Zoning is the primary mechanism that the Town of Brookhaven has at its disposal for implementing its land use planning goals. Through the power of zoning, the Town is able to enhance controls over growth; minimize sprawl; protect and revitalize the character of the Town’s communities; improve aesthetic quality; improve economic development in business districts; seek a proper balance of essential land uses such as affordable housing; provide and maintain and preserve open space and important natural resources; and protect and enhance the character of the Town’s neighborhoods and communities.

The proposed changes to the Zoning Code have been created in order to address a number of shortcomings of the existing Code which have become increasingly more evident over recent years in relation to development that has occurred in the Montauk Highway Corridor in Shirley and Mastic. Many portions of the current Zoning Code have remained unchanged or little changed since it was first adopted approximately 65 years ago and, consequently, many of  the requirements that apply to commercial and industrial development applications at this time do not reflect modern planning concepts.

The proposed amendments to the J Business 6 District Law address a variety of important land use issues by protecting the Town against commercial sprawl and directing new commercial development to existing business centers and traditional downtown areas, as well as ensuring the adequacy of aesthetic design, buffering, parking requirements, sewage treatment, and other aspects of non-residential development by means of updated design standards. Additionally, the revisions are expected to provide a greater amount of control to the Town Board over the planning and zoning decisions and allow more opportunity for public input into the process, while also bringing clarity to what landowners are permitted to do with their property. Overall, the Town’s long-range goal is to provide a more effective zoning framework which is consistent with recommendations that have evolved from the 2004 Montauk Highway Corridor Study and Land Use Plan, thereby protecting and, to a certain degree, revitalizing the character of the Mastic/Shirley communities.

The proposed zoning actions within the Mastic/Shirley Montauk Highway Corridor will include changes to the Town’s Zone Map. These changes consist of rezoning three areas along and adjacent to Montauk Highway into the new J-6 Business Districts in order to create three separate Main Street Districts; creating “transitional areas” zoned “J” Business between the proposed Main Street Districts; and changing residential land use to incorporate multi-family residential (MF-PRC Zoning) land uses within Main Street Districts along the corridor. Additionally, a residential zone change from an A District to a D District would be implemented along Titmus Drive, and Mastic Boulevard East (between Aletta Place and Versa Place) to coincide with proposed improvements along that roadway, including a new interchange with Sunrise Highway. Furthermore, proposed changes in zoning will affect the existing zoning of Aletta Place and Versa Place (between Montauk Highway and Mastic Boulevard East) where the current A District will be rezoned to a D district. Moreover, the same rezoning will apply to property north of the proposed Multi-Family District proposed along the north side of McGraw Street between Grand Avenue and the Southport Shopping Center.