Editorial

There's a smarter way to develop downtowns

Posted

Nassau County communities have for decades resisted what folks call the “Queensification” of the county. Translation: People haven’t traditionally wanted to build up, as in multi-story, not even in the many downtown commercial districts that surround most Long Island Rail Road stations.

Nassau has long been the land of the quaint single-family home and an elementary school right down the block. High-density apartment buildings –– even those with only a handful of floors –– were a no-no in most communities. The instant one was proposed, people protested. Whole civic organizations formed to fight them.

We should be thankful that a number of community leaders have started to rethink the county’s outdated model of a suburban paradise, and are either moving toward “smart-growth” models for the county or, at the very least, are considering them.

But what is smart growth?

It’s a simple, though ingenious, model of development. Towns and cities, which control zoning, allow what planners called mixed-use development, which calls for commercial property –– particularly retail shops and restaurants –– to be built alongside residential properties — particularly multi-story apartments.

People can then live, shop and eat out in the same place, without the need to hop in a car and drive someplace else. Smart growth provides a clientele for downtown businesses, while also limiting the need for cars, thus reducing traffic and the carbon emissions that cause global warming.

Downtowns, in effect, become neighborhoods unto themselves. Sidewalk cafés spring up. Dress shops can sustain themselves. The corner bagel store can increase revenue. And it’s all because people live nearby.

Here’s the real kicker –– the parking crisis that a number of our downtowns face can be largely resolved, because many of the local businesses’ clients don’t drive to these commerce zones. They’re within walking distance, from their nearby apartments.

A perfect example is downtown Farmingdale. This tiny commercial zone was, until recently, dying. Shops and restaurants had closed. On many days it was virtually a ghost town.

Then along came smart growth. Chic apartment complexes recently went up, and more are on the way. Suddenly, Farmingdale’s downtown is enjoying a renaissance. A high-end bicycle shop moved next door to Runner’s Edge, which has long served as a rock of stability for the downtown. There are new eateries. In the warmer months, a small farmer’s market takes center stage in the middle of town.

Farmingdale’s commerce zone has become what planners call a “destination downtown.” It’s busy.

 A mixed-use development is now under construction in Baldwin, and Valley Stream officials are steadily moving toward smart-growth development, including bike lanes for the community after a series of accidents involving pedestrians. Bike lanes are another key component of smart growth, because bikes help reduce the use of cars, and, as a result, traffic.

So do trains and buses. That’s why smart-growth developments are often built near train stations and bus depots. It’s called transit-oriented development.

Vision Long Island, a 20-year-old nonprofit organization committed to bringing mixed-use development to communities across the Island, recently held its annual Smart Growth Summit in Woodbury. The seminar brought together many of the region’s top community planners and elected officials. A theme emerged: Long Islanders need to rethink their downtowns.

No, we needn’t remake entire communities. We don’t need –– nor do we want –– skyscrapers spread across the county, in what would amount to an extension of New York City. The single-family house should remain the county’s mainstay.

On the other hand, we mustn’t be so fearful of change that we become paralyzed and do nothing. Remaking our downtowns to ensure that they work for everyone — merchants and residents alike –– isn’t a slippery slope toward the Queensification of Nassau. Rather, it should be thought of as a major step toward ensuring the long-term economic viability of the county, while maintaining the suburban character of our local communities.

Think of the places where Long Islanders most want to live –– Long Beach, Rockville Centre, Huntington, Port Jefferson. All of them incorporate mixed-use development principles into their downtowns.

Shouldn’t the rest of our communities?