Intro on the new downtowns

When developers build a downtown from scratch, they can avoid getting bogged down in land acquisition from property owners in an established business center. They can incorporate more varied uses and generally higher density than with a downtown redevelopment project, builders and planners say. In short, they can think big.

"It somewhat easier for us to implement our vision," said developer Jerry Wolkoff, who is planning the sprawling Heartland Town Square project in Brentwood.

But the scale and density involved raise proportionately increased concerns about traffic, sewage and other infrastructure issues. The review and approval process can drag on for years.

That's what has happened so far with the two largest Long Island projects - Heartland and the Lighthouse at Mitchel Field.