Town of Islip Industrial Corridor District Study and Zoning Code Amendments

Project Location: Veterans Memorial Highway, Ronkonkoma, Holbrook, NY
Client: Town of Islip

NPV prepared a planning analysis for the Town of Islip for the Industrial Corridor Zoning District, the boundary of which includes most properties along Veteran’s Memorial Highway between the Connetquot River and Sunrise Highway. The goal of the study was to identify implementation measures to promote high quality development and redevelopment within the ICD Zoning District; expand on the successes of the Long Island-MacArthur Airport and Transit Oriented Development (TOD) near Ronkonkoma Railroad Station; and to enhance the area’s success as a premiere industrial/office district. The study identified a suitable mix of land uses that supplement those uses permitted in the district based on economic demand, land use compatibility, professional planning and design practices, and consistency with the overall legislative intent of the ICD zone which is to maximize facilities which attract high wage employment through a mix of office and industrial uses, with an appropriate amount of services.

This land use and zoning study specifically evaluated the suitability of establishing limited retail, dining, and business and personal service uses that would support the area’s office and industrial facilities, Long Island-MacArthur Airport, the local workforce and Islip residents. The study also focused on the creation of retail nodes at signalized intersections which could support retail/restaurant use without an industrial component and incorporated language into the Town Zoning Code to foster the establishment of these nodes. Dimensional zoning standards were also assessed to ensure that future land uses, and the design of each new development would be compatible with the existing uses within the district and adjacent residential neighborhoods, and continue to advance the overall spirit and goals of the ICD District. Targeted stakeholder interviews were conducted, and two public meetings were held to receive input from the community. This study also identified opportunities for visual enhancements, the use of green stormwater infrastructure, connection to existing and proposed wastewater facilities, and provided action-oriented recommendations strategies to achieve improvements along the corridor.

Based upon the recommendations of the study, NPV collaborated with Town of Islip planners to prepare amendments the ICD District and related sections of the Zoning Code to allow implementation of retail nodes in an appropriate fashion. The Study and Zoning Code Amendments were adopted by the Town Board in November of 2017 and successful redevelopment projects have been implemented as a result of these code amendments.

Relevant Project Components:

  • Land Use/Zoning Analysis
  • Land Use Plans
  • Zoning Code Preparation
  • Public Outreach
  • GIS Mapping & Analysis
  • Design Guidelines