The Ronkonkoma Hub Transit-Oriented Development (TOD) area consists of approximately 53.73 acres in the Hamlet of Ronkonkoma, and is generally bounded by Union Avenue on the north, Village Plaza Drive on the east, the Long Island Rail Road (LIRR) tracks (Ronkonkoma Branch) on the south, and Garrity Avenue, Hawkins Avenue, and Ronkonkoma Avenue on the west.

In 2007, the Town embarked upon a multi-phased planning study, known as the "Ronkonkoma Hub Transit-Oriented Planning Study" (hereinafter the "Ronkonkoma Hub Planning Study"), aimed at revitalizing a multi-block area around the "Ronkonkoma Hub," which is one of the busiest stations in the LIRR system. The area immediately surrounding the train station consists of numerous vacant/unoccupied parcels and/or structures that have a deteriorated or run-down appearance, local businesses, and large surface parking lots, some of which are located along Railroad Avenue, east and west of the existing train station.

The goal of the Ronkonkoma Hub Planning Study was to develop a vision for compact, mixed-use redevelopment of underutilized land that supports and expands on the high passenger volume in, and recent improvements made to, the Ronkonkoma train station. The desired outcome of the planning study was a long-term development strategy that established clear and predictable guidance for the revitalization of the blighted, vacant, and/or underutilized parcels in the Ronkonkoma Hub.

Key goals of the Ronkonkoma Hub Planning Study included:

Phase 1 of the Ronkonkoma Hub Planning Study, completed in April 2008, focused on documenting the existing conditions of an approximately 181±-acre study area, including analysis of existing zoning, multifamily housing demand, parking, building space, and transportation infrastructure, as well as the creation of goals and objectives and preliminary analysis of the development potential for priority development sites. The study area was generally bounded by the LIRR train line on the south, Expressway Drive on the north, Bay Avenue on the west, and Babcock Avenue on the east.

Phase 2 of the Ronkonkoma Hub Planning Study, completed in March 2009, built upon the work completed in Phase 1 and generated a long-term vision and implementation strategy aimed at providing guidance for potential future development around the LIRR Ronkonkoma station.

The implementation phase, or Phase 3, of the Ronkonkoma Hub Planning Study incorporated the principles of the aforesaid planning process, but eliminated the single-family residential areas from the study area and, thus, from any proposed zoning changes or development modifications. As part of the implementation strategy, a proposed Land Use and Implementation Plan was prepared.

Based upon the results of Phases 1 and 2 of the visioning and planning process conducted from 2007 to 2009, as described above, a 53.73±-acre area (which did not include the existing single-family residential communities in the aforesaid study area) was selected to be considered for rezoning and redevelopment, as identified in the proposed Land Use and Implementation Plan.

This 53.73±-acre area was identified for potential rezoning and redevelopment mostly because it includes parcels located on key "gateway" roadways serving the train station (Railroad Avenue, Hawkins Avenue, and Mill Road), where higher-density, mixed-use development would be most appropriate.

Promoting economic development opportunities;

Encouraging the efficient use of land;

Encouraging land uses that complement existing surrounding uses and better utilize existing public transit infrastructure at the train station;

Encouraging building reuse and "infill" to create higher densities;

Encouraging a pedestrian-friendly environment, as well as pedestrian-oriented commercial enterprises and consumer services that do not rely on automobile traffic to attract consumers;

Encouraging flexibility and consistent high quality in site and architectural design;

Facilitating new development, as well as redevelopment of existing vacant/unoccupied parcels, that increases the area's marketability and enhances the tax base; and

Facilitating development of a compact, mixed-use, self-sufficient community that fosters a "sense of place" and serves the diverse needs of workers, visitors, and residents.

The entirety of Town Law § 261-b (relating to incentive zoning);

Town Law § 261-c (relating to planned unit development zoning districts) to the extent that such section requires that certain land uses be provided for through "planned unit development district regulations";

Town Law § 262 (relating to zoning districts) to the extent that such section requires that regulations within a zoning district be uniform for each class or kind of buildings throughout such district;

Town Law § 263 (relating to Comprehensive Plans and zoning purposes) to the extent that the zoning purposes therein are inconsistent with the planning goals and principles underlying the aforesaid Urban Renewal Plan for the Ronkonkoma Hub, the aforesaid Ronkonkoma Hub Transit-Oriented Development Land Use and Implementation Plan, and/or this article;

Town Law § 269 (relating to zoning law conflicts) to the extent that such section provides that regulations made under authority of Article 16 of the Town Law, which impose greater or higher dimensional requirements, shall govern over standards required in any other statute or local law, ordinance or regulation;

Town Law § 270 (relating to an official Town map) to the extent that such section provides that such map shall be final and conclusive with respect to the location and width of streets and highways, drainage systems, and the location of parks shown thereon;

The entirety of Town Law § 272-a (relating to Town Comprehensive Plans);

Town Law § 273 (relating to Official Maps and changes thereto) to the extent that such section requires change or addition to the Town's Official Map so as to lay out new streets, highways, drainage systems, or parks, or to widen or close existing streets, highways, drainage systems, or parks, provides that changes or additions to the Town's Official Map shall be deemed to be final and conclusive with respect to the location of streets, highways, drainage systems, and parks shown thereon, and provides that the layout, widening or closing, or approval of the layout, widening, or closing, of streets, highways, drainage systems, or parks by the Town Board or the Town Superintendent of Highways shall be deemed to be an addition or change of the Town's Official Map and subject to the provisions of Article 16 of the Town Law with regard to such additions or changes;

Subsections 2(a) and 6 of Town Law § 274-a (relating to site plan review and approval) to the extent that such subsections limit required site plan elements to those included in a zoning ordinance or local law authorizing the review, approval, or disapproval of site plans, authorize the Board reviewing site plans to require a park or parks suitably located for playground or other purposes before approving a site plan containing residential units, and authorize the Board reviewing site plans to require a sum of money in lieu of such park or parks; and

The entirety of Subdivision 1 of Town Law § 280-a (relating to permits for buildings not on improved mapped streets).

The development of any lands within the Ronkonkoma Hub TOD District shall require the submission of a site plan application that conforms to the requirements of the Regulating Plan, and is subject to Planning Board site plan approval.

The minimum lot area requirement for any site plan application shall be 10 acres, except that such minimum lot area requirement shall not apply to amendments of prior site plans that have previously received site plan approval(s) pursuant to this article.

Any resolution of approval or conditional approval issued by the Planning Board shall be subject to the applicant obtaining all approvals, licenses and/or permits required from other governmental agencies having jurisdiction of the proposed development. As a condition of approval, the applicant may be required to file appropriate legal documentation as the Planning Board determines necessary to provide for and ensure the continued proper future maintenance, use and ownership responsibility for civic spaces, facilities, utilities and services both in connection with site plan approval and in relation to the planned development of the area as a whole. Such documentation shall be acceptable to the Town Attorney in form and substance.