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Consider Orchard Park Carefully

About the time that the first furry buds break on the apple trees at Mediavilla
Orchards, the owners of that property will be making an application to the town
to develop a 35-acre parcel of land they own adjacent to their farm. That
application could result in the single largest development the town has ever seen.

Mark Mediavilla is spearheading the effort that he hopes will result in Orchard
Park, a “smart growth” development that includes some 360 rental apartments,
190,000 square feet of retail space and an additional 15,000 square feet of
professional office space. As he conceives it, Orchard Park would contain
everything a resident would want — within walking distance — just like the
desirable downtowns that evolved in Northport, Port Jefferson, Riverhead and
Patchogue. The difference is that Orchard Park would be a “planned”
development.

On the surface, Mediavilla’s proposal can be frightening in its scope. 190,000
square feet of retail space is the size of a large shopping mall. Add in rental
apartments, a movie theater, a Main Street and parking, and the Mediavillas are
biting off an ambitious mouthful.

On the other hand, the project clearly answers much of what is wrong with Long
Island. By building exclusively rental apartments, Mediavilla’s Orchard Park
would answer planning experts’ desperate calls for just such housing. By
combining retail and residential uses, it would decrease its residents’ reliance on
cars, benefiting the environment. And by virtue of its size, the region as a whole
— especially the school district — would benefit from tax revenues as well as
increased economic activity.

Of course, the best plans have been known to backfire. Look at the Half Hollow
Hills community where development of The Greens at Half Hollow was purposely
limited to senior citizens in order to minimize the impact of the school district.

What happened? The development was so popular among seniors, hundreds sold
their houses in order to move in. And who bought their single-family homes in
Dix Hills and Melville? Young families with children did. The result is an influx of
children into the school district — the very kind the community had tried to avoid.

To be sure, the Orchard Park project has its pluses and its minuses, and it must
be carefully considered from every possible angle. It will have to go through all
of the required environmental review processes, during which there will be plenty
of opportunity for anyone and everyone who will be affected to have their say
and voice their opinions.

For its part, the community should welcome the opportunity to have that input
and be a part of what could be the future of development on Long Island.

Half Hollow Hills Newspaper
2004 Feb 27

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ELWOOD
Orchard Park Back On Front Burner

‘Smart Growth’ concept would see creation of a new downtown in Huntington

By Peter Sloggatt
petersloggatt@longislandernews.com

One of the largest planned development communities in the nation could land on
a 35-acre parcel of land where Elwood, Dix Hills and Huntington meet. Mark
Mediavilla, whose family owns the land on the north side of Jericho Turnpike at
Warner Road, expects to resubmit plans to the town for Orchard Park, a mixed
use development that would see the former sand mine reborn as a community of
apartments, retail stores and office space.

The plans are not unfamiliar, having been scaled down from a previous proposal
floated by Mediavilla. Based on “smart growth” principles, the proposal calls for
the construction of 360 apartment units, 190,000 square feet of retail space,
additional office space, a movie theater and several parking structures.

Armed with a slick video presentation, Mediavilla has taken his plans on the road,
meeting with civic groups as well as planning department officials in a second
attempt to sell the concept. The plans are scaled down from what was previously
before the town, with less retail and commercial space, and more open space,
according to Mediavilla. In addition, parking garages have been eliminated and
replaced with structures, which because of how the land is banked, will be like
ground level parking for the apartment complexes at the north end of the site,
but “second story” parking when viewed from the commercially developed Main
Street.

As currently proposed, Orchard Park would be centered around a 1,000-foot-long
Main Street containing a mix of restaurants and retail shops. In all, about 150
stores are planned with 15,000 square feet of professional office space on the
second floor. The rear of the property farthest from Jericho Turnpike would be
developed as apartments in “manor house-like” structures.

Civic groups have expressed concern over the project’s size and scope, but in his
presentation, Mediavilla points to the creation of tax revenues for the county,
town and Elwood school district, as well as the creation of needed rental housing.
He adds that as presently zoned, the property could be developed for nearly 80
single family homes, which would likewise have impacts on the school district,
traffic, sewage and the like, but with fewer economic benefits.

Another concern to local residents is the other half of Mediavilla’s land holdings,
which are currently agricultural. Some residents are concerned that if Mediavilla’s
plans go forward, a similar project could be proposed for the remainder of the
property.

Mediavilla claims his family is not interested in developing the orchards and
farmland, and even if they were, agricultural tax credits currently in place
require eight years notice before the land can be developed.

“It’s not just about making money,” said Mediavilla of the $100-million project.
Referring to the creation of a new downtown with a Main Street, he added, “It’s
about making something special. Something that hasn’t been done in 100 years.”
He added that he and his family love the land and Mediavillas would be living
next door to Orchard Park.

As to why the family doesn’t just sell the property, Mediavilla said, “I have a
farmer’s mentality when it comes to the land.”

Mediavilla expects to submit plans to the town within the next few weeks. He will
ask the town to create a special zoning classification — planned development
district — which would be exclusive to the property.

2004 February 27
Longislander News / Record.