Development sparks anger, tensions

At a Planning Board meeting on March 5, the atmosphere inside the packed City Hall chamber was charged with anticipation, tension, and anger over another proposed large-scale mixed-use development in Glen Cove.
The focus of the public hearing was the fate of the North Shore Triangle, which includes Staples, and the proposal for 148 apartments, 37,000 square feet of commercial space for a restaurant and grocery store, and a 370-space garage. After an hour-and-a-half-long presentation of site plans and a traffic study, by KIR Glen Cove 025 LLC, a subsidiary of Kimco Realty Corporation, residents who were concerned about the development spoke passionately about preserving the city’s charm and character, and said the project would negatively affect its quality of life, slow the responsiveness of emergency services with added traffic and contribute to gentrification.
“Build it and they shall come,” John Perrone, of Glen Cove, said during the public comment portion of the meeting, referring to prior promises made by developers that their projects would benefit city businesses. “We have heard this from developer after developer. It hasn’t worked. We are quickly developing into a community of renters. Staples is a staple project in our community.”
The development was originally proposed to the board in 2022. Building heights would range from 45 to 65 feet, with some architectural features reaching as high as 74 feet. It would include the re-establishment of the Highland Road traffic connection, and create more than 11,000 square feet of public plazas and enhanced sidewalks along School Street. Ten percent of the residential units would be designated as affordable housing.
Nick Brown, vice president of development for Kimco, said the aim of the project is to enhance the area by addressing its “outdated design” and lack of curb appeal, particularly along School Street.

“It also has one unique characteristic that we don’t see at some of our shopping centers, which is that there are a couple of large loading docks that actually face out into the parking lot itself,” Brown said. “Typically, for other shopping centers, you have loading and service areas that are hidden behind, to the rear of the site. Here they face out into the site, and that’s really not ideal, from an aesthetic standpoint, as well as from an operational standpoint.”
Grace Slezak, a broker for Destiny International Realty, approached the board with Nancy Sobeck, who held two poster boards. On them were a list of 22 developers that own a total of 4,900 apartments in the city. Slezak argued that Glen Cove’s population of renters exceeds its ability to accommodate parking in places like the Triangle, which has 148 parking spaces. The lot is used by visitors going to nearby stores, the Hanmaum Baptist Church and the Regency At Glen Cove.
“Now it’s going to have zero (parking spaces),” Slezak said. “Our town is already overdeveloped and already overpopulated. Staples must stay. The children in the school need it. Everyone who wants a computer uses it.”
Two residents voiced their support for the development. John Robinson, the owner of Glen Cove Massage, said he believed it could alleviate traffic, particularly on Highland Road, and potentially address community concerns about housing costs and the lack of retail options. Robinson said he was wary of the impact of increased truck traffic, but saw the project as an opportunity to create vibrant public spaces like a courtyard, to foster community engagement. The addition of a grocery store, he said, would significantly benefit the area.
“I feel like I have a bit of an unpopular opinion, but I like this project,” Robinson said. “There’s a lot of opportunity there. I see a lot of people walking from that area to Starbucks, and the AMC area — the location there is very populated.”
But City Councilman Michael Ktistakis said he was concerned about Kimco’s promised grocery store. “Our community is at stake,” he said after the meeting. “This is where we have to increase our defenses, and not let them get away with whatever they feel like. “They mentioned the word ‘grocer’ all night long. How could you say there’s a grocer when there’s no building? There’s a lot of deception there.”
The next hearing before the Planning Board has not yet been scheduled.