§ 85-598. Overview and historical background.

A. 

The Ronkonkoma Hub Transit-Oriented Development (TOD) area consists of approximately 53.73 acres in the Hamlet of Ronkonkoma, and is generally bounded by Union Avenue on the north, Village Plaza Drive on the east, the Long Island Rail Road (LIRR) tracks (Ronkonkoma Branch) on the south, and Garrity Avenue, Hawkins Avenue, and Ronkonkoma Avenue on the west.

B. 

In 2007, the Town embarked upon a multi-phased planning study, known as the "Ronkonkoma Hub Transit-Oriented Planning Study" (hereinafter the "Ronkonkoma Hub Planning Study"), aimed at revitalizing a multi-block area around the "Ronkonkoma Hub," which is one of the busiest stations in the LIRR system. The area immediately surrounding the train station consists of numerous vacant/unoccupied parcels and/or structures that have a deteriorated or run-down appearance, local businesses, and large surface parking lots, some of which are located along Railroad Avenue, east and west of the existing train station.

C. 

The goal of the Ronkonkoma Hub Planning Study was to develop a vision for compact, mixed-use redevelopment of underutilized land that supports and expands on the high passenger volume in, and recent improvements made to, the Ronkonkoma train station. The desired outcome of the planning study was a long-term development strategy that established clear and predictable guidance for the revitalization of the blighted, vacant, and/or underutilized parcels in the Ronkonkoma Hub.

D. 

Key goals of the Ronkonkoma Hub Planning Study included:

(1) 

Promoting quality and healthy communities;

(2) 

Redirecting growth to areas already served by existing infrastructure;

(3) 

Expanding transportation choices to enhance environmental quality;

(4) 

Reducing vehicle trips around the train station;

(5) 

Supporting compact, mixed-use, transit-accessible, pedestrian-oriented redevelopment;

(6) 

Creating a "sense of place";

(7) 

Supporting local businesses;

(8) 

Creating housing choices;

(9) 

Exploring reverse-commute opportunities; and

(10) 

Enhancing the tax base for the Town and the region to support the variety of taxing districts.

E. 

Phase 1 of the Ronkonkoma Hub Planning Study, completed in April 2008, focused on documenting the existing conditions of an approximately 181±-acre study area, including analysis of existing zoning, multifamily housing demand, parking, building space, and transportation infrastructure, as well as the creation of goals and objectives and preliminary analysis of the development potential for priority development sites. The study area was generally bounded by the LIRR train line on the south, Expressway Drive on the north, Bay Avenue on the west, and Babcock Avenue on the east.

F. 

Phase 2 of the Ronkonkoma Hub Planning Study, completed in March 2009, built upon the work completed in Phase 1 and generated a long-term vision and implementation strategy aimed at providing guidance for potential future development around the LIRR Ronkonkoma station.

G. 

The implementation phase, or Phase 3, of the Ronkonkoma Hub Planning Study incorporated the principles of the aforesaid planning process, but eliminated the single-family residential areas from the study area and, thus, from any proposed zoning changes or development modifications. As part of the implementation strategy, a proposed Land Use and Implementation Plan was prepared.

H. 

Based upon the results of Phases 1 and 2 of the visioning and planning process conducted from 2007 to 2009, as described above, a 53.73±-acre area (which did not include the existing single-family residential communities in the aforesaid study area) was selected to be considered for rezoning and redevelopment, as identified in the proposed Land Use and Implementation Plan.

I. 

This 53.73±-acre area was identified for potential rezoning and redevelopment mostly because it includes parcels located on key "gateway" roadways serving the train station (Railroad Avenue, Hawkins Avenue, and Mill Road), where higher-density, mixed-use development would be most appropriate.