2026 Developing Long Island: Fieldstone at North Broadway

NYREJ
29 minutes ago
3 min read

Hicksville, NY Fieldstone at North Broadway is one of the more significant transit-oriented redevelopment projects on Long Island, representing a key part of the broader effort to transform the downtown area, home to the busiest LIRR hub on Long Island.

Developed by P7 Development, led by president Paul Posillico and vice president of Development and Construction Dan Simone, and constructed by The Kulka Group as construction manager, the project is situated on a 1.6-acre assemblage two blocks from the Hicksville LIRR station. Fieldstone at North Broadway marks the first collaboration between P7 Development and The Kulka Group. In addition to this project, P7 is also developing Fieldstone Commack East, a 98-unit 55+ community that represents the second phase of the larger Fieldstone Commack development. The Kulka Group, meanwhile, is developing One Carleton, a 96-unit affordable housing project in Central Islip in partnership with Georgica Green Ventures, and is also serving as General Contractor on a 15-unit independent senior living project in Setauket for Jefferson’s Ferry.

Fieldstone at North Broadway will deliver 104 residential units, including 12 studios, 54 one-bedroom apartments, and 38 two-bedroom apartments. The amenity package includes a clubroom, fitness center, business center, and a raised outdoor courtyard. In addition, 10% of the apartments are designated as workforce housing and will be offered at reduced rents. The project broke ground in September 2025 and is scheduled for completion in the summer of 2027.

From a construction standpoint, the building is being developed with one level of below-grade parking, a first-floor concrete podium, retail space at street level, and three levels of market-rate apartments above. The design reflects the density, mixed-use programming, and transit accessibility that are increasingly shaping the future of downtown redevelopment across Long Island.

What makes the project especially meaningful is its location within Hicksville’s new downtown zoning framework. In February 2021, the Town of Oyster Bay adopted new zoning for the area surrounding the station, creating districts intended to encourage a stronger mix of multifamily housing, retail, office, and pedestrian-oriented uses. That zoning followed years of planning by the town, Vision Long Island, the Hicksville Chamber of Commerce, and the Downtown Hicksville Revitalization Committee, and it built on the momentum created by the state’s $10 million Downtown Revitalization Initiative award. Fieldstone is therefore not an isolated development; it is one of the first projects to help bring the town’s rezoning strategy to life.

From an urban planning perspective, the project checks many of the boxes associated with successful suburban downtown redevelopment. It introduces new housing within walking distance of mass transit, activates the street with ground-floor retail, which spans 3,977 s/f of retail space on Bdwy., and replaces older properties that were not maximizing the value of their location. It also helps create the customer base needed to support nearby restaurants, shops, and local businesses, strengthening the long-term vitality of the surrounding downtown.

The project is also part of a larger wave of both public and private investment. The Town of Oyster Bay has tied downtown redevelopment to broader public improvements focused on walkability, public space, and safer access to the station. The town has also pointed to the MTA’s $132 million investment in the station, along with other nearby mixed-use developments, as part of a larger renaissance taking shape in the area. In that context, Fieldstone at North Broadway is not simply adding apartments; it is helping reposition Hicksville as a more vibrant regional center for residents, commuters, empty nesters, and young professionals seeking housing near transportation, services, and amenities.