§ 85-653. Legislative purpose and intent.

A. 

It is the intent of §§ 85-652 through 85-668 to create and implement herein a Transitional Area Overlay District ("the District"), consistent with the recommendations of the Montauk Highway Corridor Study and Land Use Plan for Mastic and Shirley Phase II ("the Plan"). Sections 85-652 through 85-668 are specifically enacted to effect the District, which will cover that portion of the Montauk Highway Corridor lying between the two Main Street Business District centers in Shirley and Mastic. The Plan, which has identified this portion of said corridor as a major transportation route, has recommended the adoption of the District to enhance the aesthetic and visual character of this corridor, creating and providing visual definition for this area.

The area lying within the District has long been recognized as an area in need of revitalization. Adoption and implementation of this overlay district would encourage and allow the application of enhanced land use standards which would promote the coordinated orderly development of the parcels included within it and reduce the unintended effect of urban sprawl. The overall intended goal is to encourage and promote improved architecture, landscaping and setbacks, through the use of incentives. The incentives, provided as a voluntary option for those parcels within the District, such as an expanded list of permitted uses, greater FAR and reduced parking requirements for second-story uses, would allow for the ability to increase allowable and perhaps better suited uses than those provided in the underlying zoning. In addition, added site design and development standards intended to provide greater setbacks and buffering along Montauk Highway would improve aesthetics and enhance values between the Main Street Business Districts of Shirley and Mastic. As this incentive-based district is promoted yet voluntary, the subject parcels retain the option for development under the existing zoning.

It is anticipated that the District, intended to supplement the regulations of the underlying zoning districts while providing incentives for more creative design and compatible development along the Montauk Highway corridor, will allow existing businesses to reinvest in improvements while promoting alternative and economically viable uses which improve the aesthetics and function of this transitional portion of the corridor.

B. 

The specific objectives of the District are to provide incentives which will encourage design and use features deemed via the Plan to be more desirable which will:

(1) 

Support the area between the hamlet centers as a transitional area, encouraging a mix of new nonretail compatible uses, while continuing to allow uses permitted based upon the underlying zone of the property.

(2) 

Promote alternative uses to general retail business, including office, service-oriented and neighborhood businesses and second-story residential and/or office use.

(3) 

Provide stability to existing business interests and incentives for compatible renovation and redevelopment opportunities to promote a more defined transitional area.

(4) 

Reverse the appearance of commercial and suburban sprawl in the district through predictable setback, buffering and development criteria.

(5) 

Enhance aesthetics and improve safety through a visually improved landscape environment, a streetscape with sidewalks and appropriate lighting and enhanced site design standards.

(6) 

Promote the safe and efficient use of the roadway network for motorists, pedestrians and bicyclists along the corridor by reducing movements and curb cuts onto Montauk Highway.

(7) 

Improve the appearance, function and availability of parking areas throughout the corridor.

(8) 

Improve visual appearance by establishing uniform sign criteria, thereby reducing visual distraction.

(9) 

Provide opportunities to retain and create open space in the transitional area of the corridor for its visual benefits, and community recreational opportunities and/or passive recreation.

(10) 

Utilize the opportunity created by the fifty-foot common strip of land north of Montauk Highway, beginning 300 feet east of Park Avenue along both Montauk Highway and Hoover Court and extending east to Titmus Drive, to create coordinated parking and access design along Hoover Court and improved aesthetics along Montauk Highway, where possible.