PRESENTATION TO THE CITY COUNCIL,

CITY OF GLEN COVE

Step III BOA Implementation Strategy
for the Orchard Neighborhood and Sea Cliff Avenue Corridor

August 21, 2018

INTERNAL DISTRIBUTION ONLY 1

  From Nelson, Pope & Voorhis
 Kathy Eiseman, AICP;
Partner/Division Manager
 Max Stach, AICP; Partner

PRESENTING THIS EVENING

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 The Brownfield Opportunity Area (BOA)
Program is funded through the NYS
Department of State (DOS)
 Three Step Program (generally) WHAT IS THE
 The BOA Program helps communities with
brownfield sites to overcome obstacles to NYS BOA

redevelopment and revitalization
A brownfield is any site where redevelopment
PROGRAM?
or re-use is complicated or challenged by prior
land use.

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WHAT DOES THE NYS BOA PROGRAM DO
FOR COMMUNITIES?

 Removes uncertainty and creates a vision for how areas with

potential for revitalization should be reused
 Creates recommendations needed to make that vision a reality
 Provides developers with a viable redevelopment vision that is
supported by the community

For more information:

www.dos.ny.gov/opd/programs/brownFieldOpp/BOANewsResources.html

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 Pre-Nomination Study: Preliminary analysis of the study
Step I area (Not required by DOS for The Orchard
Neighborhood/Sea Cliff Avenue Corridor)

Nomination: Thorough description and analysis

including existing conditions, economic and market
Step II trends, opportunities, identification of strategic sites,
initial reuse potential (Completed in 2012)

Implementation Strategy: Full range of techniques

Step III and actions, identify timeframe of projects, site
assessments of brownfields (Current Step)

THE BOA PROCESS

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 Step II completed in 2012
 Included Addendum to include the Coles
School
 BOA was designated by NYS in December
of 2015

ORCHARD/SEA CLIFF
AVENUE CORRIDOR
BOA HISTORY
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 Coles
TOD Study Area showing Areas of
School
Area Interest
Area

The Orchard
Neighborhood
Area

STUDY
Sea Cliff

AREACorridor
/ AREAS
Avenue

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  Sea Cliff Avenue Corridor Strategic
Sites: Redevelopment of Superfund
sites with large-scale retail, light
industry (following remediation)
 TOD Opportunities: Analyze
potential for transit-oriented
development adjacent to the Glen
Street Railroad Station
 Coles School: Identify and pursue re-
use options for the school building
and property

KEY BOA RECOMMENDATIONS

FROM THE STEP II & COLES
SCHOOL ADDENDUM
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 Orchard Neighborhood: consider
opportunities for lot assemblage and
redevelopment; analyze traffic circulation
and parking issues; improvements in the
pedestrian environment; need for
recreational space
 Green Infrastructure: green infrastructure
engineering study for stormwater
management which reduces pollutants

KEY BOA RECOMMENDATIONS

FROM THE STEP II & COLES
SCHOOL ADDENDUM
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 Targeted Outreach
 MTA
 Steering Committee
 LIRR
 Mayor’s Office
 Nassau County
 City CDA & IDA
 DEC
 Building Department
 Property Owners
 Strategic Sites – Possible  Planning & Zoning Board
Developers representation
 Affordable Housing  Code Enforcement
Agencies & Developers  Police Department
 Other City Departments
(Parks & Recreation; DPW)

BOA STEP III COMMUNITY OUTREACH

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 CONCEPTUAL
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PLANNING
REDEVELOPMENT
BOARD
PLANS FOR APPROVALS
STRATEGIC SITES FOR
STRATEGIC

TARGETED
SITES
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AGENCIES/
OUTREACH DEPARTMENTS
WITH REPRESENTED IN STEERING
10+ COMMITTEE
AGENCIES

GREEN
INFRASTRUCTURE Phase I ESA for the
REPORT
SPECIAL Coles School &
STUDIES Areawide
COST BENEFIT Environmental
ANALYSES
Assessment Report

STEP III ACCOMPLISHMENTS 11

 Outreach to potential developers /
RFEOI
 Redevelopment concepts/parking
and zoning analyses
 Cost benefit analysis
 Phase I ESA
 Environmental remediation estimates
 Identified desired development
strategy
 Assistance to City in joint application
(with Tiegerman), preparation of
subdivision plan, applications, SEQRA
to assist in implementation for reuse
of the school

COLES SCHOOL PROPERTY

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 Performed cost benefit analysis
 Identified need for access easement to
Daycare property
 Advised City on architecture and status of
environmental remediation
 Meetings with DEC, DOH, City and Daycare
 Achieved better plan for City
 Planning Board approved Site Plan in July

PALL CORP
SUPERFUND SITE
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 Advance BOA Step II Recommendation for Regional
Commercial Center
 Cost benefit analysis
 Review DOT approval of interchange modifications
 Prepared I-2 District Code Amendments:
 allow for Regional Commercial Center with large-
scale anchor and multiple tenant and pad sites;
 not competitive with downtown; and
 only with direct access from arterial.

PHOTOCIRCUITS/PASS &
SEYMOUR SUPERFUND SITES
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 Identified possible obstacle to redevelopment
 Existing RIO-ON District limits incentives to
properties with at least 15,000 SF (need 3 typical
parcels)
 Difficult to assemble more than 2 adjacent
parcels
 Consider options for 2 properties under current
zoning
 Economic analysis
 Analyze potential options for 2 properties (9,500
SF)
 Identified 4 townhome or 3 townhomes with 1
flat as options (physically possible and
economically viable)
 Prepared language of RIO-ON zoning amendments

THE ORCHARD
NEIGHBORHOOD
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TWO SAMPLE DEVELOPMENT OPTIONS FOR 9,500 SF
(TWO TYPICAL ORCHARD NEIGHBORHOOD LOTS)

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PHOTO SIMULATION
TOWNHOME DEVELOPMENT ON 9,500 SF LOT
(2 TYPICAL ORCHARD NEIGHBORHOOD LOTS)
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 Private – currently a gym (Retro Fitness)
with long term lease
 Property has constraints in shape – long
and narrow frontage on Cedar Swamp
but is nearly 2 acres in size (80,400 SF)
 Approximately 13,500 SF of land within
the MTA/LIRR Right of way
 MTA supports TOD projects and
encouraged additional collaboration in
future
 Economic analysis to identify feasibility
of redevelopment with residential and
small area of commercial
 Ideally a pedestrian connection from
north end of Hazel Street (would require
easement across National Grid property)

TOD AT THE
GLEN STREET
STATION
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 Analysis of possible  Recommendations:
redevelopment options:  Extension of RIO-ON District to
 Meetings with MTA and LIRR – encompass the area adjacent
potential for TOD which to the Train Station
utilizes LIRR parking lot (MTA  RIO-ON Amendments for
supports the concept for TOD) larger sites to accommodate
 Conceptual design analyzed workforce housing (30% of
units affordable to 30%-80% of
 Identified the level of AMI)
development required to
achieve economic return with  Slightly higher density
workforce housing component permitted – 40 instead of 35 in
exchange for pedestrian
connection to Hazel Street and
greater affordable housing
standards.

TOD SITE ANALYSIS

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RECOMMENDED ZONING MAP AMENDMENTS
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 Green Infrastructure is a stormwater treatment
practice that utilizes the chemical, biological, and
physical properties of plants, microbes, and soils for
managing stormwater runoff and removing
pollutants from runoff.
 Rain gardens are one of the methods used for
reducing pollutants in stormwater prior to recharge.
 Also provide an attractive feature in the landscape.
 NP&V performed a sub-watershed assessment to
identify potential green infrastructure projects within
the Study Area - Analysis provides cost estimates
and benefits for projects.
 Product will be a report signed and sealed by an
engineer and can be used in applying for funding.

GREEN INFRASTRUCTURE
ANALYSIS
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 Existing 14 stall parking lot posted as Tenant parking
only owned by the City but not regulated per City
Code (Recommend formalizing in code if continued
use for parking)
 Police Department provided field assistance
regarding its use (found that lot is generally used by
residents in the area – not all tenants of the
apartment building)
 Cost Benefit and Zoning Analysis for reuse:
 Zoning permits one single family home with relief
required (lot is undersized)
 Potential design for parking lot underway (including
option with green infrastructure)

CITY OWNED PROPERTY ON

CAPOBIANCO STREET
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GEDEON ENGINEERING
(TRANSPORTATION
STUDY)
RECOMMENDATIONS
 Provide adequate off street
parking for new
developments
 Restripe City parking lot
(underway)
 Improve pedestrian access
between neighborhoods and
LIRR Stations and the
Daycare.
 Initiate a program to upgrade
existing curb ramps for
accessibility and install new
sidewalk sections where
absent.

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GEDEON ENGINEERING
(TRANSPORTATION
STUDY)
RECOMMENDATIONS

 Convert Stanco Street to

two-way operation to
eliminate necessity for
northbound drivers to
use Capobianco Street.
 Update streetlight
system to LED which
increases efficiency
through lower wattages,
while decreasing
outages and
maintenance costs due
to longer lamp life.

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 Draft GEIS accepted
Prepare Draft BOA by City Council
Present Draft BOA Step Prepare GEIS and
Step III Implementation (December 2018)
III to City Council (early submit to City (mid
Strategy (late
October 2018) November 2018) •Schedule Public Hearing
September 2018) on Draft GEIS and Zoning
Amendments

Complete SEQRA
Public Hearing Findings. Adopt Step III
Public Comment
Prepare Final GEIS BOA and Zoning
(JANUARY 2019) Period (30 days)
Amendments/Zoning
Map (March 2019)

DRAFT TIMELINE FOR PROJECT

COMPLETION
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