town officials emphasized that the alternate zone is flexible in that it does not dictate which specific types of development prescribed in the zone must be sited on the individual parcels that make up the 77 acres around the Coliseum. The zone only requires that two of the permitted uses, other than the Coliseum, be included in the developer's proposal for each parcel.
Hempstead Town's zoning alternative also provides for traffic mitigation. The mitigation includes roadways within the Coliseum area which would redistribute traffic, addressing the burdens that would otherwise be created by a development of this significance. The plan also contemplates "smart" traffic signals and a reconfigured interchange at the intersection of Meadowbrook Parkway and Hempstead Turnpike.
"The Town of Hempstead has been working hard to facilitate reasonable development at the site surrounding the Nassau Coliseum," concluded Murray. "We committed to 'jump starting' a stalled development process, promised to provide for reasonable development that is progressive, and we have been clear that we would only permit a zone that can be sustained by the environment and local infrastructure. We've produced a zone that is true to those goals. What's more, making sure that the zone would be consistent with the suburban character of our area, support our tax base, stimulate the economy, facilitate the renovation of the Coliseum and help keep the Islanders hockey team here have also been key determinants in producing this alternative."
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