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Tag: transit-oriented development

  • 2025’s greatest hits in Long Island real estate and development | Long Island Business News

    In Brief:
    • Wegmans, Trader Joe’s and national restaurant chains made major Long Island moves in 2025.
    • Large-scale residential and transit-oriented developments advanced in Patchogue, Westbury and East Northport.
    • Pickleball facilities and experiential retail continued expanding across former big-box spaces.
    • Rising construction costs, financing pressure and approvals slowed some development activity.

    While this year saw interest rates level off slightly from the nearly 7 percent average from the previous year, 2025 still presented a slew of obstacles for Long Island’s real estate and development industry.

    Tariffs on building materials and other products, hiring issues and the ever-present opposition to development projects were challenges to overcome this year. In addition, continued low inventory and soaring home prices plagued the residential market, cutting into sales activity and highlighting the need for more housing.

    Nevertheless, the region saw progress on some major development projects and some big deals in commercial real estate and the retail sector, with many new businesses planning or opening their first Long Island locations.

    As always, LIBN covered it all, reporting on some of the biggest business stories of the year.

    The new Wegmans store in Lake Grove. / Courtesy of Wegmans

    After eyeing Long Island for more than a decade, Wegmans finally opened its first supermarket here. Casanova, the chain’s animatronic rooster, began welcoming customers in February to the freshly minted 101,000-square-foot store at 3270 Middle Country in Lake Grove.

    Though the new Lake Grove store is the chain’s first on Long Island, it won’t be its last. Brokers say Wegmans is planning to eventually have three or four locations here; the company is actively pursuing sites and properties that can accommodate its 100,000-square-foot supermarkets.

    After opening those New York City stores, Wegmans finally secured a Long Island foothold in 2023 when it closed on its purchase of the 8.5-acre Lake Grove development site. The grocery chain paid Prestige Properties & Development, owner of DSW Plaza, $15.3 million for the property.

    Also in the supermarket space, LIBN was first to report that national grocery chain Trader Joe’s planned to develop a sprawling warehouse and distribution complex at the 66-acre former CA site in Islandia, which it purchased in August for $118.5 million.

    The Monrovia, Calif.-based supermarket chain’s Islandia distribution complex will total 921,000 square feet, which will be one of the largest single-user industrial properties on Long Island. And based on the staffing at the company’s other larger distribution centers, the Islandia hub could create as many as 800 jobs. The project will also open the door for the chain to expand its area retail footprint and add to its seven stores already on Long Island.

    In other retail news, LIBN broke the story that Rite Aid had missed rent payments in April, foretelling the chain closing all of its Long Island locations. The eventual Rite Aid closings announcement in May came as little surprise to Long Island landlords, as the struggling chain has closed several stores over the last few years and just 13 remained here.

    After emerging from bankruptcy in Sept. 2024, the formerly publicly traded corporation went private while cutting $2 billion in debt and adding $2.5 billion in exit financing. Rite Aid, which had more than 4,000 stores nationwide 30 years ago, has also slimmed its footprint and was down to about 1,400 stores as of Q3 2024, according to its website.

    And while Rite Aid is no longer, several new chains either opened or planned for their first Long Island locations this year. Prolific franchise firm Doherty Enterprises, which owns and operates Applebee’s and Panera Bread among others, will soon be opening the Island’s first Jinya Ramen Bar in Lake Grove with another to follow in Massapequa Park. Florida-based Mexican restaurant chain Rocco’s Tacos & Tequila Bar opened a 5,500-square-foot restaurant at Walt Whitman Shops this month, its first on Long Island.

    Dave’s Hot Chicken, the chain’s first here, opened a 2,555-square-foot eatery in the Parkway Plaza shopping center at 207 Glen Cove Road in Carle Place. The Froccaros, Long Island’s first family of franchisees, plan on eventually opening 14 Dave’s Hot Chicken locations—seven on Long Island and seven in Queens.

    LIBN was first to report that Joe & The Juice, a global chain of juice bar cafés,

    has leased locations in Woodbury and Manhasset, where it will debut the concept here. The Denmark-based chain, which primarily offers coffee, juice, shakes and sandwiches, is in the midst of an aggressive expansion. The first Long Island location will be the 2,769-square-foot store in Woodbury Town Plaza at 8025 Jericho Turnpike in Woodbury, formerly the long-time home of Gabby’s Bagels and the company will also open a 2,249-square-foot eatery in the new Manhasset Row at 1579 Northern Blvd. in Manhasset. Both will open next year.

    Pickleball continued its march to open clubs and facilities across the area. The first Long Island location for fast-growing pickleball chain The Picklr opened this month. The 33,900-square-foot club opened at 231 Centereach Mall in Centereach, a space formerly occupied by a Big Lots store. It features 11 courts with sound-reducing matrix systems and performance lighting, as well as a pro shop, café, lounge and locker rooms. Pickleball Heaven opened a 55,700-square-foot pickleball complex at 645 National Blvd. in Medford, featuring 18 courts, a 2,500-square-foot pro shop and player lockers and a 60-foot bar with a full kitchen.

    On the development side, some major projects moved forward in 2025. LIBN was first to report on a $160 million luxury apartment project primed to transform a rundown section of Patchogue‘s downtown. Farmingdale-based Nord Development Group, led by Joseph Rossi and Peter Ferrandino, recently began construction on a two-building, 455,000-square-foot residential rental complex that will bring 262 apartments to a 4.08-acre site on West Main Street.

    The development called Carriage House will create two five-story buildings bisected by the northern end of the Patchogue River. The plan includes a reclamation of the waterway and a new riverwalk and park area spanning 32,570 square feet. The buildings also provide on-site parking for 410 cars on the ground level and a slew of amenities.

    MTA’s rendering of the proposed $100M TOD at the Westbury LIRR station. / Courtesy of MTA

    LIBN also exclusively reported on a new $97 million transit-oriented residential development in Westbury from Manhattan-based Alpine Residential. The project will bring 187 apartments to a 1.91-acre site across from the Westbury LIRR station. LIBN was also first to report on Manhattan-based Gotham Organization’s proposed $100 million mixed-use development on the former MTA parking lot at the Westbury LIRR station.

    The Westbury project will be the MTA’s first transit-oriented development on Long Island as part of its ongoing TOD campaign aimed at leveraging private investment to create housing opportunities on underutilized property at commuter train stations.

    Gotham plans to build a five-story, mixed-use building on 1.92 acres of an MTA-owned surface parking lot on Railroad Avenue. The plan would bring 157 apartments over 15,000 square feet of ground-level retail space to the now closed parking lot just south of the Westbury LIRR station, according to MTA documents.

    Other new developments that advanced this year included an $82 million project from Heatherwood Luxury Rentals called Heritage on Main, which will bring 165 apartments over 3,500 square feet of retail space to a 1.42-acre vacant site once occupied by a Sears store at 203-213 East Main St. The new five-story, 238,342-square-foot building will bring a mix of 52 studios, 80 one-bedroom and 33 two-bedroom market-rate apartments. Amenities at Heritage on Main will include a clubroom, fitness center, resident lounges and rooftop terrace with views of the Peconic River and beyond.

    Matinecock Court, an affordable limited-equity cooperative, is ready to welcome its first residents. / Photo by David Winzelberg

    Just before Thanksgiving, families began moving into the long-awaited Matinecock Court affordable development in East Northport. After more than 46 years in the making, the $97-million development, a partnership between D&F and Greenlawn-based Housing Help, the complex on 14.5 acres on the northwest corner of Elwood Road and Pulaski Road brings 146 residences in 17 two-story residential buildings consisting of 18 one-bedroom units, 89 two-bedroom units, 38 three-bedroom units and a two-bedroom unit for the superintendent. Eight of the units are reserved for individuals with developmental disabilities and five are set aside for veterans. The project includes a 2,500-square-foot community building with a fitness center, administrative offices and meeting areas for residents. It also has its own sewage treatment plant.

    Finally, in another LIBN exclusive, Taconic Capital closed on its $14 million purchase of a 13.3-acre development site next to Oheka Castle in Huntington, aimed at reviving a plan to develop a condominium project. The property, part of the Cold Spring Country Club, has been enmeshed with a controversial development plan for the last 17 years.

    Sources say Taconic is waiting to take over the castle property before it moves forward with a plan to build condos, possibly as many as 190. Taconic was granted a foreclosure judgment and was about to take over the property at a foreclosure sale scheduled for last August, when Gary Melius’ Oheka entity Kahn Property Owner filed for Chapter 11 on July 31 in a last-ditch effort to stop the foreclosure sale. The bankruptcy action automatically stayed the foreclosure proceedings, which are currently stalled.


    David Winzelberg

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  • Development projects set to position Long Island for a strong 2026 | Long Island Business News

    In Brief:
    • Industrial demand remains strong from pharmaceutical and home goods sectors.
    • Cold storage construction grows as e-commerce and food logistics expand.
    • Transit-oriented housing, casinos, and infrastructure projects expected to rise.
    • Financing challenges, high construction costs, and approvals may slow development.

    With 2025 soon in the rearview mirror, Long Island’s real estate and construction leaders are looking ahead to next year, and what trends will dominate the commercial landscape.

    MARIO ASARO: ‘I am having some discussions with key players to offer some interesting strategies to target some specialized tenants that might ensure these buildings are not sitting vacant in the coming years.’

    Certain industrial sectors have shown promising activity that will likely carry over into 2026. “The pharmaceutical industry here on Long Island continues to grow and absorb industrial inventory,” says Mario Asaro, president of Industry One Realty in Melville. “Other tenants buying industrial properties are home goods and improvement distribution companies.”

    However, new industrial inventory coming online may prevent vacancies from falling significantly. “There are a few projects in Melville and Bethpage that should get absorbed quickly because of their location,” Asaro says, “but what concerns me is additional large industrial buildings being built on speculation for lease only over the next 12-18 months.”

    In order to fill these vacancies, Asaro is focused on finding companies that make a good fit for these spaces, along with some creative approaches to leasing. “I am having some discussions with key players to offer some interesting strategies to target some specialized tenants that might ensure these buildings are not sitting vacant in the coming years.”

    Construction firms project the hot market for cold storage to continue after a booming 2025. “Across Long Island and the broader New York region, demand for cold storage is being driven by e-commerce, food logistics, and pharmaceutical distribution, and those needs remain steady,” says Michael Adler, director of business development for Aurora Contractors in Ronkonkoma. “With limited high-quality cold storage inventory in the market, we see a consistent pipeline ahead rather than a short-term cycle.”

    MICHAEL ADLER: ‘Many Long Island communities are prioritizing transit-oriented developments, condominiums, and market-rate apartments to expand housing options and support smart-growth planning around their downtowns.’

    The aging stock of existing cold storage facilities necessitate further development to meet the demand for space that is custom-tailored for activities such as e-commerce and grocery delivery, each of which have seen significant growth on Long Island. “The market still lacks sufficient modern, purpose-built facilities—many existing cold storage buildings are 20-plus years old and no longer meet the operational needs of today’s users,” says Dale Koch, principal at Bohler in Melville.

    There is already momentum in the sector, and firms have reason to believe more development activity is on the horizon. “The Trader Joe’s and Venture Park projects are exciting examples of the kinds of construction projects that the need for modern cold storage facilities has created,” says Stephen Hayduk, principal and chief engineer of Hayduk Engineering in Ronkonkoma, referring to projects currently under way in Islandia and Hauppauge. “Modernization of this type of infrastructure is good for the environment, and good for business.”

    Some firms foresee more activity in residential construction. “Many Long Island communities are prioritizing transit-oriented developments, condominiums, and market-rate apartments to expand housing options and support smart-growth planning around their downtowns,” Adler says.

    Increased casino and hospitality sector development on Long Island could also lead to more construction activity. “We’re closely watching the momentum around casino and gaming proposals,” says Adler. “These large-scale entertainment and hospitality projects carry significant potential for the region, and our experience within the gaming market sector and other highly technical developments positions us well to support them as they advance in the coming year.”

    STEPHEN HAYDUK: ‘The Trader Joe’s and Venture Park projects are exciting examples of the kinds of construction projects that the need for modern cold storage facilities has created.’

    In addition to housing, civil engineering and infrastructure projects are expected to keep firms busy, including Suffolk County’s sewer expansion, to which Hayduk Engineering has contributed design support. “Here on Long Island, we will also be handling site and civil design for the Mastic Beach Revitalization and other housing projects,” Hayduk says.

    Recent zoning initiatives mean more makeovers are on the way for Long Island’s retail landscape, driving the ‘de-malling’ trend into the new year. “We expect big box conversions to remain active, driven largely by ongoing efforts to reposition aging shopping centers across Long Island,” Koch says. “Commercial redevelopment zones—especially flexible floating zones like Brookhaven’s CRD—continue to incentivize this type of investment.”

    The growth of the region’s healthcare industry may also spur local development, and Koch believes Bohler is primed for meeting the coming demand. “Healthcare is another area where we’re seeing a clear uptick heading into 2026,” he says. “As major healthcare systems continue to merge, grow, and rethink their real estate strategies, our in-house survey team is helping them fully understand their existing assets and evaluate opportunities for repurposing.”

    Among the perennial obstacles that are believed to be impeding all types of development activity on Long Island, financing woes may tie up capital that could otherwise drive growth in the industrial real estate sector. “One major challenge is the wave of commercial mortgage-backed securities loan maturities hitting the market in 2026, which will put a lot of pressure on the industrial and flex building owners who can’t refinance at today’s higher rates,” explains Asaro. “Another continued concern is the high cost of construction… even with the scarcity of developable land, construction costs drive up the price of good potential development projects.”

    DALE KOCH: ‘We expect big box conversions to remain active, driven largely by ongoing efforts to reposition aging shopping centers across Long Island.’

    A complex and convoluted approval process for construction projects could continue to cause a slowdown in activity. “One of the ongoing challenges on Long Island is navigating the municipal approvals process, whether entitlements, site plan approvals, or zoning updates that help modernize long-standing requirements,” notes Adler. “These efforts require early coordination and close engagement with local agencies, and the timeline can be a real hurdle for developers, particularly in mixed-use and residential projects.”

    Even with surging demand, finding talent to support large-scale projects remains difficult. “Recruitment of experienced project managers in the current environment has been a challenge,” admits Hayduk.

    Despite the potential bumps in the road, industry leaders like Adler remain optimistic in their outlook. “When owners, design teams, and public officials collaborate early and often, we’ve seen that good projects can move forward in a way that benefits both the community and the long-term development goals of the region.”


    JARED SCOT, LIBN CONTRIBUTING WRITER

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  • Heatherwood seeks $160M from town in new federal lawsuit | Long Island Business News

    THE BLUEPRINT:

    • Heatherwood wins state court ruling on Hempstead zoning repeal
    • Developer files federal lawsuit seeking over $160M in damages
    • Town enacted and later rescinded TOD zoning near LIRR stations
    • Builders warn zoning reversal threatens future development

     

    After earning favorable rulings in State Supreme Court lawsuits it filed against the Town of Hempstead for killing its planned Inwood project, Heatherwood Communities is doubling down with a new federal lawsuit seeking more than $160 million in damages. 

    The new lawsuit is the latest salvo in the years-long battle between the developer and the town over Hempstead’s now-you-see-it, now-you-don’t zoning district that would have allowed Heatherwood to build its planned mixed-use, transit-oriented five-story building on a 5.3-acre site less than 100 feet from the Lawrence Long Island Rail Road station. 

    Street view of the proposed Inwood development site. / Courtesy of Heatherwood

    The Commack-based developer’s $154 million project would have brought 309 rental apartments over about 20,900 square feet of ground floor commercial space to the site on Lawrence Avenue between Wanser Avenue and Bayview Avenue that fit with the Transit-Oriented Development District zoning that Hempstead Town enacted in May 2019 for about 11.7 acres near the Lawrence LIRR station and about 9 acres near the Inwood LIRR station, allowing for the redevelopment of light industrial uses in the area to encourage a “mix of housing and commercial uses” that will “sustain vibrant flourishing hamlet centers,” according to the town’s zoning. The TOD District also required that 20 percent of the housing be priced as affordable, to which the Heatherwood plan conformed. 

    But instead of advancing Heatherwood’s application, the town enacted a building moratorium for the new Inwood and North Lawrence zoning areas in Sept. 2022 and extended it twice, with the town board citing concerns that the requisite environmental review to establish the new zoning districts, and previously accepted by the town, failed to take a “hard look” at potential negative impacts on infrastructure, transportation, public safety and special districts. 

    With its project stalled during the 20-month-long moratorium, Heatherwood took the town to court in Sept. 2024 seeking approval of the plan. Two months later, the town completely rescinded the TOD District zoning, citing a faulty public notification process when the zoning was being changed as the reason for scrapping it, prompting Heatherwood to file a subsequent lawsuit seeking to reverse the repeal of the zoning.   

    In June, State Supreme Court Judge Conrad Singer agreed with Heatherwood, ruling that the town’s repeal of the TOD District zoning is null and void, but while the judge denied the developer’s request to force the town to immediately greenlight the project, it also ordered the town to start processing the project application. 

    In July, the town filed its intent to appeal Singer’s decision that reversed its repeal of the TOD zoning but has yet to actually file that appeal.  

    Last week, Heatherwood filed a federal lawsuit against the Town of Hempstead and the town board seeking damages of more than $160 million in lost revenue from blocking the project. The lawsuit also added 10 unnamed individuals “presently unknown to the plaintiffs,” who “undertook actions and enacted policies to deprive plaintiffs of their constitutional rights.” 

    “The Town of Hempstead, which had passed the original rezoning on its own motion, offered no options and actively blocked any form of our project’s development,” said attorney Daniel Shapiro, partner at Uniondale-based Ruskin Moscou Faltischek, who represents Heatherwood. “We filed this legal action to recover the substantial damages incurred by relying on the town’s approved zoning.” 

    In regard to the new federal lawsuit, a Hempstead spokesman said, “the town cannot comment on pending litigation.” 

    Heatherwood has received strong support from various builders’ groups and others in the real estate development community in its fight with the town. 

    Mike Florio, CEO of the Long Island Builders Institute, said revoking the 2019 transit-oriented development zoning without protecting existing applications undermines trust in local government and discourages responsible investment.  

    “This case has serious implications far beyond a single project,” Florio told LIBN. “And if this precedent is allowed to stand could jeopardize the ability to finance home building not only on Long Island, but across the country.” 

    Mike Fazio, executive director of the New York State Builders Association, agreed that the town’s actions have ramifications well beyond Hempstead. 

    “Land development and building is already a high-risk business because it’s very cyclical,” Fazio said. “You have risks that are out of your control, like interest rates, supply chains, rising costs and tariffs. And then you have a municipality who gives you a green light and then pulls the rug out from under you. That creates uncertainty that will disincentivize investments from lenders and private equity who will be much more hesitant in lending to these types of projects.” 

    Aaron Appel, senior managing director at Walker & Dunlop, who co-leads the publicly traded firm’s institutional advisory practice, confirmed that real estate investment decisions are based on whether zoning and entitlements for a development project are in place. 

    “When a town can then go and change those entitlements or remove those, that creates a very, very dangerous situation,” Appel said. “And not only does it affect the ability for one to make an investment but also can put at risk our financial institutions who provide credit to those types of investments.” 

    Meanwhile, Heatherwood believes there’s still a great need for housing in the area and wants to continue to pursue the Inwood development, while fighting for its right to do so. 

    “As stewards of our industry, we need to stand up and protect the rights that have been taken from us,” Douglas Partrick, Heatherwood principal, told LIBN. “We’ve heard from many of our peers both locally and nationally how important it is that this precedent not stand. As a 75-year-old organization that has been a pioneer in the real estate industry we will be resolute in our focus to get this right for our industry.” 


    David Winzelberg

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  • RTD ridership still falling as state pushes transit-oriented development: ‘We’re not moving the needle’

    ENGLEWOOD — Metro Denver budtender Quentin Ferguson needs Regional Transportation District bus and trains to reach work at an Arvada dispensary from his house, a trip that takes 90 minutes each way “on a good day.”

    “It is pretty inconvenient,” Ferguson, 22, said on a recent rainy evening, waiting for a nearly empty train that was eight minutes late.

    He’s not complaining, however, because his relatively low income and Medicaid status qualify him for a discounted RTD monthly pass. That lets him save money for a car or an electric bicycle, he said, either of them offering a faster commute.

    Then he would no longer have to ride RTD.

    His plight reflects a core problem of lagging ridership that RTD directors increasingly run up against as they try to position the transit agency as the smartest way to navigate Denver. Most other U.S. public transit agencies, too, are grappling with a version of this problem.

    In Colorado, state-government-driven efforts to concentrate the growing population in high-density, transit-oriented development around bus and train stations — a priority for legislators and Gov. Jared Polis — hinge on having a swift public system that residents ride.

    But transit ridership has failed to rebound a year after RTD’s havoc in 2024, when operators disrupted service downtown for a $152 million rail reconstruction followed by a systemwide emergency maintenance blitz to smooth deteriorating tracks that led to trains crawling through 10-mph “slow zones.”

    The latest ridership numbers show an overall decline this year, by at least 3.9%, with 40 million fewer riders per year compared with six years ago. And RTD executives’ newly proposed, record $1.3 billion budget for 2026 doesn’t include funds for boosting bus and train frequency to win back riders.

    Frustrations intensified last week.

    “What is the point of transit-oriented development if it is just development?” said state Rep. Meg Froelich, a Democrat representing Englewood who chairs the House Transportation, Housing and Local Government Committee. “We need reliable transit to have transit-oriented development. We have cities that have invested significant resources into their transit-oriented communities. RTD is not holding up its end of the bargain.”

    At a retreat this past summer, a majority of the RTD’s 15 elected board members agreed that boosting ridership is their top priority. Some who reviewed the proposed budget last week questioned the lack of spending on service improvements for riders.

    “We’re not moving the needle. Ridership is not going up. It should be going up,” director Karen Benker said in an interview.

    “Over the past few years, there’s been a tremendous amount of population growth. There are so many apartment complexes, so much new housing put up all over,” Benker said. “Transit has to be relied on. You just cannot keep building more roads. We’re going to have to find ways to get people to ride public transit.”

    Commuting trends blamed

    RTD Chief Executive and General Manager Debra Johnson, in emailed responses to questions from The Denver Post, emphasized that “RTD is not unique” among U.S. transit agencies struggling to regain ridership lost during the COVID-19 pandemic. Johnson blamed societal shifts.

    “Commuting trends have significantly changed over the last five years,” she said. “Return-to-work numbers in the Denver metro area, which accounted for a significant percentage of RTD’s ridership prior to March 2020, remain low as companies and businesses continue to provide flexible in-office schedules for their employees.”

    In the future, RTD will be “changing its focus from primarily providing commuter services,” she said, toward “enhancing its bus and services and connections to high-volume events, activity centers, concerts and festivals.”

    A recent survey commissioned by the agency found exceptional customer satisfaction.

    But agency directors are looking for a more aggressive approach to reversing the decline in ridership. And some are mulling a radical restructuring of routes.

    Funded mostly by taxpayers across a 2,345 square-mile area spanning eight counties and 40 municipalities — one of the biggest in the nation — RTD operates 10 rail lines covering 114 miles with 84 stations and 102 bus routes with 9,720 stops.

    “We should start from scratch,” said RTD director Chris Nicholson, advocating an overhaul of the “geometry” of all bus routes to align transit better with metro Denver residents’ current mobility patterns.

    The key will be increasing frequency.

    “We should design the routes how we think would best serve people today, and then we could take that and modify it where absolutely necessary to avoid disruptive differences with our current route map,” he said.

    Then, in 2030, directors should appeal to voters for increased funding to improve service — funds that would be substantially controlled by municipalties “to pick where they want the service to go,” he said.

    Reversing the RTD ridership decline may take a couple of years, Nicholson said, comparing the decreases this year to customers shunning a restaurant. “If you’re a restaurant and you poison some guests accidentally, you’re gonna lose customers even after you fix the problem.”

    The RTD ridership numbers show an overall public transit ridership decrease by 5% when measured over the 12-month period from August 2024 through July 2025, the last month for which staffers have made numbers available, compared with the same period a year ago.

    Bus ridership decreased by 2% and light rail by 18% over that period. In a typical month, RTD officials record around 5 million boardings — around 247,000 on weekdays.

    The emergency maintenance blitz began in June 2024 when RTD officials revealed that inspectors had found widespread “rail burn” deterioration of tracks, compelling thousands of riders to seek other transportation.

    The precautionary rail “slow zones” persisted for months as contractors worked on tracks, delaying and diverting trains, leaving transit-dependent workers in a lurch. RTD driver workforce shortages limited deployment of emergency bus shuttles.

    This year, RTD ridership systemwide decreased by 3.9% when measured from January through July, compared with that period in 2024. The bus ridership this year has decreased by 2.4%.

    On rail lines, the ridership on the relatively popular A Line that runs from Union Station downtown to Denver International Airport was down by 9.7%. The E Line light rail that runs from downtown to the southeastern edge of metro Denver was down by 24%. Rail ridership on the W Line decreased by 18% and on R Line by 15%, agency records show.

    The annual RTD ridership has decreased by 38% since 2019, from 105.8 million to 65.2 million in 2024.

    A Regional Transportation District light rail train moves through downtown Denver on Friday, June 27, 2025. (AP Photo/David Zalubowski)

    Light rail ‘sickness’ spreading

    “The sickness on RTD light rail is spreading to other parts of the RTD system,” said James Flattum, a co-founder of the Greater Denver Transit grassroots rider advocacy group, who also serves on the state’s RTD Accountability Committee. “We’re seeing permanent demand destruction as a consequence of having an unreliable system. This comes from a loss of trust in RTD to get you where you need to go.”

    RTD officials have countered critics by pointing out that the light rail’s on-time performance recovered this year to 91% or better. Bus on-time performance still lagged at 83% in July, agency records show.

    The officials also pointed to decreased security reports made using an RTD smartphone app after deploying more police officers on buses and trains. The number of reported assaults has decreased — to four in September, compared with 16 in September 2024, records show.

    Greater Denver Transit members acknowledged that safety has improved, but question the agency’s assertions based on app usage. “It may be true that the number of security calls went down,” Flattum said, “but maybe the people who otherwise would have made more safety calls are no longer riding RTD.”

    RTD staffers developing the 2026 budget have focused on managing debt and maintaining operations spending at current levels. They’ve received forecasts that revenues from taxpayers will increase slightly. It’s unclear whether state and federal funds will be available.

    Looking ahead, they’re also planning to take on $539 million of debt over the next five years to buy new diesel buses, instead of shifting to electric hybrid buses as planned for the future.

    RTD directors and leaders of the Southwest Energy Efficiency Project, an environmental group, are opposing the rollback of RTD’s planned shift to the cleaner, quieter electric hybrid buses and taking on new debt for that purpose.

    Colorado lawmakers will “push on a bunch of different fronts” to prioritize better service to boost ridership, Froelich said.

    The legislature in recent years directed funds to help RTD provide free transit for riders under age 20. Buses and trains running at least every 15 minutes would improve both ridership and safety, she said, because more riders would discourage bad behavior and riders wouldn’t have to wait alone at night on often-empty platforms for up to an hour.

    “We’re trying to do what we can to get people back onto the transit system,” Froelich said. “They do it in other places, and people here do ride the Bustang (intercity bus system). RTD just seems to lack the nimbleness required to meet the moment.”

    Denver Center for the Performing Arts stage hand Chris Grossman walks home after work in downtown Denver on Thursday, Oct. 16, 2025. (Photo by Andy Cross/The Denver Post)
    Denver Center for the Performing Arts stage hand Chris Grossman walks home after work in downtown Denver on Thursday, Oct. 16, 2025. (Photo by Andy Cross/The Denver Post)

    Riders switch modes

    Meanwhile, riders continue to abandon public transit when it doesn’t meet their needs.

    For Denver Center for the Performing Arts theater technician Chris Grossman, 35, ditching RTD led to a better quality of life. He had to move from the Virginia Village neighborhood he loved.

    Back in 2016, Grossman sold his ailing blue 2003 VW Golf when he moved there in the belief that “RTD light rail was more or less reliable.” He rode nearly every day between the Colorado Station and downtown.

    But trains became erratic as maintenance of walls along tracks caused delays. “It just got so bad. I was burning so much money on rideshares that I probably could have bought a car.” Shortly before RTD announced the “slow zones” last summer, he moved to an apartment closer to downtown on Capitol Hill.

    He walks or rides scooters to work, faster than taking the bus, he said.

    Similarly, Honor Morgan, 25, who came to Denver from the rural Midwest, “grateful for any public transit,” said she had to move from her place east of downtown to be closer to her workplace due to RTD transit trouble.

    Buses were late, and one blew by her as she waited. She had to adjust her attire when riding her Colfax Avenue route to Union Station to manage harassment. She faced regular dramas of riders with substance-use problems erupting.

    Morgan moved to an apartment near Union Station in March, allowing her to walk to work.

    Bruce Finley

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  • Cornerstone Kings Park breaking ground near LIRR station | Long Island Business News

    THE BLUEPRINT:

    • $22.5M boutique apartment project breaks ground in Kings Park

    • 46-unit development includes affordable workforce housing

    • Located near Kings Park LIRR station

    Elected officials and local business leaders will join development executives Tuesday at a groundbreaking ceremony for a new boutique apartment project in Kings Park. 

    Site work has already begun on the $22.5 million transit-oriented project that will bring a three-story, 59,715-square-foot building to the western side of the Tanzi Plaza shopping center at 30 Indian Head Road. The site was formerly occupied by a freestanding Sombrero’s Southwest Grill restaurant. 

    The 46-unit development, called Cornerstone Kings Park, is a partnership between Terwilliger & Bartone Properties and Tanzi Properties. Located just steps away from the Kings Park Long Island Rail Road station, it will consist of a mix of five studios, 32 one-bedroom and nine two-bedroom units. Five of the apartments will be offered at reduced rents and designated affordable workforce housing. 

    Amenities will include a clubroom, fitness center, virtual entry system, elevator and trash valet service. The project will feature 137 parking spaces, including 29 below-grade spots. Islandia-based GRCH Architecture is designing the development, and its civil engineer is Huntington-based R&M Engineering. Garrett Gray of Melville-based Weber Law Group represented the developers throughout the approvals and IDA application process. 

    The developers received a financial assistance package from the Suffolk County Industrial Development Agency for the project, including a payment-in-lieu-of-taxes agreement. 

    Cornerstone Kings Park is the first new multifamily development in Kings Park in decades, facilitated by the Town of Smithtown’s comprehensive plan for Kings Park’s downtown and the completion of Suffolk County’s expansion of the Kings Park sewer system. The project will create about 90 construction jobs and is expected to be completed in about 18 months, with first occupancies slated for Q1 2027.   

    Terwilliger & Bartone has been a prolific developer of Long Island downtown apartment projects in recent years. The company has built multifamily apartment developments in Farmingdale, Hauppauge, Lynbrook and Westbury.  

    LIBN was first to report on the developer’s newest endeavor, a $61 million project that will bring 106 apartments over 4,000 square feet of retail space to a 2-acre site on Jerusalem Avenue in Hicksville. Called Cornerstone Hicksville, the four-story building will have a mix of studios, one- and two-bedroom units with underground parking for more than 200 vehicles.  The planned transit-oriented development is located a stone’s throw from the Hicksville Long Island Rail Road station. 


    David Winzelberg

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  • Cuyahoga County Debuts Loan Program to Boost Development Along Public Transit Lines

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    Mark Oprea

    The Quarter on Detroit Avenue. Cuyahoga County released a loan program for developers on Monday, one that would let them borrow up to $2.5 million to finish projects in transit-rich, dense areas.

    Cuyahoga County wants more Van Akens, more Little Italys, more Gordon Squares and more Larchmere Boulevards.

    Or to put it in city planner speak: more transit-oriented development.

    On Monday, the county debuted a program that will soon dole out loans to developers who need to round-off financing for projects on or close by train or bus lines. Those builders can get up to a $2.5 million loan at an interest rate as low as four percent, as long as their project in less than a half mile from a transit line.

    Those corridors — 22 in total — are where you’d expect, including near the Red, Blue, Green and Waterfront lines, the HealthLine, MetroHealth Line and about 10 highly-used other bus lines, from the 22 on Lorain Ave. to the 26 on Detroit and the 41 on Warrensville Road.

    The county’s idea is rooted in its annual transit-oriented development study that its been funding since 2022. (And reached an “all-time high” last year.) It’s an idea that, if done right, is mutually beneficial: more apartments and shops along dense areas, more people using transit to get to them.

    It “is smart growth in action,” County Executive Chris Ronayne said in a press release. TOD is “strengthening local ties, boosting our economic and transportation infrastructures and ensuring resources are within reach of all of our residents.”

    Such a boost pairs nicely with similar incentives at Cleveland City Hall, where city planners are moving forward with a Smart Code zoning pilot in three neighborhoods, representing Cleveland’s best bet to codify zoning law that automatically encourages dense, walkable development.

    Also, in 2023, the city put a perks system—transit-demand management—into law to encourage developers to build bike racks, pocket parks, shuttles, or more to go along with their apartment complexes.

    And the county’s program bears similarities.

    Loans awarded to developers can be used for new construction—parking lots, sidewalks, tree lines—or improvement to preexisting structures. Projects have to be at least a half-mile from one of 22 transit lines, include a non-housing element, and prove that at least one job will be created for every $150,000 borrowed.

    Building in front of an RTA station? You have to have an “active first floor use,” the program guide stipulates.

    But will developers buy in? Many often gripe about Cleveland’s relatively low tax abatement policy, about higher-than-usual federal interest rates and a tough housing market that leaves few guaranteed incentives for developers not swayed primarily by passion.

    Also, tax perks from the state—like for low-income projects—may not be the kicker.

    This “signals to the development community that we are listening,” Cuyahoga County Planning Commission Mary Cierebiej said in a statement.

    Those interested in more details can tune in to a Zoom webinar on September 9.

    Developers have until September 29 to submit a first round of eligibility applications. Final approvals, the county said, for loans will be doled out later this year and early 2026.

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    Mark Oprea

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  • Developer sues town for stalling $154M TOD project | Long Island Business News

    Developer sues town for stalling $154M TOD project | Long Island Business News

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    A Long Island developer has filed a lawsuit against the Town of Hempstead for not acting on its application to build a $154 million transit-oriented mixed-use building in Inwood. 

    Two affiliates of Commack-based Heatherwood Communities LLC filed the Article 78 lawsuit last week in Nassau County State Supreme Court citing the town’s failure to comply with the process established in the Transit-Oriented Development District that Hempstead Town enacted in May 2019 for areas of North Lawrence and Inwood. 

    Enabled by the town’s rezoning, Heatherwood has invested more than $30 million in property acquisitions and other costs since the end of 2021 towards its proposed project that would bring a five-story, 391,241-square-foot building to a 5.3-acre site on Lawrence Avenue between Wanser Avenue and Bayview Avenue, less than 100 feet from the Lawrence Long Island Rail Road station. 

    Street view of the Inwood development site. / Courtesy of Heatherwood Communities

    The Heatherwood project, which would replace a school bus depot, aims to bring 309 rental apartments over about 20,900 square feet of ground floor commercial space and a garage parking lot to accommodate 427 vehicles.  

    The town’s TOD District covers about 11.7 acres near the Lawrence LIRR station and about 9 acres near the Inwood LIRR station. The zoning allowed for the redevelopment of light industrial and manufacturing uses in the area to encourage a “mix of housing and commercial uses” that will “sustain vibrant flourishing hamlet centers,” according to the town’s plan. The TOD District also required that 20 percent of the housing be priced affordably for people making up to 60 percent of the area median income and rents no higher than 30 percent of a renter’s income, to which the Heatherwood project adheres. 

    The Town of Hempstead Industrial Development Agency approved economic incentives for Heatherwood’s Inwood project in Dec. 2021. But even though the town’s IDA supported the plan and Heatherwood submitted its building permit application in Feb. 2022, the developer says the town still refused to act on it. In addition, the town failed to form the Design Review Committee that was supposed to review and fast track projects that complied with the new zoning. 

    Instead, the Hempstead Town Board enacted a temporary building moratorium for the new Inwood and North Lawrence zoning areas in Sept. 2022 and extended it twice.  

    The town board cited concerns that the requisite environmental impact statements conducted to establish the new zoning districts, and previously accepted by the town, failed to take a “hard look” at potential negative impacts on infrastructure, transportation, public safety and special districts. The board said the moratorium would give it time to consider “potential amendments and/or alternatives” to the zoning districts, according to the resolution, to “insure the health, safety and welfare” of the town’s residents. 

    Though the moratorium, which wound up lasting 20 months, finally ended in June 2024, the Heatherwood application has yet to advance. In fact, as the moratorium expired, the town board introduced a resolution that would rescind all the new zoning districts it had created for Inwood and North Lawrence five years ago. That resolution is still pending. 

    A town spokesman has yet to respond to requests for comment. 

    Meanwhile, Heatherwood’s lawsuit claims that the town’s “delays and dilatory tactics” have caused the developer tremendous financial hardship. The lawsuit, filed by attorney Daniel Shapiro of Uniondale-based Ruskin Moscou Faltischek, who represents the petitioner, seeks to compel the town to form the Design Review Committee to review Heatherwood’s application and issue a building permit for the project. 

    “Heatherwood fully expects that the court will compel the town to form the Design Review Committee and act on our long pending, fully compliant, applications, thereby unlocking new housing stock and the long-awaited revitalization around the LIRR station in Lawrence,” the developer said in a written statement. 

    David Winzelberg

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  • Colorado legislature: Same-sex marriage amendment to go to voters; Senate passes oil and gas measures

    Colorado legislature: Same-sex marriage amendment to go to voters; Senate passes oil and gas measures

    The Colorado legislature convened Saturday for a final weekend of work in its 2024 session, which is set to end Wednesday. Major pieces of legislation are still pending, with lawmakers expected to debate gun regulations, housing, land-use policy, transportation, property tax reform and other priorities in the final days.

    This story will be updated throughout the day.

    Updated at 1:30 p.m.: A proposed Constitutional amendment to remove defunct language banning same-sex marriage will go to voters this November after a referred measure passed the Colorado House on Saturday.

    The proposed amendment would remove a ban approved by voters in 2006. It has been unenforceable since 2015, when the U.S. Supreme Court legalized same-sex marriage nationwide with its ruling in Obergefell v. Hodges. A majority of voters will need to approve the proposal this November for it to take effect.

    Senate Concurrent Resolution 3 needed at least two-thirds support in each chamber to pass. It passed with bipartisan support in the Senate but near party lines in the House, where Democrats hold a supermajority.

    The Senate formally passed Saturday a bill to limit minimum parking requirements near transit areas. House Bill 1304 was substantially amended from its more expansive introduced version to overcome filibuster threats from Democrats and Republicans. The House and Senate will need to agree on changes before it goes to the governor’s desk. It is one of the suite of bills aimed at increasing density and public transit working its way through the legislature. Advocates argue this bill will remove costly parking spots and increase affordable housing construction.

    The Senate also formally passed a pair of bills to reduce emissions from oil and gas production and levy a per-barrel fee to pay for transit and wildlife habitat. The bills were introduced this week, with the aim of easing simmering tensions between environmental groups, legislators and the industry and dueling legislation and ballot initiatives affecting the industry. They will now go to the House for consideration. The proposals will need to pass by Wednesday, when the legislature will adjourn.

    Nick Coltrain

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  • Developer getting IDA assist for two transit-oriented rental projects | Long Island Business News

    Developer getting IDA assist for two transit-oriented rental projects | Long Island Business News

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    Friedman Group LLC, a Hewlett-based real estate developer, has received preliminary approval for economic incentives from the Town of Hempstead Industrial Development Agency for two apartment projects. 

    Friedman is proposing a $10.9 million transit-oriented project to develop a 30,512-square-foot, 24-unit apartment building on the site of Centennial Hall in Floral Park. An affiliate of Friedman Group purchased the existing building from the Village of Floral Park for $1.2 million at the end of 2019, according to public records.  

    The building, which has stood at the intersection of Carnation Avenue and Tulip Avenue since 1925, was originally constructed as a Masonic temple. Renamed Centennial Hall, the village bought it for $1.5 million in 2004 and it later housed the Floral Park Historical Society Museum.  

    The proposed project will bring 12 two-bedroom apartments and 12 one-bedroom apartments to the .48-acre site, located just up the block from the Floral Park Long Island Rail Road station. 

    Friedman is also proposing to build a $10.5 million transit-oriented project with 16 market rate apartments on three residential lots at 37 Conklin Ave. in Woodmere. The development will bring 12 two-bedroom apartments and four apartments with three bedrooms, according to an IDA statement. 

    Incentives for the Woodmere and Floral Park projects are subject to further review by the IDA and public hearings. 

    The Hempstead IDA also gave final approval for incentives to West Jamaica Holdings LLC, which has proposed a $30.57 million, 63-unit transit-oriented apartment project to be known as The Wellington in the Village of Valley Stream. The development site, at 54 and 58 W. Jamaica Ave., was formerly occupied by funeral home and a vacant single-family house and is located a block from the Valley Stream LIRR station. 

    “Our town is in dire need of quality rental housing and these projects, while not large, will contribute to the availability of rental housing for those who cannot afford to buy homes in the town,” Fred Parola, Hempstead IDA CEO said in the statement. “Our housing shortage is forcing residents to move away from Long Island.” 

    David Winzelberg

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  • Lottery opens for new Westbury workforce rentals | Long Island Business News

    Lottery opens for new Westbury workforce rentals | Long Island Business News

    The Long Island Housing Partnership is now accepting lottery applications for 18 workforce-priced apartments at a new rental complex in Westbury. 

    The workforce component of the 72-unit Cornerstone Westbury on Railroad Avenue is being offered in concert with developer Terwilliger & Bartone Properties and the Village of Westbury. 

    There are eight studio apartments, nine one-bedroom units and one two-bedroom unit being offered at reduced rents for households earning up to 80 percent of the area median income. The monthly rents are $2,021 for the studios, $2,152 for the one-bedroom apartments and $2,567 for the two-bedroom. 

    Priority for the affordable units will be provided to veterans who were honorably discharged, according to LIHP. 

    “An important component of our transit-oriented zoning, implemented several years ago, was to require the inclusion of affordable units, and the incentivizing of a larger percentage of affordable units and/or the inclusion of a program to benefit eligible veterans,” Westbury Mayor Peter Cavallaro said in a Facebook post.  

    Pre-leasing for the market-rate apartments at Cornerstone Westbury is slated to begin at the end of July and monthly rents start at about $2,300 for studios. The complex will be ready for occupancy in October. 

    The second phase of Cornerstone Westbury, located just down the block on Railroad Avenue, will add another 58 rental apartments. Phase two is slated to open in March 2024. 

    The Cornerstone is the first of several projects that are being developed as a result of Westbury’s Dec. 2019 rezoning of about 50 acres around the Westbury Long Island Rail Road station. The new transit-oriented zoning is one of seven projects that were largely funded by the $10 million Downtown Revitalization Initiative grant Westbury received from the state in 2016. 

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    David Winzelberg

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  • $212M mixed-use project advances in West Hempstead | Long Island Business News

    $212M mixed-use project advances in West Hempstead | Long Island Business News

    A proposed $212 million mixed-use development in West Hempstead is getting economic incentives from the Town of Hempstead Industrial Development Agency. 

    The project, from Commack-based Heatherwood Luxury Rentals LLC, will bring a two-building, 481,089-square-foot complex to a blighted 9.4-acre former retail site at 111 Hempstead Turnpike. The property, located a short walk to the West Hempstead Long Island Rail Road station, was home to a 106,652-square-foot building that had been occupied by National Wholesale Liquidators. 

    The new transit-oriented development will bring 428 apartments, 5,575 square feet of retail space and parking for 740 vehicles. The project, which has approvals from the Town of Hempstead, will include 385 market-rate residential units and 43 affordable units. 

    The Hempstead IDA had previously awarded benefits to the project in Oct. 2021, but had to reauthorize the benefits this week after the plan went from three buildings to two. The project is expected to generate 250 construction jobs and seven permanent jobs, according to an IDA statement. 

    The developer was granted a 20-year payment-lieu-of-taxes agreement with the IDA under which it would pay an average of $2.1 million each year to various taxing jurisdictions. Annual PILOT payments would start at $771,088, which are the current taxes on site, and after a three-year freeze would increase over the balance of the PILOT to $5.312 million. Heatherwood also is seeking an exemption from the mortgage recording tax and sales-tax exemption for construction materials. 

    Construction is expected to begin in January, following the demolition of the existing building and be fully completed in 2027. 

    “This Is an excellent ‘good growth’ project approved by the IDA,” Fred Parola, CEO of Hempstead IDA, said in the statement. “It will replace an eyesore— a dilapidated building, bring much-needed rental housing to the town close to public transit, create jobs, and generate increased revenues for our taxing jurisdictions.” 

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    David Winzelberg

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  • Hicksville acquisitions advance $50M transit-oriented development | Long Island Business News

    Hicksville acquisitions advance $50M transit-oriented development | Long Island Business News

    A Woodbury-based developer has closed on property purchases that clear the way for its planned $50 million transit-oriented development near the Hicksville Long Island Rail Road station. 

    Questus Capital, headed by Rob DiNoto and Paul Posillico, has acquired three adjacent office buildings and a nearby medical office building as part of the company’s assemblage of properties at the 1.6-acre redevelopment site. 

    The development firm purchased the 35,455-square-foot, four-story office building on .23 acres at 76 North Broadway; the 18,000-square-foot, three-story office building on .46 acres at 80 North Broadway; and the 7,500-square-foot, two-story office building on .39 acres at 82 North Broadway for $8.2 million. 

    In addition, the company also bought a 1,440-square-foot medical office building on .09 acres at 7 Newbridge Road for $1 million. 

    Questus is planning to construct a mixed-use building that will bring 96 rental apartments over one level of parking and 3,500 square feet of retail space just two blocks from the Hicksville LIRR station. Amenities at the new complex, dubbed Fieldstone at North Broadway, will feature a clubroom, a fitness center, a business center and a raised outdoor courtyard. Ten percent of the apartments will be designated as workforce housing and offered at reduced rents. 

    The Nassau County Industrial Development Agency has given preliminary approval for economic incentives to the project, one of the first to be developed under Hicksville’s new downtown zoning created by the Town of Oyster Bay, which was approved in Feb. 2021. The new zoning, aimed at revitalizing the area, divided the existing Hicksville Downtown Central Business District into three new zoning districts surrounding the Hicksville LIRR station that will allow for a mix of multifamily housing, offices and a variety of retail uses. 

    The new zoning, which came three-and-a-half years after the town received a $10 million Downtown Revitalization Initiative grant from the state in August 2017, accommodates buildings ranging from two to four stories, a reduction of height from the current zoning which allowed buildings up to six stories or 60-feet high. The zoning districts cover an area bordered by West John Street on the north, Old Country Road on the south, Railroad Lane on the east and about three blocks west of Newbridge Road on the west. 

    Questus is planning to begin construction on the Hicksville project next year and expects it to take about 20 months to complete. 

    Guy Canzoneri, formerly of Five Point Real Estate and now with Berkshire Hathaway Laffey International Commercial Services, represented the buyer, as well as the sellers of the North Broadway properties, Ratnam Associates, and the Newbridge Road property, 7 Newbridge Road LLC, in the sales transactions. 

    David Winzelberg

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