Pro-Housing Development Archives - Public Relations Long Island

Reimagining Retail: Building Housing at Empty Malls to Revitalize Communities

Posted on June 17, 2025June 20, 2025 by VertigoSEO

A Shift in the Retail Landscape

Across the country, traditional shopping malls are undergoing a significant transition. Once busy social and commercial hubs, many now stand largely empty. The rise of online shopping, evolving consumer behavior, and broader economic changes have sharply reduced the foot traffic that malls relied on. As major retailers close their doors, vast buildings and acres of parking become liabilities rather than assets, leaving landlords with underused properties and therefore plummeting property values. This, in turn, reduces the tax liability for sites and creates a tax shortage in these municipalities. If alternative use is not considered, the strain of that lost tax base might be felt most strongly by the residential owners in the municipality either in property taxes or reduction in municipal services.

A New Use for Aging Commercial Space

In response, local governments and developers are exploring a new approach: turning dormant mall properties into housing. This strategy does more than repurpose unused real estate—it addresses growing housing shortages, stimulates local economies, maintains the tax base and repositions outdated commercial centers as relevant parts of modern communities.

Rather than continuing to invest in properties that no longer attract shoppers, communities are rethinking these spaces as opportunities for integrated residential development. The shift is pragmatic. It converts stagnation into growth, while bringing new life to areas that have long struggled with decline.

Creating Economic Activity and Value

The benefits of redevelopment extend beyond filling empty space. When housing is added to mall properties, the surrounding area often experiences a rise in property values, an uptick in business activity, and a broader base for municipal tax revenues. These benefits occur without increasing tax rates for existing residents, making the move both financially and socially sustainable.

Mixed-use projects that blend residential units with retail and public space support ongoing economic participation. They provide housing close to daily needs, reduce commuting pressures, and allow businesses to remain viable with a built-in customer base.

Examples of Mall Redevelopment Locally and Nationally

Long Island: Sunrise Mall and South Shore Mall

Two Long Island malls—Sunrise and South Shore—illustrate both the challenge and potential of mall redevelopment. As foot traffic continues to drop, local leaders and developers have discussed turning these sites into mixed-use neighborhoods. These proposals aim to reduce suburban sprawl, increase walkability, and offer housing options near transit and essential services.

The Arcade, Providence, Rhode Island

The Arcade, known as the oldest indoor mall in the country, was successfully transformed into micro-apartments. The building’s original architecture was preserved, allowing for a project that is both historically sensitive and future-oriented. The apartments meet the needs of residents seeking smaller, more affordable urban housing.

Paradise Valley Mall, Phoenix, Arizona

This Arizona mall was redesigned as a vibrant neighborhood that includes housing, dining, green spaces, and retail. The master-planned development demonstrates how a commercial property can evolve into a multi-functional urban district that serves long-term needs rather than short-term commercial trends.

La Placita Cinco, Santa Ana, California

In Santa Ana, a small retail center was converted into affordable housing. The project used existing utilities and structures where possible, lowering construction costs. The outcome was a residential space for families who might otherwise struggle to find stable housing in the area.

Community-Centered Benefits

Mall-to-housing conversions offer more than shelter. They contribute to the broader goals of sustainable urban design and economic resilience.

Economic Activation: Residents increase demand for local services, keeping businesses open and fostering job creation.
Smarter Land Use: Redevelopment limits sprawl by reusing developed land instead of clearing new space for housing.
Connectivity: Mixed-use layouts encourage walking, reduce reliance on cars, and support public transit.
Neighborhood Safety: Populated areas with lighting, visibility, and activity tend to have fewer safety concerns.

These projects also provide opportunities to include green infrastructure, such as parks or bike paths, contributing to the overall quality of life.

Navigating the Hurdles

While promising, converting malls into housing involves complex considerations. Zoning laws often prohibit residential development on commercial land, requiring updates or variances. Financing can be complicated, especially when projects aim to include affordable housing. Community input and buy-in are also essential; some residents may oppose changes due to concerns about traffic or density.

To succeed, redevelopment efforts need careful planning and strong partnerships between local government, developers, and residents. Early communication, transparent design goals, and responsiveness to public feedback are key elements of productive redevelopment.

A Redefined Suburban Future

The story of the American mall is no longer just one of decline. It’s becoming a story about adaptation. The reuse of these properties invites a broader conversation about what suburban and urban spaces should be in the coming decades.

Instead of empty parking lots and unused retail corridors, towns can feature residential blocks with retail below, transit access nearby, and public gathering areas where malls once stood. These projects help shift planning from car-centric models toward places designed around daily human interaction.

Communities that embrace this transformation are preparing for economic shifts, demographic changes, and environmental challenges. By doing so, they’re building places that are not only functional but also more responsive to the needs of current and future residents.

Looking Forward

Building housing where shopping malls once thrived isn’t just a matter of saving a structure—it’s about reclaiming land for purposes that better serve communities now. With thoughtful planning and inclusive development, this approach holds real promise for neighborhoods across the country.

As more cities and towns explore these conversions, the conversation around land use and housing will continue to evolve. Success depends on leadership that is willing to think beyond legacy systems and on public engagement that reflects the diverse needs of each community.

The transformation of Long Island’s aging malls into modern, multipurpose destinations represents both a challenge and an opportunity for regional revitalization. As local leaders and developers consider the future of these sprawling spaces, strategic vision and community input will be essential. To explore the implications of these redevelopment efforts and what they could mean for the South Shore and beyond, read the full Newsday editorial here.

FAQ

Why are malls being converted into housing?

Many malls face decline due to online shopping and changing consumer habits. Redeveloping them into housing addresses local shortages and revitalizes the area and protects the tax base.

What are the benefits of mall-to-housing redevelopment?

Benefits include increased property values, local economic growth, smarter land use, walkable communities, and better use of existing infrastructure.

Are there any successful examples of these projects?

Yes. Projects like The Arcade in Rhode Island, Paradise Valley Mall in Arizona, and proposals in Long Island show how redevelopment can meet housing and community needs.

What challenges do these redevelopment projects face?

Zoning restrictions, financing for mixed-income housing, and community concerns about density or traffic are common hurdles that require careful planning and engagement.

How do these projects support sustainability?

They reduce vacant, blighted areas by reusing developed land, encourage public transit use, and often include green infrastructure like parks and bike paths.

Huntington Commits to Major Water Safety Upgrades

Posted on June 13, 2025June 17, 2025 by VertigoSEO

A Strategic Investment in Public Health and Infrastructure

The Town of Huntington has approved a substantial funding package aimed at upgrading water infrastructure in three local districts. This move, highlighted in a recent Newsday coverage, reflects a comprehensive effort to modernize critical systems and improve long-term water quality for residents.

By allocating millions toward system enhancements, Huntington is prioritizing proactive infrastructure planning. Rather than reacting to system failures or health warnings, the town is taking deliberate steps to secure its water supply against current risks and emerging challenges.

Shifting the Approach to Utility Management

Traditionally, infrastructure—especially water systems—has operated largely out of public view, receiving attention mainly when problems arise. Huntington’s decision represents a shift in this pattern. Town officials are placing greater value on long-term system reliability, emphasizing planning, prevention, and transparency.

This change in philosophy moves infrastructure out of the background and into the public interest. Investing now, while systems are functioning, means fewer emergencies and lower overall costs in the future. This approach supports a more sustainable and resilient community framework, both financially and environmentally.

Building a Reliable System for the Future

Water safety and infrastructure reliability are not just technical concerns—they’re fundamental to public trust. Huntington’s plan includes improvements that address current system weaknesses while preparing for future needs.

According to town representatives, this project is guided by both public health priorities and environmental factors. As regulations continue to evolve around contaminants such as PFAS and other harmful substances, the town aims to remain ahead of federal and state requirements.

Planned Improvements and Infrastructure Enhancements

While complete technical documentation is still in development, the funding package is expected to support several core upgrades, including:

Replacement of deteriorating pipelines and service connections
Modernization of treatment plants with updated filtration technologies
Introduction of automated monitoring tools to detect contaminants in real time
Expanded capacity for water pumping and storage to meet seasonal demand shifts
Reinforced emergency protocols for rapid response to water quality issues

These upgrades are designed to improve both water delivery and system efficiency, reducing waste and ensuring reliability under a range of environmental conditions.

Engaging the Community Through Education and Access

A key element of the project is public education. Huntington plans to launch community information sessions to explain the scope of the upgrades and offer practical advice on water conservation and safety.

Educational campaigns will help residents understand how these changes affect daily life and why the upgrades matter. By making infrastructure visible and relatable, the town hopes to inspire community ownership of its water system and deepen local support for public utilities.

Huntington’s Role in the Broader Infrastructure Landscape

The town’s initiative is part of a wider dialogue about the need for infrastructure modernization across the country. Many older municipalities face similar challenges: aging pipes, rising water quality concerns, and growing demand from both residential and commercial sectors.

Huntington’s investment can serve as a model for other local governments. By acting early and securing both local and potential state or federal funding, the town demonstrates how targeted improvements can create a stronger foundation for future development.

Aligning Policy, Engineering, and Public Trust

Effective infrastructure planning requires more than materials and machines. It involves policy, outreach, and strategic communication. Huntington’s approach balances engineering with accountability and participation—recognizing that residents deserve a voice in the systems that serve them daily.

Public meetings and status reports are planned throughout the implementation phase. These forums will allow residents to ask questions, provide feedback, and monitor the project’s progress. By incorporating community insight, Huntington aims to keep the process transparent and responsive.

Preparing for Implementation

With the initial funding approved, attention now turns to execution. Project timelines will be coordinated across the three affected water districts, with updates issued regularly. Each stage will include safety checks, compliance reviews, and collaboration with state health departments.

A citizen advisory group is expected to form in the coming months. This body will serve as a liaison between officials and the community, tracking timelines and ensuring the initiative reflects the priorities of Huntington residents.

By integrating public oversight, the town not only builds better infrastructure—it strengthens its civic fabric and accountability.

Long-Term Impact and Regional Significance

While the upgrades focus on specific systems, their impact is expected to extend beyond water quality. Reliable utilities support housing development, attract businesses, and increase property values. For residents, clean water is more than a convenience—it’s a cornerstone of everyday health and safety.

Huntington’s strategy is also likely to influence neighboring towns and counties facing similar needs. By demonstrating how focused investment and transparent planning can produce tangible outcomes, the town sets a precedent that others can follow.

Moving Forward With Confidence

As Huntington moves from planning to action, the success of this initiative will depend on clear communication, responsible stewardship, and technical excellence. Residents can stay engaged through public meetings, town newsletters, and water district communications.

Those with questions or concerns will have direct access to officials and project leaders, ensuring a two-way dialogue throughout the process.

Discover More About Huntington’s Bold Infrastructure Initiative

Huntington’s commitment to revitalizing its water infrastructure marks a pivotal step toward building a healthier, more resilient community. By investing in proactive upgrades today, the town is safeguarding public health, enhancing sustainability, and setting a new standard for municipal leadership. For a closer look at the funding package, the planned improvements, and what they mean for residents, read the full Newsday article here.

FAQ

Why is Huntington upgrading its water infrastructure?

To improve long-term water quality, reduce emergency risks, and proactively meet evolving health and environmental standards.

What specific upgrades are planned?

The initiative includes replacing old pipes, modernizing treatment facilities, installing real-time monitoring tools, and expanding water storage and pumping capabilities.

How will the community be involved?

Residents will be engaged through public meetings, educational sessions, and a citizen advisory group to ensure transparency and participation.

When will these upgrades begin?

With funding approved, project timelines are now in development. Updates will be shared regularly across the affected water districts.

Will this impact daily water use?

Minimal disruptions are expected. Any temporary service changes will be communicated in advance, and improvements aim to enhance long-term service reliability.

Westbury: A Model for Smart, Pro-Housing Development in New York State

Posted on May 16, 2025May 16, 2025 by praxis

A rendering of the Westbury apartment building that is slated to go up on Linden Avenue, replacing a series of empty commercial buildings.
Credit: Alpine Residential LLC

Westbury, a historic village in Nassau County, Long Island, is setting a powerful example of what’s possible when forward-thinking leadership, community collaboration, and smart planning come together. As one of New York State’s truly “pro-housing” communities, the Village of Westbury—under the leadership of Mayor Peter Cavallaro—has taken decisive steps to revitalize underutilized spaces and increase affordable housing options.

Working closely with residents and local organizations like Vision Long Island, Westbury developed a comprehensive downtown master plan aimed at reimagining its core infrastructure. This included transforming a long-blighted industrial area near the Long Island Railroad (LIRR) station into a vibrant, mixed-use development. This bold and inclusive approach to development is not only providing new places for people to live—it’s also boosting the local economy, increasing tax revenue, supporting local businesses, and creating a more walkable and livable community. It’s a model for how strategic, collaborative development can bring real change to communities across Long Island and beyond.

At the heart of this movement is a $97 million transit-oriented development project recently approved by the Village of Westbury. The plan includes the construction of a 187-unit apartment complex near the Westbury LIRR station—an area designated as part of the village’s Transit-Oriented Development (TOD) zone. The TOD model promotes dense, walkable neighborhoods centered around transit access, reducing dependence on cars while fostering local retail, dining, and service industries.

The new complex will include a diverse mix of micro-units, studios, one-bedroom, and two-bedroom apartments, ensuring that the housing needs of singles, couples, families, and seniors are all addressed. Note that approximately 24 of these units will be set aside as affordable housing, designated for residents earning up to 80% of the area median income. This thoughtful integration of affordable housing into a modern development aligns with Westbury’s broader mission to remain inclusive and accessible to individuals and families across a wide range of income levels.

This is not Westbury’s first foray into transit-oriented housing. In fact, the 187-unit development marks the third major TOD housing complex approved in the village since 2022. These projects are part of a long-term vision to make Long Island housing more affordable, accessible, and sustainable. The village has embraced a forward-thinking approach to zoning and land use, working to reduce red tape and facilitate projects that provide real community benefits.

Westbury’s pro-housing stance has not gone unnoticed. The village has earned official recognition from New York State as a “pro-housing community,” a designation that reflects its efforts to address housing shortages and support inclusive growth. As Governor Kathy Hochul and state agencies look for models to replicate throughout New York, Westbury is often cited as a leader in smart growth and sustainable suburban development.

Unlike other towns that have resisted new housing through restrictive zoning or community pushback, Westbury has demonstrated that housing progress can be achieved through communication, vision, and public-private collaboration. The village’s success is due in large part to its willingness to work with stakeholders—from developers to civic organizations—and engage with the public to understand both concerns and opportunities.

This approach has also aligned with state efforts to encourage housing development not through mandates, but by providing incentives and support for municipalities that plan responsibly. Westbury’s story proves that suburban communities don’t have to choose between preserving character and embracing change. With the right planning, they can achieve both.

The revitalization around the train station area—once marked by abandoned warehouses and empty lots—is a clear demonstration of this transformation. By reinvesting in these underused spaces and implementing a vision rooted in smart growth, Westbury is enhancing its downtown corridor, making it more attractive to residents and businesses alike.

What’s more, the transit-accessible location of these new apartments means more residents will have direct access to jobs and opportunities throughout the region without having to rely on personal vehicles. This not only improves quality of life for individuals but also aligns with broader environmental goals to reduce emissions and support more sustainable patterns of living.

For other Long Island towns struggling to balance growth with livability, Westbury serves as a case study in how to do it right. The village has shown that affordable housing doesn’t have to be an afterthought or a compromise—it can be part of a thriving, modern community plan.

As housing challenges continue across New York State, from urban centers to suburban villages, leaders and planners would do well to look at Westbury. It’s a community proving that with bold leadership, public engagement, and smart development strategies, real progress is possible.

Learn more about Westbury’s revitalization efforts in the full Newsday article here.