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Presentations and public remarks surrounding the casino rezoning controversy took place at Hempstead Town Hall during the public hearing sessions on Tuesday, May 27th, 2025.
May 31st, 2025
Written by Andrea Chen
Hempstead Town Hall held two public hearings on Tuesday for the proposed rezoning of the Nassau Veterans Memorial Coliseum, referred to as Case #28656 - the resolution calling for a public hearing on "the proposed enactment of section 146.2 to be entitled 'MF-IRD Mitchel Field Integrated Resort District (MF-IRD)' of Article XIII of the building zone ordinance." In the 2pm session, three presentations were followed by three-minute public remarks per speaker. Overall, the two sessions lasted over five hours, more than 90 public comments were made and no conclusion had been reached.
Who will take over the Sands' bid?
As of last month, the Las Vegas Sands is no longer directly pursuing a gaming license for the 72-acre site and dropped its bid. While they search for a third party developer to take over the application process for building a casino-resort at the Nassau Coliseum site, discussions are ongoing and a new company has yet to be confirmed. The New York State Gaming Facility Location Board states that the deadline for this is June 27th and environmental reviews and rezonings must be finished before September 30th. New York State is expected to award three downstate gaming licenses by December 1st. Sands' lack of a sponsor for this bid was one of the major concerns raised at the hearings.
Rezoning Proposal and the MF-IRD
According to a May 19th notice, Sands is proposing the creation of a new zoning district: the Mitchel Field Integrated Resort District (MF-IRD), changing it from the current Mitchel Field Mixed-Use District (MFM) and Marriott Property, Mitchel Field Hotel District (MFH), in order to redevelop the Nassau Veterans Memorial Coliseum (Section 44, - Block F - Lots 351, 411, 412, and 415), Marriott hotel properties (Section 44 – Block F – Lots 326, 401 and 402) and surrounding areas.
The notice also states that the multi-billion dollar Integrated Resort will feature "gaming, four and five-star hotels, meeting spaces, a live performance venue, immersive experiences, and restaurant and supportive retail experiences. Each component will be integrated through a series of landscape strategies and united by a common theme of environmentally sustainable design." The current zoning prohibits gaming facilities such as casinos, hotels, bars, cocktail lounges and nightclubs.
Credit: Las Vegas Sands
Supervisor Donald X. Clavin, Jr. and the other councilmembers presided over Tuesday's hearings for proposed rezoning, which could potentially permit the development of a casino resort or other entertainment venue. Presentations began with Daniel J. Baker, Esq. of Greenberg Traurig LLP in Garden City, the real estate attorney for Sands and co-chair of the firm's Long Island Land Use Practice.
Baker reiterated that LVS NY HOLDCO 2, LLC (LVS NY), a subsidiary of Las Vegas Sands Corp., has a "valid leasehold interest and may proceed with the Application" to change the underlying zoning district of the Premises". The Sands are pursuing maximum optionality, seeking revitalization of obsolete space and proposing redevelopment for a mixed used, Sands Integrated Resort that would bring economic opportunity and growth, incorporating open, green spaces, traffic mitigation and sections to minimize visual impact. Their application to the Nassau County Industrial Development Agency (NCIDA) was submitted and signed by David Zachary Hudson, President of LVS NY. A full list of the Las Vegas Sands Nassau Coliseum site documents may be found on Nassau County's official website.
Credit: Las Vegas Sands
In August 2024, the Sands signed a 42-year operational lease agreement for the maintenance and upkeep of the property, which does not permit building or development. They are nearing the end of an environmental review process to secure a 99-year development lease. In a public notice, it states that the first lease provides for "the use, occupancy, operation, maintenance, and security of the existing Nassau Veterans Memorial Coliseum property by Sands, but does not permit development or redevelopment of the Coliseum property, or for the property to be used for a casino." "The second proposed lease is separate from and independent of the first lease and would permit Sands to redevelop the Coliseum property, subject to land use, zoning and other required approvals, into the Sands Integrated Resort, which would include casino, hotel, and other uses. This second lease is under negotiation."
Credit: Scott Brinton, Long Island Advocate
Reports and Studies
Baker and subsequent speakers referred to the filed Final Environmental Impact Statement (FEIS), Draft Environmental Impact Statement (DEIS) and Appendices that were prepared by VHB Engineering, Surveying, Landscape Architecture and Geology, P.C. in Hauppauge according to the State Environmental Quality Review Act (SEQRA). The FEIS includes studies on how the proposed resort would impact pollution, water usage, drainage and traffic.
Joel Richardson, P.E., civil engineer of H2M architects + engineers in Melville, reported that they did extensive studies and sample tests of the land area, water, sanitation and storm water management, consulting with local organizations including Nassau County Department of Public Works (NCDPW) and the Uniondale Water District on creating a new well. His presentation also proposed 12,500 parking spaces, landscaping along Hempstead Turnpike and sanitary disposal through the Cedar Creek Park Water Pollution Control Plant.
Patrick "Pat" Lenihan, P.E., Director of Transportation at VHB in Hauppauge purported that this was likely the largest traffic study performed on Long Island, addressing traffic mitigation for a study area with 180 traffic count locations. The proposed mitigation package would cost $100 million and would work in partnership with Uniondale leaders and the Department of Transportation (DOT). Lenihan addressed pedestrian and bicycle safety, as well as tightening intersections, adding lanes and adjusting turns in the surrounding roadways, including Hempstead Turnpike, Glen Curtis Boulevard, Earle Orvington Boulevard, Charles Lindbergh Boulevard and James Doolittle Boulevard. He also discussed plans for a new major entrance and exit to the casino. Proposals were made to widen bridges, lengthen ramps and extend lanes around Meadowbrook State Parkway and ensure safety measures around Old Country Road, including adding a deceleration lane southbound on the Southern State Parkway and installing more traffic signals.
"Say No the Casino"
Credit: Howard Schnapp
Anti-casino attendees including long-time Uniondale and Garden City residents held up "Say No to the Casino" signs and cited multiple reasons against the rezoning proposal and an integrated casino resort:
- potential rise of gambling addiction
- increase in human trafficking, prostitution and crime
- prevalence of low wage, high turnover jobs
- negative impact on small businesses, schools and residents living in the surrounding area
- pollution
Judy Courtney, Deputy Mayor of Garden City, also called the traffic mitigation report "farcical" and said that we still didn't have a sponsor to replace the Sands in the bid. She argued that there would be other major projects in support of union work. Karen Riordan of Manhasset questioned why the information for the hearing was only posted five days beforehand and proper notice was not given to the public.
Rase Denny, a 40-year Uniondale resident who is passionate about supporting future generations, argued that casinos only breed "destruction". Dom Valente of Garden City called the casino "inappropriate" with a negative social impact, likely causing round-the-clock traffic for the neighborhood, schools and local businesses - he called the development "reckless" and asked elected officials to listen to their constituents.
One speaker referenced previous studies by the National Association of Realtors (NAR), which have indicated that areas surrounding casinos may experience a decline in property values. Hofstra University has also spoken out against the casino and its close proximity if it were to be developed.
"Hope for the Hub"
Credit: Jeff Bachner
Those in favor of moving forward with the casino held up green "Hope for the Hub" signs and cited the following reasons for moving forward with rezoning and development:
- greater economic opportunity, especially for future generations
- more union jobs
- hospitality career development
- drawing more culture and experiences to the area
Neela Mukherjee Lockel MSW, MPA and President of the EAC Network in Garden City spoke out against outdated zoning and called for a "modern vision" and a "point of pride" in the Uniondale community. Dr. Jerry Kornbluth, Vice President of the Office of Community & Governmental Relations at Nassau County Community College, also argued that this site in the heart of Nassau County has been under-utilized for over 30 years and was overdue for redevelopment.
There will be another public hearing for rezoning on Tuesday, June 10th at 10:30 am at the same location, the Town of Hempstead Town Hall located at 1 Washington Street, Hempstead.
Couldn't attend Tuesday's public hearings?
Watch the full Town of Hempstead Town Board livestreams on their YouTube channel: