Village of Old Westbury Land Use and Zoning Study Village of Old Westbury Land Use and Zoning Study PREPARED FOR Incorporated Village of Old Westbury 1 Store Hill Road Old Westbury, NY 11568 516.626.0800 PREPARED BY VHB Engineering, Surveying, Landscape Architecture and Geology, P.C. 100 Motor Parkway, Suite 350 Hauppauge, NY 11788 631.787.3400 February 2021 Village of Old Westbury Land Use and Zoning Study Table of Contents Executive Summary ....................................................................................... i 1 Introduction................................................................................................. 1 1.1 Overview ............................................................................................................................ 1 1.2 Historical Planning, Zoning and Development Context........................................... 2 1.2.1 Regional Context ................................................................................................. 5 1.3 Goals and Objectives ....................................................................................................... 8 1.4 Methodology .................................................................................................................... 8 2 Inventory and Analysis of Existing Conditions................................................. 9 2.1 Land Use, Zoning and Community Character ............................................................ 9 2.1.1 Land Use ............................................................................................................... 9 2.1.2 Zoning .................................................................................................................12 2.1.3 Community Character ......................................................................................19 2.2 Demographics, Housing and Fiscal Conditions .......................................................19 2.2.1 Po p ula tio n Tr ends .............................................................................................19 2.2.2 Ho us ing Tr end s .................................................................................................20 2.2.3 Fiscal Trends .......................................................................................................22 2.3 Natural, Cultural and Historic Resources...................................................................23 2.3.1 Natural Resources .............................................................................................23 2.4 Aesthetics.........................................................................................................................29 2.4.1 Street Trees and Vegetative Buffers ..............................................................30 2.4.2 Aesthetics Analysis............................................................................................31 2.5 Traffic, Parking and Public Transportation................................................................36 2.5.1 Roadway Conditions.........................................................................................36 2.6 Utilities and Infrastructure............................................................................................38 2.6.1 Water Supply......................................................................................................38 2.6.2 Sanitary Sewer System .....................................................................................39 2.7 Community Facilities and Services .............................................................................41 2.7.1 Police Protection ...............................................................................................41 2.7.2 Fire Protection and Ambulance Services......................................................41 2.7.3 Educational Facilities ........................................................................................43 2.7.4 Public Parks, Recreational Facilities and Open Spaces ..............................43 2.8 Co nclus io ns .....................................................................................................................44 3 Recommendations ...................................................................................... 45 3.1 Zoning ..............................................................................................................................50 Table of Contents Village of Old Westbury Land Use and Zoning Study 4 Implementation.......................................................................................... 51 4.1 Draft Zoning Amendments ..........................................................................................51 4.2 Fiscal Impact Analysis ....................................................................................................52 4.3 Environmental Quality Review.....................................................................................52 4.4 Adoption of the Study, Zoning Amendments and Design Guidelines................53 4.5 Consider Proposals to Rezone Opportunity Sites ...................................................53 Table of Contents Village of Old Westbury Land Use and Zoning Study List of Tables Table No. Des cript ion Page Table 1 Existing and Proposed/Under Construction Age-Restricted Housing in Nassau County ...................................................................................................................................... 6 Table 2 Breakdown of Land Use Areas ..........................................................................................12 Table 3 Zoning Regulations .............................................................................................................15 Table 4 Population Growth (2000-2018) .......................................................................................19 Table 5 Median Age and Share of Population Age 55+ (2000-2018) .....................................20 Table 6 Units in Structure (Housing Type) ....................................................................................21 Table 7 Historic Resources ...............................................................................................................26 Table of Contents Village of Old Westbury Land Use and Zoning Study List of Figures Figure No. Des cript ion Page Figure 1 Village Overview ............................................................................................ 3 Figure 2 Age-Restricted Housing in Nassau County.......................................................... 7 Figure 3 Existing Land Use ......................................................................................... 11 Figure 4 Village Zoning Map ...................................................................................... 14 Figure 5 Historic Resources ....................................................................................... 28 Figure 6 Nassau County Sewer District No. 3 ................................................................ 40 Figure 7 Community Facilities and Services .................................................................. 42 Figure 8 Opportunity Sites......................................................................................... 49 Table of Contents Executive Summary The Village of Old Westbury is a located in the northern portion of Nassau County, New York. Spanning 8.6 square miles, and home to approximately 4,700 residents, Old Westbury is a low density, predominantly single-family residential community. Large estates and single-family residences are interspersed with recreational, open space (golf courses, equestrian facilities, and Old Westbury Gardens), and institutional (SUNY Old Westbury, LIU Post, NYIT, Wheatley and Westbury High School and religious) uses. Despite these assets, a key issue facing the Village and the Long Island region is a lack of diversified housing options, including housing for empty-nesters looking to downsize from single-family homes. In response to the growing demand for more housing options, the Village initiated a planning study aimed at identifying potential amendments to the Village Zoning Code necessary to provide opportunities for additional housing options not currently permitted by the Zoning Code, in a manner that is consistent and compatible with existing development and the picturesque character of Old Westbury. As part of this process, the Village evaluated its existing land use and zoning regulations, changes in demographics and economic conditions, and the potential availability of strategically situated parcels that may be appropriate and suitable for redevelopment with uses that address the Village’s housing needs. The result of the planning study is a set of recommended amendments to the Village’s land use and zoning regulations to facilitate the uses desired by the Village. Goals and Objectives In undertaking this study, the Village established the following guiding principles: › Protect the community character of Old Westbury › Diversify housing options, including housing for empty-nesters and those seeking to downsize while remaining in the Village › Stabilize the Village tax base The objectives of the Study are as follows: › Recommend amendments to the Zoning Code and Map that would allow for a wider range of residential uses in the Village, including luxury senior housing › Evaluate the likely impacts of such recommended actions as compared to the expected benefits