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“Live, Work, And Play” Zoning Is A Holistic Approach That Integrates Residential, Commercial, and Recreational Spaces
By Paul Adler, Esq – Chief Strategy Officer Rand Commercial
As a lawyer and licensed real estate broker with over 45 years of commercial real estate sales and development experience, I am contributing my expertise to Rockland County as it updates its Countywide Comprehensive Plan.
As the county selects residents for its Citizen Advisory Committee (CAC), I can’t emphasize enough the importance of critically examining the current commercial real estate market, identifying development opportunities, and addressing the challenges posed by the county’s aging infrastructure. This unique moment presents an opportunity for Rockland to take a hard look at its zoning policies, particularly in light of new concepts such as “live, work, and play” zoning, which encourages mixed-use development, and the shift from traditional Euclidean zoning to form-based zoning.
The comprehensive plan update is being driven by the County Executive’s office and the County Legislature, with the County Planning Department overseeing the process. As part of this effort, the technical and community engagement aspects of the plan will be shaped by two important advisory bodies: the Technical Advisory Committee (TAC) and the Citizen Advisory Committee (CAC). While the TAC will be composed of county officials, department heads, and other governmental representatives, the CAC will reflect the broad diversity of the county’s residents and stakeholders from every corner of this great county. It (CAC) must include representatives from schools, higher education, chambers of commerce, economic development agencies, housing experts, environmental organizations, and community leaders, among others.
The CAC is tasked with helping ensure that community input and perspectives are integrated into the planning process, ensuring that the comprehensive plan represents the needs and aspirations of Rockland’s residents and businesses.
County Executive Ed Day has underscored the importance of updating the Comprehensive Plan, noting that it is vital for ensuring that development projects proceed in a way that benefits both current and future generations. The plan, once updated, will serve as a guiding document for land-use policies, zoning decisions, and the long-term vision for Rockland County. It will focus on a range of priorities, including sustainable development, economic growth, housing, water resources, and climate change mitigation. It will also reflect the county’s commitment to resilience and sustainability, addressing the urgent need for updating infrastructure that has aged over time.
I understand that the real estate market is evolving rapidly and must be given due consideration. Given this, the update to the Comprehensive Plan presents a unique opportunity to address current and future market trends.
The aging infrastructure in Rockland County presents a significant challenge, particularly for developers and investors seeking to revitalize underutilized or outdated properties. A key part of this challenge is the shift away from traditional Euclidean zoning—which typically segregates land uses based on type (residential, commercial, industrial)—toward form-based zoning. Form-based zoning emphasizes the physical form and design of buildings and spaces, rather than the type of activity that occurs within them. This change encourages mixed-use development, which is central to the concept of affordable and workforce “live, work, and play” zoning.
“Live, work, and play” zoning is a holistic approach that integrates residential, commercial, and recreational spaces within close proximity, fostering more sustainable and vibrant communities. This concept aligns with the growing demand for urban environments where people can live, work, and enjoy leisure activities without relying on cars for transportation. A shift to form-based zoning and the adoption of “live, work, and play” zoning could open up new opportunities for Rockland County, especially in areas that are underdeveloped or in need of revitalization.
My experience in commercial real estate informs my belief that Rockland County should take bold steps to explore mixed-use developments that can revitalize key areas, such as downtown districts or vacant commercial properties. This is an opportunity not just to address the needs of residents but to attract new businesses and investment to the county.
Additionally, I advocate for a thorough examination of the county’s infrastructure—both in terms of transportation and utilities—to ensure that the infrastructure is capable of supporting new growth and development.
The county’s infrastructure challenges are especially pressing given the county’s aging systems. Roads, bridges, and utilities that were built decades ago may not be sufficient for modern needs, particularly in the context of increased development and population growth. The Comprehensive Plan update will need to identify infrastructure gaps and recommend solutions to ensure that Rockland County can accommodate new growth while maintaining quality of life for its residents.
As part of the update process, significant focus will also be placed on economic development, housing, and climate change. The county’s housing stock needs to be updated to reflect modern demands, including affordable and workforce housing options, as the county faces growing pressure from population changes and rising housing costs. Additionally, addressing climate change through sustainable development practices and ensuring resilience in the face of climate-related challenges is a major priority.
Ultimately, I believe the Comprehensive Plan update presents a critical moment for Rockland County to reevaluate its future. By taking a hard look at zoning concepts, development opportunities, infrastructure needs and the ‘shovel ready’ concept; the county can set the stage for a vibrant, sustainable, and prosperous future for its residents and businesses.
As Rockland moves forward, ensuring that the plan reflects both expert insights and community input will be key to shaping a county that can thrive in the years to come.
Paul Adler is Chief Strategy Officer of Rand Commercial. paul.adler@randcommercial.com
