Developer pitches Sixth Avenue mixed-use project that would use vested 59-foot height; CRA to review rezoning

At a Community Redevelopment Agency workshop April 16, Corner Lot Development Group presented a mixed-use redevelopment for a parcel on Sixth Avenue North between First and Second streets and asked the CRA for early feedback on rezoning to an RD (redevelopment) district.

The developer, Billy Zeitz of Corner Lot Development Group, said the project is intended to “maximize the commercial frontage,” improve pedestrian connections to the beach and existing businesses, and provide additional parking that could serve both the project and nearby businesses. “We came in with an interest of being more of a partner than an applicant,” Zeitz said.

City planning staff explained the zoning request. Heather, a planning staff member, told the board the parcel carries vested height rights from a court settlement and “does have vested height of 59 feet” tied to actions dating from February 2004 (settlement activity) and February 2006 (final settlement), and that the site’s size and proposed program push it into RD rezoning rather than the standard Central Business District zoning. Heather said the RD process functions like a downtown PUD, offering “a little bit more flexibility” in design and site plan than strict CBD rules.

Architectural materials shown during the presentation emphasize active street frontage on First Street, shaded pedestrian walkways, landscaping, and a parking garage with an entrance on Second Street intended to preserve commercial access on First. Zeitz said the team expects the garage to provide more parking than the minimum code requirement and estimated 30–55 potential spaces that might be available to the public depending on final unit mix and garage engineering. When asked whether the public spaces would be paid, Zeitz said the team would “try to mimic what is happening with paid parking in Jones Beach currently.”

Program options remain flexible. Zeitz described test-fit numbers: a full-condo scenario would yield about 36 condominium units, roughly 18,000–19,000 square feet of retail, and, if built as a hotel, the site could accommodate on the order of 90 rooms in a hotel-only layout. He said the development team expects a hybrid mix is likely and that final unit sizes would range roughly between 800 and 1,500 square feet depending on the mix.

Board members at the workshop generally expressed support. CRA board member Thad Mosley called the block “an eyesore” and said the proposal “looks like a significant improvement.” Board members praised locating dumpsters and garage access on Second Street to preserve First Street as a pedestrian-commercial corridor and encouraged the developer to maximize street-level activation, shade, and outdoor seating.

The presentation was informal and advisory: no motions or votes were taken. Planning staff outlined next steps if the developer moves forward: a pre-application meeting with city departments, a formal CRA agenda item, a planning commission review, and subsequent city council hearings with recommendations from both boards.

The developer and staff said they hope to begin work this calendar year but acknowledged market and permitting uncertainties. Zeitz said the team had met multiple times with staff to refine the design and valued the chance to present in workshop form before formal filings.

The CRA workshop record shows the item was discussed for comment and direction only; the CRA did not take formal action at the April 16 workshop and will consider any rezoning and related approvals in future noticed hearings.