NOTE: As with most Internet polls, this poll is not balanced against a weighted sample. There is no statistical accuracy relating to any specific demographic of poll takers. Anyone can take this poll and the Northender collects no data about the respondents.
Contact:
Matthew Meng 516-606-8053 (cell); 516-922-9235, East Norwich Civic Association
Kyle Rabin 516-922-6666 (office); 516-922-8066 (cell), Friends of the Bay
AVALON DISREGARDS THE VOICE OF THE COMMUNITY AND
AGAIN REFUSES TO ACCEPT ZONING LAWS IN REVIVING PLANS FOR SUPER-HIGH-DENSITY RENTAL COMPLEX
50% OF THE ORIGINAL, STILL 100% WRONG
AvalonBay, a publicly-listed national real estate developer, is poised to file another application with the Town of Oyster Bay for a 150-unit super-high-density rental complex at the former Hallock Chevrolet site in Oyster Bay. While the application has not been formally submitted, Avalon’s website for the proposed complex confirmed its intention to construct a 150-unit 4-story rental complex on the 5-acre site. Based on the Town’s highest permitted density for this form of housing, the maximum number of units for a properly zoned 5-acre site would be 80, with maximum building heights of no more than 2-stories. After careful review of the information on Avalon’s website, the Coalition to STOP AVALON has concluded that virtually every concern expressed with regard to Avalon’s first proposal remains, including adverse impacts on the local environment, the precedent setting nature for additional comparable development, and the fact that the proposed super-high-density complex is wholly inappropriate for the site and completely inconsistent with the scale and character of Oyster Bay-East Norwich and neighboring communities.
After stating 2 years ago that a complex much less than 300 units was not economically viable, Avalon withdrew its application in July in response to Town Supervisor Venditto’s public expression that the proposal was “…so widely unacceptable…”, but then purchased the site in August for $8.68 million.
Avalon’s proposed 30 units/acre is nearly double the Town’s maximum density of 16 units/acre for this form of multifamily zoning. In addition, the proposed 4-story building is double the Town’s applicable maximum building height of 2-stories. According to one of the reports on the Avalon website, the complex would carry monthly rentals of $1,650 (studio), $2,400 (1-bedroom), and $3,000 (2-bedroom). The report also indicates that 15 units will be reserved for rental to senior citizens, but at no discount. The website advises that another 15 units would be rented for “next generation” housing (generally, for lower income renters), but this has not been confirmed.
“It may be 50% of the original proposal, but it is still 100% wrong for Oyster Bay-East Norwich”, says Kyle Rabin, Executive Director of Friends of the Bay. “Among other things, it is wrong for our local environmental resources, including our Oyster Bay-Cold Spring Harbor estuary, widely recognized as a vital natural, economic, cultural, and recreational resource. The Town, as the lead agency under the State Environmental Quality Review Act (“SEQRA”), can require Avalon to provide a cumulative impact analysis of this project in conjunction with other development that is proposed and pending. SEQRA also requires that a project’s growth-inducing impacts and precedent-setting effects be evaluated. In promoting responsible development and land use planning, Friends of the Bay continues to urge the Town to implement a comprehensive smart growth plan for the Hamlet (rooted in watershed protection) in order to make clear that such similar “dumb growth” development has no place in this community.” (In a letter to Avalon of September 14, 2006, Friends of the Bay shared its concerns regarding the new proposal. A copy of this letter is available upon request.)
“Avalon is clearly ignoring the booming voices in opposition already expressed by Oyster Bay-East Norwich and neighboring communities”, says Matthew Meng, President of the East Norwich Civic Association.
“TRUST ME!” says Avalon
(See accompanying Information Sheet and 1-Page Graphic- also available in PDF format.)
PRECEDENT FOR OYSTER BAY-EAST NORWICH
Avalon claims that the development will not require a new Town-wide zoning classification. However, to meet its 150-unit 4-story building objective Avalon will have to seek something almost as unprecedented (the Town’s applicable maximum would provide for a total of only 80 units with maximum building heights of no more than 2-stories):
(1) Changing the current zoning of the property from “light industrial/general business” (permitting uses such as light manufacturing, office space, and warehouses, with potential special permission granted for uses such as supermarkets and other retail sales) to “multifamily residential”, and
(2) Nearly doubling the maximum density permitted for this form of residential use from 16 units/acre to 30 units/acre, as well as doubling the maximum permitted building height from 2-stories to 4-stories.
Even without a new Town-wide zoning classification, Avalon’s proposed changes would set a legal precedent in Oyster Bay-East Norwich that Avalon or other developers could rely on to build other similar super-high-density complexes, resulting in a cumulative burden to the environment (including the estuary’s water quality), infrastructure, and daily life of Oyster Bay-East Norwich and neighboring communities that will be irreversible.
NOT COMPARABLE TO OTHER AREA DEVELOPMENT
Avalon compares the proposed complex (4-stories, at 30 units/acre) to Norwich-Gate (the rental complex built nearly 25 years ago just up the road across from Stop and Shop). However, Norwich-Gate’s 2-story garden apartments were constructed on 29 acres at a much lower density of only 12 units/acre. Other 2-story garden apartment style improvements in the community include Lexington Estates (behind Hess), with a density of less than 15 units/acre, and Top of the Harbor (on Lexington Avenue across from the Roosevelt School), at approx. 16 units/acre. As recently as 2001, the Town completed a comprehensive review of the zoning code and determined 16 units/acre to be responsible multifamily density for the Township.
REFUSAL TO COMPLY WITH MAXIMUM DENSITY IN OYSTER BAY-EAST NORWICH
Avalon currently has several other complexes on Long Island under review. In 3 recent examples, Avalon has agreed to build within or well under the applicable maximum density per acre (Plainview- 160 units on 10 acres, consistent with the Town’s maximum density of 16 units/acre; Coram- 200 units on 41 acres, less than 5 units/acre; and Yaphank- 340 units on 172 acres, less than 2 units/acre). Why does Avalon refuse to adhere to the zoning laws here in Oyster Bay, continue to force their proposal on a community that clearly does not want it, and insist on jamming a complex into a location that is wholly inappropriate for such use?
DISREGARDS SEWER DISTRICT
Despite repeated statements by the Oyster Bay Sewer District that there is only enough wastewater capacity for only approx. 85 units at the site (and even less units with certain amenities, such as the swimming pool included in Avalon’s proposal), Avalon continues to insist that its proposed complex will have negligible impact on the Sewer District’s capacity. In seeking to discredit the Sewer District, Avalon holds out its own study, based on figures for a resident population not remotely comparable to that expected here, collected during the winter months, a time when the levels of wastewater are lowest.
NOT SMART GROWTH NOR BENEFICIAL TO DOWNTOWN
By proposing a bus to the downtown, Avalon acknowledges that the complex is not within walking distance to the hamlet and wholly inconsistent with the major principles of “smart growth” development. Instead, the complex will foster greater reliance on cars, adding to an already overburdened and dangerous traffic pattern, as well as to what has been the major issue plaguing the downtown’s revitalization for the last 25 years- parking. Avalon’s residents will likely drive in the other direction, away from downtown, offering very little benefit to local businesses.
QUALITY OF LIFE
Avalon insists that such super-high-density housing is in demand because “…a large percentage of Long Islanders are thinking about leaving Long Island based on the cost of living”. In contrast to Avalon’s assertions, Newsday recently published several articles indicating that the reasons people leave Long Island are not so simple. In fact, the poorer “quality of life” so often referenced as a primary reason for departure is precisely what Avalon’s super-high-density complex will intensify. As expressed in one Newsday article, “While the IRS data show that many families are indeed leaving Long Island, …motivations to do so are often more complex than a simple analysis of, say, housing costs. Families say they also seek less crowds, bigger homes and an intangible “quality of life” they believe is no longer available on Long Island.” Unlike so many other places, Oyster Bay-East Norwich has maintained its small town feel, quality of life, and environmental resources, but how long will it last if Avalon steamrolls through town?
INCONSISTENT WITH HAMLET PLAN
Avalon contends that such super-high-density development conforms to Oyster Bay’s Hamlet Plan. In fact, the plan’s stated goal with regard to “Future Development/Redevelopment” seeks “…development and redevelopment which is consistent with the current scale and historic character of the community…” Avalon’s complex consistent with scale and character? C’mon! Further, as part of the plan’s “Housing” section, it encourages mixed use downtown housing to support the vitality of the hamlet and offering “…moderately priced rental units for households which will provide an option prior to homeownership.” Avalon’s proposed complex is well outside downtown and, at monthly rents of $1,650-$3,000, can’t be considered “moderately priced”.
WOLF IN SHEEP’S CLOTHING
Avalon suggests that its consultant (Cameron Engineering) is considering forms of construction that may result in energy and environmental efficiency, and that it may consider funding some local environmental improvements. While every project should seek ways to meet its goals in a manner least burdensome to the environment, that one consideration on the part of a property owner cannot and should not mask the true nature of a development and its overwhelming negative impact on a community. As has been stated many times, “A wolf in sheep’s clothing is still a wolf!”.
