The Village of Sea Cliff started the process of revamping its zoning regulations and provided residents with an update on Sept. 29 about the work that has been done over the past few months, as well as what they can expect moving forward.
Dozens of Sea Cliff residents attended the first of two public workshops to inform and gather feedback from the public about proposed changes in zoning. Mayor Elena Villafane described the public workshop as “the first of several public outreaches where we will give you an idea of where we have started, where we are right now.”
State legislation requires that zoning be undertaken in accordance with a Comprehensive Plan. The last comprehensive update of the village’s Zoning Regulations was conducted in 1979, a few years after the previous Village Master Plan was adopted in 1970.
Villafane emphasized that “no decisions,” regarding zoning changes “have been made at this point.” The goal of the zoning overhaul is to address and guide new development as well as redevelopment in an environmentally sustainable manner, reflecting the vision and values expressed in the most recent Comprehensive Plan.
“We are here to seek your information, your thoughts and your guidance.” Villafane added. In September 2023, over 50 years after the previous Plan, the Board of Trustees unanimously adopted a new comprehensive plan.
The 12th and final chapter of the 187-page plan focuses on providing the policy foundation for future zoning changes, presenting a proposed future land use map, major zoning recommendations, and recommendations for implementing future changes.
The project is funded through the State Smart Growth program, which promotes principles of smart growth planning, such as promoting mixed-use neighborhoods and a mix of housing types, encouraging compact growth where infrastructure is available, and preserving open space and natural resources.
The Zoning Advisory Committee; a 13-member committee made up of village residents from different neighborhoods; the Village Board of Trustees, Village Staff, residents, business and property owners are the major stakeholders in the zoning overhaul.
Frank Fish, firm partner at BFJ Planning, covered the nature of the project, places where residents can share their input, definitions of zoning, the village’s existing zoning code and recommendations from the comprehensive plan.
“There's no specific project that we're looking at,” he explained. “We're really basing it on the policies and recommendations that are in the comprehensive plan.” Fish emphasized that the goal is “to make life, hopefully very reasonable and don't affect people unnecessarily in zoning.”
BFJ Planning is a consulting firm that assists planning, urban design, environmental analysis, real estate, and transportation. It is one of the three consultants for the village on the zoning overhaul alongside Urbanomics and the CSA Group.
While nothing is set, Project Manager with BFJ Planning Silvia Del Fava did highlight areas being looked at. Beginning with the Glen Cove Avenue Corridor, Fava identified that mixed-use buildings are not allowed as a principal use along Glen Cove Avenue, causing inconsistencies in the visual environment and existing sidewalks.
The proposed zoning recommendations, Fava said, would allow mixed-use buildings a principal permitted use as well as residential-only buildings by Special Permit–except on corner lots. She also suggested raising the maximum building height from 35 feet to 38 feet in addition to several other recommendations.
Another issue Fava pointed out was the significant presence of small lots not conforming to existing zoning, which could potentially create septic and stormwater management issues.
The proposed changes, according to Fava, are to add a sliding scale for maximum lot coverage and make side and rear yards that correspond to actual lot size and a green space requirement. She also recommended considering regulations to increase mandates for on-site stormwater retention and encouraging the installation of modern septic systems.
The village’s current zoning code does not regulate accessory dwelling units, defined as a secondary residential unit that provides complete independent living facilities for one or more people, including a kitchen and bathroom, located on a lot with an existing primary residence.
To expand housing options, Fava recommended to allow ADU’s by special permit which includes requirements such as the owner living on site, a minimum lot size of 10,000 square feet and the maximum size being 30 percent of the house. Fava recommended that Sea Cliff adopt the Long Island Workforce Housing provision, which would require new developments to include affordable units for households earning up to 80 percent of the area median income and other zoning changes were discussed.
“We know that this is just the beginning of the conversation,” Suzanne Goldberg, a senior planner at BFJ Planning said. “As we move along in the process, we want to continue to hear from you, continue to get feedback.”
Following the presentation around a dozen residents participated in the public comment portion of the meeting, questioning the board and members from BFJ Planning on issues such as ADU’s, impact on local churches and other older buildings in the village as well as highlighting their concerns for the board and Sea Cliff Zoning Advisory Committee to consider.
The next steps will be drafting a zoning code and map followed by a second public workshop in December, though a specific date and location was not announced. There will also be a public hearing in “late winter,” according to Fish, followed by a rigorous environmental review with the goal of a final vote on the new code by the Board of Trustees next spring.
All updates on the progress of the zoning code overhaul are posted on the project’s website, SeaCliffZoningUpdate.com.
Reflecting on the meeting, Villafane said she was “gratified to see how many people” attended the workshop, adding that she was pleased with “how engaged the community was,” praising her residents’ willingness to discuss an issue that she conceded could be "contentious."
“They're willing to think about it, talk about it,” she said. “It's a big process. It has a lot of impact on the village.”
