Existing and Emerging Conditions Report Village of Farmingdale Downtown Master Plan

Existing and Emerging Conditions Report Village of Farmingdale Downtown Master Plan Submitted to: Village of Farmingdale Board of Trustees Village Hall 361 Main Street Farmingdale, NY 11735 Submitted by: Saccardi & Schiff, Inc 445 Hamilton Avenue, Suite 404 White Plains, NY 10601 July 2009 TABLE OF CONTENTS Page I Farmingdale Today II Economic Conditions and Market Trends III Transportation and Parking Conditions 21 IV Infrastructure 33 V Urban Design 37 VI Zoning 72 VII Other Observations 89 VIII Summary of Key Challenges and Opportunities 96 IX Appendices Appendix A – Sanitary Sewer System Appendix B – Water Supply Appendix C – Stormwater Appendix D – Electric Appendix E – Gas I Farmingdale Today I FARMINGDALE TODAY A Introduction and Purpose Farmingdale’s downtown area has undergone a transformation due to changes in retail and professional services, residential development patterns, high vacancy rates, and inadequate property maintenance As a result, in early spring of 2009 the Village, including the Board of Trustees and other departments, downtown interest groups, and community residents embarked on a planning process to combat these issues and provide direction for the future development of the downtown area Overall, the Village downtown area has the fundamental characteristics of an attractive and pedestrian-friendly business area The goal of this study is to not only highlight the distinct characteristics of the downtown area and enhance them, but to preserve the residential character of the Village’s neighborhoods The study will result in a Downtown Master Plan, which will establish the potential build-out of the downtown area and short- and long-term goals and recommendations for the Village to ensure that its objectives are met As such, the Downtown Master Plan will be one of the main policy tools of the Village Board of Trustees, Planning Board, Village administration, as well as other Village boards and departments In order to lay the groundwork for the Downtown Master Plan and where the downtown area is headed in the future, two initial questions needed to be asked: 1) What are the existing conditions within the downtown area, especially with regard to population, housing, land use, zoning, transportation, urban design, and infrastructure? 2) What are some of the emerging conditions that might result in the near future with regard to population growth, housing changes, economic changes, etc.? In order to answer these questions, the Project Team, working with the Village and the Downtown Revitalization Committee, reviewed and analyzed existing conditions within the downtown area In some cases information has been collected through first-hand observations and other primary research (including field surveys, traffic and parking observations, land use, GIS, and public opinion data) In other cases, we have relied on statistics from various sources including the United States Bureau of the Census These observations and subsequent conclusions and initial suggestions are summarized in this Existing and Emerging Conditions Report Existing and Emerging Conditions Report Page Farmingdale Today B Components of This Report The Existing and Emerging Conditions Report is organized to cover the primary areas of concern in terms of development within the downtown area:  Economic Conditions and Market Trends  Transportation and Parking Conditions  Infrastructure  Urban Design  Zoning  Other Observations C Definition of the Study Area While the process towards developing the Downtown Master Plan focuses on the downtown area along Main Street, a larger area was reviewed to provide context and to allow for analysis of primary impacts As depicted in Figure 1, Study Area, the study area generally extends from the Village boundary in the south north to the Melville Road/Secatogue Avenue intersection, bounded by Columbia Street/Waverly Place/Weiden Street on the west and the Village boundary/Maple Street/Secatogue Avenue/Cherry Street/Staples Street to the east These boundaries were chosen because they represent essentially oneblock off of Main Street, with the exception of the area that surrounds the LIRR Farmingdale station and along Fulton Street In addition, as depicted in Figure 2, Existing Land Use, the properties are more typical of the commercial core of a community, with a mix of retail, office, personal service, restaurants, and multi-family uses and only limited single-family residential One of the issues that will be discussed further on in this document in the economic conditions, as well as urban design chapters, are the retail vacancies within the downtown area Special consideration was made to try to include to the extent feasible these vacancies, as well as other vacant and underutilized land within the vicinity of the downtown area Figure 3, Vacant and Underutilized Properties, depicts the vacant and underutilized parcels in the vicinity of the downtown area These parcels will be important in looking to forecast what the future of the downtown area may consist of, which will be the thrust of the second half of the downtown study Again, the existing and emerging conditions were evaluated focusing on the downtown area, but considering the larger Study Area and Village as a whole as well Existing and Emerging Conditions Report Page ROAD ANITA ROAD T BARBERRY C HILLSIDE MAIN FA IRV IEW M RO AD PIN EHU RST AD RO D RO AD O ETT MAN E LL VI EL RO A 200’ D ROA SUL N LIVA NUE AVE Y KWA PAR N TER AVEN UE NE EET STR AVEN U E E U G PLE MA UE O AT C SE Y KWA PAR ERN N AVE EAS LACE ET STRE AV EN UE N AVE NUE VIEW OAK STREET WEIDEN ROSE Y CHERR PROSPECT VAN COT T AVE NU E MAIN PLACE WAVERLY OAKV IEW VAN STREET CONKLI IC ANT ATL d ET P KLIN FRAN T EAS Roa COTT E STR NT ET STRE A COLUMBI REET TON ST WASHING N ET TRE T S RON F H ORT FRO Rail d Islan VIEW OAK ELIZABETH TREET DIVISION S STREET TH SOU Long AVENUE GRANT COTT STR EET VAN WILLIAM STREET STREET EET STR STREET CLINTON AVE STR EET UE DUA NE S TR AVE N EET STA PL EET STREET ES STR RICHARD F UL TON FULT ON STRE ET Figure STUDY AREA Study Area Boundary BASE MAP SOURCE: Nassau County GIS FARMINGDALE DOWNTOWN MASTER PLAN Existing and Emerging Conditions Report Village of Farmingdale, New York Saccardi & Schiff, Inc - Planning and Development Consultants ANITA ROAD T BARBERRY C ROAD HILLSIDE PIN R D OA RO AD RO AD O ETT MAN MAIN FA IRV IEW EHU RST 200’ D ROA N LIVA SUL RO AD EET Y KWA PAR UE AVEN UE NE EET STR AVEN UE V V V PLE MA E U G E PLAC KLIN ET N STRE ET A STRE COLUMBI V N AVE O AT C SE AY RKW N PA TER EAS ET STRE CO T T EL VI LL M TIC N TER EAS FRAN ET STRE ET STRE T STR Rail d Islan AN ATL d VIEW OAK DIVISION STREET E TRE T S TO WASHING TH NOR Long NT FRO TH SOU V N FRO ELIZABETH E NUE AVE Roa AV EN UE AVE NUE Single-Family Residence VIEW Single-Family Attached Residence Two-Family Residence OAK STREET WEIDEN ROSE Y CHERR Multi-Family Residence Multi-Family (Senior) Residence AVENUE Commercial GRANT VAN WILLIAM COTT STREET STREET EET STR STREET V Office Professional Mixed-Use STR EET PR OSPECT VAN COT T AVE NU E MAIN PLACE WAVERLY OAKV IEW VAN N CONKLI Light Industrial Warehouse/Storage CLINTON AVE Open Space (Parks/Cemetery) STA PL E ET STR E STREET ES STR RICHARD F UL TON ET Auto-Related Community Service Public/Government STR E ET Public Services/Utilities UE DUA NE AVE N FULT ON STRE ET Parking Vacant Lot V Vacant Building Study Area Boundary Figure EXISTING LAND USE FARMINGDALE DOWNTOWN MASTER PLAN Existing and Emerging Conditions Report Village of Farmingdale, New York BASE MAP SOURCE: Nassau County GIS Saccardi & Schiff, Inc - Planning and Development Consultants ANITA ROAD T BARBERRY C ROAD HILLSIDE PIN EHU RST AD RO RO AD O ETT MAN MAIN FA IRV IEW RO AD ROA D 200’ N LIVA SU L RO AD EET STR WAY N T ER EAS U PLE MA E E PL AC STRE STR NE EET AVEN UE G TO CA SE KLIN FRAN ET ET N STRE ET A STRE COLUMBI ET AY RKW N PA TE R EAS AVEN UE M EL VI K PAR ET COTT NT STRE EET STRE TR T S TO WASHING N FRO TH NOR FRO Rail d Islan NUE AVE TH SOU Long UE VIEW OAK ELIZABETH DIVISION STREET LL E N AVE IC ANT ATL d Ro a AV EN UE WEIDEN ROSE Y CHERR STREET OAKV IE E AVE NU OA K VIEW AVE NUE VAN COT T PLACE MAIN WAVERLY PROSPECT W VAN N CONKLI AVENUE GRANT COTT STR EET VAN WILLIAM STREET STREET EET STR STREET CLINTON AVE STA PLE S ET STREET STR E RICHARD F UL TON STR EET DUA N E STR EET AVE NUE FULT ON STRE ET Figure Underutilized Properties Vacant Properties Major Parking Lots BASE MAP SOURCE: Nassau County GIS VACANT AND UNDERUTILIZED PROPERTIES FARMINGDALE DOWNTOWN MASTER PLAN Existing and Emerging Conditions Report Village of Farmingdale, New York Saccardi & Schiff, Inc - Planning and Development Consultants II Economic Conditions and Market Trends II ECONOMIC CONDITIONS AND MARKET TRENDS A Introduction Economics Research Associates, an AECOM company, as part of a planning team led by Saccardi & Schiff, was asked to review the market potential for the revitalization of Downtown Farmingdale Like several other villages in Nassau County, Farmingdale has been cited by County Executive Tom Suozzi as having the potential to become a ―cool‖ downtown, where shopping, dining, living and working combine within a walkable, active setting that is attractive to young professionals, families and senior citizens alike (see http://www.nassaucountyny.gov/agencies/planning) As part of its study, ERA staff spent time in the Village, spoke with existing retailers and retail brokers, and visited comparable villages and towns in the area The following is a summary of findings B Overview of Farmingdale The Village of Farmingdale is located in Eastern Nassau County on the border of Suffolk County (see Figure 4, Village of Farmingdale Study Location) The Village houses a station on the Long Island Rail Road (LIRR) Ronkonkoma Branch, offering a 50 minute to one hour trip to Manhattan’s Penn Station Figure Village of Farmingdale Study Location Demographics Existing and Emerging Conditions Report Page