A shuttered movie theater. An empty food court. For months, Broadway Commons in Hicksville has felt like a mall waiting for something to happen. Now developers say they know what that something is: a $200 million plan to tear off the roof and remake the property as an open-air shopping and entertainment destination.

K/BTF Broadway LLC, a joint venture between Kaber and BTF Capital founded by Kenneth Schuckman and Aaron Malinsky, bought the aging mall in 2024. This week the developers unveiled their vision for the site, rebranded "Shops on Broadway," calling for much of the current roof to come off in favor of an open-air layout more in line with how shopping centers are being reimagined across Long Island.

The plan goes well beyond retail. Developers are proposing a community green space designed to host movie nights and live performances, along with indoor bounce attractions and a mini-golf course, additions meant to turn the property into somewhere people spend an afternoon, not just run an errand.

Three of the mall's anchor tenants are guaranteed to stay put through the transformation: IKEA, Target, and Round1 Bowling & Arcade. They will be joined by a new addition, BJ's Wholesale Club, which has confirmed it is coming to the property. Several familiar in-line stores remain part of the current mix as well, including H&M, Kay Jewelers, Lids, and Bath & Body Works.

Attorney Bram Weber, who represents the developer, framed the project in stark terms during the public process. "This is our once-in-a-lifetime opportunity to revitalize this important community asset," Weber said.

That process reached a milestone on Tuesday, July 14, when the Oyster Bay Town Board held a public hearing on the redevelopment. A 20-day public comment period followed the hearing, giving residents and civic groups a formal window to weigh in before any decisions are made.

Hicksville's Northwest Civic Association, led by president Jeff Negron, has been part of the community conversation surrounding the project as neighbors consider what a reshaped Broadway Commons would mean for the surrounding area.

The push to reinvent the mall comes as pieces of its old identity have already fallen away. The food court's restaurants closed for good on December 31, 2025, and the mall's movie theater shut its doors back in January 2025, both closures tied to leases lapsing as the property moved toward redevelopment. For regular visitors, the empty storefronts have made clear for more than a year that change was coming, even before renderings and dollar figures were made public.

If the project moves forward as outlined, developers are hoping to secure the necessary approvals later this year and break ground in early 2027. But that timeline, and the project itself, is still far from a done deal. The public comment period is only one step in a longer municipal review, and nothing about the plan, from the scope of construction to the final list of tenants, is locked in until the Town Board acts. For now, Broadway Commons remains a mall in limbo: partly empty, fully roofed, and waiting to see whether Hicksville officials give the $200 million vision the green light.