Wyandanch Downtown Revitalization Plan

• Monitoring of the drainage inlets should be completed on a routine basis, particularly following large storm events. Curb gutters and drainage grates should be kept free from the obstruction of leaves, trash and other debris. • Drainage structures should be inspected annually and immediately following a significant rainfall to ensure proper function and adequate recharge rates of stormwater runoff. Annual cleanout of drainage structures is recommended to remove seasonal leaf litter and debris in early winter. Additional monitoring and cleanings may be necessary in the spring if higher than normal applications of sand and salt have been needed during the winter. • All seeded and landscaped areas should be maintained, reseeded, and mulched as necessary to maintain a dense vegetative cover.

CONCLUSIONS In summary, potential developers would provide drainage systems designed to comply with the NYSDEC 90 percent capture and treatment requirements as outlined in the New York State Stormwater Management Design Manual. Adherence to other state stormwater requirements, where applicable, would also be required. In addition, the proposed project would comply with all local, state, and federal requirements related to stormwater management. Therefore, no significant adverse impacts related to stormwater runoff are expected to result from the proposed project.

O. CONSTRUCTION IMPACTS It is not expected that the Wyandanch Downtown Revitalization Plan would result in any significant construction impacts in the study area. Construction impacts are temporary, are not considered significant, and would end once construction is complete. Moreover, certain construction techniques (such as erosion and sediment control practices) would be employed to minimize the adverse effects of construction. Following are the short-term impacts anticipated as a result of construction of the proposed developments under the proposed plan: • Land use and community character-related impacts from increased noise, vibration, and dust; • Presence of construction vehicles along area roads; • Localized noise and vibration from construction vehicles and equipment; • Increased traffic congestion due to a small increase in worker vehicular traffic on area roads; • Localized air quality impacts such as fugitive dust emissions from earth movement; and • Temporary removal of relatively small areas of vegetative cover. Potential short-term construction impacts and abatement measures are discussed in more detail below.

AIR QUALITY Localized impacts on air quality that can occur during construction include fugitive dust (particulate) emissions from earth movement. Appropriate fugitive dust control measures, including watering of exposed areas and dust covers for trucks, would be employed to minimize such impacts.

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NOISE Potential impacts from noise during construction of the future development would include short- term noise from construction equipment operation and noise from vehicles traveling to and from the work sites. In general, the construction of the proposed developments would result in some increased construction noise for a limited period of time. Construction equipment is required to meet applicable noise emission standards to reduce or avoid impacts.

GROUNDWATER AND SURFACE WATER RESOURCES Per NYSDEC regulations, individual developers would need to prepare a Stormwater Pollution Prevention Plan (SPPP) and submit a Notice of Intent (NOI) with that agency prior to the start of any construction on sites greater than 1 acre. In addition, erosion and sediment control measures would be installed prior to beginning other land disturbances and would not be removed until the disturbed land areas are stabilized. Such practices include seeding or mulching for surface stabilization, silt fences, haybale dikes, and water quality swales. Maintenance would be performed as necessary to ensure continued stabilization. All erosion and sediment control measures and best management practices (including specifications for temporary and permanent seeding) used during construction should comply with the specifications contained in the and the New York State Standards and Specification for Erosion and Sediment Control in order to prevent significant adverse impacts from stormwater.

SOCIOECONOMIC CONDITIONS Construction of the project would create direct construction employment opportunities, and resulting wages and salaries. In addition to direct employment, construction of the project would create additional jobs off-site in Suffolk County and in the broader New York State economy. Constructing the project would also create additional non-property related tax revenues for Suffolk County, the Metropolitan Transportation Authority (MTA), and New York State. These taxes include sales tax, personal income tax, corporate and business taxes, and numerous miscellaneous taxes. In addition, the Town, County, and local taxing jurisdictions would receive additional property taxes, once construction is complete.

P. PROJECT ALTERNATIVES

INTRODUCTION This section weighs the potential impacts or effects of the proposed plan against two alternatives, namely, the No Action Alternative and an As-of-Right Alternative.

NO ACTION ALTERNATIVE The No Action Alternative assumes no actions are taken by the Town and that the proposed plan would not be implemented. Existing conditions in the project area in terms of a relatively high number of vacant parcels, limited new development, economic stagnation, pedestrian and traffic safety concerns, and potentially contaminated properties would continue. The No Action Alternative represents a projected future condition in 2020, or the year that the proposed plan would be expected to be implemented, should it be adopted.

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ENVIRONMENTAL IMPACT ANALYSIS

Land Use, Zoning, and Public Policy In the No Action Alternative, it is not expected that there would be any substantial new development in the project area, with the exception of the Intermodal Transit Facility on Site A being proposed under an FTA-sponsored project. New development would be limited by the constraints that currently exist and would continue to exist in the future. These constraints include irregularly-shaped, relatively small parcels; low-density development zoning; potentially contaminated properties; lack of adequate infrastructure to accommodate future growth; and transportation-related issues. Existing vacant lots and vacant buildings would remain, as would current zoning. As such, incompatible and/or underperforming land uses, including a major concentration of free commuter parking in Wyandanch’s downtown, industrial uses in close proximity to residential uses, industrial businesses in Wyandanch’s downtown commercial core, and illegal churches would remain. In the No Action Alternative, local public policy goals, as described in Section B, “Land Use, Zoning, and Public Policy,” of Chapter 3, “Existing Conditions,” for the project area would not be encouraged. Socioeconomic Conditions In the No Action Alternative, there would be relatively little change in demographics or housing for the area associated with anticipated growth trends. Single-family homes would continue to make up the bulk of the housing stock in Wyandanch; home-ownership rates would remain relatively low; and while home prices would remain relatively inexpensive, it is expected that home ownership would remain out of reach for many of the Wyandanch’s residents, given that the community’s median household income would be expected to remain relatively low and the unemployment rate would be expected to remain relatively high. Retail Trade Area stores would continue to capture a relatively low percentage of the existing expenditure potential, and Wyandanch residents would continue to shop primarily outside of the project area. The composition of retail stores in the area would also not be expected to change drastically. Wyandanch’s industrial market would be expected to remain strong, the office market would remain relatively nonexistent. It is also expected that the property taxes generated in the No Action Alternative would not increase substantially over those currently collected, due to the limited amount of new development expected in the project area by 2018. Geology, Soils, and Topography In the No Action Alternative, no significant adverse impacts to geology, soils, or topography in the study area, which is already developed and almost entirely impervious, would occur. Water and Natural Resources In the No Action Alternative, the shallow depth to groundwater in the project area would continue to create problems with flooding and failed septic systems in certain areas. Because the groundwater table is relatively high in the project area, groundwater is subject to contamination from stormwater runoff from roads and failing septic systems and this would continue in the future with or without the proposed project. Eighty-five percent of the homes in Wyandanch are

5-42 Chapter 5: Impact Analyses potentially using sewage treatment systems that have outlived their useful life. Many of the original septic systems and cesspools are likely to require rehabilitation or replacement, given that failing septic systems are a common source of water pollution and a potential public health issue. Thus, there would be strong need for sewers in downtown Wyandanch in the future with or without the proposed project. However, in the No Action Alternative, as compared with the proposed plan, there would be no locally adopted plan for encouraging the expansion of public sewer services to downtown Wyandanch, and potential funding under the BOA Program to provide for such services would not be possible. In the No Action Alternative, as with the proposed plan, no significant adverse impacts would be expected on surface waters, wetlands, or other natural resources. Visual Character The No Action Alternative would not be expected to have a significant adverse impact on the existing visual character of the community. However, improvements to visual character in the community anticipated with implementation of the proposed plan would not be realized with the No Action Alternative. The absence of the required vegetative buffers between industrial areas and adjacent residential uses would continue to create unsightly views for neighbors and the general public. In addition, the numerous vacant lots, especially along Straight Path, would continue to create openings in the streetscape and serve as repositories for trash and debris. Community and Emergency Services The No Action Alternative would not significantly change community facilities or emergency services within the study area. However, constraints to development would prevent the project area from realizing on its full potential tax base, including school taxes. The Wyandanch UFSD’s negative fiscal trend would be expected to continue, and the school district would not receive much additional tax revenue for which there is a demonstrated need. Traffic In the No Action Alternative, the limited projected new development would not be expected to have a significant adverse impact on traffic conditions in the study area. However, the existing congestion, deficiencies, and safety concerns would continue and there would not be a plan in place for improving traffic conditions in the area. Moreover, the existing high concentration of free, unrestricted parking in downtown Wyandanch would continue, impeding any potential for increased tax revenue for the Town from the provision of public parking services. Air Quality and Noise No significant changes to air and noise resources would result from the No Action Alternative. Hazardous Materials In the No Action Alternative, the Town would not receive the appropriate funding under the BOA Program to conduct Site Assessments for potentially contaminated properties on the Strategic Sites. Potential new development would continue to be limited by the real or perceived environmental contamination on the Strategic Sites. However, the No Action Alternative would not be expected to result in significant adverse impacts related to hazardous materials.

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Stormwater The No Action Alternative would not be expected to result in significant adverse impacts related to stormwater. However, significant drainage issues observed in the project area would be expected to continue, which has implications for potential groundwater contamination. Infrastructure and Energy In the No Action Alternative it is expected that demands on infrastructure, including water supply, sewer/sanitary systems, and solid waste services, and energy would remain relatively the same as in the existing condition. However, as discussed above, there would be a strong need for sewers in downtown Wyandanch in the future with or without the proposed project. Cultural Resources No significant impacts to cultural resources would occur under the No Action Alternative, as with the proposed plan. Construction Impacts Similar to the proposed action, it is not expected that this alternative would result in significant construction impacts, which are temporary. It is expected that certain construction techniques would be employed to minimize the adverse effects of any potential new construction.

AS-OF-RIGHT ALTERNATIVE The As-of-Right Alternative assumes that the proposed plan would not be implemented and that future development, including but not limited to development of existing vacant lots and/or reuse of existing buildings, would occur in a manner that is consistent with current zoning. The As-of-Right Alternative assumes full build-out of the project area.

ENVIRONMENTAL IMPACT ANALYSIS

Land Use, Zoning, and Public Policy In the As-of-Right Alternative, development in the project area would occur according to what is permitted under the current zoning. However, it is expected that development would occur in a manner that does not encourage high- and medium-density mixed uses; does not create a uniform streetscape; does not create a local resident permit parking system; does not address transportation concerns and infrastructure-related issues; does not promote the revitalization of brownfields; and that is not consistent with the public goals outlined in Wyandanch Rising. It is expected that under the As-of-Right Alternative, development would occur in a haphazard manner, and therefore potentially have a significant adverse impact on land use in the project area. In the As-of-Right Alternative, it is expected that the existing zoning districts would remain. Nonconforming uses, such as illegal churches and certain industrial uses, would not be phased out. The small size of certain commercial lots in Wyandanch combined with restrictive commercial zoning would continue to limit the types of uses that could be developed in the project area, thereby limiting the full reuse and tax-generating potential of these lots.

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Socioeconomic Conditions In the As-of-Right Alternative, similar to the No Action Alternative, there would be relatively little change in demographics or housing types for the area, although the population and number of housing units would be expected to increase. Single-family homes would continue to make up the bulk of the housing stock in Wyandanch; home-ownership rates would remain relatively low; and while home prices would remain relatively inexpensive, it is expected that home ownership would remain out of reach for many of the Wyandanch’s residents, given that the community’s median household income would be expected to remain relatively low and the unemployment rate would be expected to remain relatively high. Retail Trade Area stores would continue to capture a relatively low percentage of the existing expenditure potential, and Wyandanch residents would continue to shop primarily outside of the project area. The composition of retail stores in the area would also not be expected to change drastically. Wyandanch’s industrial market would be expected to remain strong, the office market would remain relatively nonexistent. Property taxes generated in the As-of-Right Alternative would be expected to increase substantially over those currently collected; however, the expected increase in tax revenue would not be as much as with the proposed plan due to the fact that the current restrictive commercial zoning and small, irregularly shaped tax lots would remain, thereby remaining unappealing to developers who typically seek large areas of land for redevelopment with high tax-generating uses. Geology, Soils, and Topography The As-of-Right Alternative would not be expected to result in significant adverse impacts to geology, soils, or topography in the study area, which is already developed and almost entirely impervious. With regards to topography, any changes to existing grades that would occur as a result of development would be evaluated on a site by site basis through the site plan review process. Water and Natural Resources In the As-of-Right Alternative, groundwater in the project area would continue to be subject to contamination from flooding and failed septic systems in certain areas, resulting in water pollution and a potential public health issue. Thus, there would be strong need for sewers in downtown Wyandanch in the future with or without the proposed project. However, in the As-of-Right Alternative, as compared with the proposed plan, there would be no locally adopted plan for encouraging the expansion of public sewer services to downtown Wyandanch, and potential funding under the BOA Program to provide for such services would not be possible. In the As-of-Right Alternative, as with the proposed plan, no significant adverse impacts would be expected on surface waters, wetlands, or other natural resources. Visual Character The As-of-Right Alternative could have a significant adverse impact on the existing visual character of the community, since improvements to visual character in the community anticipated with implementation of the proposed plan would not be realized with the As-of-Right

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Alternative. For example, development would occur absent any enforced policies to establish uniform façade design or zero lot line setbacks. The absence of the required vegetative buffers between industrial areas and adjacent residential uses would continue to create unsightly views for neighbors and the general public. Community and Emergency Services The As-of-Right Alternative could significantly affect community facilities or emergency services within the study area. Constraints to development would prevent the project area from realizing on its full potential tax base, including school taxes. Although property tax revenue would increase, the increase in revenues would be expected to be less than with the proposed plan, given that land assembly would be unlikely and commercial zoning would remain restrictive given the existing size and configuration of vacant parcels. The Wyandanch UFSD’s negative fiscal trend would be expected to continue, and the school district would not receive the additional tax revenue that would be expected from the proposed plan, for which there is a demonstrated need. Traffic In the As-of-Right Alternative, build out under current zoning would occur without improvements to parking, roadways, public transportation, and pedestrian amenities. The projected new development would be expected to have a significant adverse impact on traffic conditions in the study area, since an area-wide plan to improve traffic conditions and mitigate the adverse effects of new development would not be in place. Without improvements necessary to accommodate new development, the transportation and parking conditions in the project area would decline and the existing congestion, deficiencies, and safety concerns would continue. Moreover, the existing high concentration of free, unrestricted parking in downtown Wyandanch would continue, impeding any potential for increased tax revenue for the Town from the provision of public parking services. The new development would also be expected to create competition for parking between area residents, visitors, business owners, and employees with out-of-town commuters, potentially creating a significant adverse impact on parking in the area. Air Quality and Noise The As-of-Right Alternative could result in increase air and noise emissions from the increase traffic expected with new development, although these changes to air quality and noise conditions would not be expected to be significant given the already high levels of traffic in the area. Hazardous Materials In the As-of-Right Alternative, the Town would not receive the appropriate funding under the BOA Program to conduct Site Assessments for potentially contaminated properties on the Strategic Sites. Potential new development would continue to be limited by the real or perceived environmental contamination on the Strategic Sites. However, the As-of-Right Alternative, as with the proposed plan, would not be expected to result in significant adverse impacts related to hazardous materials. Stormwater The As-of-Right Alternative could result in significant adverse impacts related to stormwater. Significant drainage issues observed in the project area would be expected to continue, which has implications for potential groundwater contamination, since there would be no area-wide

5-46 Chapter 5: Impact Analyses plan in place to limit stormwater runoff in the project area from new development. However, new development would be subject to applicable federal and local stormwater regulations designed to manage stormwater. Infrastructure and Energy In the As-of-Right Alternative it is expected that demands on infrastructure, including water supply, sewer/sanitary systems, and solid waste services, and energy would increase over the existing condition such that there could be significant impacts. As discussed above, there would be a strong need for sewers in downtown Wyandanch in the future with or without the proposed project. Cultural Resources No significant impacts to cultural resources would occur under the As-of-Right Alternative, as with the proposed plan, given that the project area is not sensitive for cultural resources. Construction Impacts Similar to the proposed action, it is not expected that this alternative would result in significant construction impacts, which are temporary. It is expected that certain construction techniques would be employed to minimize the adverse effects of any potential new construction.

Q. UNAVOIDABLE ADVERSE IMPACTS

INTRODUCTION Unavoidable adverse impacts occur when a proposed project results in significant adverse impacts for which there are no reasonable or practicable solutions, and for which there are no reasonable alternatives that would meet the purpose and need of the action, eliminate the impact, and not cause other or similar significant adverse impacts.

POTENTIAL IMPACTS OF THE PROPOSED PROJECT As detailed throughout this chapter, the proposed project would not result in significant adverse environmental impacts. However, the proposed project would result in short-term adverse construction effects in addition to long-term impacts on natural resources, which are not considered significant. As discussed above, a number of the potential construction impacts, as well as potential long-term impacts, would be avoided through the implementation of abatement measures incorporated into the project design.

R. GROWTH INDUCING ASPECTS

INTRODUCTION The term “growth-inducing aspects” generally refers to the long-term secondary impacts of a proposed project that trigger further development in areas outside of the project area that would not have such development without the proposed project. Secondary impacts may include growth of physical development, population increases in the surrounding community, increases in economic growth, and/or social or cultural expansion. Projects that add substantial new land use, new residents, or new employment could induce additional development of a similar kind or

5-47 Wyandanch Downtown Revitalization Plan of support uses (e.g., stores to serve new residential uses). Actions that introduce or greatly expand infrastructure capacity (e.g., sewers, central water supply) might also induce growth.

POTENTIAL IMPACTS OF THE PROPOSED PROJECT The proposed plan would encourage the redevelopment and revitalization of downtown Wyandanch that would not otherwise be expected in the absence of the proposed project. As such, the proposed project could induce new growth in the study area by attracting new businesses and residents once the market is able to accommodate new growth. However, the proposed project and any potential secondary development would also be dependent upon new infrastructure capacity to support it. Without the expansion of public sewer service to downtown Wyandanch, secondary growth may not be possible. Moreover, the level of future development in the study area is controlled by the Town of Babylon under the current and any future zoning.

S. ENERGY USE AND CONSERVATION

INTRODUCTION This section provides an overview of the effects of the proposed project on the use and conservation of energy.

POTENTIAL IMPACTS OF THE PROPOSED PROJECT As discussed below, the proposed plan would require energy in the form of gas and electricity consumed during construction and operation of the proposed developments. However, the proposed plan would not have an adverse effect on the distribution, generation, and maintenance of existing energy facilities. In addition, all applicable proposed projects under the Plan would meet the U.S. Green Building Council’s Leadership in Energy and Environmental Design (LEED) certification and ENERGY STAR standards, to ensure the development of environmentally responsible, energy-efficient buildings.

T. IRREVERSIBLE AND IRRETRIEVABLE COMMITMENT OF RESOURCES

INTRODUCTION Irreversible and irretrievable commitment of resources refers to both the built and natural resources that would be expended in the construction and operation of a proposed project.

POTENTIAL IMPACTS OF THE PROPOSED PROJECT There are a number of resources, both natural and built, that would be expended in the construction and operation of the proposed developments. These resources include the materials used in construction (e.g. glass, wood, metal, plastics, etc.); energy in the form of gas and electricity consumed during construction and operation of the proposed developments; and the human effort (time and labor) required to develop, construct, and operate various components of the proposed plan. They are considered irretrievably committed because their reuse for some purpose other than the proposed project would be highly unlikely.

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The project would not require a significant commitment of existing natural resources on the potential development sites in the form of vegetative cover, since the project area is composed of over 80 percent impervious coverage. As discussed in Section K, “Water and Natural Resources,” the vegetative community featured within the project area is not of special concern for the ecological well-being of this area of the hamlet or the region, and it is not expected that the proposed project would pose a significant adverse impact to the natural flora or fauna resources on or in close proximity to the project area. These commitments of land and human resources and materials should be weighed against the public purpose and need for the proposed project to promote redevelopment and revitalization in downtown Wyandanch to stimulate the economy and provide a better quality of life for existing and future residents.

U. MITIGATION When significant impacts are disclosed, State Environmental Quality Review Act requires an analysis of mitigation. For each significant impact, feasible mitigation (e.g. measures to mitigate potential impacts on rare or endangered plant or animal species, water quality protection measures, etc.) should be examined. When there is no reasonable feasible mitigation, these impacts are disclosed as unavoidable adverse impacts. As discussed above, the Wyandanch Downtown Revitalization Plan would not be expected to result in significant adverse environmental impacts. In addition, site specific review could be performed for planning board or Town Board review for any developer proposals that may have the potential for significant adverse environmental impacts and that may require additional studies of groundwater or surface water impacts and natural resources, for example. Ï

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Response to Comments

Chapter 6: Response to Comments on the Draft Plan

A. INTRODUCTION This Response to Comments chapter of this Final Plan (i.e. Urban Renewal Plan/Nomination/GEIS) has been prepared to respond to public comments on the Draft Wyandanch Downtown Revitalization Plan, which was distributed for public review by the lead agency, the Town of Babylon Town Board, on April 8, 2009. The public comment period for submitting written comments was held open until May 8, 2009. Listed below are the agencies who commented on the Draft Plan. The lead agency did not receive any comments from individuals or organizations on the Draft Plan. Each commenter has been assigned a number, which is used to identify the origin of the comments on the Draft Plan that are summarized in this chapter. Where comments have been made on the same subject by more than one commenter, they have been condensed and summarized into a single comment. Following each comment is the number assigned to each of the commenter(s). The summarized comments, with associated responses, are presented in section C, below. Copies of the complete comment letters received are collected in section D of this chapter. In addition to the comments and responses shown below, a number of minor editorial text changes, corrections, and edits were made to the Draft Plan. These edits are included as replacement pages for inclusion in this Final Plan, collected at the end of this chapter.

B. LIST OF COMMENTERS ON THE DRAFT PLAN

WRITTEN COMMENTS 1. Stephen M. Jones, Suffolk County Water Authority (SCWA), April 9, 2009 2. Ben Wright, P.E., Suffolk County Department of Public Works (SCDPW), Division of Sanitation, April 9, 2009 3. David Ashton, New York State Department of State, May 7, 2009

C. COMMENTS ON THE DRAFT PLAN

EXECUTIVE SUMMARY

Comment S-1: The Executive Summary should include a summation of “Existing Conditions” in the project area. (3) Response S-1: The following text is added to the Plan on page S-12 before section E, “Implementation Strategy,” and now appears there in its entirety, as shown below.

6-1 Final Wyandanch Downtown Revitalization Plan

SUMMARY OF EXISTING CONDITIONS IN THE PROJECT AREA The existing conditions analysis supports the findings and recommendations of previous studies conducted for the project area, including the 2004 Wyandanch Hamlet Plan (Wyandanch Rising) and AKRF’s Wyandanch Blight Study and Economic and Market Trends Analysis. Overall, the project area was found to contain a number of substandard or blighted conditions including underutilization; inappropriate land uses; poor to critical building, site, or parking conditions; outdated zoning; insufficient sewer capacity; environmental contamination; pedestrian safety issues related to traffic infrastructure or sidewalk conditions; multiple ownership; and high crime. Taken together, these findings indicate that the portion of the hamlet encompassed by the project area, including the core commercial district, is blighted and in need of repair, restoration, revitalization, and redevelopment. Underutilization. Underutilization of property is one of the standard criteria for identifying blighted conditions. The existing conditions assessment found that approximately 14 acres or 13 percent of the project area consists of vacant land and 22 lots contain vacant or partially vacant buildings. Many of these lots are strewn with trash or debris and are possible sites for crime or drug use, with some lots being used for inappropriately for parking, thereby undermining the Town’s intentions to revitalize and redevelop the area with active, tax-generating uses. Further, over 20 vacant parcels front on Straight Path, several of which are located in the core business area, and are hampering the economic vitality of Wyandanch’s downtown. A 2006 report by the Suffolk County Planning Department found that the retail vacancy rate (the number of vacant stores divided by the total number of stores) in downtown Wyandanch was 16 percent, compared with 7.9 percent in the Town of Babylon overall.1 The report ranked Wyandanch as the downtown with the ninth highest retail vacancy rate in Suffolk County overall (a total of 51 communities with downtowns were evaluated). The comparatively high retail vacancy rate in the project area creates an atmosphere of disinvestment in Wyandanch’s downtown. A major concentration of free commuter parking in Wyandanch’s downtown is also contributing to underutilization of the project area. Suffolk County owns or operates another approximately 5.6 acres of land in the heart of the downtown area, north of the LIRR Wyandanch station, that are currently dedicated to free surface parking largely for commuters, rather than being used as resource to meet the housing and commercial needs of the community. At the same time, the free and unrestricted nature of the parking deprives the Town of an important source of revenue that could be used to eliminate blighted conditions and restore the function of the project area as a place to live, work, shop, and recreate. Finally, because a local resident parking permit system is not in place, residents must compete with non-residents for parking spaces near the station. Adopting an Urban Renewal Plan and Nomination for downtown Wyandanch would provide the regulatory capacity to stimulate additional commercial, residential, and mixed-use development in the area. The proposed Intermodal Transit Facility would serve to consolidate parking demand under one roof, thereby freeing up valuable land for tax-generating, transit-oriented uses. Inappropriate Land Uses. While certain industrial businesses are an important component of the local economy, in some cases their proximity to residential properties causes a potentially

1 Suffolk County Department of Planning, Shopping Centers and Downtowns, Suffolk County, New York, May 2006.

6-2 Chapter 6: Response to Comments hazardous situation for local residents and, because of their conflicting nature, creates a blighting effect on the community as a whole. On Site E, a cement manufacturing plant directly borders a residential community. Weld Built on Site B is another example of industrial property abutting residential parcels. The Weld Built site is generally unkempt with broken fences, trash, barbed wire, and overgrown landscaping along its edges. In addition, the location of certain industrial businesses in the downtown core detracts from Wyandanch’s efforts to further develop commercial activity and generate much-needed tax revenue for the Town. A revised zoning code and property acquisition and redevelopment is necessary to replace or phase out inappropriate land uses in the project area with viable, compatible mixed uses appropriate to a downtown area. Poor to Critical Building, Site, or Parking Conditions. Consistent with the findings of the blight study, the existing conditions assessment found that many properties in the project area had exterior building conditions, including steps, walls, door, windows, and roof; and/or site conditions such as graffiti or garbage; and/or parking conditions in poor or critical condition. Of the 281 parcels in the project area, 117 or approximately 42 percent were given poor to critical ratings in the blight study. Most of the properties rated “fair” or “good” were found to have at least one critically rated element. Adopting an Urban Renewal Plan for the project area will allow the Town to implement urban renewal project including rehabilitation and redevelopment of existing buildings and properties. Restrictive Zoning. The small size of certain commercial lots in Wyandanch combined with restrictive commercial zoning is preventing redevelopment of the project area and causing lots to remain vacant, thereby creating blighted conditions in the area. Because Wyandanch’s street structure was platted pre-war, many lots along Straight Path, designed at the time to accommodate a traditional downtown, are too small to adhere to Babylon’s current suburban zoning that requires at least 50 feet of frontage and 10,000 square feet in area for commercial development. As these non-conforming lots have become vacant for various reasons, they lose their “grandfathered” status and therefore have not been able to be redeveloped for commercial use. For those lots that may meet the above size requirements, on-site parking or building setback requirements may prevent commercial development. Further, these small lots, regardless of restrictive zoning, are often not as appealing to current developers who typically seek large areas of land for redevelopment. Property assemblage would allow for areas large enough to accommodate commercial and residential development and attract developers. A revised zoning code and reduced parking requirements would also encourage the type of mixed-use, transit-oriented development appropriate to the downtown area. Insufficient Sewer Capacity. Wyandanch is not connected to a public sewer system and this is a critical factor in the lack of a commercially viable downtown. Rather, the community depends on independent on-site wastewater treatment, which is a major issue because of potential groundwater contamination and the fact that on-site wastewater treatment systems can be cost- prohibitive to potential developers and a disincentive for capital investment in Wyandanch. On- site wastewater treatment also requires compliance with SCDHS regulatory requirements, which limit the opportunity to provide the density necessary for economic development. Provision of public sewers in Wyandanch would facilitate redevelopment of the area and reduce the potential for groundwater contamination from existing septic tank-serviced areas. Recently, the Town Board, in coordination with EPA, awarded funds for assessing the feasibility of

6-3 Final Wyandanch Downtown Revitalization Plan extending the local sewer district infrastructure to Wyandanch. The sewer feasibility study was recently completed and one of the most important recommendations of this Plan is to implement the recommendations of the feasibility study to allow for public sewer connection in downtown Wyandanch. However, according to Sustainable Long Island’s Wyandanch Blight Conditions Study (2004), it would cost $1,500 per home for sewer connection, an amount that could be cost-prohibitive to already economically distressed households in the community. More recently, the Suffolk County Department of Public Works estimated the cost of connecting individual homes to sewer services in the area at $3,000 per dwelling unit. This impediment may hinder a large expansion plan, but the immediate need for sewer service in the area is along the Straight Path corridor, which would be most beneficial for redevelopment and protection of groundwater. Therefore, it is imperative that the Town of Babylon seek matching federal and state funds to provide public sewer service to downtown Wyandanch. Brownfields/Environmental Contamination. Properties in the project area where contam- ination may be present are considered potential brownfield sites. Approximately 76 lots in the project area meet this criterion. In general, environmental concerns include industrial land use, gasoline stations, automobile repair, current and historical generation of hazardous materials, storage of petroleum in underground or aboveground storage tanks, reported spills of petroleum and other chemicals, and groundwater and soil contamination at varying sites within the project area. Site assessment funding through the BOA Program may be sought to prepare site assessments for several sites within the project area. Additional funding will be necessary to fully investigate and remediate the extent of environmental contamination in downtown Wyandanch. Traffic, Transportation, and Pedestrian Safety Issues. Sidewalk and street conditions were also found to be problematic and hazardous throughout the project area. Adverse sidewalk and street conditions observed in the project area include cracking or crumbling, inadequate drainage or ponding, and incidents of sidewalk parking by heavy trucks. Pedestrian safety in the project area is also compromised because of excessive speeds of cars and trucks on major routes in the area, especially along Straight Path. A high-volume intersection at Straight Path and Acorn Street contributes to a lack of connectivity between the portions of the project area to the north and south sides of the LIRR tracks. For this reason, as part of the Intermodal Transit Facility planned for Site A, a plaza and pedestrian safety improvements are proposed at this intersection to provide a better connection between Site A and the LIRR Wyandanch station. A pedestrian bridge is also proposed linking Site A to the proposed retail and office uses on Site G. Multiple Ownership. Control of underutilized sites by multiple owners can create an impediment to needed redevelopment and removal of blighted conditions. Within the project area, ownership of the vast majority (i.e., approximately 88 percent of the 281 tax lots) is scattered among many different property owners including residents, development corporations, and religious institutions. Publicly owned property accounts for only 24 percent of the project area (approximately 25 acres). Diverse property ownership suggests that creating sites with areas large enough to accommodate commercial and residential development could be time- consuming and more costly than if the parcels were publicly owned by one or a few institutions. Creating and Urban Renewal Plan for the project area will allow the Town of Babylon to assemble properties large enough to accommodate commercial and residential development and attract developers.

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Crime. Another standard criterion for identifying blighted conditions is crime. Crime was found to be a significant issue in Wyandanch and one that the community has been struggling to overcome for decades. Wyandanch as whole was found to have a high incidence of crime, especially drug-related, relative to both the Town of Babylon and Suffolk County overall. Greater police presence and an active nightlife would serve to keep eyes on the street and stimulate a safer environment for Wyandanch residents, business owners, and visitors. Lack of sense of place and community gathering spaces and inadequate community facilities. The project area lacks a strong sense of place. There are some buildings that contribute to area’s sense of place such as the Town of Babylon Youth Center on Andrews Avenue and the new U.S. Post Office on Straight Path; however, these buildings are not sufficiently integrated into their surrounding area so as to be considered defining elements of the community. The LIRR station acts as a focal point in the community, but does not contribute a strong sense of place due to the sea of parking that surrounds it. Portions of Straight Path, generally between Long Island Avenue and Lake Drive, exhibit many characteristics of a typical “Main Street,” including attached rows of retail shops, newly installed street lighting, flowering baskets, and newly planted trees, but these elements are not uniform throughout the project area. A brick walkway was also recently installed along Straight Path; however, cracking and crumbling was observed, most likely due to sidewalk parking by heavy trucks. Despite recent investment in the community, the presence of numerous trash-strewn vacant lots fronting on Straight Path creates the sense of disinvestment and economic stagnation in the area and disrupts the streetscape. The project area loses its downtown feel south of Lake Drive, where the buildings are of various uses, shapes, and sizes, and the streetscape is discontinuous. There is tremendous opportunity for improvements in the project area that would contribute to a stronger sense of place and a typical “Main Street” feel, including a uniform streetscape all along Straight Path, better connectivity between the north and south sides of LIRR tracks, consolidated parking areas, and the creation of visual gateways at the northern and southern ends of the project area. In addition, mixed-use developments that tie in important community buildings are encouraged. Creation of a community facilities hub is recommended that integrates the existing youth center. Relocation of the existing Martin Luther King, Jr. Community Health Center and LI Head Start to this location would also be appropriate. The plaza proposed as part of the Intermodal Transit Facility would also contribute to the area’s overall sense of place while providing an additional community gathering space. Narrow range of housing options. Several factors point to healthy demand for new residential development in Wyandanch, including: (a) projected population growth of 4.2 percent in Babylon by 2015, and 9.0 percent by 2030 from 2005 levels, (b) a large pool of potential buyers and renters within the Residential Trade Area1 with comparable household characteristics, (c) strong demand within existing and target market segments for a variety of housing types, (d) the relative affordability of housing in Wyandanch compared to other communities in the Residential Trade Area, and (e) easy access to New York City and throughout Long Island via the LIRR. It is conservatively estimated that between 459 and 1,335 new households would

1 The Residential Trade Area, as described in AKRF’s Town of Babylon – Wyandanch BOA Nomination Economic and Market Trends Analysis (2007), is comprised of the geographic area in which existing residents are most likely to consider buying or renting in Wyandanch. The Residential Trade Area includes Suffolk County’s Towns of Babylon and Islip, as well as Nassau County’s Town of Hempstead and southern portions of the Town of Oyster Bay.

6-5 Final Wyandanch Downtown Revitalization Plan likely move to Wyandanch, particularly if new residential development provides a greater variety of housing types, such as townhomes or condos and rentals. There are several sites in the downtown core that would be suitable for residential development and at the same time meet the generally accepted parameters for transit oriented development, i.e., about a ½-mile walking distance to and from mass transit. As recommended in Wyandanch Rising, combining residential with commercial uses could act as a catalyst to revitalize Wyandanch’s stagnant retail sector and provide a mechanism to add much needed amenities to support residential development in the Straight Path corridor, such as shopping, dining, and parking opportunities. Lack of office and retail uses appropriate to the area. The potential for retail and office development is strong, as demonstrated by a variety of indicators: • An analysis of consumer spending patterns indicated that retail merchants in Wyandanch and Wheatley Heights are capturing about 38 percent of the household spending power for a range of shoppers’ goods and convenience goods, as well as restaurant expenditures.1 In other words, the majority of households in the retail trade area are shopping and dining outside their neighborhood, primarily in shopping centers in Deer Park, Babylon, East Farmingdale, and beyond. The underlying reason for this trend is the lack of a diverse selection of quality stores and restaurants. A slight increase in local spending in the downtown area by local residents could create a demand for about 50,000 square feet of additional retail space. Development of new residential units in the downtown area could conservatively increase the demand for new retail space to about 67,000 square feet. Unlike other nearby shopping centers that are only accessible by car or bus, much of the potential retail development in Wyandanch would be conveniently located near the train station, accessible to pedestrians including both residents and commuters. This proximity to transit may be an important competitive advantage for Wyandanch’s downtown as the local community tries to differentiate its downtown from the large, automobile-centric shopping centers that surround the trade area. • The office market in Western Suffolk County is performing well, with low vacancy rates, particularly for Class B and C office space, and high rents. Although Wyandanch is not currently home to any major office buildings, the availability of developable land in close proximity to the train station is a key asset. A mixed-use office/residential/retail development within walking distance of the station would likely be an attractive product for businesses seeking to reduce commutation time and expense for their employees and for residents to improve their quality of life by either living or working closer to a railroad station. • Stores selling convenience and shopping goods, as well as eating and drinking places, are found in a variety of store sizes, many of which would be appropriate for Wyandanch’s downtown.

1 Shoppers goods generally include general merchandise found in variety stores and department stores, apparel and accessories, furniture and home furnishings, and miscellaneous goods such as sporting goods, jewelry, cameras and photographic equipment, computers, TV’s and other electronics, and toys, among others. Convenience goods generally include food and beverages sold in supermarkets and grocery stores, prescription and over-the-counter drugs, and other personal items.

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The proposed project would serve to alleviate blighted conditions and provide the basis for implementation of revitalization and redevelopment strategies. Creating an urban renewal area and adopting an Urban Renewal Plan and Nomination in downtown Wyandanch would provide the regulatory capacity to stimulate additional commercial, residential, and mixed-use development in the area. State funding could be leveraged to provide public sewer service in downtown Wyandanch to accommodate the proposed developments. Brownfields would be remediated and redeveloped. A new zoning code would serve to foster redevelopment and resurgence of downtown Wyandanch by allowing for mixed uses and greater density. Property assemblage would allow for areas large enough to accommodate commercial and residential development and attract developers. Pedestrian safety would be enhanced by public or private investment in traffic calming methods and other transportation improvements along Straight Path. Greater police presence and an active nightlife would serve to keep eyes on the street and stimulate a safer environment for Wyandanch residents, business owners, and visitors. Redevelopment and revitalization strategies would translate to new businesses and housing options, an increase in both property and non-property related tax dollars, the creation of jobs from construction and operation of new businesses, and an overall greater quality of life in the community. Lack of parks and open space. The project area could benefit from additional and/or improved parks and open space resources to serve the existing and projected residential and worker populations of Wyandanch. Open space resources in the project area are limited to George Sims Veterans Plaza and a small landscaped area totaling about 1/3 acre. The proposed expansion of George Sims Veterans Plaza and the addition of a public plaza on Site A would serve to alleviate this shortfall. Significant opportunities also exist for connecting the project area to open space resources in the larger study area and beyond. For example, the Town is considering a dedicated bike route along Commonwealth Boulevard that would connect to the Town’s Geiger Memorial Park on Grand Boulevard just outside the study area and run along the Carlls River south to Belmont Lake State Park. The Carlls River watershed runs along the easterly portion of Wyandanch. Carlls River is the Town of Babylon’s largest watershed extending from the Great South Bay north into the Town of Huntington at its northernmost terminus. The watershed contains extensive open space, primarily composed of New York State’s Belmont Lake State Park. The County of Suffolk has been actively acquiring properties in this watershed to form a continuous green belt throughout the system. The watershed encompasses a diverse array of freshwater wetlands, woodlands, tributaries, lakes, and ponds. The ability to support trout habitat within segments of the Carlls River is notable. This is an indicator of the existing water quality value of the system and how the preservation of open space has protected the watershed. Opportunities now exist within the river corridor for recreation, fishing, and small scale boating and wildlife appreciation. The Town of Babylon would like to connect the Wyandanch community to this important natural resource. Bike and water trails are now being investigated for underutilized portions of this open space area. The Town of Babylon Wyandanch Park has a direct connection to this open space and may be utilized as an access point. The challenge will be to address manmade and natural barriers for bicycle and water trails for this important initiative.

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CHAPTER 1: PROJECT DESCRIPTION

COMMUNITY VISION, GOALS, AND OBJECTIVES

Comment 1-1: Chapter 1.C. Community Vision, Goals and Objectives (also relates to Executive Summary and Chapter 2). The breadth of the Town and community's vision for the area is not fully articulated. The document would benefit from a more complete discussion of the progressive, transformative goals of the revitalization effort. (3) Response 1-1: The bullet list on page 1-4 (and S-5) has been expanded to include the following (and now appears in those locations in its entirety, as shown below): • Sustainability. Incorporate sustainability into all aspects of redevelopment, including opportunities for transit-oriented development and smart growth. • Housing. Provide for more diverse housing options to accommodate a range of persons and incomes. • Retail amenities. Provide for a variety of retail uses to support the downtown. • Community Facilities. Improve existing community facilities in the area and create a new community services hub. • Design Improvements. Develop progressive architectural and sustainability design guidelines. Incorporate Gateway features at both ends of Straight Path. Institute a façade improvement program in connection with the new architectural design guidelines. • Public Art. Infuse public art into the redevelopment and revitalization plan. • Jobs. Create job opportunities for local residents to participate in the revitalization process.

CHAPTER 3: EXISTING CONDITIONS AND ANALYSIS

INFRASTRUCTURE AND ENERGY

Comment 3-1: The water main distribution system should be considered part of the existing public infrastructure, not just pump stations. Distribution mains should also be considered as part of the existing public infrastructure. This is particularly important in the event that certain roads, such as Woodland Road or Garden City Avenue, are abandoned or relocated as a result of the proposed project. Water main relocations and extensions are paid for by the development entity involved, as a contract with SCWA. SCWA contractors would actually perform the work. SCWA

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has no objections to waterlines remaining undisturbed in place, provided an easement is properly described and recorded. SCWA reserves the right to require upgrades to the distribution system, provided that pressure and flow tests indicate any directly related inadequacies to serve new development, especially multi-story buildings. SCWA is in full support of the proposed redevelopment plan, which would provide additional customer base and consumption to share the existing system. (1) Response 3-1: The SCWA distribution system was considered in the Existing Conditions and Analysis chapter and Chapter 5 noted that the proposed four-story buildings may require the installation of internal booster pumps to be adequately served. The Draft Plan also notes that, given the proposed density, SCWA expects that there would need to be some improvements to or elimination of dead-end mains to adequately serve the proposed project (see page 5-4). Once the proposed developments are refined, specific infrastructure needs and modifications would be addressed during site plan review. Sewer construction will meet Suffolk County Department of Public Works engineering requirements. The most current and modern construction standards and practices will be utilized for sewer construction. This should mitigate settlement and other potential similar problems associated with sewer construction in the past.

Comment 3-2: On page 3-18, the Draft Plan incorrectly states that $273 million has been invested in the Southwest Sewer District to prepare for an expansion to Wyandanch. Rather, a 2002 report prepared by the Suffolk County Department of Public Works (SCDPW) indicated that four hamlets could be connected to the district at a cost of $273 million. The description on page 3-18 is correct with respect to the cost of $1,500 per home for sewer connection that was estimated in 2002. However, recent correspondence referring to the 2002 report indicates that those costs are outdated. The August 25, 2008 letter from SCDPW to Supervisor Bellone did state that the cost would be upwards of $3,000 per home and it was specific to the smaller area that was evaluated on a limited amount of information to develop an approximate cost. The last paragraph on page 3-18 is incorrect with respect to the indication that available capacity at Bergen Point is less than 350,000 gallons per day (gpd). The August 25, 2008 letter to Supervisor Bellone indicates that the number of units being proposed in the revitalization area in Wyandanch

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would be more closely represented by a flow of 350,000 gpd based on Health Department flow standards. Page 5-4 indicates a projected sewage flow of 255,369 gpd, whereas the Health Department standards more closely reflect a sewage flow of 350,000 gpd. We would assume that once more engineering analysis is performed for the project; the volume of sewage to be generated would be closer to the Health Department standards. The same comments that apply to Page 3-18 also apply to the majority of text on page 5-5. In addition, the last paragraph should recognize that regardless of the percentage of flow that would be conveyed from the Wyandanch area to the Bergen Point Collection System there would be a disruption in traffic due to the construction, which would most likely involve dewatering activities as well as open trenches and also lead to short-term nuisance conditions of noise and dust. The upgrade of the Bergen Point Wastewater Treatment facility is the subject of a capital project that is currently in the engineer report phase and does have funding in 2010 for an expansion. (2) Response 3-2: In order to respond to the issues raised by the commenter, it is necessary to revise portions of the text that appears in the Draft Plan and GEIS. The proposed text revisions are shown below, and are incorporated into this Final Plan and GEIS by reference, replacing the associated text in the Draft Plan. The first paragraph on page 3-18 is revised as follows (and now appears there in its entirety, as shown below): According to the Town of Babylon’s Empire Zone application, as sourced in Sustainable Long Island’s Wyandanch Blight Conditions Study (2004), $273 million has been invested in the Southwest Sewer District to prepare for the sewage district expansion to Wyandanch. A 2002 report prepared by the Suffolk County Department of Public Works (SCDPW) indicated that four hamlets could be connected to the district at a cost of $273 million. However, aAccording to Sustainable Long Island’s Wyandanch Blight Conditions Study (2004)the same report, it would cost $1,500 per home for sewer connection, an amount that could be cost-prohibitive to already economically distressed households in the community. A letter from SCDPW to the Town Supervisor dated August 25, 2008 indicated that the cost estimated in the 2002 report is outdated and projected that cost upwards to $3,000 per home per year. This projected cost was specific to a smaller area that was evaluated using a limited amount of information to develop an approximate cost. This The projected cost impediment may hinder a large expansion plan, but the immediate need for sewer service in the area is along the Straight Path corridor, which would be most beneficial for redevelopment and protection of groundwater. It is noted that connecting to an existing public sewer system is likely to be the least costly and acceptable option to the community for new construction.

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The last paragraph on page 3-18 with respect to sanitary sewers is revised as follows (and now appears there in its entirety, as shown below): The mainland portion of the Town of Babylon south of Southern State Parkway1 is located within the Southwest Sewer District 3 and sanitary wastewater is conveyed to Most of Babylon sends its sewage to the Bergen Point Sewage Treatment Plant (STP) located in West Babylon just to the southwest of the Village of Babylon, just south of the Bergen Point Golf Course. This plant has a permitted capacity of 30.5 million gallons per day (mgd) of wastewater influent. According to the Hamlet Plan, the plant is at or near capacity. The SCDPW letter to the Town Supervisor dated August 25, 2008 indicated available capacity of less than 350,000 gpd, although the actual available capacity was not specified. Therefore, sewer line extension to Wyandanch would have to be coupled with aggressive measures to reduce inflow and infiltration to the sewer system and/or create water conservation programs.

The first paragraph under “Sanitary Sewage” on page 5-4 is revised as follows (and now appears there in its entirety, as shown below): The estimated sewage generation is approximately 255,369 350,000 gpd, assuming sewage generation would amount to 75 percent of the projected water demand according to information received from SCDPW and based on Suffolk County Health Department standards.

The third paragraph on page 5-5 is revised as follows (and now appears there in its entirety, as shown below): According to the Town of Babylon’s Empire Zone application, as sourced in Sustainable Long Island’s Wyandanch Blight Conditions Study (2004), $273 million has been invested in the Southwest Sewer District to prepare for the sewage district expansion to Wyandanch. A 2002 report prepared by the Suffolk County Department of Public Works (SCDPW) indicated that four hamlets could be connected to the district at a cost of $273 million. However, aAccording to Sustainable Long Island’s Wyandanch Blight Conditions Study (2004)the same report, it would cost $1,500 per home for sewer connection, an amount that could be cost-prohibitive to already economically distressed households in the community. A letter from SCDPW to the Town Supervisor dated August 25, 2008 that the cost estimated in the 2002 report is outdated and projected that cost upwards to $3,000 per home per year. This projected cost was specific to a smaller area that was evaluated using a limited amount of information to develop an approximate cost. This The projected cost impediment may hinder a large expansion plan, but the immediate need for sewer service in the area is along the Straight Path corridor, which would be most beneficial for redevelopment and protection of groundwater. It is noted that connecting to a public sewer system is likely to be the least costly option for new construction.

The fifth paragraph on page 5-5 is revised as follows (and now appears there in its entirety, as shown below):

1 Segments of the Southwest Sewer District in Babylon include two areas north of Southern State Parkway. One segment runs north along NYS Route 110 into the Town of Huntington for the purpose of serving a major business corridor. The other location is a small area just north of the Southern State Parkway along NYS Route 231 at North Babylon.

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The mainland portion of the Town of Babylon south of Southern State Parkway1 is located within the Southwest Sewer District 3 and sanitary wastewater is conveyed to Most of Babylon sends its sewage to the Bergen Point Sewage Treatment Plant located in West Babylon just to the southwest of the Village of Babylon, just south of the Bergen Point Golf Course. This plant has a permitted capacity of 30.5 mgd of wastewater influent. According to the Hamlet Plan, the plant is at or near capacity. The SCDPW letter to the Town Supervisor dated August 25, 2008 indicated available capacity of less than 350,000 gpd, although the actual available capacity was not specified. Therefore, sewer line extension to Wyandanch would have to be coupled with aggressive measures to reduce inflow and infiltration to the sewer system and/or create water conservation programs. Additional capacity at the Bergen Point facility could also be purchased. However, there is sufficient capacity to accommodate the Wyandanch Downtown Revitalization Plan’s anticipated wastewater flows. The last paragraph on page 5-5 pertaining to sanitary sewers is revised as follows (and now appears there in its entirety, as shown below): The proposed project is expected to generate sewage that amounts to less than 1 percent of the design capacity of the Bergen Point STP. It is assumed that public sewer service would be extended to downtown Wyandanch by 2020 to accommodate the proposed development scenario such that no the proposed project would not result in any significant adverse impacts associated with on-site septic systems (e.g. groundwater contamination) would occur. With the installation of a public sewer system in downtown Wyandanch, there would be a disruption in traffic due to the construction, which would most likely involve dewatering activities as well as open trenches and also lead to short-term nuisance conditions of noise and dust. However, a Maintenance and Protection of Traffic Plan will be prepared for these construction activities. This will include temporary changes to traffic flow and control to ensure safe conditions for workers and motorists. In terms of construction activities, a Stormwater Pollution Prevention Plan will be prepared as well as dust and noise control measures to minimize the impacts of the construction activities. Dewatering will be undertaken in accordance with Town of Babylon, New York State Department of Environmental Conservation and, if any, County of Suffolk requirements. The upgrade of the Bergen Point Wastewater Treatment facility is the subject of a capital project that is currently in the engineer report phase and does have funding in 2010 for an expansion. Similarly, measures would be in place to upgrade capacity at the Bergen Point STP.

HAZARDOUS MATERIALS

Comment 3-3: With respect to Section D, “Hazardous Materials,” in Chapter 3, “Existing Conditions and Analysis,” describe, comprehensively and specifically, the process that was undertaken to research, analyze, and identify the 226 abandoned, vacant, underutilized, and potential brownfield sites referenced in this section and in associated Appendix E. Document how the list of these sites was compiled and note the methods and specific sources used to identify them. (3)

1 Segments of the Southwest Sewer District in Babylon include two areas north of Southern State Parkway. One segment runs north along NYS Route 110 into the Town of Huntington for the purpose of serving a major business corridor. The other location is a small area just north of the Southern State Parkway along NYS Route 231 at North Babylon.

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Response 3-3: Chapter 3, Section D, “Hazardous Materials,” has been revised in its entirety to address the comment and is included in Appendix C of this Final Plan. The section has been renamed, “Brownfield, Abandoned, and Vacant Sites” and describes more specifically the process that was undertaken to research, analyze, and identify the abandoned, vacant, underutilized, and potential brownfield sites, as well as the sources that were consulted. Table 3-3 has been removed and the information and sources about the sites that were identified in that table have been included in the broader discussion of specific sources used to identify the complete list of 226 identified abandoned, vacant, underutilized, and potential brownfield sites. Table E-1 and Figure S-6 from the Draft Plan have also been revised, and are included in Appendix C of this Final Plan. The Introduction of this section has also been revised to better reflect the information provided in this section. In the updated section provided in this Final PlanAppendix C, reference has been made to the Profiles of Strategic Sites included in Appendix D of the Draft Plan. The Profiles of Strategic Sites B and C have been revised (changes are indicated with double underline) and have also been included in Appendix C of this Final Plan.

STRATEGIC SITES

Comment 3-4: BOA strategic sites are generally narrowed from a basket of identified sites with characteristics of underutilization or potential for brownfield conditions. In this case, the parcels included in the strategic sites comprise the majority of the study area and the vacant/underutilized/brownfield sites inventory. This is the case because of the extensive blight conditions and property underutilization. This section would benefit from a discussion and explanation of how strategic sites were selected and what factors were considered. (3) Response 3-4: The following text is added to the end of the first paragraph under section O, “Strategic Sites,” on page 3-91 (and now appears there in its entirety, as shown below).

Specifically, in terms of location, the strategic sites were identified as a result of one or more of the following factors: • their proximity to the train station—which presents an opportunity for transit-oriented development, higher density, and mixed uses in the project area; • their location along the central business corridor—which is strategic for spurring economic development on adjacent properties; or

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• their location at the northern or southern gateways to the project area—which present opportunities to create visual gateways that would attract visitors to the downtown. In addition to the location factors, other considerations were also taken into account in selecting strategic sites. For example, because of the small size of certain commercial lots in downtown Wyandanch combined with restrictive zoning, it was necessary to assemble large developable parcels to allow for appropriate commercial and residential development and to attract developers. Alternatively, certain strategic sites were selected based on their proximity to existing amenities. For example, Site F was chosen in part due to the proximity of the existing Town Youth Center, which would serve as an anchor to the proposed community facilities hub on that site. Moreover, all of the strategic sites front on Straight Path, the hamlet’s primary commercial corridor, and include abandoned, vacant, underutilized, or potential brownfield parcels.

PARKS AND OPEN SPACE

Comment 3-5: An analysis of existing parks and open space, utilization, condition, etc. and associated impacts on the existing, limited open space resources should be added to the document. (3) Response 3-5: An overview of parks and open spaces in the project and study areas was included in Section B, “Land Use, Zoning, and Public Policy” of Chapter 3, “Existing Conditions and Analysis,” of the Draft Plan and shown on Figures 3-1 and 3-2. Open space is limited in the project and study areas. On page 3-2, at the end of the “Project Area” section, the following section is added to the Plan (and now appears there in its entirety, as shown below):

Parks and Open Space Within the immediate project area, open space resources are limited to the approximately 0.15-acre George Sims Veterans Plaza, which includes a small sitting area on Straight Path at the intersection with Garden City Avenue, just south of the Martin Luther King Jr. Community Health Center, and a landscaped parcel (0.16 acres) at the northwest corner of Straight Path and S. 21st Street. The landscaped parcel, which was developed as part of the Town’s Adopt-a-Spot Program, is the site of a “Welcome to Wyandanch” sign. These open spaces are depicted on Figure 3-2a, in Appendix D of this Final Plan. Overall, there is a dearth of open space resources in the project area; however, the project area is primarily non-residential (approximately 85 percent). With the addition of the proposed housing units, the project

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area’s existing and future residents would benefit from an increase in open space resources within a radius of ½-mile from the project area. A focus of this project is to explore opportunities for creating new open space in the study area. To that end, the Town is proposing an expansion of George Sims Veterans Plaza and a new plaza on Site A as part of the overall redevelopment and revitalization plan. In addition, the Town is actively researching possible connections to other open space areas and parks in the vicinity of the project area for the community. With these proposed improvements, it is not expected that the proposed project would result in any significant adverse impacts on open space. The Carlls River watershed runs along the easterly portion of Wyandanch. Carlls River is the Town of Babylon’s largest watershed extending from the Great South Bay north into the Town of Huntington at its northernmost terminus. The watershed contains extensive open space, primarily composed of New York State’s Belmont Lake State Park. The County of Suffolk has been actively acquiring properties in this watershed to form a continuous green belt throughout the system. The watershed encompasses a diverse array of freshwater wetlands, woodlands, tributaries, lakes, and ponds. The ability to support trout habitat within segments of the Carlls River is notable. This is an indicator of the existing water quality value of the system and how the preservation of open space has protected the watershed. Opportunities now exist within the river corridor for recreation, fishing, and small scale boating and wildlife appreciation. The Town of Babylon would like to connect the Wyandanch community to this important natural resource. Bike and water trails are now being investigated for underutilized portions of this open space area. The Town of Babylon Wyandanch Park has a direct connection to this open space and may be utilized as an access point. The challenge will be to address manmade and natural barriers for bicycle and water trails for this important initiative.

On page 3-10, before the last paragraph, the following heading is added to the Plan (and now appears there in its entirety, as shown below):

Parks and Open Space

On page 3-11, at the end of the last paragraph, the following text is added to the Plan (and now appears there in its entirety, as shown below):

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The larger study area could also benefit from additional open space to serve the existing and projected residential and worker population in Wyandanch. To address any potential deficiency in the study area’s public open space resources as a result of the proposed project, the Town proposes to prepare an area-wide open space plan to identify opportunities for regional open space connections in the project and study areas. For example, the Town is considering a dedicated bike route along Commonwealth Boulevard that would connect to the Town’s Geiger Memorial Park (which includes a comfort station, fishing, food service, picnic area, playground, and swimming pool) on Grand Boulevard just outside the study area and run along the Carlls River south to Belmont Lake State Park. These open space resources are depicted in Figure 3-2a. With the Town’s proposed open space improvements, no significant adverse impacts on the study area’s open spaces are expected to result from the proposed project.

On page 3-95, after the “Lack of sense of place; community gathering spaces” section, the following text is added to the Plan (and now appears there in its entirety, as shown below):

Lack of parks and open space. The project area could benefit from additional and/or improved parks and open space resources to serve the existing and projected residential and worker populations of Wyandanch. Open space resources in the project area are limited to George Sims Veterans Plaza and a small landscaped area totaling about 1/3 acre. The proposed expansion of George Sims Veterans Plaza and the addition of a public plaza on Site A would serve to alleviate this shortfall. Significant opportunities also exist for connecting the project area to open space resources in the larger study area and beyond. For example, the Town is considering a dedicated bike route along Commonwealth Boulevard that would connect to the Town’s Geiger Memorial Park on Grand Boulevard just outside the study area and run along the Carlls River south to Belmont Lake State Park.

On page 5-2, before the section subheaded “Zoning,” the following new subheading and text is added to the Plan (and now appears there in its entirety, as shown below): Parks and Open Space Overall, there is a dearth of open space resources in the project area; however, the project area is primarily non-residential (approximately 85 percent). With the addition of the proposed housing units, the project area’s existing and future residents would benefit from an increase in open space resources within a radius of ½-mile from the project area. A

6-16 Chapter 6: Response to Comments

focus of this project is to explore opportunities for creating new open space in the study area. To that end, the Town is proposing an expansion of George Sims Veterans Plaza and a new plaza on Site A as part of the overall redevelopment and revitalization plan. In addition, the Town is actively researching possible connections to other open space areas and parks in the vicinity of the project area for the community. For example, the Town of Babylon would like to connect the Wyandanch community to the Carlls River watershed, an important local natural resource. Bike and water trails are now being investigated for underutilized portions of this open space area. The Town of Babylon Wyandanch Park has a direct connection to this open space and may be utilized as an access point. The challenge will be to address manmade and natural barriers for bicycle and water trails for this important initiative. Additionally, the Town is considering a dedicated bike route along Commonwealth Boulevard that would connect to the Town’s Geiger Memorial Park on Grand Boulevard just outside the study area and run along the Carlls River south to Belmont Lake State Park. With these proposed improvements, it is not expected that the proposed project would result in any significant adverse impacts on open space.

6-17 Final Wyandanch Downtown Revitalization Plan

D. WRITTEN COMMENTS RECEIVED ON THE DRAFT PLAN Copies of the written comments received on the April 2009 Draft Plan are collected and presented in their entirety in this section.

6-18 Chapter 6: Response to Comments

EDITORIAL CHANGES, CORRECTIONS, AND EDITS The following pages show the various minor editorial text changes, corrections, and edits that were also made to the Draft Plan. These edits have been carried into the text of the Final Plan, and are presented here to assist the reader in identifying where text has been changed. As noted in the Foreword, several changes have also been made to Chapter 2, “Community Participation,” which provide additional information concerning outreach activities undertaken for this effort, but does not change any of the analysis conclusions presented in the Final Plan as accepted and circulated by the Town Board. These changes are not repeated here; please refer to Chapter 2 for this revised text.

Chapter 7

Bibliography

Chapter 7: Bibliography

AKRF, Inc., Wyandanch Blight Study, May 2007. Alice Sparberg Alexiou. “Safety and Zoning vs. Freedom of Religion.” The New York Times. November 19, 2000. The Atlas of Breeding Birds in New York State, 1988. The City of New York, City Environmental Quality Review (CEQR) Technical Manual, 2001. Code of the Town of Babylon. Updated November 15, 2006, Supplement No. 82, posted on General Code’s E-Code On-line Library at http://www.generalcode.com/webcode2.html accessed on January 16, 2007. Concerned Taxpayers of Wheatley Heights/Dix Hills, Inc. Civic Association, “Out Community”, posted on http://www.wheatleyheights.us/html/community.html, accessed on February 9, 2007. Long Island Power Authority, “About LIPA,” posted on www.lipower.org/company/stats.html, accessed on August 20, 2008. Long Island Power Authority. “NY State Empire Zone Benefits,” posted on http://www.lipower.org/ecodev/programs.zones.html, accessed on January 9, 2007. The Mammals of Long Island, New York, July 1971. Monti, Jr., Jack and Michael P. Scorca, Trends in Nitrogen Concentration and Nitrogen Loads Entering the South Shore Estuary Reserve from Streams and Groundwater Discharge in Nassau and Suffolk Counties, Long Island, New York, 1952-97, United States Geological Survey, Water Resources Investigations Report 02-4255, posted on http://ny.water.usgs.gov/pubs/wri/wri024255/, accessed on January 26, 2007. Nathanson, Jerry A., Basic Environmental Technology, Fourth Edition, 2003. National Fire Protection Association, NFPA 1720, Standard for the Organization and Deployment of Fire Suppression Operations, Emergency Medical Operations, and Special Operations to the Public by Volunteer Fire Departments, 2004 Edition. National Grid, “About Us,” posted on at http://www.nationalgrid.com/corporate/about+us/, accessed on August 20, 2008. New York State. “Empire Zones,” posted on http://www.empire.state.ny.us/Tax_and_Financial_Incentives/Empire_Zones/default.asp, accessed on January 9, 2007. New York State Department of Environmental Conservation, New York State Standards and Specifications for Erosion and Sediment Control, August 2005. New York State Department of Environmental Conservation, New York State Stormwater Management Design Manual, October 2001.

7-1 Wyandanch Downtown Revitalization Plan

New York State Department of Transportation, Environmental Procedures Manual (EPM), January 2001. New York State Water Quality Section 305b Report, 2004, posted on http://www.dec.state.ny.us/website/dow/bwam/305b.html, accessed on January 26, 2007. Pinelawn Power LLC, Environmental Assessment, Pinelawn Power LLC, Babylon, New York, June 17, 2004. The RBA Group, Wyandanch Intermodal Transit Facility Feasibility Study, June 2008. Rutgers University, Center for Urban Policy Research, Residential Demographic Multipliers, June 2006. “Save the Long Island Motor Parkway,” posted on http://www.geocities.com/denisebyrne/motorpk.html?20079, accessed on February 9, 2007. Suffolk County Department of Planning, Shopping Centers and Downtowns, Suffolk County, New York, May 2006. Suffolk County Police Department website, posted on http://www.co.suffolk.ny.us/webtemp2.cfm?dept=12&id=1705, accessed on January 17, 2007. Suffolk County Department of Planning, DRAFT: Open Space Acquisition Policy Plan for Suffolk County, page 3, March, 2004 Suffolk County Water Authority (SCWA). 2006 Annual Drinking Water Quality Report. Retrieved on January 18, 2007 from SCWA’s website at http://www.scwa.com/. Sustainable Long Island. Wyandanch Blight Conditions Study. 2004. Sustainable Long Island. Wyandanch Hamlet Plan (Wyandanch Rising). 2003. “The Adventurous Life of Jacob Conklin,” posted on http://longislandgenealogy.com/jconklin.html, accessed on February 9, 2007. The Nature Conservancy, Saving the Last Great Places on Long Island, posted on http://www.nature.org/wherewework/northamerica/states/newyork/preserves/art13653.html, accessed on April 20, 2007. Tcholbanoglous, George, McGraw-Hill Series in Water Resources and Environmental Engineering, Integrated Solid Waste Management, 1993. Town of Babylon. Lighting in Wyandanch Sets the Tone for Further Redevelopment. July 12, 2005, posted on www.townofbabylon.com, accessed on November 13, 2006. Town of Babylon. Town of Babylon Receives Largest LI Brownfields Grant. May 7, 2005. Posted on www.townofbabylon.com, accessed on November 13, 2006. Town of Babylon Town Code. Town of Riverhead Empire Zone website, posted on http://www.riverheadzone.com/index.html. United States Census Bureau, Census 1990, posted on http://factfinder.census.gov, accessed on April 17, 2007. United States Census Bureau, Census 2000, posted on http://factfinder.census.gov, accessed on April 17, 2007.

7-2 Chapter 7: Bibliography

United States Department of Agriculture [USDA] Soil Conservation Service, Soil Survey of Suffolk County, New York, April 1975. U.S. Geological Survey, The Effect of Urban Stormwater Runoff on Ground Water Beneath Recharge Basins on Long Island, New York, 1987. Wyandanch Volunteer Fire Company, Inc. website, posted on http://www.wyandanchfireco.org/, accessed on January 17, 2007. Wyandanch-Wheatley Heights Ambulance Corps website, posted on http://www.wwhac.org/, accessed on January 17, 2007. Ï

7-3

LIST OF APPENDICES

A. Lot Information B. Blight Study C. Economic and Market Trend Analysis D. Profiles of Strategic Sites E. Hazardous Materials Summary F. Traffic Existing Conditions Study G. Correspondence H. Bird Species in Project Area I. Traffic Impact Analysis J. Urban Renewal Plan for the Revitalization of Downtown Wyandanch K. Community Participation APPENDIX A

Lot Information

Table A-1 Page 1 of 5 Lots in Project Area

Land Tax Map Use Area Area Building Owner Owner Land Full Total Parcel Parcel Owner Owner Label Code* Description Zoning (Acres) (sf) Vacancy (Last Name) (First Name) Value ($) Value ($) Taxes ($) Address 1 Address 2 Address 1 Address 2 39-4-33 342 Vacant Land No Zoning 0.35 15,035 National Propane LP 1,580 2,030 4,072 275 Merritt Av Wyandanch PO Box 798 Valley Forge PA 19482 39-4-34 843 LIRR Tracks No Zoning 2.31 100,397 MTA LIRR 2,480 2,480 0 Wyan Pub Svc 141 1A 4 Wyandanch 39-4-52 653 Municipal Parking Lot No Zoning 1.07 23,313 Town of Babylon 630 630 0 Wyan Tax Map 58 282 Wyandanch 40-1-21 423 Good Humor Storage E Business 0.46 19,978 Demopoulos James P 2,000 2,000 4,112 23 N 16th St Wyandanch 309 Merritt Av Wyandanch NY 11798 40-1-23 449 Good Humor E Business 0.46 20,022 Demopoulos Mark S 1,500 3,980 10,084 309 Merritt Av Wyandanch 309 Merritt Av Wyandanch NY 11798 40-1-24 211 Vacant Residence C Residence 0.12 5,000 Vacant Pascarella Anthony 160 1,640 3,744 10 N 15th St Wyandanch 331A Dante Ct Holbrook NY 11741 40-1-59.2 433 Tire Shop E Business 0.12 5,000 Joe II Realty Corp 250 250 502 5 N 15th St Wyandanch 1158-C Suffolk Av Brentwood NY 11717 40-1-59.1 211 Vacant Residence E Business 0.23 9,999 Vacant Joe II Realty Corp 500 1,800 4,065 7 N 15th St Wyandanch 1158-C Suffolk Av Brentwood NY 11717 Deli & Catering, Partially 40-1-60 485 African-American Bookstore for rent E Business 0.12 5,000 Vacant Chang Young 1,040 6,750 15,640 311 Merritt Av Wyandanch 311 Merritt Av Wyandanch NY 11798 Deli/Grocery, Barber Shop on upper 40-1-61 422 floor E Business 0.06 2,500 Joe II Realty Corp 470 3,770 9,398 313 Merritt Av Wyandanch 1158-C Suffolk Av Brentwood NY 11717 1-Hour Photo, Braiding/Beauty 40-1-62 485 Supplies E Business 0.07 3,100 Joe II Realty Corp 580 3,090 7,973 315 & 317 Merritt Av Wyandanch 1158-C Suffolk Av Brentwood NY 11717 Restaurant/Deli, Drug Store, Internet Cafe, Computer Business Center, 40-1-63 485 Barber Shop E Business 0.22 9,400 Baack Carol 1,975 11,800 26,219 319-329 Merritt Av Wyandanch 543 Old Country Rd Huntington Station NY 11746 40-1-64 480 Vacant Men's Referral Center E Business 0.34 15,001 Vacant County of Suffolk 1,880 7,030 10,372 8 Andrews Av Wyandanch Center Dr Riverhead NY 11901 40-1-68.1 600 Town of Babylon Youth Center E Business 2.30 100,003 Town of Babylon 5,630 30,280 0 20 N 14th St Wyandanch 200 E Sunrise Hwy Lindenhurst NY 11757 40-1-97 620 God is Love Church God is Love E Business 0.23 10,000 God is Love Church 660 660 0 19 Andrews Av Wyandanch 2 Winter Av Wyandanch NY 11798 40-1-98 330 Vacant Land E Business 0.17 7,499 Keshet Avinoam 560 560 1,151 17 Andrews Av Wyandanch 20 Hidden Creek Dr Guyton GA 31312 40-1-99 229 Residence E Business 0.12 4,999 My Jose Corp 500 3,420 9,074 15 Andrews Av Wyandanch 125 N 22nd St Wyandanch NY 11798 Church of God & True Holiness Church of God & True Holiness 40-1-100 620 of Apostolic Faith E Business 0.17 4,988 of Apostolic Faith 500 1,505 5,443 13 Andrews Av Wyandanch 13 Andrews Av Wyandanch NY 11798 Church of God & True Holiness 40-1-101 330 Vacant Land E Business 0.06 2,511 of Apostolic Faith 250 250 605 Andrews Av Wyandanch 13 Andrews Av Wyandanch NY 11798 Church of God & True Holiness 40-1-102 330 Vacant Land E Business 0.17 7,489 of Apostolic Faith 750 750 1,774 9 Andrews Av Wyandanch 13 Andrews Av Wyandanch NY 11798 40-1-103 432 Getty Gas Station E Business 0.43 18,524 Leemilts Petroleum Inc 5,460 10,190 22,847 1580 Straight Path Wyandanch 125 Jericho Tpke Jericho NY 11753 40-1-105.1 210 Residence E Business 0.22 9,558 God is Love Church 560 2,320 454 2 Winter Av Wyandanch PO Box 1743 Wyandanch NY 11798 40-1-106 330 Vacant Land E Business 0.11 4,989 County of Suffolk 250 250 369 6 Winter Av Wyandanch 330 Center Dr Riverhead NY 11901 40-1-107 213 Residence E Business 0.12 5,000 Jackson Sarah 250 2,810 5,029 8 Winter Av Wyandanch 8 Winter Av Wyandanch NY 11798 40-1-108 211 Residence E Business 0.23 10,001 Nelson Gloria 500 2,020 3,243 12 Winter Av Wyandanch 12 Winter Av Wyandanch NY 11798 40-1-110.1 211 Residence E Business 0.23 10,000 Rivera Jesus 500 3,030 6,532 18 Winter Av Wyandanch 18 Winter Av Wyandanch NY 11798 40-1-137 211 Residence E Business 0.17 7,502 Lopez Cynthia 375 1,915 4,295 19 Winter Av Wyandanch 19 Winter Av Wyandanch NY 11798 40-1-140 213 Residence E Business 0.17 7,502 Salgado Jose 380 3,090 5,591 6 McCue Av Wyandanch 6 McCue Av Wyandanch NY 11798 40-2-9 433 Auto Repair C Residence 0.19 8,413 Smith Gregory 530 810 1,625 1616 Straight Path Wyandanch 601 Hilda St East Meadow NY 11554 40-2-10.2 840 Access Driveway G Industry 0.44 18,981 Mobile Management LLC 1,070 1,070 2,146 4 Washington Av Wyandanch 1055 E Jericho Tpke Huntington NY 11743 Partially 40-2-10.4 452 Commercial Building G Industry 2.28 99,104 Vacant County of Suffolk 4,250 9,690 0 Straight Path Wyandanch County Center Riverhead NY 11901 40-2-10.3 438 Parking Lot (County-operated) G Industry 1.81 78,606 New Park Realty Ltd 6,500 33,100 70,840 1621 Straight Path Wyandanch 536 E Main St Patchogue NY 11772 Partially 40-2-11 452 Shopping Center G Industry 1.45 63,039 Vacant Nessien Holding LLC 3,500 21,150 45,806 1589 Straight Path Wyandanch 12 Bond St Suite 2E Great Neck NY 11021 40-2-12 653 Municipal Parking Lot G Industry 3.80 165,327 County of Suffolk 9,500 21,630 0 305 Acorn St Wyandanch County Center Riverhead NY 11901 40-2-13 843 LIRR Station, Parking, Tracks No Zoning 4.00 174,087 MTA LIRR 4,360 4,360 0 Wyan Pub Svc 141 1A 5 Wyandanch 00000 40-2-14 718 Huntington Honda G Industry 5.68 247,216 Mobile Management LLC 14,000 41,930 89,338 1617 Straight Path Wyandanch 1055 E Jericho Tpke Huntington NY 11743 40-2-15.3 433 Auto Repair G Industry 0.72 31,406 Hirshman Family Trust of 1988 1,910 11,040 24,627 1623 Straight Path Wyandanch 17149 Newport Club Dr Boca Raton FL 33496 3 Washington Av 40-2-15.8 712 Crescent Packing G Industry 1.84 80,142 Liberator Inc 4,500 16,660 36,400 1633 Straight Path Wyandanch PO Box 650 Wyandanch NY 11798 40-2-15.7 433 Part of auto repair lot G Industry 0.07 3,121 Hirshman Family Trust of 1988 180 180 361 Straight Path Wyandanch 17149 Newport Club Drive Boca Raton FL 33496 40-2-15.6 840 Washington Av G Industry 0.64 27,900 County of Suffolk 1,640 1,640 2,420 Straight Path Access Rd Wyandanch 330 Center Dr Riverhead NY 11901 40-2-32 311 Vacant Land C Residence 0.11 4,716 Ramcharan Deodath 290 290 359 1624 Straight Path Wyandanch 1634 Straight Path Wyandanch NY 11798 40-2-33 711 Arrow Scrap Corp G Industry 0.63 27,518 Allied Scrap LLC 1,550 7,550 17,316 1627 Straight Path Wyandanch 1627 Straight Path Wyandanch NY 11798 40-2-45.1 311 Vacant Land B Residence 0.37 16,193 Liberator Inc 450 450 903 1645 Straight Path Wyandanch 3 Washington Av Wyandanch NY 11798 55-2-15 211 Residence C Residence 0.09 4,000 Rescigno Arthur 120 1,450 3,362 31 S 24th St Wyandanch 447 17th St West Babylon NY 11704 Our Lady of the Miraculous Our Lady of the Miraculous 55-2-43.1 620 Medal Church C Residence 3.57 155,650 Medal Church 0 0 0 Wyandanch 55-2-64 211 Residence C Residence 0.13 5,700 Taylor Albert M 190 2,040 2,678 6 Brooklyn Av Wyandanch 6 Brooklyn Av Wyandanch NY 11798 55-2-65 311 Vacant Land C Residence 0.06 2,716 Taylor Albert M 100 100 201 4 Brooklyn Av Wyandanch 6 Brooklyn Av Wyandanch NY 11798 55-2-80 311 Vacant Land C Residence 0.06 2,479 County of Suffolk 75 75 158 18 S 20th St Wyandanch County Center Riverhead NY 11901 55-2-81 311 Vacant Land C Residence 0.06 2,521 County of Suffolk 50 50 105 31 S 21St St Wyandanch County Center Riverhead NY 11901 55-2-82.2 461 Laundromat E Business 0.85 37,138 Spin City Realty Co LLC 2,730 12,400 24,025 1466 Straight Path Wyandanch 1466 Straight Path Wyandanch NY 11798 55-2-82.4 611 Wyandanch Library E Business 0.82 35,500 Wyandanch Union Free School District 1,420 1,420 0 14 S 20th St Wyandanch 14 S 20th St Wyandanch NY 11798 55-2-82.3 611 Wyandanch Library E Business 0.10 4,500 Wyandanch Union Free School District 450 450 0 16 S 20th St Wyandanch Straight Path Wyandanch NY 11798 Open Space 55-2-83 900 ("Welcome to Wyandanch" sign) C Residence 0.16 7,050 Spin City Realty Co LLC 790 790 1,585 1466A Straight Path Wyandanch 1466 Straight Path Wyandanch NY 11798 55-2-84 438 Parking Lot E Business 0.04 1,834 Pirinea Bridget 240 280 562 1 S 20th St Wyandanch 5 Harrison Av Massapequa NY 11758 PO Box 1086 55-2-85 620 Salvation and Deliverance Church E Business 0.04 1,730 Salvation & Deliverance Church Inc 180 3,485 0 2 S 20th St Wyandanch 1498 Straight Pat Wyandanch NY 11798 Table A-1 Page 2 of 5 Lots in Project Area

Land Tax Map Use Area Area Building Owner Owner Land Full Total Parcel Parcel Owner Owner Label Code* Description Zoning (Acres) (sf) Vacancy (Last Name) (First Name) Value ($) Value ($) Taxes ($) Address 1 Address 2 Address 1 Address 2 PO Box 1086 55-2-86 620 Salvation and Deliverance Church E Business 0.23 10,083 Salvation & Deliverance Church Inc 840 10,300 0 15 S 20th St Wyandanch 15 S 20th St Wyandanch NY 11798 55-2-87 620 Trinity Evangelical Lutheran Church E Business 0.71 30,866 Trinity Evangelical Lutheran Church 2,270 2,270 0 17 S 20th St Wyandanch S 20th St & Jamaica Av Wyandanch NY 11798 55-3-1 330 Vacant Land E Business 0.36 15,746 Landmark 1311 Ltd 1,000 1,000 2,006 816 Mount Av Wyandanch Elmont NY 11003 55-3-2 483 Barber Shop E Business 0.12 5,395 Charles Joseph 560 3,180 4,776 1479 Straight Path Wyandanch 36 Napoli Dr Wyandanch NY 11798 55-3-3 620 Wyandanch Church of God Inc C Residence 0.21 8,979 Wyandanch Church of God Inc 870 9,950 22,344 1475 Straight Path Wyandanch 178 Main Av Wyandanch NY 11798 55-3-4 438 Parking Lot C Residence 0.15 6,614 Wyandanch Church of God Inc 460 460 927 1473 Straight Path Wyandanch 178 Main Av Wyandanch NY 11798 55-3-5 411 Apartments C Residence 0.28 12,089 Shelter Plus Inc 1,600 7,000 16,122 1471 Straight Path Wyandanch 100 Mamaroneck Av White Plains NY 10601 55-3-6 311 Vacant Land C Residence 0.58 25,173 Town of Babylon 620 620 1,035 1465 Straight Path Wyandanch 200 E Sunrise Hwy Lindenhurst NY 11757 55-3-7 433 Auto Repair C Residence 0.46 19,914 Dockery Mary 360 610 1,639 1461 Straight Path Wyandanch 100 Jefferson Av Wyandanch NY 11798 55-3-8 211 Vacant Residence C Residence 0.86 37,517 Vacant Jackson Diane 940 4,700 9,882 1453 Straight Path Wyandanch 1453 Straight Path Wyandanch NY 11798 55-3-9 311 Vacant Land C Residence 0.40 17,191 Jackson Diane 400 400 802 1451 Straight Path Wyandanch 1449 Straight Path Wyandanch NY 11798 House of Prayer 55-3-10 620 Church of God in Christ C Residence 0.65 28,288 Jackson Diane 670 4,170 8,819 1449 Straight Path Wyandanch 1449 Straight Path Wyandanch NY 11798 55-3-20 213 Residence E Business 0.18 7,632 Cobb Katie M 300 2,170 3,745 812 Mount Av Wyandanch 812 Mount Av Wyandanch NY 11798 55-3-21 213 Residence E Business 0.22 9,815 Vacant County of Suffolk 655 3,005 4,434 5 Mount Av Wyandanch 330 Center Dr Riverhead NY 11901 55-3-22 211 Residence E Business 0.14 6,000 Terrell Gail 350 2,930 5,129 7 Mount Av Wyandanch 7 Mount Av Wyandanch NY 11798 55-3-24.1 213 Residence E Business 0.28 11,999 Leach John 690 2,570 5,609 9 Mount Av Wyandanch 15 Park Pl Amityville NY 11701 56-3-33.1 484 God's Way Auto Repair E Business 0.46 20,000 Chun Gary 1,250 5,870 13,797 258 Long Island Av Wyandanch 1 Tall Pines La Nesconset NY 11767 56-3-40 311 Vacant Land C Residence 0.12 5,000 Guinn Joseph 160 160 321 27 S 19th St Wyandanch 67 S 27th St Wyandanch NY 11798 56-3-41 224 Residence C Residence 0.29 12,499 Kemp Ivan 410 2,560 6,043 25 S 19th St Wyandanch 25 S 19th St Wyandanch NY 11798 56-3-43 433 LI Truck Repair Inc G Industry 0.91 39,814 Ramirez Alfredo 2,340 11,740 26,094 1500 Straight Path Wyandanch 15-13 149th St Whitestone NY 11357 56-3-44.1 433 R&S Transmissions E Business 0.34 14,999 Fiorini Munch LLC 620 4,400 10,717 8 S 18th St Wyandanch 79 Nancy St West Babylon NY 11704 56-3-45 433 R&S Transmissions E Business 0.12 5,000 Fiorini Munch LLC 125 125 251 10 S 18th St Wyandanch 79 Nancy St West Babylon NY 11704 56-3-46 440 Bus storage E Business 0.17 7,500 Thomas Jeanette 260 440 883 12 S 18th St Wyandanch 113 N 19th St Wyandanch NY 11798 56-3-47 311 Vacant Residential Land C Residence 0.12 5,000 Wyandanch Volunteer Fire Co Inc 180 180 0 16 S 18th St Wyandanch 1528 Straight Path Wyandanch NY 11798 56-3-48 311 Vacant Residential Land C Residence 0.06 2,501 Wyandanch Volunteer Fire Co Inc 90 90 0 S 18th St Wyandanch 1528 Straight Path Wyandanch NY 11798 56-3-49 311 Vacant Residential Land C Residence 0.17 7,501 Wyandanch Volunteer Fire Co Inc 260 260 0 20 S 18th St Wyandanch 1528 Straight Path Wyandanch NY 11798 56-3-53.2 311 Vacant Land E Business 0.06 2,501 Bello Michael 130 130 261 S 18th St Wyandanch 180 N Michigan Av Massapequa NY 11758 56-3-54 433 Wyandanch Auto Parts E Business 0.23 10,000 Coppola Realty LLC 1,000 6,510 15,138 260 Long Island Av Wyandanch 260 Long Island Av Wyandanch NY 11798 56-3-55 214 Residence E Business 0.23 10,001 Nel Mil Projects Co Inc 500 2,010 4,486 43 S 18th St Wyandanch 276 Long Island Av Wyandanch NY 11798 56-3-56 340 Vacant Land G Industry 0.12 5,000 Nelmil Projects Inc 290 290 582 41 S 18th St Wyandanch 276 Long Island Av Wyandanch NY 11798 56-3-57 340 Vacant Land G Industry 0.12 5,000 Nelmil Projects Inc 290 290 582 39 S 18th St Wyandanch 276 Long Island Av Wyandanch NY 11798 56-3-58 211 Residence C Residence 0.23 10,001 Mullin Valerie 350 1,385 3,394 17 Garden City Av Wyandanch 276 Long Island Av Wyandanch NY 11798 56-3-59 662 Wyandanch Volunteer Fire Co C Residence 0.23 10,001 County of Suffolk 350 350 516 16 Garden City Av Wyandanch County Center Riverhead NY 11901 56-3-60 662 Wyandanch Volunteer Fire Co C Residence 0.06 2,501 Weinstein Cherry 90 90 190 S 18th St Wyandanch 657 Jerusalem Av Uniondale NY 11553 56-3-61 662 Wyandanch Volunteer Fire Co C Residence 0.17 7,499 Wyandanch Volunteer Fire Co Inc 260 260 0 25 S 18th St Wyandanch Straight Path Wyandanch NY 11798 56-3-62 662 Wyandanch Volunteer Fire Co E Business 0.17 7,499 Wyandanch Volunteer Fire Co Inc 380 560 0 19 S 18th St Wyandanch 1528 Straight Path Wyandanch NY 11798 56-3-63 662 Wyandanch Volunteer Fire Co E Business 0.92 40,256 Wyandanch Volunteer Fire Co Inc 1,850 37,710 0 1528 Straight Path Wyandanch Wyandanch NY 11798 56-3-64 483 Converted Residence E Business 0.14 6,028 Musacchia Franca 660 3,160 8,120 13 S 18th St Wyandanch 6 Heather Ct Huntington Station NY 11746 56-3-65 484 Liquors; Crown Fired Chicken E Business 0.14 6,293 Graham Generald 1,260 3,570 8,979 1522 Straight Path Wyandanch 306 Coventry Rd S West Hempstead NY 11552 56-3-66 662 Wyandanch Volunteer Fire Co C Residence 0.23 10,000 Wyandanch Volunteer Fire Co Inc 350 350 0 12 Garden City Av Wyandanch 1528 Straight Path Wyandanch NY 11798 56-3-69.1 426 Vacant KFC E Business 0.62 26,882 Vacant 1550 Lal Realty Corp 2,520 16,350 35,751 1548 Straight Path Wyandanch 6 Landaullette Ct Melville NY 11747 56-3-70 438 Additional Parking Lot for MLK Jr. HealtE Business 0.12 5,000 Rosenberg Wyandanch LLC 250 620 1,244 1 Garden City Av Wyandanch 560 Sylvan Av Englewood Cliffs NJ 07632 56-3-71 211 Residence E Business 0.12 5,000 Nelson Arthur J 250 1,100 2,740 3 Garden City Av Wyandanch 276 Long Island Av Wyandanch NY 11798 56-3-72 713 Weld Built Body Co Inc E Business 0.12 4,999 Nelmil Projects Inc 250 250 502 6 S 16th St Wyandanch 276 Long Island Av Wyandanch NY 11798 Partially 56-3-73 713 Weld Built Body Co Inc G Industry 3.10 135,198 Vacant Nelmil Projects Inc 7,750 26,720 57,475 276 Long Island Av Wyandanch 276 Long Island Av Wyandanch NY 11798 56-3-74 840 Driveway for Wyandanch Volunteer FireE Business 0.18 7,723 Wyandanch Volunteer Fire Co Inc 750 750 0 P/O W 1/2 of S 17th St Wyandanch Straight Path Wyandanch NY 11798 56-3-75.2 840 Driveway for Wyandanch Volunteer FireE Business 0.05 2,014 Wyandanch Volunteer Fire Co Inc 690 690 0 P/O S 17th St Wyandanch Straight Path Wyandanch NY 11798 56-3-75.1 840 Driveway for KFC Lot E Business 0.11 4,951 1550 LAL Realty Corp 460 460 932 P/O S 17th St Wyandanch 6 Landaullette Ct Melville NY 11747 57-1-1 433 Taxi Depot; Auto Repair E Business 0.23 10,105 Sheppy Collin 1,550 5,080 5,525 320 Long Island Av Wyandanch 8060 Bridgestone Dr Orlando FL 32835 57-1-3.1 433 Three Auto-Related Buildings E Business 0.38 16,462 Ark Property Management LLC 1,410 11,430 26,110 330 Long Island Av Wyandanch 5 The Hunt Saint James NY 11780 57-1-4 615 Wyandanch Head Start E Business 0.48 20,993 Long Island Head Start 2,130 9,120 0 350 Long Island Av Wyandanch 98 Austin St Patchogue NY 11772 LI Head Start Child 57-1-5 311 Vacant Land C Residence 0.21 9,111 Development Services Inc 320 320 0 9 Grand Blvd Wyandanch 98 Austin St Patchogue NY 11772 57-1-6 311 Vacant Land C Residence 0.25 10,977 Iraheta Rene 340 720 1,444 17 Grand Blvd Wyandanch 17 Grand Blvd Wyandanch NY 11798 57-1-8 214 Residence C Residence 0.15 6,309 Neyer Gregory 320 2,420 5,308 52 Doe St Wyandanch 138 Soundview Rd Huntington NY 11743 57-1-9 214 Residence C Residence 0.14 6,000 Cooper Sheila 230 1,940 3,284 19 Grand Blvd Wyandanch 19 Grand Blvd Wyandanch NY 11798 57-1-10 311 Vacant Land C Residence 0.13 5,796 Cooper Sheila 205 205 411 25 Grand Blvd Wyandanch 19 Grand Blvd Wyandanch NY 11798 57-1-11 214 Residential Side Yard C Residence 0.28 12,001 Castro Angela 350 3,020 6,512 24 Grand Blvd Wyandanch 24 Grand Blvd Wyandanch NY 11798 57-1-12 214 Residence C Residence 0.34 15,000 Carter Robert 490 2,180 5,646 18 Grand Blvd Wyandanch 18 Grand Blvd Wyandanch NY 11798 57-1-13 311 Vacant Land C Residence 0.16 6,995 Carter June 180 180 441 16 Grand Blvd Wyandanch 18 Grand Blvd Wyandanch NY 11798 57-1-15.1 214 Residence C Residence 0.24 10,492 Okonkwo Charles 270 2,570 5,609 14 Grand Blvd Wyandanch 14 Grand Blvd Wyandanch NY 11798 57-1-16 211 Residence C Residence 0.26 11,266 Palazzo Robert 280 1,860 4,897 10 Grand Blvd Wyandanch 380 Sunrise Hwy West Babylon NY 11704 Wyandanch Homes & 57-1-17 211 Residence C Residence 0.15 6,382 Property Development Corp 175 1,530 3,523 8 Grand Blvd Wyandanch 1434 Straight Path Wyandanch NY 11798 57-1-19.1 433 Mario Bros Carting E Business 0.32 13,693 Backyard Dog Inc 1,130 1,130 2,380 2 Grand Blvd Wyandanch 81 Shore Dr S Copiague NY 11726 57-1-20 212 Residence C Residence 0.13 5,605 Centeno Peter 230 2,350 5,426 41 Woodland Rd Wyandanch Po Box 832 Hicksville NY 11802 57-1-21 311 Vacant Land C Residence 0.40 17,423 Force Welding Corp 270 270 542 53 Woodland Rd Wyandanch 255 Marcy St Babylon NY 11702 Table A-1 Page 3 of 5 Lots in Project Area

Land Tax Map Use Area Area Building Owner Owner Land Full Total Parcel Parcel Owner Owner Label Code* Description Zoning (Acres) (sf) Vacancy (Last Name) (First Name) Value ($) Value ($) Taxes ($) Address 1 Address 2 Address 1 Address 2 Wyandanch Community 57-1-22 214 Residence C Residence 0.22 9,733 Development Corp 180 2,280 454 40 Doe St Wyandanch 59 Cumberbach St Wyandanch NY 11798 57-1-23 311 Vacant Land C Residence 0.04 1,808 Town of Babylon 50 50 0 Woodland Rd Wyandanch 200 Sunrise Hwy Lindenhurst NY 11757 57-1-24 211 Residence C Residence 0.20 8,486 Munoz Dolores 230 2,710 5,890 52 Woodland Rd Wyandanch 2 Salt Box Ct Smithtown NY 11787 57-1-26 311 Vacant Land C Residence 0.11 4,818 County of Suffolk 120 120 177 46 Woodland Rd Wyandanch Center Dr Riverhead NY 11901 57-1-27 311 Vacant Land C Residence 0.12 5,200 Hodges Clifford 120 120 253 42 Woodland Rd Wyandanch 38 Woodland Rd Wyandanch NY 11798 57-1-28 211 Residence C Residence 0.13 5,584 Hodges Clifford 170 1,360 3,230 38 Woodland Rd Wyandanch 38 Woodland Rd Wyandanch NY 11798 57-1-29 311 Vacant Land C Residence 0.14 5,968 County of Suffolk 170 170 251 34 Woodland Rd Wyandanch 330 Center Dr Riverhead NY 11901 57-1-30 214 Residence C Residence 0.32 13,768 Salvaggio Anthony 360 2,770 6,010 30 Woodland Rd Wyandanch 1571 N Gardiner Dr Bay Shore NY 11706 57-1-31 211 Vacant Residence C Residence 0.37 16,253 Vacant Anderson Voncile 360 2,860 6,191 20 Woodland Rd Wyandanch 522 Cambridge Av Westbury NY 11590 57-1-32 400 Vacant Commercial Building C Residence 0.32 13,818 Vacant Nzinga Realty Inc 440 440 1,049 16 Woodland Rd Wyandanch 1573 Straight Path Wyandanch NY 11798 57-1-33.1 452 Sharper Image Collision; Deli E Business 0.43 18,610 Ehlich Robert 1,940 6,260 14,614 300 Long Island Av Wyandanch 300 Long Island Av Wyandanch NY 11798 57-1-33.2 426 Vacant McDonalds E Business 0.37 15,927 Vacant Golden Arch Limited Partnership 1,590 11,680 25,968 1585 Straight Path Wyandanch PO Box 66207 Amf O'Hare Amf Ohare IL 60666 57-1-34 433 Chinese Take Out E Business 0.16 7,060 Nzinga Realty Inc 570 4,560 12,902 1577 Straight Path Wyandanch 1573 Straight Path Wyandanch NY 11798 57-1-35 484 Vacant Commercial Building E Business 0.07 3,000 Vacant Nzinga Realty Inc 460 3,080 9,288 1575 Straight Path Wyandanch 1573 Straight Path Wyandanch NY 11798 Partially 57-1-36 484 Grocery E Business 0.14 6,000 Vacant Nzinga Realty Inc 920 6,250 17,028 1571 Straight Path Wyandanch 1573 Straight Path Wyandanch NY 11798 57-1-37 330 U.S. Post Office E Business 0.46 20,000 United States Postal Service 2,440 2,440 0 1569 Straight Path Wyandanch 2 Hudson Pl 6Th Floor Hoboken NJ 07030 57-1-39 642 MLK Jr Health Center E Business 1.34 58,459 Rosenberg Wyandanch LLC 9,150 62,470 132,366 1570 Straight Path Wyandanch 560 Sylvan Av Fort Lee NJ 07024 57-1-40.5 484 Beauty Supply E Business 0.27 11,801 Msos Kwon Inc 1,480 4,970 11,911 1567 Straight Path Wyandanch 1567 Straight Path Wyandanch NY 11798 57-1-40.4 650 Vacant Commercial Building E Business 0.23 10,000 United States Postal Service 1,150 3,650 0 1567A Straight Path Wyandanch 2 Hudson Pl 6th Floor Hoboken NJ 07030 57-1-41 485 Wyandanch Beer House E Business 0.13 5,662 Munoz Associates Inc 810 7,010 16,185 1563 Straight Path Wyandanch 1563 Straight Path Wyandanch NY 11798 57-1-42 650 Vacant Land C Residence 0.33 14,276 United States Postal Service 330 330 0 13 Commonwealth Dr Wyandanch 2 Hudson Pl 6th Floor Hoboken NJ 07030 57-1-43 650 Vacant Land C Residence 0.18 7,815 United States Postal Service 195 195 0 17 Commonwealth Dr Wyandanch 2 Hudson Pl 6th Floor Hoboken NJ 07030 57-1-44 650 Vacant Land C Residence 0.32 13,942 United States Postal Service 380 380 0 21 Commonwealth Dr Wyandanch 2 Hudson Pl 6th Floor Hoboken NJ 07030 57-1-45 650 Vacant Land C Residence 1.16 50,477 Town of Babylon 2,190 2,190 0 37 Commonwealth Dr Wyandanch 57-1-46 650 Vacant Land C Residence 0.18 7,980 Wyandanch Day Care Center Inc 290 290 0 47 Commonwealth Dr Wyandanch 47 Commonwealth Dr Wyandanch NY 11798 Dynasty Auto Corp; James Furniture & Frames; Vacant Partially 57-2-1 712 Building G Industry 0.54 23,457 Vacant Oshea Living Trust 2,070 10,980 24,502 354-366 Long Island Av Wyandanch 294 Captains Way Bay Shore NY 11706 Wyandanch Mower 57-2-2 710 (Repair & Equipment) E Business 0.09 4,071 Horner Michael 350 3,210 8,225 370 Long Island Av Wyandanch 370 Long Island Av Wyandanch NY 11798 57-2-3 438 Parking Gb Industry 0.05 2,036 Horner Michael 175 175 351 Long Island Av Wyandanch 370 Long Island Av Wyandanch NY 11798 57-2-5.1 483 Vacant Converted Residence E Business 0.09 4,071 Vacant Ramsaran Rupnarine 350 3,460 8,967 384 Long Island Av Wyandanch 384 Long Island Av Wyandanch NY 11798 57-2-11.4 484 Sunset Plumbing & Heating Supply E Business 0.51 22,393 RWM Jr Realty Holdings LLC 1,970 10,200 22,868 394 Long Island Av Wyandanch 289 Bay Av Huntington NY 11743 57-2-14 438 Parking C Residence 0.09 4,071 Baldwin Richard 130 130 267 37 Lakewood St Wyandanch 41 Lakewood St Wyandanch NY 11798 57-2-16.1 213 Residence C Residence 0.19 8,143 Reed Mary 260 2,270 5,032 33 Lakewood St Wyandanch 80 Garden City Av Wyandanch NY 11798 57-2-17 213 Vacant Residence C Residence 0.09 4,072 Vacant Theroux John 130 370 757 31 Lakewood St Wyandanch 1097 Brookdale Av Wyandanch NY 11798 57-2-18 311 Vacant Land C Residence 0.14 6,107 3M Carting Inc 195 195 391 27 Lakewood St Wyandanch 311 Winding Road Old Bethpage NY 11804 57-2-19 710 New Warehouse G Industry 0.54 23,455 Giffone Guy P 2,020 4,600 11,136 17 Lakewood St Wyandanch 17 Lakewood St Wyandanch NY 11798 57-3-1 440 Materials Storage Gb Industry 0.14 5,999 Rwm Jr Realty Holdings LLC 530 700 1,404 402 Long Island Av Wyandanch 289 Bay Av Huntington NY 11743 57-3-2 710 ESTI Warehouse Gb Industry 0.21 9,000 Long Island Avnue LLC 790 4,020 9,921 406 Long Island Av Wyandanch 289 Bay Av Huntington NY 11743 57-3-3 710 ESTI Warehouse Gb Industry 0.12 5,000 Roarty Edmond 440 4,350 10,613 410 Long Island Av Wyandanch 308 W Shore Rd Oakdale NY 11769 57-3-4 711 Maxwell Turf & Horticulture Supplies Gb Industry 0.64 27,999 K A H Properties LP 2,450 12,840 28,398 414 Long Island Av Wyandanch 24 Pinetree Av Jericho NY 11753 57-3-5.1 711 Industrial Use G Industry 0.38 16,500 County Line Holding Corp 1,030 5,000 11,974 438 Long Island Av Wyandanch 436 Long Island Av Wyandanch NY 11798 57-3-5.2 449 Tony's Tires G Industry 0.38 16,500 County Line Holding Corp 1,030 3,040 7,868 436 Long Island Av Wyandanch 436 Long Island Av Wyandanch NY 11798 57-3-32 311 Vacant Land C Residence 0.09 4,002 Sampson Robert 140 140 281 81 Lakewood St Wyandanch 75 Lakewood St Wyandanch NY 11798 57-3-33 213 Residence C Residence 0.14 6,000 Sampson Robert 210 2,690 4,789 75 Lakewood St Wyandanch 75 Lakewood St Wyandanch NY 11798 Compare Foods; Chase Bank; 58-1-25.2 452 County Police Substation E Business 1.59 69,138 Town of Babylon 4,000 33,530 55,644 1551 Straight Path Wyandanch 930 Broadway Newark NJ 07104 58-1-26 330 Vacant Land E Business 0.12 5,366 Miller Gwendolyn 620 620 1,470 1549 Straight Path Wyandanch 270 Westchester Av North Babylon NY 11703 58-1-27 482 Ad Plus (Graphic Design Services) E Business 0.06 2,771 Marquis Belinda 280 1,510 2,738 1547 Straight Path Wyandanch 1547 Straight Path Wyandanch NY 11798 58-1-28 214 Residence E Business 0.09 4,000 Crawford Mary L 200 2,560 4,528 8 Arlington Av Wyandanch 8 Arlington Av Wyandanch NY 11798 58-1-59 210 Residence C Residence 0.28 11,999 Hernandez Dionicio 240 240 481 17 Irving Av Wyandanch 17 Irving Av Wyandanch NY 11798 58-1-60 311 Vacant Land C Residence 0.14 6,000 Town of Babylon 130 130 0 2 Irving Av Wyandanch 200 E Sunrise Hwy Lindenhurst NY 11757 58-1-61 330 Vacant Land E Business 0.09 4,000 Ivory Berdine 200 200 288 5 Irving Av Wyandanch 107 N 18th St Wyandanch NY 11798 58-1-62 438 Parking E Business 0.14 6,295 Marquis Belinda A 650 1,150 1,364 1539 Straight Path Wyandanch 1545 Straight Path Wyandanch NY 11798 58-1-63 465 Doctors Office E Business 0.07 3,059 Marquis Belinda A 290 440 534 1541 Straight Path Wyandanch 1545 Straight Path Wyandanch NY 11798 58-1-64 484 All in One (Tax, Travel, Mortgages) E Business 0.20 8,832 Marquis Belinda A 860 6,970 9,836 1543 Straight Path Wyandanch 1545 Straight Path Wyandanch NY 11798 58-1-65 330 Vacant Land E Business 0.07 2,827 Marquis Belinda 280 280 562 1545 Straight Path Wyandanch 1547 Straight Path Wyandanch NY 11798 Wyandanch Community 58-4-2 223 Residence E Business 0.29 12,773 Development Corp 680 3,290 907 1 Irving Av Wyandanch 59 Cumberbach St Wyandanch NY 11798 58-4-4.1 465 Doctors Office E Business 0.31 13,614 Howe Esme M 1,430 6,980 16,122 1537 Straight Path Wyandanch 7000 Blvd E #45B West New York NJ 07093 58-4-5 482 Barber Shop E Business 0.06 2,499 1533 Straight Path Road Corp 270 1,440 3,473 1533 Straight Path Wyandanch 1533 Straight Path Wyandanch NY 11798 58-4-6 464 Supermarket; Dance E Business 0.17 7,494 Ayoub Joe 820 3,790 9,440 1531 Straight Path Wyandanch 7220 W Softwind Dr Peoria AZ 85383 58-4-8.4 482 Retail Strip E Business 0.29 12,498 Gordon Carliese A 1,360 9,940 23,439 1529 Straight Path Wyandanch 33 Willow St PO Box 518 Wyandanch NY 11798 Eglise de Dieu de la 58-4-9 620 Doctrine de Jesus Christ E Business 0.27 11,580 Gordon Carliese R 880 3,750 9,824 1525 Straight Path Wyandanch PO Box 518 Wyandanch NY 11798 58-4-10 330 Vacant Land E Business 0.17 7,463 Sumkin Ira 655 655 1,314 1523 Straight Path Wyandanch 53 Grove St Hempstead NY 11550 58-4-11 330 Vacant Land E Business 0.11 4,970 Sumkin Ira 435 435 873 1523A Straight Path Wyandanch 53 Grove St Hempstead NY 11550 Table A-1 Page 4 of 5 Lots in Project Area

Land Tax Map Use Area Area Building Owner Owner Land Full Total Parcel Parcel Owner Owner Label Code* Description Zoning (Acres) (sf) Vacancy (Last Name) (First Name) Value ($) Value ($) Taxes ($) Address 1 Address 2 Address 1 Address 2 Full Gospel Outreach Ministry; 58-4-12 483 Money Gram E Business 0.17 7,449 Perry Leonard 655 3,910 9,691 1521 Straight Path Wyandanch 19 Garden St Farmingdale NY 11735 58-4-13 330 Vacant Land E Business 0.17 7,440 Ardizzone Anthony R 655 655 1,314 1517 Straight Path Wyandanch 189-32 45th Av Flushing NY 11358 58-4-14 482 Pet Supply; Auto Repair E Business 0.43 18,585 Hall Glasford 1,390 5,550 13,127 1513 Straight Path Wyandanch 1513 Straight Path Wyandanch NY 11798 58-4-16.1 432 Amoco Gas Station E Business 0.40 17,298 Leon Petroleum LLC 2,730 5,530 13,085 1501 Straight Path Wyandanch 532 Broadhollow Rd Melville NY 11747 58-4-17 482 Vacant Commercial Building E Business 0.34 14,793 Vacant Wyandanch Properties Inc 1,310 8,200 21,789 1499 Straight Path Wyandanch PO Box 502 Farmingdale NY 11735 58-4-18 330 Vacant Land E Business 0.18 7,987 Wyandanch Properties Inc 870 870 2,054 1491 Straight Path Wyandanch PO Box 502 Farmingdale NY 11735 Residence (straddles this lot and 58-4- 58-4-19 330 20) E Business 0.18 7,768 County of Suffolk 480 480 708 6 Lake Dr Wyandanch 330 Center Dr Riverhead NY 11901 58-4-20 214 Residence E Business 0.21 9,190 Miranda Carlos 300 2,900 6,271 8 Lake Dr Wyandanch 8 Lake Dr Wyandanch NY 11798 58-4-21 330 Vacant Land E Business 0.24 10,365 Nieto William 500 500 1,008 6 Jackson St Wyandanch 193 Lafayette St Copiague NY 11726 58-4-22 330 Vacant Land E Business 0.10 4,139 Greenstar Enterprises Inc 200 200 401 10 Jackson St Wyandanch 290 Exeter St Brooklyn NY 11235 58-4-23 330 Vacant Land E Business 0.10 4,131 County of Suffolk 200 200 295 14 Jackson St Wyandanch 330 Center Dr Riverhead NY 11901 58-4-24 211 Residence E Business 0.10 4,127 Morley Ira 200 1,250 2,961 16 Jackson St Wyandanch PO Box 895 Bellmore NY 11710 58-4-25 330 Vacant Land E Business 0.10 4,123 Morley Joan 200 200 401 18 Jackson St Wyandanch PO Box 895 Bellmore NY 11710 58-4-26 211 Residence E Business 0.10 4,120 Sumkin Family Limited Partnership II 200 1,020 2,500 20 Jackson St Wyandanch 53 Grove St Hempstead NY 11550 58-4-27 330 Vacant Land E Business 0.09 4,116 Sumkin Mary 200 200 401 22 Jackson St Wyandanch 53 Grove St Hempstead NY 11550 58-4-28 330 Vacant Land E Business 0.09 4,112 Sumkin Mary 250 250 502 24 Jackson St Wyandanch 53 Grove St Hempstead NY 11550 58-4-29 330 Vacant Land E Business 0.05 2,044 County of Suffolk 130 130 192 Jackson St Wyandanch Center Dr Riverhead NY 11901 58-4-30 311 Vacant Land E Business 0.09 4,091 County of Suffolk 250 250 369 30 Jackson St Wyandanch Center Dr Riverhead NY 11901 58-4-31 330 Vacant Land E Business 0.19 8,186 Ayyoub Manhal 500 500 1,003 32 Jackson St Wyandanch 7220 W Softwind Dr Peoria AZ 85383 58-4-32 330 Vacant Land E Business 0.05 2,047 Ayoub Monzer 125 125 251 Jackson St Wyandanch 7220 W Softwind Dr Peoria AZ 85383 58-4-33 312 Vacant Land E Business 0.05 2,046 1533 Straight Path Road Corp 130 260 524 Jackson St Wyandanch 1533 Straight Path Wyandanch NY 11798 78-2-41 485 Vacant Commercial Building E Business 0.14 6,051 Vacant Landmark 1300 Ltd 580 1,740 5,145 1304A Straight Path Wyandanch 1311 Hempstead Tpke Elmont NY 11003 78-2-42 440 Materials Storage E Business 0.14 5,998 Landmark 1300 Ltd 400 400 802 1300 -1304 Straight Path Wyandanch 1311 Hempstead Tpke Elmont NY 11003 Partially 78-2-43 485 Wyandanch Fashion; Deli E Business 0.13 5,801 Vacant All My Sons Realty Corp 400 5,960 13,985 1306-1310 Straight Path Wyandanch 1158-C Suffolk Av Brentwood NY 11717 78-2-44 653 Parking E Business 0.14 5,887 Town of Babylon 580 580 0 1294 Straight Path Wyandanch 200 E Sunrise Hwy Lindenhurst NY 11757 78-2-46 330 Vacant Land E Business 0.13 5,776 Pkp Properties LLC 400 400 802 1286 Straight Path Wyandanch PO Box 1116 Wyandanch NY 11798 General Environmental Services 78-2-48.5 484 (oil tank services) E Business 0.36 15,671 Bonelli Glenn P 500 2,900 7,575 9 Garrison Av Wyandanch PO Box 1116 Wyandanch NY 11798 78-2-48.8 653 Parking E Business 0.07 2,940 Town of Babylon 180 180 0 Straight Path Wyandanch 200 E Sunrise Hwy Lindenhurst NY 11757 78-2-48.7 620 Soul Savings Church E Business 0.91 39,494 Landmark 1300 Ltd 1,310 2,530 6,800 1020 W Booker Av Wyandanch 1311 Hempstead Tpke Elmont NY 11003 General Environmental Services 78-2-48.3 484 (oil tank services) E Business 0.12 5,019 Raine Day LLC 530 530 1,063 1280 Straight Path Wyandanch PO Box 1116 Wyandanch NY 11798 General Environmental Services 78-2-48.6 484 (oil tank services) E Business 0.73 31,826 Raine Day LLC 640 640 1,284 1290 Straight Path Wyandanch PO Box 1116 Wyandanch NY 11798 General Environmental Services 78-2-49 484 (oil tank services) C Residence 0.17 7,507 Barnes John J 120 120 242 Garrison Av Wyandanch 11 Garrison Av Wyandanch NY 11798 General Environmental Services 78-2-50 484 (oil tank services) C Residence 0.18 8,016 Barnes John J 120 120 242 Garrison Av Wyandanch 11 Garrison Av Wyandanch NY 11798 General Environmental Services 78-2-51 484 (oil tank services) C Residence 0.18 7,682 Barnes John J 120 120 242 Garrison Av Wyandanch 11 Garrison Av Wyandanch NY 11798 78-2-52 311 Vacant Land C Residence 0.17 7,507 Agnello Carmine 115 115 170 6 Garrison Av Wyandanch 330 Center Dr Riverhead NY 11901 78-2-53 311 Vacant Land C Residence 0.18 7,701 Cinquemani Francis 120 120 241 Garrison Av Wyandanch 499 N 4th St Lindenhurst NY 11757 78-2-54 311 Vacant Land C Residence 0.17 7,245 Sorce Francesco 120 120 241 Garrison Av Wyandanch 499 N 4th St Lindenhurst NY 11757 78-2-55 311 Vacant Land C Residence 0.33 14,428 Rudzik Carl 260 260 522 Garrison Av Wyandanch 1227 Little East Neck Rd Wyandanch NY 11798 79-2-41 214 Residence C Residence 0.18 8,001 Bennett Anniemae 240 1,620 3,703 7 S 26th St Wyandanch 251 Manhattan Av North Babylon NY 11703 79-2-42 214 Residence C Residence 0.46 20,001 Hubbard Joseph 580 1,780 4,024 7 Patton Av Wyandanch 619 Deer Park Av Babylon NY 11702 79-2-49 211 Residence C Residence 0.32 14,001 Garrett Herbert L 420 2,850 4,424 17 S 25th St Wyandanch 17S 25th St Wyandanch NY 11798 79-2-52.1 210 Residence C Residence 0.18 8,000 Welch Christopher W 240 3,940 7,369 15 S 25th St Wyandanch 22 Sunshine La Amityville NY 11701 79-2-52.2 213 Residence C Residence 0.23 10,000 Mcauley Linda C 300 5,290 10,004 11 S 25th St Wyandanch 11 S 25th St Wyandanch NY 11798 Suburban Housing 79-2-54.2 213 Residence C Residence 0.12 5,247 Development & Research Inc 380 3,080 0 1394 Straight Path Wyandanch PO Box 12P Bay Shore NY 11706 79-2-54.3 212 Residence C Residence 0.18 8,001 Hunter Gwendolyn 240 2,690 4,908 7 S 25th St Wyandanch 7 S 25th St Wyandanch NY 11798 707 Broadhollow Rd 79-2-55 311 Vacant Land C Residence 0.07 3,101 Modern Way Developers Inc 230 230 461 1398 Straight Path Wyandanch Suite 22 Farmingdale NY 11735 79-2-56 214 Residence C Residence 0.09 3,711 Boone Clinton C 150 1,760 3,984 4 S 24th St Wyandanch 41 Angevine Av Hempstead NY 11550 79-2-57 214 Residence C Residence 0.14 6,000 Ruffin Melvette 180 1,410 2,221 6 S 24th St Wyandanch 6 S 24th St Wyandanch NY 11798 79-2-58 214 Residence C Residence 0.14 5,999 Wyandanch Community Builders Inc 180 2,000 4,466 8 S 24th St Wyandanch 85 Parkway Blvd Wyandanch NY 11798 79-2-59 224 Residence C Residence 0.14 6,000 Tappin Joyce 180 2,100 3,374 10 S 24th St Wyandanch 10 S 24th St Wyandanch NY 11798 79-2-60 311 Vacant Land C Residence 0.23 10,000 Faith Community Developers Inc 300 300 602 12 Levey Blvd Wyandanch 85 Parkway Blvd Wyandanch NY 11798 79-2-61 210 Residence C Residence 0.11 5,000 Todd Gregoire 150 3,210 5,832 10 Levey Blvd Wyandanch 10 Levey Blvd Wyandanch NY 11798 79-2-62 223 Residence C Residence 0.11 5,001 Draggan G + J V 150 3,100 6,118 8 Levey Blvd Wyandanch 8 Levy Blvd Wyandanch NY 11798 79-2-63 311 Vacant Land C Residence 0.05 2,000 Montiglio Jacqueline 80 80 160 6 Levey Blvd Wyandanch 28 Sheridan Rd Babylon NY 11702 79-2-64 311 Vacant Land C Residence 0.09 3,817 Montiglio Jacqueline 150 150 301 1406 Straight Path Wyandanch 28 Sheridan Rd Babylon NY 11702 79-2-67.1 210 Residence C Residence 0.22 9,383 Henderson Helen 220 3,990 7,618 13 S 24th St Wyandanch 13 S 24th St Wyandanch NY 11798 79-3-37 311 Vacant Land C Residence 0.36 15,675 Jackson Edmund R 220 220 444 20 Patton Av Wyandanch 140-10 Einstein Loop N Bronx NY 10475 79-3-38 311 Vacant Land C Residence 0.18 7,847 Clayton Octavia 110 110 221 Patton Av Wyandanch Box 242 Wyandanch NY 11798 79-3-39 214 Residence C Residence 0.91 39,707 First Baptist Church of Wyandanch Inc 730 3,325 3,151 14 Patton Av Wyandanch 85 Parkway Blvd Wyandanch NY 11798 Table A-1 Page 5 of 5 Lots in Project Area

Land Tax Map Use Area Area Building Owner Owner Land Full Total Parcel Parcel Owner Owner Label Code* Description Zoning (Acres) (sf) Vacancy (Last Name) (First Name) Value ($) Value ($) Taxes ($) Address 1 Address 2 Address 1 Address 2 79-3-40 311 Vacant Land C Residence 0.12 5,382 First Baptist Church of Wyandanch Inc 160 160 321 8 Patton Av Wyandanch 85 Parkway Blvd Wyandanch NY 11798 79-3-41 311 Vacant Land C Residence 0.27 11,822 First Baptist Church of Wyandanch Inc 390 390 782 1390 Straight Path Wyandanch 85 Parkway Blvd Wyandanch NY 11798 79-3-42 311 Vacant Land C Residence 0.13 5,592 First Baptist Church of Wyandanch Inc 190 190 381 1386 Straight Path Wyandanch 85 Parkway Blvd Wyandanch NY 11798 79-3-43 311 Vacant Land C Residence 0.63 27,634 First Baptist Church of Wyandanch Inc 350 350 702 1382 Straight Path Wyandanch 85 Parkway Blvd Wyandanch NY 11798 79-3-44 311 Vacant Land C Residence 0.28 12,117 First Baptist Church of Wyandanch Inc 210 210 421 1378 Straight Path Wyandanch 85 Parkway Blvd Wyandanch NY 11798 Wyandanch Homes & Property 79-3-45 210 Residence C Residence 0.29 12,627 Development Corp 390 2,930 6,331 9 Lincoln Av Wyandanch 1434 Straight Path Wyandanch NY 11798 79-4-19 214 Residence C Residence 0.70 30,497 Lozano Jorge 460 2,510 5,626 52 Lincoln Av Wyandanch 1138 Brookdale Av Bay Shore NY 11706 79-4-20 214 Residence C Residence 0.35 15,251 Fabio Sr Curtis H 230 2,510 3,868 48 Lincoln Av Wyandanch 48 Lincoln Av Wyandanch NY 11798 79-4-21 712 Island Block Manufacturing C Residence 0.18 7,625 Landmark 1311 Ltd 115 115 231 Lincoln Av Wyandanch 1311 Hempstead Tpke Elmont NY 11003 Island Block Manufacturing 79-4-22 712 (residential structure on-site) C Residence 0.53 22,875 Landmark 1311 Ltd 350 1,550 3,563 44 Lincoln Av Wyandanch 1311 Hempstead Tpke Elmont NY 11003 79-4-23 712 Island Block Manufacturing C Residence 0.18 7,624 Tallini Americo 115 115 231 Lincoln Av Wyandanch 6 Press St Floral Park NY 11001 St Pauls Progressive Methodist 79-4-24 712 Island Block Manufacturing C Residence 0.35 15,249 Church Inc 230 230 461 40 Lincoln Av Wyandanch 1543 E 173rd St Bronx NY 10472 79-4-25 712 Island Block Manufacturing C Residence 0.18 7,625 Tallini Americo 115 115 231 Lincoln Av Wyandanch 6 Press St Floral Park NY 11001 79-4-26 211 Residence C Residence 0.35 15,241 Lazo Domingo 230 2,450 5,368 28 Lincoln Av Wyandanch 28 Lincoln Av Wyandanch NY 11798 79-4-27 211 Residence C Residence 0.30 12,945 Gayle Angus 230 2,760 5,990 22 Lincoln Av Wyandanch 22 Lincoln Av Wyandanch NY 11798 79-4-28.1 212 Residence C Residence 0.18 7,747 Stowe Hubert 160 3,390 6,193 24 Lincoln Av Wyandanch 24 Lincoln Av Wyandanch NY 11798 79-4-28.2 212 Residence C Residence 0.18 7,759 Marshall Albert C 160 2,900 4,665 18 Lincoln Av Wyandanch 18 Lincoln Av Wyandanch NY 11798 79-4-29 438 Parking E Business 0.13 5,676 Kellyman Njideka 530 970 1,946 1344 Straight Path Wyandanch 1340 Straight Path Wyandanch NY 11798 79-4-30 485 Fish N Chips; Hair Salon E Business 0.13 5,762 Kellyman Jideka 580 2,920 7,617 1340 Straight Path Wyandanch 1340 Straight Path Wyandanch NY 11798 79-4-31 214 Residence C Residence 0.13 5,775 Portillo Cruz Ana M 280 2,300 5,068 1336 Straight Path Wyandanch 1336 Straight Path Wyandanch NY 11798 79-4-32 712 Island Block Manufacturing C Residence 0.13 5,785 Tallini Americo 280 400 802 1332 Straight Path Wyandanch 21 W Booker Av Wyandanch NY 11798 79-4-33 712 Island Block Manufacturing C Residence 0.13 5,762 Tallini Americo 280 350 702 1326 Straight Path Wyandanch 21 W Booker Av Wyandanch NY 11798 79-4-34 712 Island Block Manufacturing C Residence 0.13 5,810 Tallini Americo 280 350 702 1320 Straight Path Wyandanch 21 W Booker Av Wyandanch NY 11798 79-4-35 712 Island Block Manufacturing C Residence 0.12 5,034 Tallini Americo 250 360 722 1312 Straight Path Wyandanch 21 W Booker Av Wyandanch NY 11798 79-4-36.6 712 Island Block Manufacturing G Industry 2.63 114,372 Tallini Americo 6,200 11,660 25,926 21 Booker Av Wyandanch 21 W Booker Av Wyandanch NY 11798 Island Block Manufacturing 79-4-38 712 (residential structure on-site) C Residence 0.35 15,250 Landmark 1311 Ltd 310 1,370 3,202 33 W Booker Av Wyandanch 1311 Hempstead Tpke Elmont NY 11003 79-4-39 211 Residence C Residence 0.18 7,625 Andre Amencia 150 1,440 4,108 37 W Booker Av Wyandanch 8 S 32nd St Wyandanch NY 11798 80-1-1 330 Vacant Land E Business 0.25 11,000 Ayyoub Manhal 650 650 1,304 1393 Straight Path Wyandanch 7220 W Softwind Dr Peoria AZ 85383 80-1-47 212 Residence C Residence 0.15 6,723 Bordon Wilber 210 3,110 5,631 2 Parkway Blvd Wyandanch 2 Parkway Blvd Wyandanch NY 11798 Laodicea Seven Churches 80-1-48 311 Vacant Land C Residence 0.17 7,211 of God In Christ Inc 220 220 0 1389 Straight Path Wyandanch 269 N Washington Av Amityville NY 11701 80-1-49 212 Residence C Residence 0.15 6,704 Holmes David 180 2,840 6,151 5 State Av Wyandanch 15 Autumn La Amityville NY 11701 80-1-98 432 Hess Gas Station E Business 0.43 18,680 Rai Properties Inc 4,310 8,300 18,887 1369 Straight Path Wyandanch 305 Harris St Carteret NJ 07008 80-2-1.2 712 Vacant Industrial Building for rent Ga Industry 0.69 29,938 Vacant Sean Leg Realty Corp 1,780 10,530 23,643 1359 -65 Straight Path Wyandanch 31 Shoreman Dr W Huntington Station NY 11746 80-2-1.1 712 Wheels America; F&F Tires Ga Industry 0.67 29,342 Sean Leg Realty Corp 1,600 10,570 23,727 1351 -59 Straight Path Wyandanch 31 Shoreham Dr W Huntington Station NY 11746 80-2-7.1 485 Retail Strip E Business 0.45 19,494 Kaileh Mazen 1,320 13,030 28,796 1331 -1339 Straight Path Wyandanch 1311 Cayuga Av Bellmore NY 11710 80-2-171.6 642 Suffolk County Social Services Ga Industry 2.47 107,703 Gazza Joseph W 4,940 25,510 55,143 1345 Straight Path Wyandanch 388 Broadhollow Rd Farmingdale NY 11735 80-3-1 485 Retail Strip E Business 0.37 15,927 My Realty of NY Inc 1,110 6,970 16,101 1309 -23 Straight Path Wyandanch 10 Belmart Rd Hicksville NY 11801 80-3-82 620 Al-Jamiyat Islamic Center E Business 0.16 7,025 American Muslim Mission Wyandanch 390 1,880 0 1305 Straight Path Wyandanch PO Box 241 Wyandanch NY 11798 80-3-83 212 Residence C Residence 0.23 9,929 Ponzo Elio 370 3,620 7,715 1299 Straight Path Wyandanch 200 Grand Blvd Brentwood NY 11717 80-3-84 211 Residence C Residence 0.14 6,000 Fisher Ernestine 240 1,780 1,219 6 E Booker Av Wyandanch 6 Booker Av Wyandanch NY 11798 Total 105.43 4,566,803 250,175 1,037,650 1,891,137 Note: *For a description of Land Use Codes, see NYS Office of Real Property Services Assessors' Manuals, Vol 6 - Commercial & RFV Data Collection in Appendix A. Table A-2 Page 1 of 1 Lots in Sector I

Land Tax Map Use Land Use Area Area Building Owner Owner Land Full Total Parcel Parcel Owner Owner Label Code* Description Zoning (Acres) (sf) Vacancy (Last Name) (First Name) Value ($) Value ($) Taxes ($) Address 1 Address 2 Address 1 Address 2 39-4-33 342 Vacant Land No Zoning 0.35 15,035 National Propane L P 1,580 2,030 4,072 275 Merritt Av Wyandanch PO Box 798 Valley Forge PA 19482 39-4-34 843 LIRR Tracks No Zoning 2.31 100,397 MTA LIRR 2,480 2,480 0 Wyan Pub Svc 141 1A 4 Wyandanch 39-4-52 653 Municipal Parking Lot No Zoning 1.07 23,313 Town of Babylon 630 630 0 Wyan Tax Map 58 282 Wyandanch 40-1-21 423 Good Humor Storage E Business 0.46 19,978 Demopoulos James P 2,000 2,000 4,112 23 N 16th St Wyandanch 309 Merritt Av Wyandanch NY 11798 40-1-23 449 Good Humor E Business 0.46 20,022 Demopoulos Mark S 1,500 3,980 10,084 309 Merritt Av Wyandanch 309 Merritt Av Wyandanch NY 11798 40-1-24 211 Vacant Residence C Residence 0.12 5,000 Vacant Pascarella Anthony 160 1,640 3,744 10 N 15th St Wyandanch 331A Dante Ct Holbrook NY 11741 40-1-59.2 433 Tire Shop E Business 0.12 5,000 Joe II Realty Corp 250 250 502 5 N 15th St Wyandanch 1158-C Suffolk Av Brentwood NY 11717 40-1-59.1 211 Vacant Residence E Business 0.23 9,999 Vacant Joe II Realty Corp 500 1,800 4,065 7 N 15th St Wyandanch 1158-C Suffolk Av Brentwood NY 11717 Deli & Catering, African-American Bookstore for Partially 40-1-60 485 rent E Business 0.12 5,000 Vacant Chang Young 1,040 6,750 15,640 311 Merritt Av Wyandanch 311 Merritt Av Wyandanch NY 11798 Deli/Grocery, Barber Shop on 40-1-61 422 upper floor E Business 0.06 2,500 Joe II Realty Corp 470 3,770 9,398 313 Merritt Av Wyandanch 1158-C Suffolk Av Brentwood NY 11717 1-Hour Photo, Braiding/Beauty 40-1-62 485 Supplies E Business 0.07 3,100 Joe II Realty Corp 580 3,090 7,973 315 & 317 Merritt Av Wyandanch 1158-C Suffolk Av Brentwood NY 11717 Restaurant/Deli, Drug Store, Internet Cafe, Computer Business 40-1-63 485 Center, Barber Shop E Business 0.22 9,400 Baack Carol 1,975 11,800 26,219 319-329 Merritt Av Wyandanch 543 Old Country Rd Huntington Station NY 11746 40-1-64 480 Vacant Men's Referral Center E Business 0.34 15,001 Vacant County of Suffolk 1,880 7,030 10,372 8 Andrews Av Wyandanch Center Dr Riverhead NY 11901 40-1-68.1 600 Town of Babylon Youth Center E Business 2.30 100,003 Town of Babylon 5,630 30,280 0 20 N 14th St Wyandanch 200 E Sunrise Hwy Lindenhurst NY 11757 40-1-97 620 God is Love Church E Business 0.23 10,000 God is Love Church 660 660 0 19 Andrews Av Wyandanch 2 Winter Av Wyandanch NY 11798 40-1-98 330 Vacant Land E Business 0.17 7,499 Keshet Avinoam 560 560 1,151 17 Andrews Av Wyandanch 20 Hidden Creek Dr Guyton GA 31312 40-1-99 229 Residence E Business 0.12 4,999 My Jose Corp 500 3,420 9,074 15 Andrews Av Wyandanch 125 N 22nd St Wyandanch NY 11798 Church of God & True Holiness Church of God & True Holiness 40-1-100 620 of Apostolic Faith E Business 0.17 4,988 of Apostolic Faith 500 1,505 5,443 13 Andrews Av Wyandanch 13 Andrews Av Wyandanch NY 11798 Church of God & True Holiness 40-1-101 330 Vacant Land E Business 0.06 2,511 of Apostolic Faith 250 250 605 Andrews Av Wyandanch 13 Andrews Av Wyandanch NY 11798 Church of God & True Holiness 40-1-102 330 Vacant Land E Business 0.17 7,489 of Apostolic Faith 750 750 1,774 9 Andrews Av Wyandanch 13 Andrews Av Wyandanch NY 11798 40-1-103 432 Getty Gas Station E Business 0.43 18,524 Leemilts Petroleum Inc 5,460 10,190 22,847 1580 Straight Path Wyandanch 125 Jericho Tpke Jericho NY 11753 40-1-105.1 210 Residence E Business 0.22 9,558 God is Love Church 560 2,320 454 2 Winter Av Wyandanch PO Box 1743 Wyandanch NY 11798 40-1-106 330 Vacant Land E Business 0.11 4,989 County of Suffolk 250 250 369 6 Winter Av Wyandanch 330 Center Dr Riverhead NY 11901 40-1-107 213 Residence E Business 0.12 5,000 Jackson Sarah 250 2,810 5,029 8 Winter Av Wyandanch 8 Winter Av Wyandanch NY 11798 40-1-108 211 Residence E Business 0.23 10,001 Nelson Gloria 500 2,020 3,243 12 Winter Av Wyandanch 12 Winter Av Wyandanch NY 11798 40-1-110.1 211 Residence E Business 0.23 10,000 Rivera Jesus 500 3,030 6,532 18 Winter Av Wyandanch 18 Winter Av Wyandanch NY 11798 40-1-137 211 Residence E Business 0.17 7,502 Lopez Cynthia 375 1,915 4,295 19 Winter Av Wyandanch 19 Winter Av Wyandanch NY 11798 40-1-140 213 Residence E Business 0.17 7,502 Salgado Jose 380 3,090 5,591 6 McCue Av Wyandanch 6 McCue Av Wyandanch NY 11798 40-2-9 433 Auto Repair C Residence 0.19 8,413 Smith Gregory 530 810 1,625 1616 Straight Path Wyandanch 601 Hilda St East Meadow NY 11554 40-2-10.2 438 Access Driveway G Industry 0.44 18,981 Mobile Management LLC 1,070 1,070 2,146 4 Washington Av Wyandanch 1055 E Jericho Tpke Huntington NY 11743 Partially 40-2-10.4 452 Commercial Building G Industry 2.28 99,104 Vacant County of Suffolk 4,250 9,690 0 Straight Path Wyandanch County Center Riverhead NY 11901 40-2-10.3 438 Parking Lot (County-operated) G Industry 1.81 78,606 New Park Realty Ltd. 6,500 33,100 70,840 1621 Straight Path Wyandanch 536 E Main St Patchogue NY 11772 Partially 40-2-11 452 Shopping Center G Industry 1.45 63,039 Vacant Nessien Holding LLC 3,500 21,150 45,806 1589 Straight Path Wyandanch 12 Bond St - Ste 2E Great Neck NY 11021 40-2-12 653 Municipal Parking Lot G Industry 3.80 165,327 County of Suffolk 9,500 21,630 0 305 Acorn St Wyandanch County Center Riverhead NY 11901 40-2-13 843 LIRR Station, Parking, Tracks No Zoning 4.00 174,087 MTA L I R R 4,360 4,360 0 Wyan Pub Svc 141 1A 5 Wyandanch 40-2-14 718 Huntington Honda G Industry 5.68 247,216 Mobile Management LLC 14,000 41,930 89,338 1617 Straight Path Wyandanch 1055 E Jericho Tpke Huntington NY 11743 40-2-15.7 433 Part of auto repair lot G Industry 0.07 3,121 Hirshman Family Trust of 1988 180 180 361 Straight Path Wyandanch 17149 Newport Club Dr Boca Raton FL 33496 3 Washington Av 40-2-15.8 712 Crescent Packing G Industry 1.84 80,142 Liberator Inc 4,500 16,660 36,400 1633 Straight Path Wyandanch PO Box 650 Wyandanch NY 11798 40-2-15.6 840 Washington Av G Industry 0.64 27,900 County of Suffolk 1,640 1,640 2,420 Straight Path Access Rd Wyandanch 330 Center Dr Riverhead NY 11901 40-2-15.3 433 Auto Repair G Industry 0.72 31,406 Hirshman Family Trust of 1988 1,910 11,040 24,627 1623 Straight Path Wyandanch 17149 Newport Club Dr Boca Raton FL 33496 40-2-32 311 Vacant Land C Residence 0.11 4,716 Ramcharan Deodath 290 290 359 1624 Straight Path Wyandanch 1634 Straight Path Wyandanch NY 11798 40-2-33 711 Arrow Scrap Corp. G Industry 0.63 27,518 Allied Scrap LLC 1,550 7,550 17,316 1627 Straight Path Wyandanch 1627 Straight Path Wyandanch NY 11798 40-2-45.1 311 Vacant Land B Residence 0.37 16,193 Liberator Inc 450 450 903 1645 Straight Path Wyandanch 3 Washington Av Wyandanch NY 11798 Total 34.80 1,490,080 86,400 281,850 454,728 Note: *For a description of Land Use Codes, see NYS Office of Real Property Services Assessors' Manuals, Vol 6 - Commercial & RFV Data Collection in Appendix A. Table A-3 Page 1 of 1 Lots in Sector II

Land Tax Map Use Land Use Area Area Building Owner Owner Land Full Total Parcel Parcel Owner Owner Label Code* Description Zoning (Acres) (sf) Vacancy (Last Name) (First Name) Value ($) Value ($) Taxes ($) Address 1 Address 2 Address 1 Address 2 56-3-33.1 484 God's Way Auto Repair E Business 0.46 20,000 Chun Gary 1,250 5,870 13,797 258 Long Island Av Wyandanch 1 Tall Pines La Nesconset NY 11767 56-3-40 311 Vacant Land C Residence 0.12 5,000 Guinn Joseph 160 160 321 27 S 19th St Wyandanch 67 S 27th St Wyandanch NY 11798 56-3-41 224 Residence C Residence 0.29 12,499 Kemp Ivan 410 2,560 6,043 25 S 19th St Wyandanch 25 S 19th St Wyandanch NY 11798 56-3-43 433 LI Truck Repair Inc G Industry 0.91 39,814 Ramirez Alfredo 2,340 11,740 26,094 1500 Straight Path Wyandanch 15-13 149th St Whitestone NY 11357 56-3-44.1 433 R&S Transmissions E Business 0.34 14,999 Fiorini Munch LLC 620 4,400 10,717 8 S 18th St Wyandanch 79 Nancy St West Babylon NY 11704 56-3-45 433 R&S Transmissions E Business 0.12 5,000 Fiorini Munch LLC 125 125 251 10 S 18th St Wyandanch 79 Nancy St West Babylon NY 11704 56-3-46 440 Bus storage E Business 0.17 7,500 Thomas Jeanette 260 440 883 12 S 18th St Wyandanch 113 N 19th St Wyandanch NY 11798 56-3-47 311 Vacant Residential Land C Residence 0.12 5,000 Wyandanch Volunteer Fire Co Inc 180 180 0 16 S 18th St Wyandanch 1528 Straight Path Wyandanch NY 11798 56-3-48 311 Vacant Residential Land C Residence 0.06 2,501 Wyandanch Volunteer Fire Co Inc 90 90 0 S 18th St Wyandanch 1528 Straight Path Wyandanch NY 11798 56-3-49 311 Vacant Residential Land C Residence 0.17 7,501 Wyandanch Volunteer Fire Co Inc 260 260 0 20 S 18th St Wyandanch 1528 Straight Path Wyandanch NY 11798 56-3-53.2 311 Vacant Land E Business 0.06 2,501 Bello Michael 130 130 261 S 18th St Wyandanch 180 N Michigan Av Massapequa NY 11758 56-3-54 433 Wyandanch Auto Parts E Business 0.23 10,000 Coppola Realty LLC 1,000 6,510 15,138 260 Long Island Av Wyandanch 260 Long Island Av Wyandanch NY 11798 56-3-55 214 Residence E Business 0.23 10,001 Nel Mil Projects Co Inc 500 2,010 4,486 43 S 18th St Wyandanch 276 Long Island Av Wyandanch NY 11798 56-3-56 340 Vacant Land G Industry 0.12 5,000 Nelmil Projects Inc 290 290 582 41 S 18th St Wyandanch 276 Long Island Av Wyandanch NY 11798 56-3-57 340 Vacant Land G Industry 0.12 5,000 Nelmil Projects Inc 290 290 582 39 S 18th St Wyandanch 276 Long Island Av Wyandanch NY 11798 56-3-58 211 Residence C Residence 0.23 10,001 Mullin Valerie 350 1,385 3,394 17 Garden City Av Wyandanch 276 Long Island Av Wyandanch NY 11798 56-3-59 662 Wyandanch Volunteer Fire Co C Residence 0.23 10,001 County of Suffolk 350 350 516 16 Garden City Av Wyandanch County Center Riverhead NY 11901 56-3-60 662 Wyandanch Volunteer Fire Co C Residence 0.06 2,501 Weinstein Cherry 90 90 190 S 18th St Wyandanch 657 Jerusalem Av Uniondale NY 11553 56-3-61 662 Wyandanch Volunteer Fire Co C Residence 0.17 7,499 Wyandanch Volunteer Fire Co Inc 260 260 0 25 S 18th St Wyandanch Straight Path Wyandanch NY 11798 56-3-62 662 Wyandanch Volunteer Fire Co E Business 0.17 7,499 Wyandanch Volunteer Fire Co Inc 380 560 0 19 S 18th St Wyandanch 1528 Straight Path Wyandanch NY 11798 56-3-63 662 Wyandanch Volunteer Fire Co E Business 0.92 40,256 Wyandanch Volunteer Fire Co Inc 1,850 37,710 0 1528 Straight Path Wyandanch Wyandanch NY 11798 56-3-64 483 Converted Residence E Business 0.14 6,028 Musacchia Franca 660 3,160 8,120 13 S 18th St Wyandanch 6 Heather Court Huntington Station NY 11746 56-3-65 484 Liquors; Crown Fired Chicken E Business 0.14 6,293 Graham Generald 1,260 3,570 8,979 1522 Straight Path Wyandanch 306 Coventry Rd S West Hempstead NY 11552 56-3-66 662 Wyandanch Volunteer Fire Co C Residence 0.23 10,000 Wyandanch Volunteer Fire Co Inc 350 350 0 12 Garden City Av Wyandanch 1528 Straight Path Wyandanch NY 11798 56-3-69.1 426 Vacant KFC E Business 0.62 26,882 Vacant 1550 LAL Realty Corp 2,520 16,350 35,751 1548 Straight Path Wyandanch 6 Landaullette Ct Melville NY 11747 Additional Parking Lot 56-3-70 438 for MLK Jr. Health Center E Business 0.12 5,000 Rosenberg Wyandanch LLC 250 620 1,244 1 Garden City Av Wyandanch 560 Sylvan Av Englewood Cliffs NJ 07632 56-3-71 211 Residence E Business 0.12 5,000 Nelson Arthur J 250 1,100 2,740 3 Garden City Av Wyandanch 276 Long Island Av Wyandanch NY 11798 56-3-72 713 Weld Built Body Co Inc E Business 0.12 4,999 Nelmil Projects Inc 250 250 502 6 S 16th St Wyandanch 276 Long Island Av Wyandanch NY 11798 Partially 56-3-73 713 Weld Built Body Co Inc G Industry 3.10 135,198 Vacant Nelmil Projects Inc 7,750 26,720 57,475 276 Long Island Av Wyandanch 276 Long Island Av Wyandanch NY 11798 Driveway for Wyandanch 56-3-74 840 Volunteer Fire Co E Business 0.18 7,723 Wyandanch Volunteer Fire Co Inc 750 750 0 P/O W 1/2 of S 17th St Wyandanch Straight Path Wyandanch NY 11798 Driveway for Wyandanch 56-3-75.2 840 Volunteer Fire Co E Business 0.05 2,014 Wyandanch Volunteer Fire Co Inc 690 690 0 P/O S 17th St Wyandanch Straight Path Wyandanch NY 11798 56-3-75.1 840 Driveway for KFC Lot E Business 0.11 4,951 1550 LAL Realty Corp 460 460 932 P/O S 17th St Wyandanch 6 Landaullette Ct Melville NY 11747 57-1-39 642 MLK Jr. Health Center E Business 1.34 58,459 Rosenberg Wyandanch LLC 9,150 62,470 132,366 1570 Straight Path Wyandanch 560 Sylvan Av Fort Lee NJ 07024 Total 11.54 502,620 35,525 191,900 331,361 Note: *For a description of Land Use Codes, see NYS Office of Real Property Services Assessors' Manuals, Vol 6 - Commercial & RFV Data Collection in Appendix A. Table A-4 Page 1 of 2 Lots in Sector III

Land Tax Map Use Land Use Area Area Building Owner Owner Land Full Total Parcel Parcel Owner Owner Label Code* Description Zoning (acres) (sf) Vacancy (Last Name) (First Name) Value ($) Value ($) Taxes ($) Address 1 Address 2 Address 1 Address 2 57-1-1 433 Taxi Depot; Auto Repair E Business 0.23 10,105 Sheppy Collin 1,550 5,080 5,525 320 Long Island Av Wyandanch 8060 Bridgestone Dr Orlando FL 32835 57-1-3.1 433 Three Auto-Related Buildings E Business 0.38 16,462 Ark Property Management LLC 1,410 11,430 26,110 330 Long Island Av Wyandanch 5 The Hunt Saint James NY 11780 57-1-4 615 Wyandanch Head Start E Business 0.48 20,993 Long Island Head Start 2,130 9,120 0 350 Long Island Av Wyandanch 98 Austin St Patchogue NY 11772 LI Head Start Child 57-1-5 311 Vacant Land C Residence 0.21 9,111 Development Services Inc 320 320 0 9 Grand Blvd Wyandanch 98 Austin St Patchogue NY 11772 57-1-6 311 Vacant Land C Residence 0.25 10,977 Iraheta Rene 340 720 1,444 17 Grand Blvd Wyandanch 17 Grand Blvd Wyandanch NY 11798 57-1-8 214 Residence C Residence 0.15 6,309 Neyer Gregory 320 2,420 5,308 52 Doe St Wyandanch 138 Soundview Rd Huntington NY 11743 57-1-9 214 Residence C Residence 0.14 6,000 Cooper Sheila 230 1,940 3,284 19 Grand Blvd Wyandanch 19 Grand Blvd Wyandanch NY 11798 57-1-10 311 Vacant Land C Residence 0.13 5,796 Cooper Sheila 205 205 411 25 Grand Blvd Wyandanch 19 Grand Blvd Wyandanch NY 11798 57-1-11 214 Residential Side Yard C Residence 0.28 12,001 Castro Angela 350 3,020 6,512 24 Grand Blvd Wyandanch 24 Grand Blvd Wyandanch NY 11798 57-1-12 214 Residence C Residence 0.34 15,000 Carter Robert 490 2,180 5,646 18 Grand Blvd Wyandanch 18 Grand Blvd Wyandanch NY 11798 57-1-13 311 Vacant Land C Residence 0.16 6,995 Carter June 180 180 441 16 Grand Blvd Wyandanch 18 Grand Blvd Wyandanch NY 11798 57-1-15.1 214 Residence C Residence 0.24 10,492 Okonkwo Charles 270 2,570 5,609 14 Grand Blvd Wyandanch 14 Grand Blvd Wyandanch NY 11798 57-1-16 211 Residence C Residence 0.26 11,266 Palazzo Robert 280 1,860 4,897 10 Grand Blvd Wyandanch 380 Sunrise Hwy West Babylon NY 11704 Wyandanch Homes & 57-1-17 211 Residence C Residence 0.15 6,382 Property Development Corp 175 1,530 3,523 8 Grand Blvd Wyandanch 1434 Straight Path Wyandanch NY 11798 57-1-19.1 433 Mario Bros. Carting E Business 0.32 13,693 Backyard Dog Inc 1,130 1,130 2,380 2 Grand Blvd Wyandanch 81 Shore Dr S Copiague NY 11726 57-1-20 212 Residence C Residence 0.13 5,605 Centeno Peter 230 2,350 5,426 41 Woodland Rd Wyandanch PO Box 832 HicksvILle NY 11802 57-1-21 311 Vacant Land C Residence 0.40 17,423 Force Welding Corp 270 270 542 53 Woodland Rd Wyandanch 255 Marcy St Babylon NY 11702 Wyandanch Community 57-1-22 214 Residence C Residence 0.22 9,733 Development Corp 180 2,280 454 40 Doe St Wyandanch 59 Cumberbach St Wyandanch NY 11798 57-1-23 311 Vacant Land C Residence 0.04 1,808 Town of Babylon 50 50 0 Woodland Rd Wyandanch 200 Sunrise Hwy Lindenhurst NY 11757 57-1-24 211 Residence C Residence 0.20 8,486 Munoz Dolores 230 2,710 5,890 52 Woodland Rd Wyandanch 2 Salt Box Ct Smithtown NY 11787 57-1-26 311 Vacant Land C Residence 0.11 4,818 County of Suffolk 120 120 177 46 Woodland Rd Wyandanch Center Dr Riverhead NY 11901 57-1-27 311 Vacant Land C Residence 0.12 5,200 Hodges Clifford 120 120 253 42 Woodland Rd Wyandanch 38 Woodland Rd Wyandanch NY 11798 57-1-28 211 Residence C Residence 0.13 5,584 Hodges Clifford 170 1,360 3,230 38 Woodland Rd Wyandanch 38 Woodland Rd Wyandanch NY 11798 57-1-29 311 Vacant Land C Residence 0.14 5,968 County of Suffolk 170 170 251 34 Woodland Rd Wyandanch 330 Center Dr Riverhead NY 11901 57-1-30 214 Residence C Residence 0.32 13,768 Salvaggio Anthony 360 2,770 6,010 30 Woodland Rd Wyandanch 1571 N Gardiner Dr Bay Shore NY 11706 57-1-31 211 Vacant Residence C Residence 0.37 16,253 Vacant Anderson Voncile 360 2,860 6,191 20 Woodland Rd Wyandanch 522 Cambridge Av Westbury NY 11590 57-1-32 400 Vacant Commercial Building C Residence 0.32 13,818 Vacant Nzinga Realty Inc 440 440 1,049 16 Woodland Rd Wyandanch 1573 Straight Path Wyandanch NY 11798 57-1-33.2 426 Vacant McDonalds E Business 0.37 15,927 Vacant Golden Arch Limited Partnership 1,590 11,680 25,968 1585 Straight Path Wyandanch PO Box 66207 Amf O'Hare Amf Ohare IL 60666 57-1-33.1 452 Sharper Image Collision; Deli E Business 0.43 18,610 Ehlich Robert 1,940 6,260 14,614 300 Long Island Av Wyandanch 300 Long Island Av Wyandanch NY 11798 57-1-34 433 Chinese Take Out E Business 0.16 7,060 Nzinga Realty Inc 570 4,560 12,902 1577 Straight Path Wyandanch 1573 Straight Path Wyandanch NY 11798 57-1-35 484 Vacant Commercial Building E Business 0.07 3,000 Vacant Nzinga Realty Inc 460 3,080 9,288 1575 Straight Path Wyandanch 1573 Straight Path Wyandanch NY 11798 Partially 57-1-36 484 Grocery E Business 0.14 6,000 Vacant Nzinga Realty Inc 920 6,250 17,028 1571 Straight Path Wyandanch 1573 Straight Path Wyandanch NY 11798 57-1-37 650 U.S. Post Office E Business 0.46 20,000 United States Postal Service 2,440 2,440 0 1569 Straight Path Wyandanch 2 Hudson Pl 6th Floor Hoboken NJ 07030 57-1-40.4 650 U.S. Post Office E Business 0.23 10,000 United States Postal Service 1,150 3,650 0 1567 A Straight Path Wyandanch 2 Hudson Pl 6th Floor Hoboken NJ 07030 57-1-40.5 484 Beauty Supply E Business 0.27 11,801 Msos Kwon Inc 1,480 4,970 11,911 1567 Straight Path Wyandanch 1567 Straight Path Wyandanch NY 11798 57-1-41 485 Wyandanch Beer House E Business 0.13 5,662 Munoz Associates Inc 810 7,010 16,185 1563 Straight Path Wyandanch 1563 Straight Path Wyandanch NY 11798 57-1-42 650 U.S. Post Office C Residence 0.33 14,276 United States Postal Service 330 330 0 13 Commonwealth Dr Wyandanch 2 Hudson Pl 6th Floor Hoboken NJ 07030 57-1-43 650 U.S. Post Office C Residence 0.18 7,815 United States Postal Service 195 195 0 17 Commonwealth Dr Wyandanch 2 Hudson Pl 6th Floor Hoboken NJ 07030 57-1-44 650 U.S. Post Office C Residence 0.32 13,942 United States Postal Service 380 380 0 21 Commonwealth Dr Wyandanch 2 Hudson Pl 6th Floor Hoboken NJ 07030 57-1-45 330 Vacant Land C Residence 1.16 50,477 Town of Babylon 2,190 2,190 0 37 Commonwealth Dr Wyandanch 57-1-46 311 Vacant Land C Residence 0.18 7,980 Wyandanch Day Care Center Inc 290 290 0 47 Commonwealth Dr Wyandanch 47 Commonwealth Dr Wyandanch NY 11798 Dynasty Auto Corp.; James Furniture & Frames; Partially 57-2-1 712 Vacant Building G Industry 0.54 23,457 Vacant Oshea Living Trust 2,070 10,980 24,502 354 -366 Long Island Av Wyandanch 294 Captains Way Bay Shore NY 11706 Wyandanch Mower 57-2-2 710 (Repair & Equipment) E Business 0.09 4,071 Horner Michael 350 3,210 8,225 370 Long Island Av Wyandanch 370 Long Island Av Wyandanch NY 11798 57-2-3 438 Parking Gb Industry 0.05 2,036 Horner Michael 175 175 351 Long Island Av Wyandanch 370 Long Island Av Wyandanch NY 11798 57-2-5.1 483 Vacant Converted Residence E Business 0.09 4,071 Vacant Ramsaran Rupnarine 350 3,460 8,967 384 Long Island Av Wyandanch 384 Long Island Av Wyandanch NY 11798 Sunset Plumbing & 57-2-11.4 484 Heating Supply E Business 0.51 22,393 RWM Jr Realty Holdings LLC 1,970 10,200 22,868 394 Long Island Av Wyandanch 289 Bay Av Huntington NY 11743 57-2-14 438 Parking C Residence 0.09 4,071 Baldwin Richard 130 130 267 37 Lakewood St Wyandanch 41 Lakewood St Wyandanch NY 11798 Table A-4 Page 2 of 2 Lots in Sector III

Land Tax Map Use Land Use Area Area Building Owner Owner Land Full Total Parcel Parcel Owner Owner Label Code* Description Zoning (acres) (sf) Vacancy (Last Name) (First Name) Value ($) Value ($) Taxes ($) Address 1 Address 2 Address 1 Address 2 57-2-16.1 213 Residence C Residence 0.19 8,143 Reed Mary 260 2,270 5,032 33 Lakewood St Wyandanch 80 Garden City Av Wyandanch NY 11798 57-2-17 213 Vacant Residence C Residence 0.09 4,072 Vacant Theroux John 130 370 757 31 Lakewood St Wyandanch 1097 Brookdale Av Wyandanch NY 11798 57-2-18 311 Vacant Land C Residence 0.14 6,107 3M Carting Inc 195 195 391 27 Lakewood St Wyandanch 311 Winding Road Old Bethpage NY 11804 57-2-19 710 New Warehouse G Industry 0.54 23,455 Giffone Guy P 2,020 4,600 11,136 17 Lakewood St Wyandanch 17 Lakewood St Wyandanch NY 11798 57-3-1 440 Materials Storage Gb Industry 0.14 5,999 RWM Jr Realty Holdings LLC 530 700 1,404 402 Long Island Av Wyandanch 289 Bay Av Huntington NY 11743 57-3-2 710 ESTI Warehouse Gb Industry 0.21 9,000 Long Island Avnue LLC 790 4,020 9,921 406 Long Island Av Wyandanch 289 Bay Av Huntington NY 11743 57-3-3 710 ESTI Warehouse Gb Industry 0.12 5,000 Roarty Edmond 440 4,350 10,613 410 Long Island Av Wyandanch 308 W Shore Rd Oakdale NY 11769 Maxwell Turf & 57-3-4 711 Horticulture Supplies Gb Industry 0.64 27,999 KAH Properties LP 2,450 12,840 28,398 414 Long Island Av Wyandanch 24 Pinetree Av Jericho NY 11753 57-3-5.2 449 Tony's Tires G Industry 0.38 16,500 County Line Holding Corp 1,030 3,040 7,868 436 Long Island Av Wyandanch 436 Long Island Av Wyandanch NY 11798 57-3-5.1 711 Industrial Use G Industry 0.38 16,500 County Line Holding Corp 1,030 5,000 11,974 438 Long Island Av Wyandanch 436 Long Island Av Wyandanch NY 11798 57-3-32 311 Vacant Land C Residence 0.09 4,002 Sampson Robert 140 140 281 81 Lakewood St Wyandanch 75 Lakewood St. Wyandanch NY 11798 57-3-33 213 Residence C Residence 0.14 6,000 Sampson Robert 210 2,690 4,789 75 Lakewood St Wyandanch 75 Lakewood St. Wyandanch NY 11798 Total 15.05 655,470 41,095 180,860 366,204 Note: *For a description of Land Use Codes, see NYS Office of Real Property Services Assessors' Manuals, Vol 6 - Commercial & RFV Data Collection in Appendix A. Table A-5 Page 1 of 2 Lots in Sector IV

Land Tax Map Use Land Use Area Area Building Owner Owner Land Full Total Parcel Parcel Owner Owner Label Code* Description Zoning (Acres) (sf) Vacancy (Last Name) (First Name) Value ($) Value ($) Taxes ($) Address 1 Address 2 Address 1 Address 2 55-2-80 311 Vacant Land C Residence 0.06 2,479 County of Suffolk 75 75 158 18 S 20th St Wyandanch County Center Riverhead NY 11901 55-2-81 311 Vacant Land C Residence 0.06 2,521 County of Suffolk 50 50 105 31 S 21st St Wyandanch County Center Riverhead NY 11901 55-2-82.2 461 Laundromat E Business 0.85 37,138 Spin City Realty Co LLC 2,730 12,400 24,025 1466 Straight Path Wyandanch 1466 Straight Path Wyandanch NY 11798 Wyandanch Union Free 55-2-82.4 611 Wyandanch Library E Business 0.82 35,500 School District 1,420 1,420 0 14 S 20th St Wyandanch 14 S 20th St Wyandanch NY 11798 Wyandanch Union Free 55-2-82.3 611 Wyandanch Library E Business 0.10 4,500 School District 450 450 0 16 S 20th St Wyandanch Straight Path Wyandanch NY 11798 Open Space 55-2-83 900 ("Welcome to Wyandanch" sign) C Residence 0.16 7,050 Spin City Realty Co LLC 790 790 1,585 1466-A Straight Path Wyandanch 1466 Straight Path Wyandanch NY 11798 55-2-84 438 Parking Lot E Business 0.04 1,834 Pirinea Bridget 240 280 562 1 S 20th St Wyandanch 5 Harrison Av Massapequa NY 11758 Po Box 1086 55-2-85 620 Salvation and Deliverance Church E Business 0.04 1,730 Salvation & Deliverance Church Inc 180 3,485 0 2 S 20th St Wyandanch 1498 Straight Pat Wyandanch NY 11798 Po Box 1086 55-2-86 620 Salvation and Deliverance Church E Business 0.23 10,083 Salvation & Deliverance Church Inc 840 10,300 0 15 S 20th St Wyandanch 15 S 20th St Wyandanch NY 11798 Trinity Evangelical Lutheran 55-2-87 620 Church E Business 0.71 30,866 Trinity Evangelical Lutheran Ch 2,270 2,270 0 17 S 20th St Wyandanch S 20th St & Jamaica Av Wyandanch NY 11798 55-3-1 330 Vacant Land E Business 0.36 15,746 Landmark 1311 Ltd 1,000 1,000 2,006 816 Mount Av Wyandanch 1311 Hempstead Tpke Elmont NY 11003 55-3-2 483 Barber Shop E Business 0.12 5,395 Charles Joseph 560 3,180 4,776 1479 Straight Path Wyandanch 36 Napoli Dr Wyandanch NY 11798 55-3-3 620 Wyandanch Church of God Inc C Residence 0.21 8,979 Wyandanch Church of God Inc 870 9,950 22,344 1475 Straight Path Wyandanch 178 Main Av Wyandanch NY 11798 55-3-4 438 Parking Lot C Residence 0.15 6,614 Wyandanch Church of God Inc 460 460 927 1473 Straight Path Wyandanch 178 Main Av Wyandanch NY 11798 55-3-5 411 Apartments C Residence 0.28 12,089 Shelter Plus Inc 1,600 7,000 16,122 1471 Straight Path Wyandanch 100 Mamaroneck Av White Plains NY 10601 55-3-6 311 Vacant Land C Residence 0.58 25,173 Town of Babylon 620 620 1,035 1465 Straight Path Wyandanch 200 East Sunrise Hwy Lindenhurst NY 11757 55-3-7 433 Auto Repair C Residence 0.46 19,914 Dockery Mary 360 610 1,639 1461 Straight Path Wyandanch 100 Jefferson Av Wyandanch NY 11798 55-3-8 211 Vacant Residence C Residence 0.86 37,517 Vacant Jackson Diane 940 4,700 9,882 1453 Straight Path Wyandanch 1453 Straight Path Wyandanch NY 11798 55-3-9 311 Vacant Land C Residence 0.40 17,191 Jackson Diane 400 400 802 1451 Straight Path Wyandanch 1449 Straight Path Wyandanch NY 11798 House of Prayer 55-3-10 620 Church of God in Christ C Residence 0.65 28,288 Jackson Diane 670 4,170 8,819 1449 Straight Path Wyandanch 1449 Straight Path Wyandanch NY 11798 55-3-20 213 Residence E Business 0.18 7,632 Cobb Katie M 300 2,170 3,745 812 Mount Av Wyandanch 812 Mount Av Wyandanch NY 11798 55-3-21 213 Residence E Business 0.22 9,815 Vacant County of Suffolk 655 3,005 4,434 5 Mount Av Wyandanch 330 Center Dr Riverhead NY 11901 55-3-22 211 Residence E Business 0.14 6,000 Terrell Gail 350 2,930 5,129 7 Mount Av Wyandanch 7 Mount Av Wyandanch NY 11798 55-3-24.1 213 Residence E Business 0.28 11,999 Leach John 690 2,570 5,609 9 Mount Av Wyandanch 15 Park Pl Amityville NY 11701 Compare Foods; Chase Bank; 58-1-25.2 452 County Police Substation E Business 1.59 69,138 Town of Babylon 4,000 33,530 55,644 1551 Straight Path Wyandanch 930 Broadway Newark NJ 07104 58-1-26 330 Vacant Land E Business 0.12 5,366 Miller Gwendolyn 620 620 1,470 1549 Straight Path Wyandanch 270 Westchester Av North Babylon NY 11703 Ad Plus 58-1-27 482 (Graphic Design Services) E Business 0.06 2,771 Marquis Belinda 280 1,510 2,738 1547 Straight Path Wyandanch 1547 Straight Path Wyandanch NY 11798 58-1-28 214 Residence E Business 0.09 4,000 Crawford Mary L 200 2,560 4,528 8 Arlington Av Wyandanch 8 Arlington Av Wyandanch NY 11798 58-1-59 210 Residence C Residence 0.28 11,999 Hernandez Dionicio 240 240 481 17 Irving Av Wyandanch 17 Irving Av Wyandanch NY 11798 58-1-60 311 Vacant Land C Residence 0.14 6,000 Town of Babylon 130 130 0 2 Irving Av Wyandanch 200 E Sunrise Hwy Lindenhurst NY 11757 58-1-61 330 Vacant Land E Business 0.09 4,000 Ivory Berdine 200 200 288 5 Irving Av Wyandanch 107 N 18th St Wyandanch NY 11798 58-1-62 438 Parking E Business 0.14 6,295 Marquis Belinda A 650 1,150 1,364 1539 Straight Path Wyandanch 1545 Straight Path Wyandanch NY 11798 58-1-63 465 Doctors Office E Business 0.07 3,059 Marquis Belinda A 290 440 534 1541 Straight Path Wyandanch 1545 Straight Path Wyandanch NY 11798 All in One 58-1-64 484 (Tax, Travel, Mortgages) E Business 0.20 8,832 Marquis Belinda A 860 6,970 9,836 1543 Straight Path Wyandanch 1545 Straight Path Wyandanch NY 11798 58-1-65 330 Vacant Land E Business 0.07 2,827 Marquis Belinda 280 280 562 1545 Straight Path Wyandanch 1547 Straight Path Wyandanch NY 11798 Wyandanch Community 58-4-2 223 Residence E Business 0.29 12,773 Development Corp 680 3,290 907 1 Irving Av Wyandanch 59 Cumberbach St Wyandanch NY 11798 58-4-4.1 465 Doctors Office E Business 0.31 13,614 Howe Esme M 1,430 6,980 16,122 1537 Straight Path Wyandanch 7000 Blvd East- #45B West New York NJ 07093 58-4-5 482 Barber Shop E Business 0.06 2,499 1533 Straight Path Road Corp 270 1,440 3,473 1533 Straight Path Wyandanch 1533 Straight Path Wyandanch NY 11798 58-4-6 464 Supermarket; Dance E Business 0.17 7,494 Ayoub Joe 820 3,790 9,440 1531 Straight Path Wyandanch 7220 W Softwind Dr Peoria AZ 85383 58-4-8.4 482 Retail Strip E Business 0.29 12,498 Gordon Carliese A 1,360 9,940 23,439 1529 Straight Path Wyandanch 33 Willow St PO Box 518 Wyandanch NY 11798 Eglise de Dieu de la 58-4-9 620 Doctrine de Jesus Christ E Business 0.27 11,580 Gordon Carliese R 880 3,750 9,824 1525 Straight Path Wyandanch Po Box 518 Wyandanch NY 11798 58-4-10 330 Vacant Land E Business 0.17 7,463 Sumkin Ira 655 655 1,314 1523 Straight Path Wyandanch 53 Grove St Hempstead NY 11550 58-4-11 330 Vacant Land E Business 0.11 4,970 Sumkin Ira 435 435 873 1523 A Straight Path Wyandanch 53 Grove St Hempstead NY 11550 Full Gospel Outreach Ministry; 58-4-12 483 Money Gram E Business 0.17 7,449 Perry Leonard 655 3,910 9,691 1521 Straight Path Wyandanch 19 Garden St Farmingdale NY 11735 58-4-13 330 Vacant Land E Business 0.17 7,440 Ardizzone Anthony R 655 655 1,314 1517 Straight Path Wyandanch 189-32 45Th Av Flushing NY 11358 58-4-14 482 Pet Supply; Auto Repair E Business 0.43 18,585 Hall Glasford 1,390 5,550 13,127 1513 Straight Path Wyandanch 1513 Straight Path Wyandanch NY 11798 58-4-16.1 432 Amoco Gas Station E Business 0.40 17,298 Leon Petroleum LLC 2,730 5,530 13,085 1501 Straight Path Wyandanch 532 Broadhollow Rd Melville NY 11747 58-4-17 482 Vacant Commercial Building E Business 0.34 14,793 Vacant Wyandanch Properties Inc 1,310 8,200 21,789 1499 Straight Path Wyandanch P O Box 502 Farmingdale NY 11735 58-4-18 330 Vacant Land E Business 0.18 7,987 Wyandanch Properties Inc 870 870 2,054 1491 Straight Path Wyandanch P O Box 502 Farmingdale NY 11735 Residence (straddles this lot and 58-4-19 330 lot 58-4-20) E Business 0.18 7,768 County of Suffolk 480 480 708 6 Lake Dr Wyandanch 330 Center Dr Riverhead NY 11901 58-4-20 214 Residence E Business 0.21 9,190 Miranda Carlos 300 2,900 6,271 8 Lake Dr Wyandanch 8 Lake Dr Wyandanch NY 11798 Table A-5 Page 2 of 2 Lots in Sector IV

Land Tax Map Use Land Use Area Area Building Owner Owner Land Full Total Parcel Parcel Owner Owner Label Code* Description Zoning (Acres) (sf) Vacancy (Last Name) (First Name) Value ($) Value ($) Taxes ($) Address 1 Address 2 Address 1 Address 2 58-4-21 330 Vacant Land E Business 0.24 10,365 Nieto William 500 500 1,008 6 Jackson St Wyandanch 193 Lafayette St Copiague NY 11726 58-4-22 330 Vacant Land E Business 0.10 4,139 Greenstar Enterprises Inc 200 200 401 10 Jackson St Wyandanch 290 Exeter St Brooklyn NY 11235 58-4-23 330 Vacant Land E Business 0.10 4,131 County of Suffolk 200 200 295 14 Jackson St Wyandanch 330 Center Dr Riverhead NY 11901 58-4-24 211 Residence E Business 0.10 4,127 Morley Ira 200 1,250 2,961 16 Jackson St Wyandanch Po Box 895 Bellmore NY 11710 58-4-25 330 Vacant Land E Business 0.10 4,123 Morley Joan 200 200 401 18 Jackson St Wyandanch Po Box 895 Bellmore NY 11710 Sumkin Family Limited 58-4-26 211 Residence E Business 0.10 4,120 Partnership III 200 1,020 2,500 20 Jackson St Wyandanch 53 Grove St Hempstead NY 11550 58-4-27 330 Vacant Land E Business 0.09 4,116 Sumkin Mary 200 200 401 22 Jackson St Wyandanch 53 Grove St Hempstead NY 11550 58-4-28 330 Vacant Land E Business 0.09 4,112 Sumkin Mary 250 250 502 24 Jackson St Wyandanch 53 Grove St Hempstead NY 11550 58-4-29 330 Vacant Land E Business 0.05 2,044 County of Suffolk 130 130 192 Jackson St Wyandanch Center Dr Riverhead NY 11901 58-4-30 311 Vacant Land E Business 0.09 4,091 County of Suffolk 250 250 369 30 Jackson St Wyandanch Center Dr Riverhead NY 11901 58-4-31 330 Vacant Land E Business 0.19 8,186 Ayyoub Manhal 500 500 1,003 32 Jackson St Wyandanch 7220 W Softwind Dr Peoria AZ 85383 58-4-32 330 Vacant Land E Business 0.05 2,047 Ayoub Monzer 125 125 251 Jackson St Wyandanch 7220 W Softwind Dr Peoria AZ 85383 58-4-33 312 Vacant Land E Business 0.05 2,046 1533 Straight Path Road Corp 130 260 524 Jackson St Wyandanch 1533 Straight Path Wyandanch NY 11798 Total 15.87 691,387 44,275 185,375 335,386 Note: *For a description of Land Use Codes, see NYS Office of Real Property Services Assessors' Manuals, Vol 6 - Commercial & RFV Data Collection in Appendix A. Table A-6 Page 1 of 2 Lots in Sector V

Land Tax Map Use Land Use Area Area Building Owner Owner Land Full Total Parcel Parcel Owner Owner Label Code* Description Zoning (Acres) (sf) Vacancy (Last Name) (First Name) Value ($) Value ($) Taxes ($) Address 1 Address 2 Address 1 Address 2 55-2-15 211 Residence C Residence 0.09 4,000 Rescigno Arthur 120 1,450 3,362 31 S 24th St Wyandanch 447 17th St West Babylon NY 11704 Our Lady of Miraculous Our Lady of Miraculous 55-2-43.1 620 Medal Church C Residence 3.57 155,650 Medal Church 000 55-2-64 211 Residence C Residence 0.13 5,700 Taylor Albert M 190 2,040 2,678 6 Brooklyn Av Wyandanch 6 Brooklyn Av Wyandanch NY 11798 55-2-65 311 Vacant Land C Residence 0.06 2,716 Taylor Albert M 100 100 201 4 Brooklyn Av Wyandanch 6 Brooklyn Av Wyandanch NY 11798 78-2-41 485 Vacant Commercial Building E Business 0.14 6,051 Vacant Landmark 1300 Ltd 580 1,740 5,145 1304 A Straight Path Wyandanch 1311 Hempstead Tpke Elmont NY 11003 78-2-42 440 Materials Storage E Business 0.14 5,998 Landmark 1300 Ltd 400 400 802 1300 -1304 Straight Path Wyandanch 1311 Hempstead Tpke Elmont NY 11003 Partially 78-2-43 485 Wyandanch Fashion; Deli E Business 0.13 5,801 Vacant All My Sons Realty Corp 400 5,960 13,985 1306 -1310 Straight Path Wyandanch 1158-C Suffolk Av Brentwood NY 11717 78-2-44 653 Parking E Business 0.14 5,887 Town of Babylon 580 580 0 1294 Straight Path Wyandanch 200 East Sunrise Highway Lindenhurst NY 11757 78-2-46 330 Vacant Land E Business 0.13 5,776 PKP Properties Llc 400 400 802 1286 Straight Path Wyandanch PO Box 1116 Wyandanch NY 11798 General Environmental Services 78-2-48.3 484 (oil tank services) E Business 0.12 5,019 Raine Day Llc 530 530 1,063 1280 Straight Path Wyandanch PO Box 1116 Wyandanch NY 11798 78-2-48.8 653 Parking E Business 0.07 2,940 Town of Babylon 180 180 0 Straight Path Wyandanch 200 E Sunrise Hwy Lindenhurst NY 11757 General Environmental Services 78-2-48.6 484 (oil tank services) E Business 0.73 31,826 Raine Day Llc 640 640 1,284 1290 Straight Path Wyandanch Po Box 1116 Wyandanch NY 11798 General Environmental Services 78-2-48.5 484 (oil tank services) E Business 0.36 15,671 Bonelli Glenn P 500 2,900 7,575 9 Garrison Av Wyandanch P O Box 1116 Wyandanch NY 11798 78-2-48.7 620 Soul Savings Church E Business 0.91 39,494 Landmark 1300 Ltd 1,310 2,530 6,800 1020 W Booker Av Wyandanch 1311 Hempstead Tpke Elmont NY 11003 General Environmental Services 78-2-49 484 (oil tank services) C Residence 0.17 7,507 Barnes John J 120 120 242 Garrison Av Wyandanch 11 Garrison Av Wyandanch NY 11798 General Environmental Services 78-2-50 484 (oil tank services) C Residence 0.18 8,016 Barnes John J 120 120 242 Garrison Av Wyandanch 11 Garrison Av Wyandanch NY 11798 General Environmental Services 78-2-51 484 (oil tank services) C Residence 0.18 7,682 Barnes John J 120 120 242 Garrison Av Wyandanch 11 Garrison Av Wyandanch NY 11798 78-2-52 311 Vacant Land C Residence 0.17 7,507 Agnello Carmine 115 115 170 6 Garrison Av Wyandanch 330 Center Dr Riverhead NY 11901 78-2-53 311 Vacant Land C Residence 0.18 7,701 Cinquemani Francis 120 120 241 Garrison Av Wyandanch 499 N 4th St Lindenhurst NY 11757 78-2-54 311 Vacant Land C Residence 0.17 7,245 Sorce Francesco 120 120 241 Garrison Av Wyandanch 499 N 4th St Lindenhurst NY 11757 78-2-55 311 Vacant Land C Residence 0.33 14,428 Rudzik Carl 260 260 522 Garrison Av Wyandanch 1227 Little East Neck Rd Wyandanch NY 11798 79-2-41 214 Residence C Residence 0.18 8,001 Bennett Anniemae 240 1,620 3,703 7 S 26th St Wyandanch 251 Manhattan Av North Babylon NY 11703 79-2-42 214 Residence C Residence 0.46 20,001 Hubbard Joseph 580 1,780 4,024 7 Patton Av Wyandanch 619 Deer Park Av Babylon NY 11702 79-2-49 211 Residence C Residence 0.32 14,001 Garrett Herbert L 420 2,850 4,424 17 S 25th St Wyandanch 17S 25th St Wyandanch NY 11798 79-2-52.1 210 Residence C Residence 0.18 8,000 Welch Christopher W 240 3,940 7,369 15 S 25th St Wyandanch 22 Sunshine La Amityville NY 11701 79-2-52.2 213 Residence C Residence 0.23 10,000 Mcauley Linda C 300 5,290 10,004 11 S 25th St Wyandanch 11 S 25th St Wyandanch NY 11798 Suburban Housing Development 79-2-54.2 213 Residence C Residence 0.12 5,247 & Research Inc 380 3,080 0 1394 Straight Path Wyandanch Po Box 12P Bay Shore NY 11706 79-2-54.3 212 Residence C Residence 0.18 8,001 Hunter Gwendolyn 240 2,690 4,908 7 S 25th St Wyandanch 7 S 25th St Wyandanch NY 11798 79-2-55 311 Vacant Land C Residence 0.07 3,101 Modern Way Developers Inc 230 230 461 1398 Straight Path Wyandanch 707 Broadhollow Rd Suite 22 Farmingdale NY 11735 79-2-56 214 Residence C Residence 0.09 3,711 Boone Clinton C 150 1,760 3,984 4 S 24th St Wyandanch 41 Angevine Av Hempstead NY 11550 79-2-57 214 Residence C Residence 0.14 6,000 Ruffin Melvette 180 1,410 2,221 6 S 24th St Wyandanch 6 S 24th St Wyandanch NY 11798 79-2-58 214 Residence C Residence 0.14 5,999 Wyandanch Community Builders Inc 180 2,000 4,466 8 S 24th St Wyandanch 85 Parkway Blvd Wyandanch NY 11798 79-2-59 224 Residence C Residence 0.14 6,000 Tappin Joyce 180 2,100 3,374 10 S 24th St Wyandanch 10 S 24th St Wyandanch NY 11798 79-2-60 311 Vacant Land C Residence 0.23 10,000 Faith Community Developers Inc 300 300 602 12 Levey Blvd Wyandanch 85 Parkway Blvd Wyandanch NY 11798 79-2-61 210 Residence C Residence 0.11 5,000 Todd Gregoire 150 3,210 5,832 10 Levey Blvd Wyandanch 10 Levey Blvd Wyandanch NY 11798 79-2-62 223 Residence C Residence 0.11 5,001 Draggan G + J V 150 3,100 6,118 8 Levey Blvd Wyandanch 8 Levy Blvd Wyandanch NY 11798 79-2-63 311 Vacant Land C Residence 0.05 2,000 Montiglio Jacqueline 80 80 160 6 Levey Blvd Wyandanch 28 Sheridan Rd Babylon NY 11702 79-2-64 311 Vacant Land C Residence 0.09 3,817 Montiglio Jacqueline 150 150 301 1406 Straight Path Wyandanch 28 Sheridan Rd Babylon NY 11702 79-2-67.1 210 Residence C Residence 0.22 9,383 Henderson Helen 220 3,990 7,618 13 S 24th St Wyandanch 13 S 24th St Wyandanch NY 11798 79-3-37 311 Vacant Land C Residence 0.36 15,675 Jackson Edmund R 220 220 444 20 Patton Av Wyandanch 140-10 Einstein Loop No Bronx NY 10475 79-3-38 311 Vacant Land C Residence 0.18 7,847 Clayton Octavia 110 110 221 Patton Av Wyandanch Box 242 Wyandanch NY 11798 First Baptist Church 79-3-39 214 Residence C Residence 0.91 39,707 of Wyandanch Inc 730 3,325 3,151 14 Patton Av Wyandanch 85 Parkway Blvd Wyandanch NY 11798 First Baptist Church 79-3-40 311 Vacant Land C Residence 0.12 5,382 of Wyandanch Inc 160 160 321 8 Patton Av Wyandanch 85 Parkway Blvd Wyandanch NY 11798 First Baptist Church 79-3-41 311 Vacant Land C Residence 0.27 11,822 of Wyandanch Inc 390 390 782 1390 Straight Path Wyandanch 85 Parkway Blvd Wyandanch NY 11798 First Baptist Church 79-3-42 311 Vacant Land C Residence 0.13 5,592 of Wyandanch Inc 190 190 381 1386 Straight Path Wyandanch 85 Parkway Blvd Wyandanch NY 11798 First Baptist Church 79-3-43 311 Vacant Land C Residence 0.63 27,634 of Wyandanch Inc 350 350 702 1382 Straight Path Wyandanch 85 Parkway Blvd Wyandanch NY 11798 First Baptist Church 79-3-44 311 Vacant Land C Residence 0.28 12,117 of Wyandanch Inc 210 210 421 1378 Straight Path Wyandanch 85 Parkway Blvd Wyandanch NY 11798 Wyandanch Homes & 79-3-45 210 Residence C Residence 0.29 12,627 Property Development Corp 390 2,930 6,331 9 Lincoln Av Wyandanch 1434 Straight Path Wyandanch NY 11798 79-4-19 214 Residence C Residence 0.70 30,497 Lozano Jorge 460 2,510 5,626 52 Lincoln Av Wyandanch 1138 Brookdale Av Bay Shore NY 11706 Table A-6 Page 2 of 2 Lots in Sector V

Land Tax Map Use Land Use Area Area Building Owner Owner Land Full Total Parcel Parcel Owner Owner Label Code* Description Zoning (Acres) (sf) Vacancy (Last Name) (First Name) Value ($) Value ($) Taxes ($) Address 1 Address 2 Address 1 Address 2 79-4-20 214 Residence C Residence 0.35 15,251 Fabio Sr Curtis H 230 2,510 3,868 48 Lincoln Av Wyandanch 48 Lincoln Av Wyandanch NY 11798 79-4-21 712 Island Block Manufacturing C Residence 0.18 7,625 Landmark 1311 Ltd 115 115 231 Lincoln Av Wyandanch 1311 Hempstead Tpke Elmont NY 11003 Island Block Manufacturing 79-4-22 712 (residential structure on-site) C Residence 0.53 22,875 Landmark 1311 Ltd 350 1,550 3,563 44 Lincoln Av Wyandanch 1311 Hempstead Tpke Elmont NY 11003 79-4-23 712 Island Block Manufacturing C Residence 0.18 7,624 Tallini Americo 115 115 231 Lincoln Av Wyandanch 6 Press St Floral Park NY 11001 St Pauls Progressive Methodist 79-4-24 712 Island Block Manufacturing C Residence 0.35 15,249 Church Inc 230 230 461 40 Lincoln Av Wyandanch 1543 E 173rd St Bronx NY 10472 79-4-25 712 Island Block Manufacturing C Residence 0.18 7,625 Tallini Americo 115 115 231 Lincoln Av Wyandanch 6 Press St Floral Park NY 11001 79-4-26 211 Residence C Residence 0.35 15,241 Lazo Domingo 230 2,450 5,368 28 Lincoln Av Wyandanch 28 Lincoln Av Wyandanch NY 11798 79-4-27 211 Residence C Residence 0.30 12,945 Gayle Angus 230 2,760 5,990 22 Lincoln Av Wyandanch 22 Lincoln Av Wyandanch NY 11798 79-4-28.1 212 Residence C Residence 0.18 7,747 Stowe Hubert 160 3,390 6,193 24 Lincoln Av Wyandanch 24 Lincoln Av Wyandanch NY 11798 79-4-28.2 212 Residence C Residence 0.18 7,759 Marshall Albert C 160 2,900 4,665 18 Lincoln Av Wyandanch 18 Lincoln Av Wyandanch NY 11798 79-4-29 438 Parking E Business 0.13 5,676 Kellyman Njideka 530 970 1,946 1344 Straight Path Wyandanch 1340 Straight Path Wyandanch NY 11798 79-4-30 485 Fish N Chips; Hair Salon E Business 0.13 5,762 Kellyman Jideka 580 2,920 7,617 1340 Straight Path Wyandanch 1340 Straight Path Wyandanch NY 11798 79-4-31 214 Residence C Residence 0.13 5,775 Portillo Cruz Ana M 280 2,300 5,068 1336 Straight Path Wyandanch 1336 Straight Path Wyandanch NY 11798 79-4-32 712 Island Block Manufacturing C Residence 0.13 5,785 Tallini Americo 280 400 802 1332 Straight Path Wyandanch 21 W Booker Av Wyandanch NY 11798 79-4-33 712 Island Block Manufacturing C Residence 0.13 5,762 Tallini Americo 280 350 702 1326 Straight Path Wyandanch 21 W Booker Av Wyandanch NY 11798 79-4-34 712 Island Block Manufacturing C Residence 0.13 5,810 Tallini Americo 280 350 702 1320 Straight Path Wyandanch 21 W Booker Av Wyandanch NY 11798 79-4-35 712 Island Block Manufacturing C Residence 0.12 5,034 Tallini Americo 250 360 722 1312 Straight Path Wyandanch 21 W Booker Av Wyandanch NY 11798 79-4-36.6 712 Island Block Manufacturing G Industry 2.63 114,372 Tallini Americo 6,200 11,660 25,926 21 Booker Av Wyandanch 21 W Booker Av Wyandanch NY 11798 Island Block Manufacturing 79-4-38 712 (residential structure on-site) C Residence 0.35 15,250 Landmark 1311 Ltd 310 1,370 3,202 33 W Booker Av Wyandanch 1311 Hempstead Tpke Elmont NY 11003 79-4-39 211 Residence C Residence 0.18 7,625 Andre Amencia 150 1,440 4,108 37 W Booker Av Wyandanch 8 S 32nd St Wyandanch NY 11798 80-1-1 330 Vacant Land E Business 0.25 11,000 Ayyoub Manhal 650 650 1,304 1393 Straight Path Wyandanch 7220 W Softwind Dr Peoria Az 85383 80-1-47 212 Residence C Residence 0.15 6,723 Bordon Wilber 210 3,110 5,631 2 Parkway Blvd Wyandanch 2 Parkway Blvd Wyandanch NY 11798 Laodicea Seven Churches 80-1-48 311 Vacant Land C Residence 0.17 7,211 of God In Christ Inc 220 220 0 1389 Straight Path Wyandanch 269 N Washington Av Amityville NY 11701 80-1-49 212 Residence C Residence 0.15 6,704 Holmes David 180 2,840 6,151 5 State Av Wyandanch 15 Autumn La Amityville NY 11701 80-1-98 432 Hess Gas Station E Business 0.43 18,680 Rai Properties Inc 4,310 8,300 18,887 1369 Straight Path Wyandanch 305 Harris St Carteret NJ 07008 80-2-1.1 712 Wheels America; F&F Tires Ga Industry 0.67 29,342 Sean Leg Realty Corp 1,600 10,570 23,727 1351 -59 Straight Path Wyandanch 31 Shoreham Dr W Huntington Station NY 11746 80-2-1.2 712 Vacant Industrial Building for rent Ga Industry 0.69 29,938 Vacant Sean Leg Realty Corp 1,780 10,530 23,643 1359 -65 Straight Path Wyandanch 31 Shoreman Dr W Huntington Station NY 11746 80-2-7.1 485 Retail Strip E Business 0.45 19,494 Kaileh Mazen 1,320 13,030 28,796 1331 -1339 Straight Path Wyandanch 1311 Cayuga Av Bellmore NY 11710 80-2-171.6 642 Suffolk County Social Services Ga Industry 2.47 107,703 Gazza Joseph W 4,940 25,510 55,143 1345 Straight Path Wyandanch 388 Broadhollow Rd Farmingdale NY 11735 80-3-1 485 Retail Strip E Business 0.37 15,927 My Realty of NY Inc 1,110 6,970 16,101 1309 -23 Straight Path Wyandanch 10 Belmart Rd Hicksville NY 11801 American Muslim Mission 80-3-82 620 Al-Jamiyat Islamic Center E Business 0.16 7,025 Wyandanch 390 1,880 0 1305 Straight Path Wyandanch Po Box 241 Wyandanch NY 11798 80-3-83 212 Residence C Residence 0.23 9,929 Ponzo Elio 370 3,620 7,715 1299 Straight Path Wyandanch 200 Grand Boulevard Brentwood NY 11717 80-3-84 211 Residence C Residence 0.14 6,000 Fisher Ernestine 240 1,780 1,219 6 E Booker Av Wyandanch 6 Booker Av Wyandanch NY 11798 Total 28.17 1,227,246 42,880 197,665 403,459 Note: *For a description of Land Use Codes, see NYS Office of Real Property Services Assessors' Manuals, Vol 6 - Commercial & RFV Data Collection in Appendix A. Table A-7 Page 1 of 4 Abandoned, Vacant, Underutilized, and Potential Brownfield Sites

Land Tax Map Use Area Area Building Owner Owner Land Value Full Value Total Taxes Parcel Parcel Owner Owner Label Code* Description Zoning (Acres) (sf) Vacancy (Last Name) (First Name) ($) ($) ($) Address 1 Address 2 Address 1 Address 2 39-4-33 342 Vacant Land No Zoning 0.35 15,035 National Propane LP 1,580 2,030 4,072 275 Merritt Av Wyandanch PO Box 798 Valley Forge PA 19482 39-4-52 653 Municipal Parking Lot No Zoning 1.07 23,243 Town of Babylon 630 630 0 Wyan Tax Map 58 282 Wyandanch 40-1-21 423 Good Humor Storage E Business 0.46 19,978 Demopoulos James P 2,000 2,000 4,112 23 N 16th St Wyandanch 309 Merritt Av Wyandanch NY 11798 40-1-23 449 Good Humor E Business 0.46 20,022 Demopoulos Mark S 1,500 3,980 10,084 309 Merritt Av Wyandanch 309 Merritt Av Wyandanch NY 11798 40-1-24 211 Vacant Residence C Residence 0.12 5,000 Vacant Pascarella Anthony 160 1,640 3,744 10 N 15th St Wyandanch 331A Dante Ct Holbrook NY 11741 40-1-59.1 211 Vacant Residence E Business 0.23 9,999 Vacant Joe II Realty Corp 500 1,800 4,065 7 N 15th St Wyandanch 1158-C Suffolk Av Brentwood NY 11717 40-1-59.2 433 Tire Shop E Business 0.12 5,000 Joe II Realty Corp 250 250 502 5 N 15th St Wyandanch 1158-C Suffolk Av Brentwood NY 11717 Deli & Catering, Partially 40-1-60 485 African-American Bookstore for rent E Business 0.12 5,000 Vacant Chang Young 1,040 6,750 15,640 311 Merritt Av Wyandanch 311 Merritt Av Wyandanch NY 11798 Deli/Grocery, Barber Shop on upper 40-1-61 422 floor E Business 0.06 2,500 Joe II Realty Corp 470 3,770 9,398 313 Merritt Av Wyandanch 1158-C Suffolk Av Brentwood NY 11717 1-Hour Photo, Braiding/Beauty 40-1-62 485 Supplies E Business 0.07 3,100 Joe II Realty Corp 580 3,090 7,973 315 & 317 Merritt Av Wyandanch 1158-C Suffolk Av Brentwood NY 11717 Restaurant/Deli, Drug Store, Internet Cafe, Computer Business Center, 40-1-63 485 Barber Shop E Business 0.22 9,400 Baack Carol 1,975 11,800 26,219 319-329 Merritt Av Wyandanch 543 Old Country Rd Huntington Station NY 11746 40-1-64 480 Vacant Men's Referral Center E Business 0.34 15,001 Vacant County of Suffolk 1,880 7,030 10,372 8 Andrews Av Wyandanch Center Dr Riverhead NY 11901 40-1-97 620 god is love church E Business 0.23 10,000 God is Love Church 660 660 0 19 Andrews Av Wyandanch 2 Winter Av Wyandanch NY 11798 40-1-98 330 Vacant Land E Business 0.17 7,499 Keshet Avinoam 560 560 1,151 17 Andrews Av Wyandanch 20 Hidden Creek Dr Guyton GA 31312 40-1-99 229 Residence E Business 0.12 4,999 My Jose Corp 500 3,420 9,074 15 Andrews Av Wyandanch 125 N 22nd St Wyandanch NY 11798 Church of God & True Holiness Church of God & True Holiness 40-1-100 620 of Apostolic Faith E Business 0.17 4,988 of Apostolic Faith 500 1,505 5,443 13 Andrews Av Wyandanch 13 Andrews Av Wyandanch NY 11798 Church of God & True Holiness 40-1-101 330 Vacant Land E Business 0.06 2,511 of Apostolic Faith 250 250 605 Andrews Av Wyandanch 13 Andrews Av Wyandanch NY 11798 Church of God & True Holiness 40-1-102 330 Vacant Land E Business 0.17 7,489 of Apostolic Faith 750 750 1,774 9 Andrews Av Wyandanch 13 Andrews Av Wyandanch NY 11798 40-1-103 432 Getty Gas Station E Business 0.43 18,524 Leemilts Petroleum Inc 5,460 10,190 22,847 1580 Straight Path Wyandanch 125 Jericho Tpke Jericho NY 11753 40-1-105.1 210 Residence E Business 0.22 9,558 God is Love Church 560 2,320 454 2 Winter Av Wyandanch PO Box 1743 Wyandanch NY 11798 40-1-106 330 Vacant Land E Business 0.11 4,989 County of Suffolk 250 250 369 6 Winter Av Wyandanch 330 Center Dr Riverhead NY 11901 40-2-9 433 Auto Repair C Residence 0.19 8,413 Smith Gregory 530 810 1,625 1616 Straight Path Wyandanch 601 Hilda St East Meadow NY 11554 40-2-10.3 438 Parking Lot (County-operated) G Industry 1.81 78,606 New Park Realty Ltd 6,500 33,100 70,840 1621 Straight Path Wyandanch 536 E Main St Patchogue NY 11772 Partially 40-2-10.4 452 Commercial Building G Industry 2.28 99,104 Vacant County of Suffolk 4,250 9,690 0 Straight Path Wyandanch County Center Riverhead NY 11901 40-2-10.2 840 Access Driveway G Industry 0.44 18,981 Mobile Management LLC 1,070 1,070 2,146 4 Washington Av Wyandanch 1055 E Jericho Tpke Huntington NY 11743 Partially 40-2-11 452 Shopping Center G Industry 1.45 63,039 Vacant Nessien Holding LLC 3,500 21,150 45,806 1589 Straight Path Wyandanch 12 Bond St Suite 2E Great Neck NY 11021 40-2-12 653 Municipal Parking Lot G Industry 3.80 165,327 County of Suffolk 9,500 21,630 0 305 Acorn St Wyandanch County Center Riverhead NY 11901 40-2-13 843 LIRR Station, Parking, Tracks No Zoning 4.00 174,087 MTA LIRR 4,360 4,360 0 Wyan Pub Svc 141 1A 5 Wyandanch 40-2-14 718 Huntington Honda G Industry 5.68 247,216 Mobile Management LLC 14,000 41,930 89,338 1617 Straight Path Wyandanch 1055 E Jericho Tpke Huntington NY 11743 40-2-15.3 433 Auto Repair G Industry 0.72 31,406 Hirshman Family Trust of 1988 1,910 11,040 24,627 1623 Straight Path Wyandanch 17149 Newport Club Dr Boca Raton Fl 33496 40-2-15.6 840 Washington Av G Industry 0.64 27,900 County of Suffolk 1,640 1,640 2,420 Straight Path Access Rd Wyandanch 330 Center Dr Riverhead NY 11901 40-2-15.7 433 Part of auto repair lot G Industry 0.07 3,121 Hirshman Family Trust of 1988 180 180 361 Straight Path Wyandanch 17149 Newport Club Dr Boca Raton FL 33496 3 Washington Av 40-2-15.8 712 Crescent Packing G Industry 1.84 80,142 Liberator Inc 4,500 16,660 36,400 1633 Straight Path Wyandanch PO Box 650 Wyandanch NY 11798 40-2-33 711 Arrow Scrap Corp. G Industry 0.63 27,518 Allied Scrap LLC 1,550 7,550 17,316 1627 Straight Path Wyandanch 1627 Straight Path Wyandanch NY 11798 40-2-45.1 311 Vacant Land B Residence 0.37 16,193 Liberator Inc 450 450 903 1645 Straight Path Wyandanch 3 Washington Av Wyandanch NY 11798 55-2-65 311 Vacant Land C Residence 0.06 2,716 Taylor Albert M 100 100 201 4 Brooklyn Av Wyandanch 6 Brooklyn Av Wyandanch NY 11798 55-2-80 311 Vacant Land C Residence 0.06 2,479 County of Suffolk 75 75 158 18 S 20th St Wyandanch County Center Riverhead NY 11901 55-2-81 311 Vacant Land C Residence 0.06 2,521 County of Suffolk 50 50 105 31 S 21St St Wyandanch County Center Riverhead NY 11901 55-2-84 438 Parking Lot E Business 0.04 1,834 Pirinea Bridget 240 280 562 1 S 20th St Wyandanch 5 Harrison Av Massapequa NY 11758 PO Box 1086 55-2-85 620 Salvation & Deliverance Church E Business 0.04 1,730 Salvation & Deliverance Church 180 3,485 0 2 S 20th St Wyandanch 1498 Straight Path Wyandanch NY 11798 PO Box 1086 55-2-86 620 Salvation & Deliverance Church E Business 0.23 10,083 Salvation & Deliverance Church 840 10,300 0 15 S 20th St Wyandanch 15 S 20th St Wyandanch NY 11798 55-3-1 330 Vacant Land E Business 0.36 15,746 Landmark 1311 Ltd 1,000 1,000 2,006 816 Mount Av Wyandanch 1311 Hempstead Tpke Elmont NY 11003 55-3-2 483 Barber Shop E Business 0.12 5,395 Charles Joseph 560 3,180 4,776 1479 Straight Path Wyandanch 36 Napoli Dr Wyandanch NY 11798 55-3-6 311 Vacant Land C Residence 0.58 25,173 Town of Babylon 620 620 1,035 1465 Straight Path Wyandanch 200 East Sunrise Hwy Lindenhurst NY 11757 55-3-7 433 Auto Repair C Residence 0.46 19,914 Dockery Mary 360 610 1,639 1461 Straight Path Wyandanch 100 Jefferson Av Wyandanch NY 11798 55-3-8 211 Vacant Residence C Residence 0.86 37,517 Vacant Jackson Diane 940 4,700 9,882 1453 Straight Path Wyandanch 1453 Straight Path Wyandanch NY 11798 55-3-9 311 Vacant Land C Residence 0.40 17,191 Jackson Diane 400 400 802 1451 Straight Path Wyandanch 1449 Straight Path Wyandanch NY 11798 55-3-20 213 Residence E Business 0.18 7,632 Cobb Katie M 300 2,170 3,745 812 Mount Av Wyandanch 812 Mount Av Wyandanch NY 11798 55-3-21 213 Residence E Business 0.22 9,815 Vacant County of Suffolk 655 3,005 4,434 5 Mount Av Wyandanch 330 Center Dr Riverhead NY 11901 55-3-22 211 Residence E Business 0.14 6,000 Terrell Gail 350 2,930 5,129 7 Mount Av Wyandanch 7 Mount Av Wyandanch NY 11798 56-3-40 311 Vacant Land C Residence 0.12 5,000 Guinn Joseph 160 160 321 27 S 19th St Wyandanch 67 S 27th St Wyandanch NY 11798 56-3-41 224 Residence C Residence 0.29 12,499 Kemp Ivan 410 2,560 6,043 25 S 19th St Wyandanch 25 S 19th St Wyandanch NY 11798 56-3-43 433 Long Island Truck Repair Inc G Industry 0.91 39,814 Ramirez Alfredo 2,340 11,740 26,094 1500 Straight Path Wyandanch 15-13 149th St Whitestone NY 11357 56-3-44.1 433 R&S Transmissions E Business 0.34 14,999 Fiorini Munch LLC 620 4,400 10,717 8 S 18th St Wyandanch 79 Nancy St West Babylon NY 11704 Table A-7 Page 2 of 4 Abandoned, Vacant, Underutilized, and Potential Brownfield Sites

Land Tax Map Use Area Area Building Owner Owner Land Value Full Value Total Taxes Parcel Parcel Owner Owner Label Code* Description Zoning (Acres) (sf) Vacancy (Last Name) (First Name) ($) ($) ($) Address 1 Address 2 Address 1 Address 2 56-3-45 433 Part of R&S Transmissions lot E Business 0.12 5,000 Fiorini Munch LLC 125 125 251 10 S 18th St Wyandanch 79 Nancy St West Babylon NY 11704 56-3-46 440 Bus storage E Business 0.17 7,500 Thomas Jeanette 260 440 883 12 S 18th St Wyandanch 113 N 19th St Wyandanch NY 11798 56-3-47 311 Vacant Residential Land C Residence 0.12 5,000 Wyandanch Volunteer Fire Co Inc 180 180 0 16 S 18th St Wyandanch 1528 Straight Path Wyandanch NY 11798 56-3-48 311 Vacant Residential Land C Residence 0.06 2,501 Wyandanch Volunteer Fire Co Inc 90 90 0 S 18th St Wyandanch 1528 Straight Path Wyandanch NY 11798 56-3-49 311 Vacant Residential Land C Residence 0.17 7,501 Wyandanch Volunteer Fire Co Inc 260 260 0 20 S 18th St Wyandanch 1528 Straight Path Wyandanch NY 11798 56-3-53.2 311 Vacant Land E Business 0.06 2,501 Bello Michael 130 130 261 S 18th St Wyandanch 180 N Michigan Av Massapequa NY 11758 56-3-55 214 Residence E Business 0.23 10,001 Nel Mil Projects Co Inc 500 2,010 4,486 43 S 18th St Wyandanch 276 Long Island Av Wyandanch NY 11798 56-3-56 340 Vacant Land G Industry 0.12 5,000 Nelmil Projects Inc 290 290 582 41 S 18th St Wyandanch 276 Long Island Av Wyandanch NY 11798 56-3-57 340 Vacant Land G Industry 0.12 5,000 Nelmil Projects Inc 290 290 582 39 S 18th St Wyandanch 276 Long Island Av Wyandanch NY 11798 56-3-58 211 Residence C Residence 0.23 10,001 Mullin Valerie 350 1,385 3,394 17 Garden City Av Wyandanch 276 Long Island Av Wyandanch NY 11798 56-3-65 484 Liquors; Crown Fired Chicken E Business 0.14 6,293 Graham Generald 1,260 3,570 8,979 1522 Straight Path Wyandanch 306 Coventry Rd S West Hempstead NY 11552 56-3-69.1 426 Vacant KFC E Business 0.62 26,882 Vacant 1550 Lal Realty Corp 2,520 16,350 35,751 1548 Straight Path Wyandanch 6 Landaullette Ct Melville NY 11747 Additional Parking Lot for 56-3-70 438 MLK Jr Health Center E Business 0.12 5,000 Rosenberg Wyandanch LLC 250 620 1,244 1 Garden City Av Wyandanch 560 Sylvan Av Englewood Cliffs NJ 07632 56-3-71 211 Residence E Business 0.12 5,000 Nelson Arthur J 250 1,100 2,740 3 Garden City Av Wyandanch 276 Long Island Av Wyandanch NY 11798 56-3-72 713 Weld Built Body Co Inc E Business 0.12 4,999 Nelmil Projects Inc 250 250 502 6 S 16th St Wyandanch 276 Long Island Av Wyandanch NY 11798 Partially 56-3-73 713 Weld Built Body Co Inc G Industry 3.10 135,198 Vacant Nelmil Projects Inc 7,750 26,720 57,475 276 Long Island Av Wyandanch 276 Long Island Av Wyandanch NY 11798 56-3-75.1 840 Driveway for KFC Lot E Business 0.11 4,951 1550 LAL Realty Corp 460 460 932 P/O S 17th St Wyandanch 6 Landaullette Ct Melville NY 11747 57-1-1 433 Taxi Depot; Auto Repair E Business 0.23 10,105 Sheppy Collin 1,550 5,080 5,525 320 Long Island Av Wyandanch 8060 Bridgestone Dr Orlando FL 32835 57-1-3.1 433 Three Auto-Related Buildings E Business 0.38 16,462 Ark Property Management LLC 1,410 11,430 26,110 330 Long Island Av Wyandanch 5 The Hunt Saint James NY 11780 57-1-4 615 Wyandanch Head Start E Business 0.48 20,993 Long Island Head Start 2,130 9,120 0 350 Long Island Av Wyandanch 98 Austin St Patchogue NY 11772 57-1-5 311 Vacant Land C Residence 0.21 9,111 Long Island Head Start 320 320 0 9 Grand Blvd Wyandanch 98 Austin St Patchogue NY 11772 57-1-6 311 Vacant Land C Residence 0.25 10,977 Iraheta Rene 340 720 1,444 17 Grand Blvd Wyandanch 17 Grand Blvd Wyandanch NY 11798 57-1-8 214 Residence C Residence 0.15 6,309 Neyer Gregory 320 2,420 5,308 52 Doe St Wyandanch 138 Soundview Rd Huntington NY 11743 57-1-9 214 Residence C Residence 0.14 6,000 Cooper Sheila 230 1,940 3,284 19 Grand Blvd Wyandanch 19 Grand Blvd Wyandanch NY 11798 57-1-10 311 Vacant Land C Residence 0.13 5,796 Cooper Sheila 205 205 411 25 Grand Blvd Wyandanch 19 Grand Blvd Wyandanch NY 11798 57-1-11 214 Residential Side Yard C Residence 0.28 12,001 Castro Angela 350 3,020 6,512 24 Grand Blvd Wyandanch 24 Grand Blvd Wyandanch NY 11798 57-1-12 214 Residence C Residence 0.34 15,000 Carter Robert 490 2,180 5,646 18 Grand Blvd Wyandanch 18 Grand Blvd Wyandanch NY 11798 57-1-13 311 Vacant Land C Residence 0.16 6,995 Carter June 180 180 441 16 Grand Blvd Wyandanch 18 Grand Blvd Wyandanch NY 11798 57-1-15.1 214 Residence C Residence 0.24 10,492 Okonkwo Charles 270 2,570 5,609 14 Grand Blvd Wyandanch 14 Grand Blvd Wyandanch NY 11798 57-1-16 211 Residence C Residence 0.26 11,266 Palazzo Robert 280 1,860 4,897 10 Grand Blvd Wyandanch 380 Sunrise Hwy West Babylon NY 11704 Wyandanch Homes & 57-1-17 211 Residence C Residence 0.15 6,382 Property Development Corp 175 1,530 3,523 8 Grand Blvd Wyandanch 1434 Straight Path Wyandanch NY 11798 57-1-19.1 433 Mario Bros Carting E Business 0.32 13,693 Backyard Dog Inc 1,130 1,130 2,380 2 Grand Blvd Wyandanch 81 Shore Dr S Copiague NY 11726 57-1-20 212 Residence C Residence 0.13 5,605 Centeno Peter 230 2,350 5,426 41 Woodland Rd Wyandanch PO Box 832 Hicksville NY 11802 57-1-21 311 Vacant Land C Residence 0.40 17,423 Force Welding Corp 270 270 542 53 Woodland Rd Wyandanch 255 Marcy St Babylon NY 11702 Wyandanch Community 57-1-22 214 Residence C Residence 0.22 9,733 Development Corp 180 2,280 454 40 Doe St Wyandanch 59 Cumberbach St Wyandanch NY 11798 57-1-23 311 Vacant Land C Residence 0.04 1,808 Town of Babylon 50 50 0 Woodland Rd Wyandanch 200 Sunrise Hwy Lindenhurst NY 11757 57-1-24 211 Residence C Residence 0.20 8,486 Munoz Dolores 230 2,710 5,890 52 Woodland Rd Wyandanch 2 Salt Box Ct Smithtown NY 11787 57-1-26 311 Vacant Land C Residence 0.11 4,818 County of Suffolk 120 120 177 46 Woodland Rd Wyandanch Center Dr Riverhead NY 11901 57-1-27 311 Vacant Land C Residence 0.12 5,200 Hodges Clifford 120 120 253 42 Woodland Rd Wyandanch 38 Woodland Rd Wyandanch NY 11798 57-1-28 211 Residence C Residence 0.13 5,584 Hodges Clifford 170 1,360 3,230 38 Woodland Rd Wyandanch 38 Woodland Rd Wyandanch NY 11798 57-1-29 311 Vacant Land C Residence 0.14 5,968 County of Suffolk 170 170 251 34 Woodland Rd Wyandanch 330 Center Dr Riverhead NY 11901 57-1-30 214 Residence C Residence 0.32 13,768 Salvaggio Anthony 360 2,770 6,010 30 Woodland Rd Wyandanch 1571 N Gardiner Dr Bay Shore NY 11706 57-1-31 211 Vacant Residence C Residence 0.37 16,253 Vacant Anderson Voncile 360 2,860 6,191 20 Woodland Rd Wyandanch 522 Cambridge Av Westbury NY 11590 57-1-32 400 Vacant Commercial Building C Residence 0.32 13,818 Vacant Nzinga Realty Inc 440 440 1,049 16 Woodland Rd Wyandanch 1573 Straight Path Wyandanch NY 11798 PO Box 66207 57-1-33.2 426 Vacant McDonalds E Business 0.37 15,927 Vacant Golden Arch Limited Partnership 1,590 11,680 25,968 1585 Straight Path Wyandanch Amf O'Hare Amf O'Hare IL 60666 57-1-33.1 452 Sharper Image Collision; Deli E Business 0.43 18,610 Ehlich Robert 1,940 6,260 14,614 300 Long Island Av Wyandanch 300 Long Island Av Wyandanch NY 11798 57-1-34 433 Chinese Take Out E Business 0.16 7,060 Nzinga Realty Inc 570 4,560 12,902 1577 Straight Path Wyandanch 1573 Straight Path Wyandanch NY 11798 57-1-35 484 Vacant Commercial Building E Business 0.07 3,000 Vacant Nzinga Realty Inc 460 3,080 9,288 1575 Straight Path Wyandanch 1573 Straight Path Wyandanch NY 11798 Partially 57-1-36 484 Grocery E Business 0.14 6,000 Vacant Nzinga Realty Inc 920 6,250 17,028 1571 Straight Path Wyandanch 1573 Straight Path Wyandanch NY 11798 57-1-37 650 U.S. Post Office E Business 0.46 20,000 United States Postal Service 2,440 2,440 0 1569 Straight Path Wyandanch 2 Hudson Pl 6th Floor Hoboken NJ 07030 57-1-39 642 MLK Jr. Health Center E Business 1.34 58,459 Rosenberg Wyandanch LLC 9,150 62,470 132,366 1570 Straight Path Wyandanch 560 Sylvan Av Fort Lee NJ 07024 57-1-40.4 650 U.S. Post Office E Business 0.23 10,000 United States Postal Service 1,150 3,650 0 1567 A Straight Path Wyandanch 2 Hudson Pl 6th Floor Hoboken NJ 07030 57-1-40.5 484 Beauty Supply E Business 0.27 11,801 Msos Kwon Inc 1,480 4,970 11,911 1567 Straight Path Wyandanch 1567 Straight Path Wyandanch NY 11798 57-1-41 485 Wyandanch Beer House E Business 0.13 5,662 Munoz Associates Inc 810 7,010 16,185 1563 Straight Path Wyandanch 1563 Straight Path Wyandanch NY 11798 57-1-42 650 U.S. Post Office C Residence 0.33 14,276 United States Postal Service 330 330 0 13 Commonwealth Dr Wyandanch 2 Hudson Pl 6th Floor Hoboken NJ 07030 57-1-43 650 U.S. Post Office C Residence 0.18 7,815 United States Postal Service 195 195 0 17 Commonwealth Dr Wyandanch 2 Hudson Pl 6th Floor Hoboken NJ 07030 57-1-44 650 U.S. Post Office C Residence 0.32 13,942 United States Postal Service 380 380 0 21 Commonwealth Dr Wyandanch 2 Hudson Pl 6th Floor Hoboken NJ 07030 57-1-45 330 Vacant Land C Residence 1.16 50,477 Town of Babylon 2,190 2,190 0 37 Commonwealth Dr Wyandanch 57-1-46 311 Vacant Land C Residence 0.18 7,980 Wyandanch Day Care Center Inc 290 290 0 47 Commonwealth Dr Wyandanch 47 Commonwealth Dr Wyandanch NY 11798 Table A-7 Page 3 of 4 Abandoned, Vacant, Underutilized, and Potential Brownfield Sites

Land Tax Map Use Area Area Building Owner Owner Land Value Full Value Total Taxes Parcel Parcel Owner Owner Label Code* Description Zoning (Acres) (sf) Vacancy (Last Name) (First Name) ($) ($) ($) Address 1 Address 2 Address 1 Address 2 Dynasty Auto Corp; James Furniture & Frames; Partially 57-2-1 712 Vacant Building G Industry 0.54 23,457 Vacant O'Shea Living Trust 2,070 10,980 24,502 354 -366 Long Island Av Wyandanch 294 Captains Way Bay Shore NY 11706 Wyandanch Mower 57-2-2 710 (Repair & Equipment) E Business 0.09 4,071 Horner Michael 350 3,210 8,225 370 Long Island Av Wyandanch 370 Long Island Av Wyandanch NY 11798 57-2-3 438 Parking Gb Industry 0.05 2,036 Horner Michael 175 175 351 Long Island Av Wyandanch 370 Long Island Av Wyandanch NY 11798 57-2-5.1 483 Vacant Converted Residence E Business 0.09 4,071 Vacant Ramsaran Rupnarine 350 3,460 8,967 384 Long Island Av Wyandanch 384 Long Island Av Wyandanch NY 11798 57-2-11.4 484 Sunset Plumbing & Heating Supply E Business 0.51 22,393 RWM Jr Realty Holdings LLC 1,970 10,200 22,868 394 Long Island Av Wyandanch 289 Bay Av Huntington NY 11743 57-2-14 438 Parking C Residence 0.09 4,071 Baldwin Richard 130 130 267 37 Lakewood St Wyandanch 41 Lakewood St Wyandanch NY 11798 57-2-16.1 213 Residence C Residence 0.19 8,143 Reed Mary 260 2,270 5,032 33 Lakewood St Wyandanch 80 Garden City Av Wyandanch NY 11798 57-2-17 213 Vacant Residence C Residence 0.09 4,072 Vacant Theroux John 130 370 757 31 Lakewood St Wyandanch 1097 Brookdale Av Wyandanch NY 11798 57-2-18 311 Vacant Land C Residence 0.14 6,107 3M Carting Inc 195 195 391 27 Lakewood St Wyandanch 311 Winding Road Old Bethpage NY 11804 57-2-19 710 New Warehouse G Industry 0.54 23,455 Giffone Guy P 2,020 4,600 11,136 17 Lakewood St Wyandanch 17 Lakewood St Wyandanch NY 11798 57-3-1 440 Materials Storage Gb Industry 0.14 5,999 RWM Jr Realty Holdings LLC 530 700 1,404 402 Long Island Av Wyandanch 289 Bay Av Huntington NY 11743 57-3-2 710 ESTI Warehouse Gb Industry 0.21 9,000 Long Island Avenue LLC 790 4,020 9,921 406 Long Island Av Wyandanch 289 Bay Av Huntington NY 11743 57-3-3 710 ESTI Warehouse Gb Industry 0.12 5,000 Roarty Edmond 440 4,350 10,613 410 Long Island Av Wyandanch 308 W Shore Rd Oakdale NY 11769 57-3-4 711 Maxwell Turf & Horticulture Supplies Gb Industry 0.64 27,999 KAH Properties LP 2,450 12,840 28,398 414 Long Island Av Wyandanch 24 Pinetree Av Jericho NY 11753 57-3-5.2 449 Tony's Tires G Industry 0.38 16,500 County Line Holding Corp 1,030 3,040 7,868 436 Long Island Av Wyandanch 436 Long Island Av Wyandanch NY 11798 57-3-5.1 711 Industrial Use G Industry 0.38 16,500 County Line Holding Corp 1,030 5,000 11,974 438 Long Island Av Wyandanch 436 Long Island Av Wyandanch NY 11798 57-3-32 311 Vacant Land C Residence 0.09 4,002 Sampson Robert 140 140 281 81 Lakewood St Wyandanch 75 Lakewood St Wyandanch NY 11798 57-3-33 213 Residence C Residence 0.14 6,000 Sampson Robert 210 2,690 4,789 75 Lakewood St Wyandanch 75 Lakewood St Wyandanch NY 11798 58-1-26 330 Vacant Land E Business 0.12 5,366 Miller Gwendolyn 620 620 1,470 1549 Straight Path Wyandanch 270 Westchester Av North Babylon NY 11703 58-1-27 482 Ad Plus (Graphic Design Services) E Business 0.06 2,771 Marquis Belinda 280 1,510 2,738 1547 Straight Path Wyandanch 1547 Straight Path Wyandanch NY 11798 58-1-28 214 Residence E Business 0.09 4,000 Crawford Mary L 200 2,560 4,528 8 Arlington Av Wyandanch 8 Arlington Av Wyandanch NY 11798 58-1-60 311 Vacant Land C Residence 0.14 6,000 Town of Babylon 130 130 0 2 Irving Av Wyandanch 200 E Sunrise Hwy Lindenhurst NY 11757 58-1-61 330 Vacant Land E Business 0.09 4,000 Ivory Berdine 200 200 288 5 Irving Av Wyandanch 107 N 18th St Wyandanch NY 11798 58-1-62 438 Parking E Business 0.14 6,295 Marquis Belinda A 650 1,150 1,364 1539 Straight Path Wyandanch 1545 Straight Path Wyandanch NY 11798 58-1-63 465 Doctors Office E Business 0.07 3,059 Marquis Belinda A 290 440 534 1541 Straight Path Wyandanch 1545 Straight Path Wyandanch NY 11798 58-1-64 484 All in One (Tax, Travel, Mortgages) E Business 0.20 8,832 Marquis Belinda A 860 6,970 9,836 1543 Straight Path Wyandanch 1545 Straight Path Wyandanch NY 11798 58-1-65 330 Vacant Land E Business 0.07 2,827 Marquis Belinda 280 280 562 1545 Straight Path Wyandanch 1547 Straight Path Wyandanch NY 11798 58-4-4.1 465 Doctors Office E Business 0.31 13,614 Howe Esme M 1,430 6,980 16,122 1537 Straight Path Wyandanch 7000 Blvd E #45B West New York NJ 07093 58-4-5 482 Barber Shop E Business 0.06 2,499 1533 Straight Path Road Corp 270 1,440 3,473 1533 Straight Path Wyandanch 1533 Straight Path Wyandanch NY 11798 58-4-6 464 Supermarket; Dance E Business 0.17 7,494 Ayoub Joe 820 3,790 9,440 1531 Straight Path Wyandanch 7220 W Softwind Dr Peoria AZ 85383 33 Willow St 58-4-8.4 482 Retail Strip E Business 0.29 12,498 Gordon Carliese A 1,360 9,940 23,439 1529 Straight Path Wyandanch PO Box 518 Wyandanch NY 11798 Eglise de Dieu de la 58-4-9 620 Doctrine de Jesus Christ E Business 0.27 11,580 Gordon Carliese R 880 3,750 9,824 1525 Straight Path Wyandanch PO Box 518 Wyandanch NY 11798 58-4-10 330 Vacant Land E Business 0.17 7,463 Sumkin Ira 655 655 1,314 1523 Straight Path Wyandanch 53 Grove St Hempstead NY 11550 58-4-11 330 Vacant Land E Business 0.11 4,970 Sumkin Ira 435 435 873 1523 A Straight Path Wyandanch 53 Grove St Hempstead NY 11550 Full Gospel Outreach Ministry; 58-4-12 483 Money Gram E Business 0.17 7,449 Perry Leonard 655 3,910 9,691 1521 Straight Path Wyandanch 19 Garden St Farmingdale NY 11735 58-4-13 330 Vacant Land E Business 0.17 7,440 Ardizzone Anthony R 655 655 1,314 1517 Straight Path Wyandanch 189-32 45th Av Flushing NY 11358 58-4-14 482 Pet Supply; Auto Repair E Business 0.43 18,585 Hall Glasford 1,390 5,550 13,127 1513 Straight Path Wyandanch 1513 Straight Path Wyandanch NY 11798 58-4-16.1 432 Amoco Gas Station E Business 0.40 17,298 Leon Petroleum LLC 2,730 5,530 13,085 1501 Straight Path Wyandanch 532 Broadhollow Rd Melville NY 11747 58-4-17 482 Vacant Commercial Building E Business 0.34 14,793 Vacant Wyandanch Properties Inc 1,310 8,200 21,789 1499 Straight Path Wyandanch PO Box 502 Farmingdale NY 11735 58-4-18 330 Vacant Land E Business 0.18 7,987 Wyandanch Properties Inc 870 870 2,054 1491 Straight Path Wyandanch PO Box 502 Farmingdale NY 11735 58-4-21 330 Vacant Land E Business 0.24 10,365 Nieto William 500 500 1,008 6 Jackson St Wyandanch 193 Lafayette St Copiague NY 11726 58-4-22 330 Vacant Land E Business 0.10 4,139 Greenstar Enterprises Inc 200 200 401 10 Jackson St Wyandanch 290 Exeter St Brooklyn NY 11235 58-4-23 330 Vacant Land E Business 0.10 4,131 County of Suffolk 200 200 295 14 Jackson St Wyandanch 330 Center Dr Riverhead NY 11901 58-4-24 211 Residence E Business 0.10 4,127 Morley Ira 200 1,250 2,961 16 Jackson St Wyandanch PO Box 895 Bellmore NY 11710 58-4-25 330 Vacant Land E Business 0.10 4,123 Morley Joan 200 200 401 18 Jackson St Wyandanch PO Box 895 Bellmore NY 11710 58-4-26 211 Residence E Business 0.10 4,120 Sumkin Family Limited Partnership III 200 1,020 2,500 20 Jackson St Wyandanch 53 Grove St Hempstead NY 11550 58-4-27 330 Vacant Land E Business 0.09 4,116 Sumkin Mary 200 200 401 22 Jackson St Wyandanch 53 Grove St Hempstead NY 11550 58-4-28 330 Vacant Land E Business 0.09 4,112 Sumkin Mary 250 250 502 24 Jackson St Wyandanch 53 Grove St Hempstead NY 11550 58-4-29 330 Vacant Land E Business 0.05 2,044 County of Suffolk 130 130 192 Jackson St Wyandanch Center Dr Riverhead NY 11901 58-4-30 311 Vacant Land E Business 0.09 4,091 County of Suffolk 250 250 369 30 Jackson St Wyandanch Center Dr Riverhead NY 11901 58-4-31 330 Vacant Land E Business 0.19 8,186 Ayyoub Manhal 500 500 1,003 32 Jackson St Wyandanch 7220 W Softwind Dr Peoria AZ 85383 58-4-32 330 Vacant Land E Business 0.05 2,047 Ayoub Monzer 125 125 251 Jackson St Wyandanch 7220 W Softwind Dr Peoria AZ 85383 58-4-33 312 Vacant Land E Business 0.05 2,046 1533 Straight Path Road Corp 130 260 524 Jackson St Wyandanch 1533 Straight Path Wyandanch NY 11798 78-2-41 485 Vacant Commercial Building E Business 0.14 6,051 Vacant Landmark 1300 Ltd 580 1,740 5,145 1304 A Straight Path Wyandanch 1311 Hempstead Tpke Elmont NY 11003 78-2-42 440 Materials Storage E Business 0.14 5,998 Landmark 1300 Ltd 400 400 802 1300-1304 Straight Path Wyandanch 1311 Hempstead Tpke Elmont NY 11003 Partially 78-2-43 485 Wyandanch Fashion; Deli E Business 0.13 5,801 Vacant All My Sons Realty Corp 400 5,960 13,985 1306-1310 Straight Path Wyandanch 1158-C Suffolk Ave Brentwood NY 11717 78-2-44 653 Parking E Business 0.14 5,887 Town of Babylon 580 580 0 1294 Straight Path Wyandanch 200 E Sunrise Hwy Lindenhurst NY 11757 78-2-46 330 Vacant Land E Business 0.13 5,776 PKP Properties LLC 400 400 802 1286 Straight Path Wyandanch PO Box 1116 Wyandanch NY 11798 General Environmental Services 78-2-48.3 484 (oil tanks services) E Business 0.12 5,019 Raine Day LLC 530 530 1,063 1280 Straight Path Wyandanch PO Box 1116 Wyandanch NY 11798 Table A-7 Page 4 of 4 Abandoned, Vacant, Underutilized, and Potential Brownfield Sites

Land Tax Map Use Area Area Building Owner Owner Land Value Full Value Total Taxes Parcel Parcel Owner Owner Label Code* Description Zoning (Acres) (sf) Vacancy (Last Name) (First Name) ($) ($) ($) Address 1 Address 2 Address 1 Address 2 78-2-48.8 653 Parking E Business 0.07 2,940 Town of Babylon 180 180 0 Straight Path Wyandanch 200 E Sunrise Hwy Lindenhurst NY 11757 General Environmental Services 78-2-48.6 484 (oil tanks services) E Business 0.73 31,826 Raine Day LLC 640 640 1,284 1290 Straight Path Wyandanch PO Box 1116 Wyandanch NY 11798 General Environmental Services 78-2-48.5 484 (oil tanks services) E Business 0.36 15,671 Bonelli Glenn P 500 2,900 7,575 9 Garrison Av Wyandanch PO Box 1116 Wyandanch NY 11798 78-2-48.7 620 Soul Savings Church E Business 0.91 39,494 Landmark 1300 Ltd 1,310 2,530 6,800 1020 W Booker Av Wyandanch 1311 Hempstead Tpke Elmont NY 11003 General Environmental Services 78-2-49 484 (oil tanks services) C Residence 0.17 7,507 Barnes John J 120 120 242 Garrison Av Wyandanch 11 Garrison Av Wyandanch NY 11798 General Environmental Services 78-2-50 484 (oil tanks services) C Residence 0.18 8,016 Barnes John J 120 120 242 Garrison Av Wyandanch 11 Garrison Av Wyandanch NY 11798 General Environmental Services 78-2-51 484 (oil tanks services) C Residence 0.18 7,682 Barnes John J 120 120 242 Garrison Av Wyandanch 11 Garrison Av Wyandanch NY 11798 78-2-52 311 Vacant Land C Residence 0.17 7,507 Agnello Carmine 115 115 170 6 Garrison Av Wyandanch 330 Center Dr Riverhead NY 11901 78-2-53 311 Vacant Land C Residence 0.18 7,701 Cinquemani Francis 120 120 241 Garrison Av Wyandanch 499 N 4th St Lindenhurst NY 11757 78-2-54 311 Vacant Land C Residence 0.17 7,245 Sorce Francesco 120 120 241 Garrison Av Wyandanch 499 N 4th St Lindenhurst NY 11757 78-2-55 311 Vacant Land C Residence 0.33 14,428 Rudzik Carl 260 260 522 Garrison Av Wyandanch 1227 Little East Neck Rd Wyandanch NY 11798 79-2-41 214 Residence C Residence 0.18 8,001 Bennett Anniemae 240 1,620 3,703 7 S 26th St Wyandanch 251 Manhattan Av North Babylon NY 11703 79-2-42 214 Residence C Residence 0.46 20,001 Hubbard Joseph 580 1,780 4,024 7 Patton Av Wyandanch 619 Deer Park Av Babylon NY 11702 79-2-55 311 Vacant Land C Residence 0.07 3,101 Modern Way Developers Inc 230 230 461 1398 Straight Path Wyandanch 707 Broadhollow Rd Farmingdale NY 11735 79-2-60 311 Vacant Land C Residence 0.23 10,000 Faith Community Developers Inc 300 300 602 12 Levey Blvd Wyandanch 85 Parkway Blvd Wyandanch NY 11798 79-2-63 311 Vacant Land C Residence 0.05 2,000 Montiglio Jacqueline 80 80 160 6 Levey Blvd Wyandanch 28 Sheridan Rd Babylon NY 11702 79-2-64 311 Vacant Land C Residence 0.09 3,817 Montiglio Jacqueline 150 150 301 1406 Straight Path Wyandanch 28 Sheridan Rd Babylon NY 11702 79-3-37 311 Vacant Land C Residence 0.36 15,675 Jackson Edmund R 220 220 444 20 Patton Av Wyandanch 140-10 Einstein Loop N Bronx NY 10475 79-3-38 311 Vacant Land C Residence 0.18 7,847 Clayton Octavia 110 110 221 Patton Av Wyandanch Box 242 Wyandanch NY 11798 79-3-39 214 Residence C Residence 0.91 39,707 First Baptist Church of Wyandanch Inc 730 3,325 3,151 14 Patton Av Wyandanch 85 Parkway Blvd Wyandanch NY 11798 79-3-40 311 Vacant Land C Residence 0.12 5,382 First Baptist Church of Wyandanch Inc 160 160 321 8 Patton Av Wyandanch 85 Parkway Blvd Wyandanch NY 11798 79-3-41 311 Vacant Land C Residence 0.27 11,822 First Baptist Church of Wyandanch Inc 390 390 782 1390 Straight Path Wyandanch 85 Parkway Blvd Wyandanch NY 11798 79-3-42 311 Vacant Land C Residence 0.13 5,592 First Baptist Church of Wyandanch Inc 190 190 381 1386 Straight Path Wyandanch 85 Parkway Blvd Wyandanch NY 11798 79-3-43 311 Vacant Land C Residence 0.63 27,634 First Baptist Church of Wyandanch Inc 350 350 702 1382 Straight Path Wyandanch 85 Parkway Blvd Wyandanch NY 11798 79-3-44 311 Vacant Land C Residence 0.28 12,117 First Baptist Church of Wyandanch Inc 210 210 421 1378 Straight Path Wyandanch 85 Parkway Blvd Wyandanch NY 11798 Wyandanch Homes & 79-3-45 210 Residence C Residence 0.29 12,627 Property Development Corp 390 2,930 6,331 9 Lincoln Av Wyandanch 1434 Straight Path Wyandanch NY 11798 79-4-19 214 Residence C Residence 0.70 30,497 Lozano Jorge 460 2,510 5,626 52 Lincoln Av Wyandanch 1138 Brookdale Av Bay Shore NY 11706 79-4-20 214 Residence C Residence 0.35 15,251 Fabio Sr Curtis H 230 2,510 3,868 48 Lincoln Av Wyandanch 48 Lincoln Av Wyandanch NY 11798 79-4-21 712 Island Block Manufacturing C Residence 0.18 7,625 Landmark 1311 Ltd 115 115 231 Lincoln Av Wyandanch 1311 Hempstead Tpke Elmont NY 11003 Island Block Manufacturing 79-4-22 712 (residential structure on-site) C Residence 0.53 22,875 Landmark 1311 Ltd 350 1,550 3,563 44 Lincoln Av Wyandanch 1311 Hempstead Tpke Elmont NY 11003 79-4-23 712 Island Block Manufacturing C Residence 0.18 7,624 Tallini Americo 115 115 231 Lincoln Av Wyandanch 6 Press St Floral Park NY 11001 St. Paul's Progressive 79-4-24 712 Island Block Manufacturing C Residence 0.35 15,249 Methodist Church Inc 230 230 461 40 Lincoln Av Wyandanch 1543 E 173rd St Bronx NY 10472 79-4-25 712 Island Block Manufacturing C Residence 0.18 7,625 Tallini Americo 115 115 231 Lincoln Av Wyandanch 6 Press St Floral Park NY 11001 79-4-26 211 Residence C Residence 0.35 15,241 Lazo Domingo 230 2,450 5,368 28 Lincoln Av Wyandanch 28 Lincoln Av Wyandanch NY 11798 79-4-27 211 Residence C Residence 0.30 12,945 Gayle Angus 230 2,760 5,990 22 Lincoln Av Wyandanch 22 Lincoln Av Wyandanch NY 11798 79-4-28.1 212 Residence C Residence 0.18 7,747 Stowe Hubert 160 3,390 6,193 24 Lincoln Av Wyandanch 24 Lincoln Av Wyandanch NY 11798 79-4-28.2 212 Residence C Residence 0.18 7,759 Marshall Albert C 160 2,900 4,665 18 Lincoln Av Wyandanch 18 Lincoln Av Wyandanch NY 11798 79-4-29 438 Parking E Business 0.13 5,676 Kellyman Njideka 530 970 1,946 1344 Straight Path Wyandanch 1340 Straight Path Wyandanch NY 11798 79-4-30 485 Fish N Chips; Hair Salon E Business 0.13 5,762 Kellyman Jideka 580 2,920 7,617 1340 Straight Path Wyandanch 1340 Straight Path Wyandanch NY 11798 79-4-31 214 Residence C Residence 0.13 5,775 Portillo Cruz Ana M 280 2,300 5,068 1336 Straight Path Wyandanch 1336 Straight Path Wyandanch NY 11798 79-4-32 712 Island Block Manufacturing C Residence 0.13 5,785 Tallini Americo 280 400 802 1332 Straight Path Wyandanch 21 W Booker Av Wyandanch NY 11798 79-4-33 712 Island Block Manufacturing C Residence 0.13 5,762 Tallini Americo 280 350 702 1326 Straight Path Wyandanch 21 W Booker Av Wyandanch NY 11798 79-4-34 712 Island Block Manufacturing C Residence 0.13 5,810 Tallini Americo 280 350 702 1320 Straight Path Wyandanch 21 W Booker Av Wyandanch NY 11798 79-4-35 712 Island Block Manufacturing C Residence 0.12 5,034 Tallini Americo 250 360 722 1312 Straight Path Wyandanch 21 W Booker Av Wyandanch NY 11798 79-4-36.6 712 Island Block Manufacturing G Industry 2.63 114,372 Tallini Americo 6,200 11,660 25,926 21 Booker Av Wyandanch 21 W Booker Av Wyandanch NY 11798 Island Block Manufacturing 79-4-38 712 (residential structure on-site) C Residence 0.35 15,250 Landmark 1311 Ltd 310 1,370 3,202 33 W Booker Av Wyandanch 1311 Hempstead Tpke Elmont NY 11003 79-4-39 211 Residence C Residence 0.18 7,625 Andre Amencia 150 1,440 4,108 37 W Booker Av Wyandanch 8 S 32nd St Wyandanch NY 11798 80-1-1 330 Vacant Land E Business 0.25 11,000 Ayyoub Manhal 650 650 1,304 1393 Straight Path Wyandanch 7220 W Softwind Dr Peoria AZ 85383 80-1-48 311 Vacant Land C Residence 0.17 7,211 Laodicea Seven Churches 220 220 0 1389 Straight Path Wyandanch 269 N Washington Av Amityville NY 11701 80-1-98 432 Hess Gas Station E Business 0.43 18,680 RAI Properties Inc 4,310 8,300 18,887 1369 Straight Path Wyandanch 305 Harris St Carteret NJ 07008 80-2-1.1 712 Wheels America; F&F Tires Ga Industry 0.67 29,342 Sean Leg Realty Corp 1,600 10,570 23,727 1351 -59 Straight Path Wyandanch 31 Shoreham Dr W Huntington Station NY 11746 80-2-1.2 712 Vacant Industrial Building for rent Ga Industry 0.69 29,938 Vacant Sean Leg Realty Corp 1,780 10,530 23,643 1359 -65 Straight Path Wyandanch 31 Shoreman Dr W Huntington Station NY 11746 80-2-7.1 485 Retail Strip E Business 0.45 19,494 Kaileh Mazen 1,320 13,030 28,796 1331 -1339 Straight Path Wyandanch 1311 Cayuga Av Bellmore NY 11710 80-3-1 485 Retail Strip E Business 0.37 15,927 My Realty of NY Inc 1,110 6,970 16,101 1309 -23 Straight Path Wyandanch 10 Belmart Rd Hicksville NY 11801 Note: *For a description of Land Use Codes, see NYS Office of Real Property Services Assessors' Manuals, Vol 6 -Commercial & RFV Data Collection in Appendix A. Table A-8 Page 1 of 1 Key Buildings

Tax Land Assessed Assessed Map Map Use Area Area Building Owner Owner Land Full Total Parcel Parcel Gross ID No. Label Code* Land Use Description/Current Use Zoning (Acres) (sf) Vacancy (Last Name) (First Name) Value ($) Value ($) Taxes ($) Address 1 Address 2 Owner Address 1 Owner Address 2 Levels SF Original Use Condition1 1 40-1-68.1 600 Town of Babylon Youth Center E Business 2.30 100,003 Town of Babylon 5,630 30,280 0 20 N 14th St Wyandanch 200 E Sunrise Hwy Lindenhurst NY 11757 1 11,850 Current Use Good 2 57-1-37 650 U.S. Post Office E Business 0.46 20,000 United States Postal Service 2,440 2,440 0 1569 Straight Path Wyandanch 2 Hudson Pl 6th Floor Hoboken NJ 07030 1 Current Use Good** Wyandanch Union Free 3 55-2-82.4 611 Wyandanch Library E Business 0.82 35,500 School District 1,420 1,420 0 14 S 20th St Wyandanch 14 S 20th St Wyandanch NY 11798 1 2,016 Good Wyandanch Volunteer 4 56-3-63 662 Wyandanch Volunteer Fire Co E Business 0.92 40,256 Fire Co Inc 1,850 37,710 0 1528 Straight Path Wyandanch Wyandanch NY 11798 2 16,550 Good Compare Foods; Chase Bank; 5 58-1-25.2 452 County Police substation E Business 1.59 69,138 Town of Babylon 4,000 33,530 55,644 1551 Straight Path Wyandanch 930 Broadway Newark NJ 07104 2 20,441 Good 6 80-2-171.6 642 Suffolk County Social Services Ga Industry 2.47 107,703 Gazza Joseph W 4,940 25,510 55,143 1345 Straight Path Wyandanch 388 Broadhollow Rd Farmingdale NY 11735 Good** Notes: *For a description of Land Use Codes, see NYS Office of Real Property Services Assessors' Manuals, Vol 6 - Commercial & RFV Data Collection in Appendix A. 1Condition ratings based on Town of Babylon's 2003 Lot Rating Survey for Downtown Wyandanch. **Denotes ratings that have been updated by AKRF, Inc. based on observed changes since 2003. 9 S C T 1 5 M 6 H 0 H T T A T I H T H H R H 40-2-45.1 L I C

K C

O

N 1 K 2 40-2-15.8 A L T I N IN H N A M D 40-2-33 R S 40-2-32 OLL E NIC W 40-2-15.7 S 40-2-15.3

40-2-15.6 13T

1 M 7 40-2-10.2 H O T

R H H F 40-2-9 A O 40-2-10.4 W 2 L R L 1 A D S E L T 40-1-140 T K T 40-1-137 E R 40-2-10.3 40-2-14

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APPENDIX B

Blight Study

Brownfield Opportunity Area (BOA) Grant Program Services for the Town of Babylon

Wyandanch Blight Study Prepared by:

May 2007 Table of Contents

Executive Summary ...... S-1 A: Introduction ...... 1 Land Use and Zoning...... 2 B: Historic Context...... 4 C: Existing Conditions In The Study Area ...... 8 Lot and Building Conditions...... 8 Sidewalk and Street Conditions ...... 10 Vacant Lots and Buildings...... 10 Trash and Debris...... 11 Underperforming or Incompatible Land Uses...... 11 Crime...... 13 Environmental Concerns...... 14 Restrictive Zoning and Lot Size...... 16 Sewers ...... 17 Traffic Conditions ...... 17 Property Ownership...... 18 D: Physical And Land Use Characteristics Of Study Area Sectors...... 19 Sector I...... 19 Location, Use, Zoning, and Ownership ...... 19 Unsanitary and Unsafe Conditions...... 20 Vacancy...... 20 Environmental Concerns ...... 21 Sector II...... 22 Location, Use, Zoning, and Ownership ...... 22 Unsanitary and Unsafe Conditions...... 22 Vacancy...... 23 Environmental Concerns ...... 23 Sector III...... 23 Location, Use, Zoning, and Ownership ...... 23 Unsanitary and Unsafe Conditions...... 24 Vacancy...... 25 Environmental Concerns ...... 26 Sector IV...... 26 Location, Use, Zoning, and Ownership ...... 26 Unsanitary and Unsafe Conditions...... 26 Vacancy...... 27 Environmental Concerns ...... 27 Sector V...... 28 Location, Use, Zoning, and Ownership ...... 28 Unsanitary and Unsafe Conditions...... 28 Vacancy...... 29 Environmental Concerns ...... 29 E: Conclusions ...... 30

i Table of Contents

F: Bibliography...... 31 Appendix A – Photographs Appendix B – Town of Babylon 2003 Lot Rating Survey

ii List of Tables

Table 1 No. of Critically Rated Lots Per Sector...... 9 Table 2 2004 Crime Rate by Precinct...... 13 Table 3 Crime Statistics...... 14 Table 4 Known or Potentially Contaminated Sites within Study Area ...... 15 Table 5 Known or Potentially Contaminated Sites within Sector I...... 22 Table 6 Known or Potentially Contaminated Sites within Sector II...... 23 Table 7 Known or Potentially Contaminated Sites within Sector III...... 26 Table 8 Known or Potentially Contaminated Sites within Sector IV ...... 27 Table 9 Known or Potentially Contaminated Sites within Sector V ...... 29

iii List of Figures

Following Page

1 Aerial ...... 1 2 Study Area Map...... 1 3 Zoning ...... 2 4 Land Use ...... 2 5 Lot Ratings ...... 8 6 Ownership ...... 18 7 Sector I ...... 19 8 Sector II ...... 22 9 Sector III ...... 23 10 Sector IV...... 26 11 Sector V...... 28

iv Wyandanch Blight Study

EXECUTIVE SUMMARY This study has been prepared by AKRF, Inc. to identify blighted conditions in the hamlet of Wyandanch, within the Town of Babylon in Suffolk County, New York. The focus of this study is the approximately 105-acre proposed urban renewal area (“study area”), which largely comprises the downtown area of the hamlet extending approximately 300 feet east and west of Straight Path from 9th Street on the north to Garrison Avenue on the south, and several lots along Long Island Avenue roughly stretching from Elk Street on the east to 22nd Street on the west. The study area clearly meets accepted definitions of a blighted area, as described in detail below, due to numerous instances of substandard, unsanitary, deteriorated or deteriorating conditions, factors, and characteristics within the boundaries of the study area, including: 1) a significant number of buildings and sidewalks in poor to critical condition, 2) numerous vacant lots and/or vacant buildings, 3) substantial accumulation of trash and debris throughout the study area, 4) incompatible or underperforming land uses, 5) known or potential environmental contamination, 6) high crime, particularly drug-related crime, 7) inadequate or non-existing sewer infrastructure, 8) outdated zoning regulations, 9) diverse property ownership, 8) and hazardous traffic conditions. To determine whether an area is “blighted,” the State of New York assesses conditions in an area based on a range of factors and indicators, as described in the 1975 case of Yonkers Community Development Agency v Morris that states: These may include such diverse matters as irregularity of the plots, inadequacy of the streets, diversity of land ownership making assemblage of property difficult, incompatibility of existing mixture of residential and industrial property, overcrowding, incidence of crime, lack of sanitation, the drain an area makes on municipal services, fire hazards, traffic congestion, and pollution…It is something more than deteriorated structures. It involves improper land use. Therefore, its causes, originating many years ago, include not only outmoded and deteriorated structures, but unwise planning and zoning, poor regulatory code provisions, and inadequate provisions for the flow of traffic. Overall, building and site conditions in the study area are substandard. According to a 2003 visual assessment by the Town of Babylon of the exterior condition of buildings (e.g. steps, walls, door, windows, and roof) and site conditions (e.g. graffiti, garbage, and parking conditions) located in the study area, approximately 42 percent of parcels in the study area were rated “poor to critical.” AKRF’s August through December 2006 field surveys similarly found numerous unsanitary and unsafe conditions, including exterior cracks, boarded-up windows, roof damage, overgrown landscaping, and crumbling exterior steps. Graffiti on building exteriors was common and large amounts of trash have accumulated on several lots. Hazardous sidewalk and street conditions were found throughout the study area, including cracked, crumbling, or missing sidewalks, inadequate drainage or ponding of water on several streets, and parking of vehicles (including heavy trucks) on sidewalks in the downtown area. In addition, the movement of traffic within the study area, especially along Straight Path between the intersections at Mount and Merritt Avenues, presents dangerous and unsafe conditions for pedestrians due to excessive vehicular speed, the prevalence of large trucks, and the location of driveways near key intersections. A substantial number of vacant lots and vacant buildings are scattered throughout the study area (13 percent of the study area consists of vacant land and 22 lots contain vacant or partially vacant buildings), interrupting the continuity of commercial activity along Straight Path and

S-1 Wyandanch Blight Study significantly limiting the amount of tax revenues generated by properties in the study area. The vacant conditions are particularly problematic in Wyandanch’s commercial core where the commercial vacancy rate in 2006 was 16 percent, compared with 7.9 percent in the Town of Babylon overall.1 Vacant lots in the study area are commonly strewn with trash or debris, are possible centers for crime or drug use, and some lots are being used for illegal parking. The prevalence of trash and debris throughout the study area, on both occupied and vacant lots as well as streets and sidewalks, significantly detracts from Wyandanch’s appearance and creates a blighting effect on the study area as a whole. Another contributor to Wyandanch’s blighted condition is the presence of incompatible and/or underperforming land uses concentrated near several key intersections along Straight Path that currently hamper the redevelopment and revitalization efforts in the downtown core. These include several acres of free commuter parking in the heart of Wyandanch’s downtown, the close proximity of residential and industrial uses, the location of industrial businesses in Wyandanch’s downtown commercial district, and illegal churches. Further, the small size of many commercial lots in Wyandanch, platted in the early 20th century to accommodate a traditional downtown, which, combined with the current restrictive suburban zoning, prevents or substantially interferes with the redevelopment of the study area and worsens the area’s vacancy problems. The known or potential environmental contamination of at least 15 lots in the study area has made redevelopment of key sites in Wyandanch more problematic. In most cases, contamination is the result of former auto-related or industrial uses, some of which have documented petroleum leaks or spills, or are affected by spills at adjacent properties. In addition, an abandoned lot at 37 Commonwealth Drive, in Wyandanch’s downtown, is listed in the New York State Registry of Inactive Hazardous Waste Disposal Sites. Wyandanch’s reputation for high crime rates has negatively impacted the study area and its redevelopment efforts for several decades. The problem continues today as the First Precinct, which closely approximates the Town of Babylon, was found to have the highest crime rate of all precincts in Suffolk County in 2004—3.42 crimes per 1,000 residents—along with the Third Precinct, which abuts the First Precinct on the east and also had a crime rate of 3.42. Crime rates in the other Suffolk County precincts were significantly lower, ranging from 2.21 to 2.95. Further, crimes occurring in Wyandanch (Patrol Sectors 102, 105, and 106) accounted for approximately 23 percent of the total number of crimes to occur within the First Precinct in 2005; however, Wyandanch residents account for only about 5 percent of the First Precinct’s population, showing a likely concentration of criminal activity in the study area.2 The large majority of crimes to occur in Wyandanch are drug-related (approximately 64.5 percent in 2005). Insufficient sewer capacity has inhibited the area’s development for several years and will continue to do so without further investment in the County’s sewer infrastructure. Because parcels in downtown Wyandanch are currently not served by public sewers, development projects must incorporate on-site sewage treatment systems, which may be cost-prohibitive for potential developers. This extra hurdle to redevelopment contributes to Wyandanch’s difficulty in the revitalization of its downtown and exacerbates its blighted condition. Finally, diverse property ownership is likely an impediment to the needed redevelopment and removal of blighted conditions. The study area comprises 281 tax lots, approximately 88 percent of which are owned by different, private property owners including residents, real estate and

1 Suffolk County Department of Planning, Shopping Centers and Downtowns: Suffolk County, New York, May 2006 2 Wyandanch’s population is based on data from the U.S. Census Bureau’s Census 2000.

S-2 Wyandanch Blight Study development corporations, and religious institutions. The remaining 35 lots (approximately 25 acres or 24 percent of the study area) are publicly owned by the Town of Babylon, Suffolk County, the Metropolitan Transportation Authority (MTA), the U.S. Postal Service, the Wyandanch Union Free School District (UFSD), or Long Island Head Start (a federal program). While not public agencies, notable not-for-profit owners in the study area include the Wyandanch Volunteer Fire Co. Inc., Wyandanch Community Builders, Inc., Wyandanch Homes & Property Development Corp., Faith Community Developers, Inc., and Wyandanch Day Care, Inc., which together own about three acres in the proposed urban renewal area. This diverse property ownership suggests that assembling sites with areas large enough to accommodate commercial and residential development would be a time-consuming and costly endeavor. In conclusion, the numerous instances of substandard, unsanitary, deteriorated or deteriorating conditions and characteristics within the study area clearly indicate that the area is “blighted,” having suffered from long-term disinvestment and poor maintenance (primarily of privately owned properties), incompatible or underperforming land uses, high vacancy, inadequate infrastructure, restrictive zoning, diverse property ownership, hazardous traffic conditions, and high crime rates.

S-3 Wyandanch Blight Study

A. INTRODUCTION

This study has been prepared by AKRF, Inc. to identify blighted conditions in the hamlet of Wyandanch, within the Town of Babylon in Suffolk County, New York. This study is part of a broader effort by the Town of Babylon to designate an urban renewal area and further the redevelopment objectives determined by the Wyandanch Hamlet Plan (Wyandanch Rising) prepared by Sustainable Long Island (SLI) in 2003. The revitalization of Wyandanch faces many obstacles, including brownfield sites; poor physical conditions; trash and debris; high crime rates; sewerage limitations; and restrictive zoning. This report presents a comprehensive picture of these existing conditions that individually and collectively contribute to the overall blighted condition of Wyandanch. The focus of this study is the approximately 105-acre proposed urban renewal area (“study area”), which comprises downtown Wyandanch, near the intersection of Straight Path and Acorn Street; parcels on each side of Straight Path from 9th Street on the north to Garrison Avenue on the south; and several lots along Long Island Avenue roughly stretching from Elk Street on the east to 22nd Street on the west (see Figures 1 and 2). The study area includes 281 tax lots designated on the Suffolk County Tax Map. The analysis of the study area’s conditions begins with Section B, “Historic Context,” which traces the historical economic and development patterns in Wyandanch that affect its redevelopment efforts today, including recent and current public planning initiatives and private sector redevelopment efforts. Section C, “Existing Study Area Conditions,” provides an overview of current conditions in the study area, evaluating building conditions, sidewalk and street conditions, as well as other factors, such as crime, infrastructure, and environmental concerns to provide a comprehensive picture of the physical and economic health of the study area. The analysis describes the following eleven factors that can contribute to blighted conditions: 1) Lot and Building Conditions, 2) Sidewalk Conditions, 3) Vacant Lots and Buildings, 4) Trash and Debris, 5) Underperforming or Incompatible Land Uses, 6) Crime, 7) Environmental Concerns, 8) Sewers, 9) Restrictive Zoning and Lot Size, 10) Property Ownership, and 11) Traffic Conditions. To provide a more detailed, localized assessment of the area’s current conditions, the study area was divided into five sectors: • Sector I – the area north of Long Island Avenue in the northern portion of the study area; • Sector II – the area south of Long Island Avenue and west of Straight Path in the northwest portion of the study area; • Sector III – the area south of Long Island Avenue and east of Straight Path in the northeast portion of the study area; • Sector IV – the area along Straight Path from Commonwealth Drive on the north to South 22nd Street on the south, in the central portion of the study area; and • Sector V – the area along Straight Path from Brooklyn Avenue on the north to Garrison Avenue on the south, in the southern portion of the study area. Section D, “Physical and Land Use Characteristics of Study Area Sectors,” discusses indications of blighted conditions in each of these five sectors. The information is summarized in four categories: 1) Location, Use, Zoning, and Ownership, 2) Unsafe and Unsanitary Conditions, 3) Vacancy, and 4) Environmental Concerns.

1 Wyandanch Blight Study

Section E, “Conclusions,” presents conclusions as to blighted conditions, hindrances to development and revitalization, and the potential for development in the study area. In addition, a bibliography is included in Section F. Appendix A, “Photographs,” includes photographs taken by AKRF in August through November 2006 of conditions in the study area, focusing on adverse or critical conditions as well as vacancies. The photographs are presented in order by sector. Finally, Appendix B contains a lot rating survey prepared by the Town of Babylon in 2003 for the proposed Urban Renewal Area.

LAND USE AND ZONING As shown in Figure 3, the study area is relatively evenly divided amongst residential, commercial, and industrial zoning districts. The majority of the study area is zoned E Business (approximately 32 percent), then C Residence (approximately 29 percent), followed by G Industry (approximately 27 percent). Generally, the residential zoning is found Sector V, in the southern portion of the study area along Straight Path, and in the southern portions of Sectors III and IV to the north, with select residentially zoned parcels in Sectors I and II. C Residence zoning permits single-family dwellings, community facilities, agricultural uses, and golf courses. The vacant parcel at the northern end of the study area is zoned B Residence, which generally permits the same uses as the C Residence district, but with less stringent minimum lot size and maximum building area requirements. Wyandanch’s commercial zoning, which allows retail and personal service shops, banks, theaters, and offices, is found along or near Straight Path, north of Mount Avenue, and along Long Island and Merritt Avenues near their intersection with Straight Path. Industrial zoning is mainly found in the northeast corner of the study area in Sectors I and III, with a few select parcels in Sectors II and V. The industrial zoning districts allow any use permitted in the E Business zoning district as well as other uses when permitted by the Town of Babylon Board of Appeals and/or the Planning Board. The industrial zoning districts include G Industrial, Ga Industrial, and Gb Industrial, which only differ in their minimum lot area and maximum building area requirements. A few parcels in the study area, which include those owned by the MTA, are not subject to zoning. Despite the study area being zoned for residential, commercial, and industrial use, the high number of vacant lots within these zoning districts, as well as the presence of community and municipal services, has resulted in a generally even distribution of land uses among residential, commercial, community facility, industrial, and transportation uses, as well as vacant lots (see Figure 4). Commercial uses comprise the largest portion of the study area—23 acres or approximately 21 percent of the total land area—and mostly include retail stores and personal service shops, auto repair shops, and gas stations. Additional commercial uses in the study area include a small shopping center on the east side of Straight Path just north of Acorn Street and Compare Foods on the east side of Straight Path between Commonwealth Drive and Arlington Avenue. Industrial uses account for the next largest proportion of total land area at approximately 21 acres or 20 percent of the study area, and include manufacturing and warehousing facilities, such as Arrow Scrap Corp, Weld Built Truck Repair, Sunset Plumbing and Heating Supply, and a concrete mixing plant. Community facility uses make up 16 percent of the study area (approximately 16 acres) and include the Town of Babylon Youth Center, the Martin Luther King, Jr. Community Health Center, the Wyandanch Volunteer Fire Department, the Wyandanch Public Library, as well as several religious institutions.

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Approximately 15 percent of the study area, or 16 acres, is dedicated to residential uses. Residential uses consist almost entirely of single-family homes except for one apartment building on the east side of Straight Path south of Lake Drive. Transportation uses account for approximately 15 acres or nearly 15 percent of the total land area. Transportation uses include the MTA Long Island Rail Road (LIRR) tracks, the Wyandanch LIRR station, and several parking areas. Major vehicular corridors in the study area include Straight Path (a four lane north-south road), Long Island Avenue, which runs east to west along the south side of the LIRR tracks, and Grand Boulevard, which also runs east to west in the northern portion of the study area. Roadways were not accounted for in the calculation of total land area or land area dedicated to each use. Vacant land totals about 14 acres in the proposed urban renewal area or approximately 13 percent, and is composed of a mixture of abandoned lots and undeveloped land.

3 Wyandanch Blight Study

B. HISTORIC CONTEXT

The hamlet of Wyandanch became an identifiable community in 1842 when the Long Island Rail Road extended its reach into Babylon and Huntington. At the time, the area’s ideal brick- making, sand, and clay was found in abundance in the Half Hollow hills and two firms were established that sent their products to New York City. The economic ties to the City were established early, but the area did not grow substantially until the population and wealth of the metro region shifted towards the east after World War II.3 Historically, Wyandanch has been a center for African-American life on Long Island. The first lots in Wyandanch were sold to black families as early as the late 1920s. The original location of these lots was near Little East Neck Road and Straight Path south of Patton Avenue. After World War II, Wyandanch became an established black community, where African-Americans looking to move to Long Island were welcomed in the face of emerging new racially-segregated communities.4 The community grew substantially in the 1950s and 1960s along with the rest of Long Island.5 However, with the lack of significant commercial or industrial businesses and a relatively poor population, there was little property value to be taxed and the Wyandanch School District became one of the poorest on Long Island.6 In the late 1960s, the Wyandanch School District was reported to be “considerably below state norms.”7 By the mid-1970s the district had nearly $700,000 in debts.8 Home ownership in Wyandanch has generally been unaffordable for community residents and renting has been the norm for several decades. According to SLI’s Wyandanch Blight Conditions Study (2004), 47 percent of Wyandanch’s population comprises renters and 50 percent of homes in Wyandanch are unaffordable to the families that occupy them. As a result of unaffordable prices, people living on low incomes often overcrowd residences. The U.S. Census Bureau defines severe overcrowding as more than 1.5 persons per room. Based on 2000 Census data, roughly 4.1 percent of the homes in the study area and 5.2 percent of homes in Wyandanch as a whole had more than 1.5 persons per room, compared with just 1.2 percent in Suffolk County and 1.3 percent in the Town of Babylon. During the 1970s, the Urban Development Corporation (UDC) fought for affordable housing in Wyandanch, but the opposition was too great by those who did not want to grant the UDC the power to override local zoning ordinances and the proposal was defeated.9 During the 1980s, increasing numbers of homes in Wyandanch were abandoned by owners who were unemployed or unable to afford the costs of maintaining the homes. Some of the houses were boarded up, while many became shelter for squatters or crack dealers.10

3 Sustainable Long Island, Wyandanch Blight Conditions Study, 2004. 4 Sustainable Long Island, Wyandanch Blight Conditions Study, 2004. 5 Sustainable Long Island, Wyandanch Blight Conditions Study, 2004. 6 David A. Andelman, Wyandanch Seeks Aid to End School Debt, The New York Times, March 24, 1974. 7 M.A. Farber, Suburban Schools Face Big-City Problems, The New York Times, September 3, 1968; David A. Andelman, Wyandanch Seeks Aid to End School Debt, The New York Times, March 24, 1974. 8 David A. Andelman, Wyandanch Seeks Aid to End School Debt, The New York Times, March 24, 1974. 9 Michael Bux, Lobbying for the Land, The New York Times, April 10, 1977. 10 Stephen Kleege, Homeowners Fight Welfare ‘Dumping,’ The New York Times, December 26, 1982.

4 Wyandanch Blight Study

Drugs became a serious problem in Wyandanch during the 1980s, as crack dealing occurred on the streets or in “crack houses,” which are homes known as places where crack is bought, sold, and used in large quantities.11 Suffolk County began demolishing vacant, non-repairable buildings identified as crack houses in the late 1980s after several buildings were acquired by the County for nonpayment of taxes. Because crack houses are often rented by dealers or their associates from private owners who either do not know or do not care how their property is being used, the County attempted to compel landlords to evict drug dealers or face fines and sanctions. Vacant housing was turned over to the County’s Department of Social Services for use by welfare clients, or given to community groups for repair and resale as affordable housing.12 In the late 1980s the Town of Babylon sponsored a program to build 35 houses, 27 of which were in Wyandanch, for first-time home owners with low and moderate incomes. However, 15 of the 35 “lottery” winners surprisingly turned down their chance to buy a 3-bedroom home for $56,000, citing the area’s reputation for crime, drugs, and poor schools. A New York Times article stated that these refusals “illustrate how difficult it can be for a blighted community to overcome its reputation and rebuild its neighborhoods,” also mentioning that Wyandanch’s students have “some of the lowest test scores in the state.”13 Prostitution was also a problem in Wyandanch during the 1980s and 1990s.14 In 1993, a New York Times article highlighted efforts to fight the war on the drugs and prostitution in Wyandanch, including condemnation of crack houses and increased police presence, but these efforts were slow to stop the problem.15 In 1994, the Town received a $1.2 million loan commitment under a federal loan guarantee program known as Section 108 of the Community Development Block Grant program. With this public funding and other private funding sources, the Town was able to renovate buildings and turn them over to nonprofit groups to own and manage. Rents were used to pay off loans, with surplus income to acquire and renovate other projects.16 Despite these efforts, in 2000 Wyandanch was ranked by the Suffolk County Planning Department as Long Island’s most economically distressed community.17 According to the Town’s Pre-Nomination Study, prepared as part of its Brownfield Opportunity Areas (BOA) Program Application to New York State in 2005, Wyandanch includes the two poorest census tracts on Long Island and nearly 20 percent of its residents subsist below the poverty level. The average unemployment rate is approximately 10 percent and approximately 14 percent of its residents receive public assistance.18 Currently, Wyandanch is undergoing a major community-based revitalization effort called “Wyandanch Rising.”19 In 2003, the Town of Babylon selected SLI to work with the Town and

11 Phillip Lutz, Crack Use on Rise in Suburbs, The New York Times, November 13, 1988. 12 John Rather, Suffolk Seeks to Level Crack Houses, The New York Times, January 22, 1989. 13 Eric Schmitt, Ruin vs. Renewal: When $56,000 Houses Go Begging, The New York Times, January 31, 1989. 14 Sarah Lyall, Stung by Prostitution, Town Shames Customers, The New York Times, July 18, 1991. 15 Peter Marks, Wyandanch Seeks U.S. Help in Fighting Crime, The New York Times, October 7, 1993. 16 Diana Shaman, Addressing Wyandanch and North Amityville Blight, The New York Times, July 10, 1994. 17 Town of Babylon, Town of Babylon Receives Largest LI Brownfields Grant, May 7, 2005, Retrieved on November 13, 2006 from the Town of Babylon’s website at www.townofbabylon.com 18 Town of Babylon, BOA Pre-Nomination Study, 2005. 19 Town of Babylon, Town of Babylon Receives Largest LI Brownfields Grant, May 7, 2005, Retrieved on November 13, 2006 from the Town of Babylon’s website at www.townofbabylon.com

5 Wyandanch Blight Study the Wyandanch community to develop a visioning plan that would act as the hamlet’s comprehensive plan. To help manage the procedural, programmatic, and funding sources that will be required to implement the plan, the Town created a new multi-disciplinary Downtown Revitalization Taskforce. Subsequently, Wyandanch Rising was adopted by the Town Board in 2004.20 Specific goals and objectives relative to the revitalization of the Straight Path Corridor in Wyandanch Rising include: • Urban Renewal Plan. Adopt an Urban Renewal Plan to leverage state funding for various downtown improvement projects. • Mixed-Use Buildings. Encourage development of mixed-use buildings, which include both a commercial (including retail and office) and residential component, allowing more people to live downtown, improving shopping and amenities, and reducing the need for employees and business owners to commute to work. • Vacant Buildings. Redevelop vacant buildings and develop vacant lots with consistent building types, strategically located entrances and parking, and utilizing specific site design principles. • Zoning. Evaluate existing zoning codes to determine if they permit the type of development envisioned in the Wyandanch Rising. • Intersections. Implement engineering measures to correct both pedestrian and vehicular safety conditions at the intersection of Long Island Avenue and Straight Path, where the complexity of the current railroad crossing presents many dilemmas and opportunities. • Crosswalks, Markings, and Signal Heads. Encourage walkers to use designated crossing points by marking crosswalks and providing pedestrian signal heads at all signalized intersections. Signal timing should automatically provide a walk interval. • Landscaping. Existing trees should be pruned and cared for and new trees added to create a full canopy and provide a visual separation between the street and sidewalk. • Street Design. Redesign of Straight Path to allow for wider sidewalks and bicycle lanes. Other components of Wyandanch Rising’s Action Plan and Straight Path Corridor Concepts include creating more sitting places; providing bus stop shelters; creating on-street parking and buffer zones; building curb extensions or bulb outs; improving lighting; increasing storefront visibility; creating gateways or features in or near the street that greet people as they enter the community; and encouraging off-street parking to the side or rear of the buildings. In summer 2005, building on the goals and visions set forth in Wyandanch Rising, the Town dedicated newly installed lighting along Straight Path, marking a significant milestone in the Wyandanch’s downtown revitalization initiative to “foster economic development and beautify the hamlet of Wyandanch.”21 Other recent Town-implemented Straight Path improvements include traffic medians, tree planting, and new waste receptacles and planters. In 2005, the Town of Babylon was awarded the largest BOA grant on Long Island. In cooperation with SLI and the Wyandanch Community Development Corporation, New York

20 Town of Babylon, Town of Babylon Receives Largest LI Brownfields Grant, May 7, 2005, Accessed on November 13, 2006 at www.townofbabylon.com 21 Town of Babylon, Lighting in Wyandanch Sets the Tone for Further Redevelopment, July 12, 2005, Accessed on November 13, 2006 at www.townofbabylon.com

6 Wyandanch Blight Study

State awarded the Town a $258,000 grant for the revitalization of abandoned and possibly contaminated properties along the Straight Path corridor and near the Wyandanch train station. Through the BOA grant, the Town intends for the Wyandanch community to be able to return dormant areas to productive use and restore environmental quality. Several other government agencies have recognized the obstacles to development in Wyandanch and are actively supporting the Town’s efforts. For example, the United States Environmental Protection Agency (EPA) recently awarded the Town funding for brownfield assessments in Wyandanch. Through the Federal Transit Administration, the U.S. Congressional delegation has awarded the Town multi-modal planning funds for development of a transit village at Wyandanch’s LIRR station. The Town Board, in coordination with EPA, has awarded funds for assessing the feasibility of extending the local sewer district infrastructure to Wyandanch. Currently, Wyandanch is not served by public sewers. Rather, sewage is handled by on-site septic systems, a requirement that can be cost-prohibitive to potential developers and a potential source of groundwater contamination. In addition, New York State has awarded an Empire Zone to Suffolk County—25 acres of which is designated in Wyandanch. New York State’s Empire Zone program was created to stimulate economic growth and create jobs in New York State. Empire Zones are geographically defined areas where businesses have access to vacant land, existing industrial and commercial infrastructure, skilled labor, and power and water resources. The Empire Zones are particularly attractive in that they offer numerous tax incentives for qualifying businesses located within the zone. The Suffolk County/Town of Riverhead Empire Zone received approval in 1998 and was expanded in 2003 to include 25 acres in downtown Wyandanch. The Wyandanch “sub zone” includes the retail and light industrial center of the community located along the Straight Path corridor near the intersection with Long Island Avenue. The entire Wyandanch sub zone is located within the study area.22

22Sources include: New York State, “Empire Zones,” Retrieved on January 9, 2007 from http://www.empire.state.ny.us/Tax_and_Financial_Incentives/Empire_Zones/default.asp; Long Island Power Authority, “NY State Empire Zone Benefits,” Retrieved on January 9, 2007 from http://www.lipower.org/ecodev/programs.zones.html; Town of Riverhead Empire Zone website at http://www.riverheadzone.com/index.html.

7 Wyandanch Blight Study

C. EXISTING CONDITIONS IN THE STUDY AREA

This section describes blighted conditions in the study area, evaluating physical characteristics such as building, sidewalk, and street conditions, and other factors such as crime, infrastructure, and environmental concerns. Land use characteristics, including vacancy status and property ownership, are also evaluated, as they provide a picture of the study area’s existing condition relative to its development potential. Based on these indicators, the overall state of the study area is that of a blighted, underperforming area that requires significant physical reinvestment. Though some properties are well maintained and fully utilized, many properties are in substandard condition. Several factors reviewed in this section point to a lack of new investment in the study area or re- investment in existing properties, including poor building and sidewalk conditions and numerous vacancies. In addition, several other factors discussed in this section are very likely hindering redevelopment efforts, including restrictive zoning, inadequate infrastructure, diverse property ownership, and chronic trash and drainage problems. The analysis is presented according to the following eleven characteristics: 1) Lot and Building Conditions, 2) Sidewalk Conditions, 3) Vacant Lots and Buildings, 4) Trash and Debris, 5) Underperforming or Incompatible Land Uses, 6) Crime, 7) Environmental Concerns, 8) Sewers, 9) Restrictive Zoning and Lot Size, 10) Property Ownership, and 11) Traffic Conditions. Corresponding photographs for this section are in Appendix A, “Photographs.”

LOT AND BUILDING CONDITIONS Several properties in the study area currently suffer from blighted conditions, including unsafe building exteriors; crumbling exterior steps; poor roof maintenance; missing, broken, or boarded up windows; graffiti; and broken fencing and/or barbed wire fencing that creates a perception of the study area as unsafe and not secure. In some cases these examples of poor maintenance demonstrate the lack of investment in the area, while in other cases they present a threat to public safety. According to a 2003 visual assessment by the Town of Babylon, described in more detail below, 42 percent of lots in the study area were considered to be in poor to critical condition. Physical conditions in the study area were assessed, catalogued, and documented by AKRF in August through December 2006. In addition, AKRF analyzed a lot-by-lot field survey performed by the Town of Babylon in 2003 (see Appendix B). The subcategories and rating system utilized by the Town in its lot survey was based on visual assessment methodology standardized by the New York City Department of Housing Preservation and Development (HPD). The Town’s survey focused specifically on exterior building conditions, graffiti, garbage, and parking conditions. Whereas the HPD methodology utilizes a form that categorizes or rates individual conditions as good, fair, poor, and critical, the Town chose to rate these conditions as “1” (poor to critical), “2” (fair), or “3” (good) to allow for broader indicators of unsafe, unsanitary, and deteriorated conditions. Using the ratings assigned by the Town, AKRF calculated an overall rating for each lot, where an average rating of 1.0-1.4 points was defined as “poor to critical,” 1.5-2.4 points was defined as “fair,” and 2.5–3.0 points was defined as “good.” Based on the Town’s survey of the 281 properties in the study area, 117 (approximately 42 percent) of these lots received a poor to critical rating overall, indicating their potential to create unsanitary and potentially unsafe conditions for residents and the general public. Table 1 lists the number and percentage of poor to critically rated lots by sector and for the study area as a whole. As shown, both the greatest number and percentage of poor to critically rated lots occurred in Sector V. Figure 5 illustrates the lots in the study area according to the overall rating assigned to each lot.

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Table 1 No. of Critically Rates Lots Per Sector No. of Critically Rated Sector Total No. of Lots Lots Percent of Total I 43 9 21 II 33 11 33 III 59 28 47 IV 64 29 45 V 82 40 49 Study Area 281 117 42 Sources: AKRF, Inc. (December 2006); Town of Babylon Department of Downtown Revitalization (2003).

In its 2006 visual assessment, AKRF identified deteriorated, substandard, or unsafe properties based on a range of criteria typically used to determine blighted conditions, including: • Damage to the exterior walls, including cracks, missing or loose bricks, missing mortar, or crumbling façade material (see Photographs 3, 37, 39, 40, 43-46, 58-59, and 75); • Rusted or water-damaged exterior walls, doors, or roll-down gates (see Photographs 3, 5, 24-25, 30, 32, 37, 39, and 43-46). • Crumbling exterior steps (see Photographs 38, 54, and 75); • Poor roof maintenance or collapsed overhang (see Photographs 3, 4, 60, and 75); • Barbed wire and/or falling, dented, or broken fences (see Photographs 8-10,15, 23-26, 30, 32-34, 36, 50, 65, and 72); • Missing or broken windows (see Photograph 53); • Graffiti on building exteriors (see Photographs 6, 10, 30-32, 43, 45, and 71); • Poorly maintained landscaping and weeds (see Photographs 3, 5, 10, 15, 17, 22, 23, 26, 28, 32, 33, 38-41, 55, 65, and 76); and • Boarded-up and bricked-in windows or improperly sealed former entrances (see Photographs 3-5, 46, 52, 53, 56, 58, 60, 72, and 75). AKRF’s observations did not reveal a significant change in physical conditions since the Town’s 2003 survey; however, conditions at certain properties seemed to have worsened, as follows: • Retail building at 311 Merritt Avenue (Section 40, Block 1, Lot 60) received a good rating in the graffiti category; yet graffiti, as well as partial vacancy, was observed in 2006 (see Photograph 6). • Graffiti was observed on the Wyandanch Head Start building (Section 57, Block 1, Lot 4), as shown in Photographs 43 and 45, whereas the building received a good rating for graffiti in 2003. • The house at 20 Woodland Road (Section 57, Block 1, Lot 31) received good ratings for many of the exterior conditions categories in 2003. However, this house was found to be vacant in 2006, with boarded windows, a broken fence, and trash in front of the property (see Photograph 56).

9 Wyandanch Blight Study

• The former McDonald’s at 1585 Straight Path (Section 57, Block 1, Lot 33.2) received a good rating in every category in 2003. This building is currently vacant and boarded up, as shown in Photograph 60. • In 2003, the partially vacant industrial building on the southeast corner of Long Island Avenue and Doe Street received good ratings for exterior walls and graffiti. In 2006, the building walls were cracked, rusted, and graffiti was observed (see Photographs 29 and 46). • Sunset Plumbing and Heating Supply on the south side of Long Island Avenue (Section 57, Block 2, Lot 11.4) was rated good for exterior door, graffiti, and garbage in 2003; however, it is currently in critical condition, with garbage strewn on the property, graffiti on its exterior walls, and a rusted door (see Photographs 30-32).

SIDEWALK AND STREET CONDITIONS Sidewalk conditions throughout the study area are generally substandard. While conditions vary from lot to lot, instances of spalling and cracked sidewalks and curbing, which create unsafe conditions for pedestrians, are common, as shown in Photographs 3, 22, 33, 35, 41-42, 45, 47- 49, and 61-64. Cracked sidewalks are especially prevalent along Straight Path. Crumbling curbing was also found to a problem, possibly due to parking on sidewalks by heavy trucks, especially along Straight Path and Long Island Avenue, as shown in Photographs 35, 42, and 61-63. Also, poorly maintained landscaping and the uncontrolled growth of weeds along several sidewalks create a nuisance or safety hazard for pedestrians (see Photographs 3, 22, 33-35, 41, and 50). Sidewalk parking creates unsafe conditions in the study area as some businesses were observed using public sidewalks to park commercial or customer vehicles, as shown in Photographs 11 and 50-51. When vehicles park on the sidewalk, passing pedestrians may be forced to walk into the street to move around the parked cars, creating a potentially hazardous situation. In addition, sidewalk parking exacerbates the degeneration of sidewalk surfaces, thereby creating further unsafe conditions for pedestrians. For example, trucks and cars were observed parked along the sidewalk in front of Arrow Scrap Corp. on Straight Path in the northern portion of the study area, as shown in Photograph 11. Further, sidewalks in or adjacent to some commercial areas are missing or end abruptly, interrupting the continuity of pedestrian movement throughout the study area. While a lack of sidewalks may be appropriate in wholly residential areas, the absence of sidewalks in commercial areas like those shown in Photographs 21-22 and 28 are a threat to public safety and an impediment to pedestrian access in the downtown area. Street conditions in the study area were generally fair. However, inadequate drainage and ponding of water runoff throughout the study area often poses threats to public safety, as shown in Photographs 7-8, 25-26, 29, 33-34, 36, 42, 57, 64, 70, and 74.

VACANT LOTS AND BUILDINGS As illustrated in Figure 4, vacant lots are scattered throughout the study area, contributing to a sense of disinvestment and creating opportunities to spawn blighted conditions. Approximately 14 acres, or 13 percent of the study area, consists of vacant land. Many of these lots are strewn with trash or debris and are possible sites for crime or drug use (see Photographs 1-2, 65, 66, 67, 68, 69, and 70). Some lots are being used for illegal parking, thereby undermining the Town’s intentions to revitalize and redevelop the area with active, tax-generating uses (see Photograph

10 Wyandanch Blight Study

19). Further, over 20 vacant parcels front on Straight Path, several of which are located in the core business area, are hampering the economic vitality of Wyandanch’s downtown. In addition to vacant lots, parcels with vacant buildings are also contributors to Wyandanch’s blighted condition. There are currently 22 lots in the study area containing vacant or partially vacant buildings. Sixteen lots have buildings that are completely vacant, while five lots have partially vacant buildings, as shown in Figure 4. Information about the specific structures on the vacant lots and recent occupancy status of some of the buildings is discussed below in Section D, “Physical and Land Use Characteristics of Study Area Sectors,” based on field observations and information provided by the Town. The greatest number of vacancies are located in commercial retail properties (14 vacant or partially vacant buildings), followed by residential (6 vacant or partially vacant buildings). Three vacant or partially vacant industrial properties were observed in the study area. No vacancies were identified for office or community and municipal services within the study area. A 2006 report by the Suffolk County Planning Department found that the retail vacancy rate (the number of vacant stores divided by the total number of stores) in downtown Wyandanch was 16 percent, compared with 7.9 percent in the Town of Babylon overall.23 The report ranked Wyandanch as the downtown with the ninth highest retail vacancy rate in Suffolk County overall (a total of 51 communities with downtowns were evaluated). The comparatively high retail vacancy rate in the study area creates an atmosphere of disinvestment in Wyandanch’s downtown.

TRASH AND DEBRIS The prevalence of trash and debris throughout the study area creates unsafe and unsanitary conditions and significantly detracts from the appearance of the study area. The streets and sidewalks, particularly along Straight Path and Long Island Avenue, have a notable amount of litter (see Photographs 33, 36, and 72) and a number of properties have accumulated significant amounts of trash, which in many cases has accumulated in overgrown landscaping. As mentioned above, trash accumulation is most significant on vacant lots (see Photographs 1, 55, and 65-69), although trash was also found on a number of other occupied properties, as shown in Photographs 9, 15, 28, 32, and 55. Trash and debris is especially prevalent in Sector III on commercial and industrial properties fronting Long Island Avenue.

UNDERPERFORMING OR INCOMPATIBLE LAND USES The study area contains several clusters where land uses are either incompatible, underperforming, or both. These include: 1) a major concentration of free commuter parking in Wyandanch’s downtown, 2) close proximity of residential and industrial uses, 3) the location of industrial businesses in Wyandanch’s downtown commercial core, and 4) illegal churches. An approximately 3.8-acre parking lot, owned by Suffolk County, and an adjacent 1.8-acre lot, privately owned but operated by Suffolk County, are located on the north side of Acorn Street adjacent to the LIRR’s Wyandanch Station, just east of Straight Path. These sites—in the heart of the hamlet’s business district—provide roughly 644 long-term, free parking spaces that are largely used by LIRR commuters (see Photograph 16 and 17). Adjacent to the County-operated lots, MTA owns approximately two acres of parking directly north of the LIRR tracks to the east and west of Straight Path (186 spaces), while the Town of Babylon owns an approximately one-

23 Suffolk County Department of Planning, Shopping Centers and Downtowns, Suffolk County, New York, May 2006.

11 Wyandanch Blight Study acre parking lot (148 spaces) directly north of the LIRR tracks to the west of Straight Path (see Photographs 18 and 19). Though parking is an appropriate land use in close proximity to a railroad station, these large, open fields of commuter parking interrupt the continuity of commercial and pedestrian activity at a location that should naturally function as the core of the downtown. At the same time, the free and unrestricted nature of the parking deprives the Town of an important source of revenues that could be used to eliminate blighted conditions and restore the function of the study area as a place to live, work, shop, and recreate. Further, based on field observations and information from the Town, the parking lots are used primarily by commuters who take advantage of the free parking offered at this location, but who are not residents of Wyandanch. These non-residents do not appear to patronize Wyandanch’s downtown shops, thus limiting the potential to generate sales for local commercial establishments (with the additional benefits of generating sales taxes for the County and increasing property tax assessments for the Town), while at the same time increasing vehicular traffic levels in Wyandanch. Finally, because a local resident parking permit system is not in place residents must compete with non-residents for parking spaces near the station. The large acreage devoted to commuter parking in the heart of Wyandanch’s downtown deprives the community of using these large parcels to accommodate transit-oriented, mixed use development that would add commercial (perhaps including retail and office) and residential uses to the downtown area, in accordance with Wyandanch Rising. While certain industrial businesses are an important component of the local economy, in some cases their proximity to residential properties causes a potentially hazardous situation for local residents and creates a blighting effect on the community as a whole. As shown in Photograph 76, in Sector V a cement manufacturing plant directly borders a residential community. Based on field observations in November 2006, two lots occupied by the cement plant with mounds of dirt and heavy machinery appear to be in violation of Section 177 of Chapter 213, “Zoning,” of the Code of the Town of Babylon, which requires G Industrial zoned properties abutting on residential zoned properties or properties used for residential purposes to maintain a 5-foot wide vegetative buffer along the dividing property line. The subject parcels are designated as Section 79, Block 4, Lots 25 and 36.6. Photograph 76 depicts the industrial property on Section 79, Block 4, Lot 36.6 and the adjacent residence on Booker Avenue. Failure to provide the required vegetative buffers results in a potential safety hazard for adjacent residences and creates unsightly views for neighbors and the general public. In addition, a parcel at 1461 Straight Path is occupied by Midland Motors, an auto maintenance and repair shop, however, it is illegally located in a residentially zoned area. Weld Built on Section 56, Block 3, Lot 73 is another example of industrial property abutting on residential parcels. The Weld Built site is generally unkempt with broken fences, trash, barbed wire, and overgrown landscaping along its edges (see Photographs 23-24). In addition, as mentioned above, industrial businesses may be an appropriate activity within Wyandanch, however, the location of certain industrial businesses in the downtown core detracts from Wyandanch’s efforts to further develop commercial activity and generate much- needed tax revenue for the Town. For example, Section 78, Block 2, Lot 42 fronts on Straight Path adjacent to a retail strip and is currently used for materials storage. In another example, the parcels fronting on Straight Path between New and Wyandanch Avenues are located in the midst of active commercial uses yet include auto and tires manufacturing facilities as well as a vacant industrial building. These types of industrial uses in downtown Wyandanch are incompatible with the commercial redevelopment efforts detailed in the Wyandanch Rising plan. Finally, illegal churches have also been found to be a problem in Wyandanch. The churches may be either in nonconformance with existing zoning or in violation of the Town’s building

12 Wyandanch Blight Study code. They range from structures originally built as houses of worship to storefronts to converted houses in residential areas. As places of public assembly, churches fall under specific building and fire safety codes, which, when ignored, pose a significant safety hazard.24

CRIME As discussed in Section B, “Historic Context,” high crime has plagued Wyandanch for several decades, particularly drug-related crimes, and continues to do so today. Crime data was obtained from the Suffolk County Police Department’s (SCPD) 2004 Annual Report and the SCPD First Precinct.25 The First Precinct equates exactly to the Town of Babylon, except that it does not include the Incorporated Village of Amityville in the southwest portion of the Town. The First Precinct is further broken into patrol sectors, of which Wyandanch is comprised of sectors 102, 105, 106. As shown in Table 2, the First Precinct was found to have the highest crime rate of all precincts in Suffolk County—3.42 crimes per 1,000 residents—along with the Third Precinct, which abuts the First Precinct on the east and also had a crime rate of 3.42. This rate includes Part One crimes (Murder, Forcible Rape, Assault, Robbery, Burglary, Motor Vehicle Theft, and Larceny), but not drug-related crimes or weapons offenses.26 Crime rates in the other Suffolk County precincts were significantly lower, ranging from 2.21 to 2.95. Table 2 2004 Crime Rate by Precinct Precinct Crime Rate First 3.42 Second 2.43 Third 3.42 Fourth 2.50 Fifth 2.74 Sixth 2.95 Seventh 2.21 Notes: First Precinct equates with Town of Babylon municipal boundary. Crime rate figures represent the number of Part One crimes (murder, forcible rape, assault, robbery, burglary, motor vehicle theft, and larceny) per 1,000 persons. Part One crimes are a federal standard used by the FBI Uniform Crime Reports. Source: Suffolk County Police Department, 2004 Annual Report.

Table 3 below provides crime statistics for Wyandanch (Patrol Sectors 102, 105, and 106) and the First Precinct in 2003, 2004, and 2005. The large majority of crimes occurring in Wyandanch are drug-related (approximately 64.5 percent in 2005), as is the case in the Town of Babylon. Crimes occurring in Wyandanch accounted for approximately 23 percent of the total number of crimes to occur within the First Precinct in 2005, despite the fact that Wyandanch residents account for only about 5 percent of the First Precinct’s population, based on data from the U.S.

24 Alice Sparberg Alexiou, Safety and Zoning vs. Freedom of Religion, The New York Times, November 19, 2000. 25 Retrieved on November 15, 2006 from the SCPD’s website at http://www.co.suffolk.ny.us/police/onlineforms.htm 26 Part One crimes are a federal standard used by the FBI Uniform Crime Reports.

13 Wyandanch Blight Study

Census Bureau’s Census 2000. This discrepancy indicates that crime in the Town of Babylon is concentrated in Wyandanch and likely exacerbating the study area’s blighted conditions. Numbers of specific crimes have generally decreased in Wyandanch from 2003 to 2005, except in the cases of robbery (up approximately 17 percent) and weapons offenses (up approximately 60 percent). The number of incidents of these specific crimes (robbery and weapons offenses) also increased in the Town of Babylon overall from 2003 to 2005, in addition to incidents of felony aggravated assault. Table 3 Crime Statistics Year 2003 2004 2005 Patrol Patrol Patrol Sectors Sectors Sectors 102, 102, 105, First 102, 105, First 105, and and 106 Precinct and 106 Precinct 106 First Precinct Crime # % # % # % # % # % # % Homicide 1 0.1 7 0.2 4 0.4 7 0.2 0 0 6 0.2 Robbery 70 7.9 236 7.1 60 6.7 223 7.1 82 12.3 315 11.1 Felony Aggravated Assault 48 5.4 123 3.7 55 6.2 149 4.8 44 6.6 143 5.0 Burglary 93 10.6 723 21.9 138 15.5 653 20.8 78 11.7 602 21.1 Weapons Offenses 20 2.3 74 2.2 19 2.1 87 2.8 32 4.8 95 3.3 Drug Arrests 649 73.7 2,144 64.8 617 69.1 2,014 64.3 428 64.5 1,689 59.3 Total 881 100 3,307 100 893 100 3,133 100 664 100 2,850 100 Notes: Patrol Sectors 102, 105, and 106 equate to Wyandanch; First Precinct equates to Town of Babylon (expect that the First Precinct does not include the Incorporated Village of Amityville). Source: Suffolk County Police Department, 2004 Annual Report.

ENVIRONMENTAL CONCERNS Past reports prepared by or for the Town of Babylon, including SLI’s Wyandanch Blight Conditions Study (2004) and the Town’s Pre-Nomination Study, prepared as part of its Brownfield Opportunity Areas (BOA) Program Application to New York State in 2005, identified 10 brownfields within the study area as sites with known or potential environmental contamination. In addition, site characterizations or Phase I Environmental Site Assessments (ESA) were subsequently performed for several sites by O’Brien & Gere Engineers, Inc. (O’Brien & Gere) and Gannett Fleming, Engineers, P.C. (Gannett Fleming). Table 4 lists the address, description, site name, and status for each known or potentially contaminated site by sector. O’Brien & Gere performed a site characterization of the property at 37 Commonwealth Drive between Straight Path and Doe Street (Section 57, Block 1, Lot 45) in March 2005.27 The site, owned by the Town of Babylon and located within Sector III, is currently vacant and is listed in the New York State Registry of Inactive Hazardous Waste Disposal Sites as Site No. 1-52-195. According to the site characterization report, there is a documented history of unregulated

27 O’Brien & Gere Engineers, Inc. Draft Report, Site Characterization Report, 37 Commonwealth Avenue Site, Babylon, New York, Site No. 1-52-195, Volume I, May 2006.

14 Wyandanch Blight Study dumping at the site. The Town of Babylon cleaned up the property in December 1993 and February 1997 in response to public complaints. The results of the site characterization indicated that a few marginal exceedances of volatile organic compound (VOC) and semi- volatile organic compound (SVOC) screening criteria were observed in soil and groundwater samples collected from the site. According to historical aerial photographs from 1957 to 1994, the site is depicted as undeveloped. However, as noted in the environmental database report, the site is located in an area characterized by industrial and commercial property usage. The current and historical uses of these nearby sites include metal plating as well as an auto-body repair. These off-site activities have likely contributed to the elevated concentrations of metals in the site’s soil and groundwater. Table 4 Known or Potentially Contaminated Sites within Study Area Sector Address Description Site Name Status I 1617 Straight Path Industrial Building Huntington Honda Listed in Benrubi EPA Grant App I 309 Merritt Ave. Industrial Property Good Humor Listed in Empire Zone App I NW corner Straight Path & N. Commercial n/a Listed in Empire Zone 12th St. Property App I 8 Andrews Ave. Vacant two-story n/a Potentially Contaminated building I 5 North 15th St. Commercial n/a Potentially Contaminated Storage Lot I 7 North 15th St. Vacant Residence n/a Potentially Contaminated II 1548 Straight Path Retail Property Former Kentucky Listed in Benrubi EPA Fried Chicken Grant App II 18th St. & Straight Path Commercial n/a Listed in Empire Zone Property App III 1567A Straight Path Retail Property Larry’s Beauty and Listed in Benrubi EPA Vanity Salon Grant App III 37 Commonwealth Dr. b/w Vacant Residential n/a Listed in Empire Zone Straight Path and Doe St. Land App IV 1491 Straight Path Vacant Paved Lot n/a Potentially Contaminated IV 1499 Straight Path Vacant One-Story Former In and Out Listed in LTANKS for Building Food Mart 2004 petroleum leak V 1300-1304 Straight Path Vacant Strip Mall n/a Listed in Benrubi EPA Grant App V 1306-1310 Straight Path Partially Vacant n/a Listed in Benrubi EPA Strip Mall Grant App V 1357 Straight Path Industrial Property Ron Lyn Delisted Superfund Site Sources: AKRF, Inc. (December 2006); Sustainable Long Island, Wyandanch Blight Conditions Study (2004); O’Brien & Gere Engineers, Inc. Draft Report, Site Characterization Report, 37 Commonwealth Avenue Site, Babylon, New York, Site No. 1-52-195, Volume I, May 2006; Gannett Fleming Engineers, P.C., Phase I Environmental Site Assessment, 1491 & 1499 Straight Path, Wyandanch, New York 11798, Project #44723, July 2005; Gannett Fleming Engineers, P.C., Phase I Environmental Site Assessments, 8 Andrews Avenue and 5 & 7 North 15th Street, Wyandanch, New York 11798, Project #44723, July 2005.

15 Wyandanch Blight Study

In June 2005, Gannett Fleming conducted a Phase I ESA of two adjacent parcels at 1499 and 1491 Straight Path (Section 58, Block 4, Lots 17 and 18, respectively).28 The properties are within Sector IV. The parcel at 1499 Straight Path (Section 58, Block 4, Lot 17) includes a vacant one-story building formerly known as the In and Out Food Mart. Site inspection was limited to the building exterior. No non-ASTM related liabilities were observed. The site was listed in the Leaking Storage Tank Incidents (LTANKS) database for an unknown petroleum leak dated August 19, 2004. The spill is considered a Recognized Environmental Condition (REC), since there is no closure date associated with the spill. Gannett Fleming recommended inspection of the building interior to determine the extent and nature of the open spill issue as well as non-ASTM related building issues (e.g., lead-based paint, fluorescent light fixtures). The second vacant parcel at 1491 Straight Path (Section 58, Block 4, Lot 18) was not listed in the environmental database report and no RECs were identified at the property; however, four LTANK sites with cleanup activities not meeting regulatory standards were found to be located upgradient and within the inferred groundwater flow path of the parcels at both 1491 and 1499 Straight Path. Additionally, eight Registered Petroleum Bulk Storage (UST) sites, eight New York Spill Information Database (NYSPILLS) sites, and one Deleted Registry Site are located upgradient and within the inferred groundwater flow path of the subject properties. These sites present a de minimus environmental concern and are not considered RECs, but are potential sources of contamination for the subject properties. Gannett Fleming also performed Phase I ESAs for three adjacent properties within Sector I located at 8 Andrews Avenue, 5 North 15th Street, and 7 North 15th Street (Section 40, Block 1, Lots 64, 59.2, and 59.1, respectively).29 The property at 8 Andrews Avenue is currently occupied by a vacant, two-story building and is under ownership of the Town of Babylon. A possible septic system may be located beneath an area of disturbed soil, which presents a de minimus environmental concern. The property at 5 North 15th Street is soil-covered and includes a small shed structure. The site is currently being utilized by an adjacent tire repair and auto service shop. Gannett Fleming observed three unlabeled, sealed 55-gallon drums and one unlabeled, unsealed 55-gallon drum on the property. The drums represent a de minimus environmental concern and are not considered RECs. The adjacent property at 7 North 15th Street consists of a vacant residence. None of the sites were listed in the environmental database reports and no RECs were identified at any of the properties. Non-ASTM related building issues at each of the sites include pipe insulation and floor tiles made of potential asbestos containing materials (PACM), and the possibility that lead-based paint and fluorescent light fixtures containing PCBs and mercury may be present in the buildings. According to Gannett Fleming’s report, Phase II site investigation work may be warranted at each of the sites to evaluate the nature and extent of potential contamination and non-ASTM related building issues.

RESTRICTIVE ZONING AND LOT SIZE According to Wyandanch Rising, the small size of certain commercial lots in Wyandanch combined with restrictive commercial zoning is preventing redevelopment of the study area, resulting in the continuance of a significant number of vacant lots, which contribute to blighted conditions in the area. Because Wyandanch’s street pattern was platted prior to World War II, many lots along Straight Path, designed at the time to accommodate a traditional downtown, are

28 Gannett Fleming Engineers, P.C., Phase I Environmental Site Assessment, 1491 & 1499 Straight Path, Wyandanch, New York 11798, Project #44723, July 2005. 29 Gannett Fleming Engineers, P.C., Phase I Environmental Site Assessments, 8 Andrews Avenue and 5 & 7 North 15th Street, Wyandanch, New York 11798, Project #44723, July 2005.

16 Wyandanch Blight Study too small to adhere to Babylon’s current suburban zoning that requires at least 50 feet of frontage and 10,000 square feet in area for commercial development. As these non-conforming lots have become vacant for various reasons, they have lost their “grandfathered” status and therefore have not been able to be redeveloped for commercial use. For those lots that may meet the minimum size requirements, on-site parking or building setback requirements may instead prevent commercial development. Further, these small lots, regardless of restrictive zoning, are often not as appealing to current developers who typically seek large areas of land for redevelopment.

SEWERS To facilitate revitalization in Wyandanch, adequate sewage service must be provided. Insufficient sewer capacity and service has inhibited the area’s development for some time. Because parcels in downtown Wyandanch are currently not served by public sewers, any development project needs to incorporate on-site sewage treatment systems, which can be cost-prohibitive. Fortunately, according to the Town of Babylon’s Empire Zone application, $273 million has been invested in the Southwest Sewer District to prepare for the sewage district expansion to Wyandanch. The Southwest Sewer District (operated by the Suffolk County Department of Public Works) generally includes the area south of the Southern State Parkway and east of the County line to Heckscher Spur Parkway in the Town of Islip. Thus, no part of Wyandanch is sewered. Provision of public sewers in Wyandanch will facilitate redevelopment of the area and reduce the potential for groundwater contamination from existing septic tank- serviced areas. According to SLI’s Wyandanch Blight Conditions Study (2004), it would cost $1500 per home for sewer connection, an amount that could be cost-prohibitive to already economically distressed households in the community. This impediment may hinder a large expansion plan, but the immediate need for sewer service in the area is along the Straight Path corridor, which would be most beneficial for redevelopment and protection of groundwater. Federal funds will be sought for the project.30

TRAFFIC CONDITIONS Traffic conditions within the study area, especially along Straight Path between the intersections at Mount and Merritt Avenues, present dangerous and unsafe conditions for pedestrians due to excessive vehicular speed, the prevalence of large trucks, and the lack of attention to pedestrian safety at key intersections. In SLI’s 2004 Wyandanch Blight Conditions Study excessive speed was noted as a central problem in Wyandanch, recommending that appropriate traffic calming devices be installed.31 In addition to high vehicular speeds, AKRF observed large numbers of tractor trailer trucks along Straight Path during October and November 2006 site visits (see Photographs 13-15). The presence of high numbers of these large trucks combined with Straight Path’s narrow sidewalks significantly deter from the appeal of shopping in downtown Wyandanch and likely contribute to the high commercial vacancy rate. The Town of Babylon’s Pre-Nomination Study noted the tendency of drivers to use Straight Path as a “quick route to another destination,” which reveals that many drivers do not frequent local shops but travel through the downtown on their way elsewhere. The study also stated that “many accidents occur along this route, making it hostile to both cyclists and pedestrians.”32 Finally, AKRF field observations found the intersection of Straight Path at both Acorn Street and

30 Sustainable Long Island, Wyandanch Blight Conditions Study, 2004. 31 Sustainable Long Island, Wyandanch Blight Conditions Study, 2004 32 BOA nomination study p. 266

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Long Island Avenue, at the core of Wyandanch’s downtown and next to the LIRR tracks, to be dangerous for pedestrians to cross. Poor placement of driveways at the shopping center near the intersection of Straight Path and Acorn Street, combined with worn out crosswalk markings and narrow sidewalks, make pedestrian crossing in the vicinity of the intersection hazardous to public safety (see Photographs 12 and 13).

PROPERTY OWNERSHIP The study area comprises 281 tax lots, approximately 88 percent of which are owned by different, private property owners, including residents, real estate and development corporations, and religious institutions. The remaining 35 lots (approximately 25 acres or 24 percent of the study area) are publicly owned by the Town of Babylon, Suffolk County, the MTA, the U.S. Postal Service, the Wyandanch Union Free School District UFSD, or Long Island Head Start (a federal program). The greatest share of public land in the study area is owned by Suffolk County (approximately 8.4 acres), followed by the Town of Babylon (approximately 7.1 acres), the MTA (about 6.3 acres), the federal government (approximately 2.2 acres), and the Wyandanch UFSD, which owns approximately one acre of land occupied by the Wyandanch Public Library (See Figure 6). Notable Town-owned parcels include the Youth Center on Andrews Avenue, Compare Foods Supermarket at the southeast corner of Straight Path and Commonwealth Drive, and a large vacant parcel on the north side of Commonwealth Drive between Straight Path and Doe Street. The largest County-owned properties include a public parking lot and a partially vacant commercial building north of Acorn Street and east of Straight Path. The MTA owns an additional two lots where the LIRR tracks, Wyandanch station, and a commuter parking lot are located. Federal land consists of properties owned by the U.S. Postal Service and Long Island Head Start, within Sector III. While not public agencies, notable not-for- profit owners in the study area include the Wyandanch Volunteer Fire Co. Inc., Wyandanch Community Builders, Inc., Wyandanch Homes & Property Development Corp., Faith Community Builders, Inc., and Wyandanch Day Care, Inc., which together own about three acres in the proposed urban renewal area. The high percentage of individual private ownership in the study area makes the elimination of blighted conditions and redevelopment problematic, particularly in Wyandanch’s downtown. The transit-oriented development recommendations outlined in Wyandanch Rising, which include residential and commercial uses in close proximity to the LIRR station, require the assemblage of large lots for development; however, the existing diversity in property ownership in downtown Wyandanch would make property assemblage difficult.

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O L S H OLL NIC N Blight Study Wyandanch Wyandanch Blight Study

D. PHYSICAL AND LAND USE CHARACTERISTICS OF STUDY AREA SECTORS

This section provides detailed profiles with indications of blighted conditions in five sectors within the study area. Each profile begins with a description of the sector’s location within the overall study area, zoning classification, current use, and ownership as of December 2006, followed by a description of the sector according to the following characteristics: 1) Unsanitary and unsafe conditions; 2) Vacancy status; and 3) Environmental concerns. These criteria are further defined as follows: • Unsanitary and unsafe conditions. Exterior conditions were photographed and assessed by AKRF for each property in October, November, and December 2006. Conditions considered to be unsafe or unsanitary include: cracked or otherwise damaged building façades, parapets, or stairs; broken or missing windows; cracked, crumbling, uneven, or overgrown sidewalks; considerable amounts of uncontained garbage and other debris; inadequate drainage or ponding; presence of barbed wire; illegal or unsafe parking conditions; illegal housing or overcrowding. AKRF’s assessment of physical conditions in the study area was supplemented with a lot rating survey developed by the Town of Babylon in 2003 (see Appendix B). The subcategories and rating system were based on HPD methodology for evaluating lot conditions. • Vacancy status. The occupancy/vacancy status for each lot and/or building is described. Building vacancy estimates are based on best available data, gathered through site visits and from information provided by the Town of Babylon. • Environmental concerns. Past reports prepared by or for the Town of Babylon, including SLI’s Wyandanch Blight Conditions Study (2004) and the Town’s Pre-Nomination Study, prepared as part of its Brownfield Opportunity Areas (BOA) Program Application to New York State in 2005, identified 10 brownfields within the study area as sites with known or potential environmental contamination. In addition, site characterizations or Phase I ESAs were subsequently performed for several sites O’Brien & Gere and Gannett Fleming. The address, tax lot number, description, site name, and status are listed for each known or potentially contaminated site by sector. Photographs, which were taken to document the various conditions listed above, are included in Appendix A, “Photographs,” and organized by sector.

SECTOR I

Location, Use, Zoning, and Ownership Sector I is located north of Long Island Avenue in the northern portion of the study area (see Figure 7). Sector I contains primarily transportation and utility and commercial uses, but also includes some industrial, residential, and community facility uses, as well as a few vacant parcels. Notable uses include an active retail strip on the east side of Straight Path just north of the intersection with Merritt Avenue; Good Humor, an ice cream shop and ice cream truck depot at the northwest corner of N. 15th Street and Merritt Avenue; Arrow Scrap, a scrap metal business on Straight Path at the northern end of the study area; a gas station at the northeast corner of Straight Path and Andrews Avenue; the LIRR Wyandanch station and tracks along the north side of Long Island Avenue; a drainage basin at the northeast corner of Straight Path and N. 13th Street; two churches on Andrews Avenue; and the Town of Babylon Youth Center on the southwest corner of Washington and Andrews Avenues.

19 Wyandanch Blight Study

Sector I is generally zoned G Industry on the east side of Straight Path and E Business on the west side of Straight Path. A few parcels on the outskirts of the section are zoned residential. A large portion of Sector I is publicly owned either by the Town of Babylon, Suffolk County, or MTA (see Figure 6). The Town of Babylon owns three parcels, including the Youth Center on Andrews Avenue (Section 40, Block 1, Lot 68.1); a vacant commercial building just south of the Youth Center (Section 40, Block 1, Lot 64); and a commuter parking lot on the south side of Merritt Avenue with approximately 148 spaces (Section 39, Block 4, Lot 52). Suffolk County owns three parcels including two large parking lots with a capacity of approximately 644 cars (Section 40, Block 2, Lots 10.4 and 12) and an access road (Section 40, Block 2, Lot 15.6). MTA owns two lots (Section 39, Block 4, Lot 34 and Section 40, Block 2, Lot 13), which are occupied by the LIRR tracks, Wyandanch station, and commuter parking lot with approximately 186 spaces.

Unsanitary and Unsafe Conditions Sector I exhibits many signs of poor maintenance and substandard conditions. Unsanitary and unsafe conditions in the area include a substantial amount of litter (see Photographs 1, 9, and 15); inadequate drainage or ponding (see Photographs 7 and 8); and cracked or missing sidewalks and/or curbs (see Photographs 3, 21, and 22). In addition, parking on the sidewalk by a tow truck was observed, as shown in Photograph 11, which leads to further deterioration of the sidewalks. Severe roof damage, as shown in Photographs 2 and 3, is also a potential safety hazard. Signs of poor maintenance in Sector I include broken or dented fences (Photographs 9 and 15); overgrown grass strips, weeds, and unsightly landscaping (Photographs 3, 10, 15, 17, 19, and 22); graffiti (Photographs 6 and 11); and chipped paint, cracking, water damage, rust, or other exterior building damage (Photographs 3 and 5). Three lots have boarded-up windows, as shown in Photographs 3-5. The presence of barbed wire fencing signifies that the area is unsafe and has a crime problem (see Photographs 8-10). As noted in Section C and shown in Figure 5, nine lots (21 percent) within Sector I were given poor to critical overall ratings based on the Town’s 2003 lot rating survey. Three of these lots are occupied by vacant buildings and were rated in critical condition generally due to poor maintenance. Section 50, Block 2, Lot 15.6, which is an extension of Washington Avenue, was rated in critical condition due to severe ponding. The remaining five critically rated lots are occupied by active uses, including an auto finishing and detailing industry, a parking lot, a tire shop, a single-family house, and a commercial storage lot, but were given a poor-critical rating for every rating category due to deteriorated or unsafe exterior building conditions, presence of graffiti and garbage, and substandard parking conditions.

Vacancy

Vacant Land Sector I includes eight vacant lots totaling approximately 1.4 acres, as shown in Figure 7. Three of these lots are located on Andrews Avenue (see Photographs 1 and 2). As shown in Photograph 2, the parcel designated as Section 40, Block 1, Lot 98 exhibits a broken fence surrounding the property, weeds, and some trash along the property line. In addition, the vacant parcel at the northeast corner of Straight Path and N. 11th Street is being used illegally as a free

20 Wyandanch Blight Study parking area, as shown in Photograph 20, thereby undermining the Town’s intentions to revitalize and redevelop the area with active, tax-generating uses.

Building Vacancy Overall, building vacancy in Sector I was found to be significant. The area contains several vacant or partially vacant buildings fronting on major corridors in the heart of downtown Wyandanch, close to the LIRR station. The presence of vacant properties in the heart of downtown Wyandanch shows a lack of investment and activity in the area and sends the message that these properties are likely problematic to lease or sell. Vacant storefronts exist along Merritt Avenue within a retail strip between N. 14th and N. 15th Streets. Retail strips such as this one are quite vital to the area, as the businesses cater to LIRR commuters and local residents. Specifically, Sector I includes two vacant residences, and four vacant or partially vacant commercial buildings or storefronts, as follows: • Section 40, Block 1, Lot 24: This lot includes a small, vacant, boarded residence on the west side of N. 15th Street across from the Youth Center (see Photograph 4). • Section 40, Block 1, Lot 59.1: This lot contains a vacant single-family residence just south of the Youth Center on N. 15th Street (see Photograph 3). • Section 40, Block 1, Lot 60: This building at the northeast corner of N. 15th Street and Merritt Avenue contains a vacant eatery as well as an active bookstore and is part of a retail strip fronting on Merritt Avenue between N. 15th Street and Andrews Avenue (see Photograph 6). • Section 40, Block 1, Lot 62: This parcel includes a vacant photo processing shop and is part of the retail strip described above. • Section 40, Block 1, Lot 64: The Town recently acquired the boarded, vacant building at 8 Andrews Avenue south of the Youth Center, formerly Compel Men and Resource Referral Center, Inc (see Photograph 5). • Section 40, Block 2, Lot 10.4: A partially vacant commercial building is situated at the southeast corner of Straight Path and Washington Avenue. Signs on the building indicate “Coming Soon – Retail Stores” and “Space for Lease.”

Environmental Concerns Table 5 lists the known or potentially contaminated sites within Sector I, as identified in Sustainable Longs Island’s Wyandanch Blight Conditions Study (2004) and Gannett Fleming’s Phase I Environmental Site Assessments, 8 Andrews Avenue and 5 & 7 North 15th Street, Wyandanch, New York 11798, Project #44723 (July 2005), and discussed above in Section C, “Existing Conditions in the Study Area.”

21 Wyandanch Blight Study

Table 5 Known or Potentially Contaminated Sites within Sector I Sector Address Description Site Name Status I 1617 Straight Path Industrial Building Huntington Listed in Benrubi EPA Grant App Honda I 309 Merritt Ave. Industrial Property Good Humor Listed in Empire Zone I NW corner Straight Commercial Property n/a Listed in Empire Zone Path & N. 12th St. I 8 Andrews Ave. Vacant two-story n/a Potentially Contaminated building I 5 North 15th St. Commercial Storage Lot n/a Potentially Contaminated I 7 North 15th St. Vacant Residence n/a Potentially Contaminated Sources: AKRF, Inc. (December 2006); Sustainable Long Island, Wyandanch Blight Conditions Study (2004); Gannett Fleming Engineers, P.C., Phase I Environmental Site Assessments, 8 Andrews Avenue and 5 & 7 North 15th Street, Wyandanch, New York 11798, Project #44723, July 2005.

SECTOR II

Location, Use, Zoning, and Ownership Sector II is generally located north of Jamaica Avenue, south of Long Island Avenue, east of S. 19th Street, and west of Straight Path (see Figure 8). Sector II contains a mix of residential, commercial, industrial, community facility, and transportation uses, and a few vacant parcels. Notable properties include the Martin Luther King, Jr. Community Health Center, the Wyandanch Fire Department, Weld Built Body Co. Inc., and a vacant Kentucky Fried Chicken. Sector II is generally zoned E Business, especially along Straight Path A few parcels, including the Weld Built site, are zoned G Industry and there are several residences on the east side of S. 18th Street. One property within Sector II is publicly owned (Section 56, Block 3, Lot 59). The parcel is owned by Suffolk County and is part of the parking lot for the Wyandanch Volunteer Fire Department.

Unsanitary and Unsafe Conditions Sector II is in relatively good condition except for certain commercial lots—namely the auto- related uses on Section 56, Block 3, Lots 43 and 44.1 and the Weld Built site (Section 56, Block 3, Lot 73), which includes substantially deteriorated and rusted buildings, rusted rolling gates, and barbed wire on the fence surrounding the property (see Photographs 23 and 24). Both the auto-related and the Weld Built properties exhibit substantial amounts of trash, ponding, broken fences, and overgrown landscaping (see Photographs 23 and 25-26). There is a stark contrast between the auto-related properties and the relatively new residences just north of those lots on S. 19th Street, which are in good condition. Sector II includes a substantial number of critically rated lots that pose a potential threat to public safety—11 lots or 33 percent. Three of these lots contain vacant land strewn with garbage. One lot includes the defunct Kentucky Fried Chicken on Section 56, Block 3, Lot 69.1 (see Photograph 27). An additional two lots (Section 56, Block 3, Lots 72 and 73) are occupied by Weld Built and received critical ratings in every category. Two more lots are associated with

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Figure 8 Wyandanch Blight Study Sector II Wyandanch Blight Study auto-related uses located on S. 18th Street. The remaining three lots were critically rated in 2003, but are now considered part of the Wyandanch Volunteer Fire Co. Inc. parking lot and are in good, clean condition.

Vacancy

Vacant Land Approximately 0.75 acres or seven lots in Sector II comprise vacant land, as shown in Figure 8. Three of these lots (Section 56, Block 3, Lots 40 and 56-57) are strewn with garbage and were given overall poor-critical ratings based on the Town’s 2003 lot survey.

Building Vacancy While building vacancy in Sector II overall is not a significant issue, the area includes vacant buildings on two relatively large lots that front on major corridors within the study area—Straight Path and Long Island Avenue—in the core downtown area. The presence of vacant properties in the heart of downtown Wyandanch contributes to the blighted condition of the downtown area by indicating a lack of investment and economic activity. Sector II includes two lots with vacant or partially vacant buildings, as follows: • Section 56, Block 3, Lot 69.1: The defunct Kentucky Fried Chicken on the southwest corner of Straight Path and Garden City Avenue, in the heart of downtown Wyandanch, has been a vacant building for approximately ten years (see Photograph 27). • Section 56, Block 3, Lot 73: The parcel that contains Weld Built Truck Repair includes a partially vacant building, based on information supplied by the Town (see Photographs 23- 24).

Environmental Concerns As identified in SLI’s Wyandanch Blight Conditions Study (2004) and discussed above in Section C, “Existing Study Area Conditions,” Sector II includes two known or potentially contaminated sites, as shown in Table 6. Table 6 Known or Potentially Contaminated Sites within Sector II Sector Address Description Site Name Status II 1548 Straight Path Retail Property Former Kentucky Listed in Benrubi EPA Fried Chicken Grant App II 18th St. & Straight Path Commercial n/a Listed in Empire Zone Property App Sources: AKRF, Inc. (December 2006); Sustainable Long Island, Wyandanch Blight Conditions Study (2004).

SECTOR III

Location, Use, Zoning, and Ownership Sector III is generally located north of Commonwealth Drive, south of Long Island Avenue, and east of Straight Path (see Figure 9). The majority of the sector is vacant land, but commercial and industrial properties generally front Straight Path and Long Island Avenue. Residential uses

23 Wyandanch Blight Study are scattered throughout the section. One community facility, Wyandanch Head Start, is located at the southwest corner of Long Island Avenue and Doe Street. The core of Sector III is generally zoned C Residence, while the parcels lining Straight Path and Long Island Avenue are zoned E Business, G Industrial, or Gb Industrial. Sector III includes two parcels owned by the Town of Babylon (Section 57, Block 1, Lots 23 and 45). The parcels, which are located on either side of Woodland Avenue, are vacant. Suffolk County owns another two vacant parcels on the south side of Woodland Avenue (Section 57, Block 1, Lots 26 and 29). Five parcels within Sector III are owned by the U.S. Postal Service (four of which are vacant and one that includes a vacant commercial building) and two are owned by Long Island Head Start.

Unsanitary and Unsafe Conditions Unsafe and unsanitary conditions within Sector III include sidewalk conditions, trash and litter, inadequate drainage and ponding, and numerous exterior building conditions. Cracked sidewalks and broken curbing were apparent along Long Island Avenue, especially between Doe and Deer Streets, and along the east side of Doe Street between Long Island Avenue and Lakewood Street (see Photographs 35, 41-42, and 47-49). Sidewalks were often missing, as shown in Photograph 28, which is hazardous to pedestrians in a mixed residential, industrial, and commercial area such as this one. Vehicles parked on sidewalks were observed on Lake Drive adjacent to Maxwell Turf and Horticulture Supplies and again in the vicinity of Long Island Spring Works, as shown in Photographs 50-51. Large accumulations of trash were observed along Straight Path and Long Island Avenue, especially along the north side abutting the LIRR tracks (see Photographs 32-33, 36, and 55). Ponding was also significant along Straight Path and Long Island Avenue, as shown in Photographs 29, 34, 36, and 42. Graffiti was found on most commercial and industrial buildings along Long Island Avenue (e.g., Sunset Plumbing and Heating Supply, Wyandanch Head Start, and Long Island Spring Works [see Photographs 30- 32, 43, and 45]). Barbed wire was also evident on most fences in this area (e.g., Sunset Plumbing and Heating Supply, Tony’s Tires, and Esti Warehouse), as shown in Photographs 30 and 33). The sector also hosts a number of old, deteriorated buildings, especially along Long Island Avenue, (e.g., Wyandanch Head Start, Sunset Plumbing and Heating Supply, and Long Island Spring Works) with signs of rust, cracking, and chipped paint (see Photographs 30, 32, 37-39, 43-46, and 58-59). A vacant commercial building on Section 57, Block 2, Lot 5.1 exhibits a rusted door frame, cracked exterior steps, façade damage, and cracked window frames as well as cracked pavement and ponding in front of the building, as shown in Photographs 37-41. This commercial building may be illegally occupied as a residential use. At first sight, the building appears to be vacant, as evidenced by a rolling gate covering a lower window and a severely compromised façade, but a closer look reveals signs of possible tenancy, including relatively new blinds on the upper windows and a new lock and handle on the front door (see Photograph 37). The Head Start building on the southwest corner of Straight Path and Long Island Avenue shows signs of water damage, cracks, graffiti, and rusted door frames (see Photographs 43-45). The partially vacant industrial building at the southeast corner of Straight Path and Doe Street exhibits façade damage, graffiti, and exposed wiring, which could present a safety hazard (see Photograph 46). The residential areas within Sector III—along Woodland Road, Grand Boulevard, and Lakewood Drive—exhibited problems similar to those of the commercial and industrial parcels. For example, trash lined many of the streets and sidewalks, especially in front of vacant parcels

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(see Photograph 55). Crumbling steps were observed at 38 Woodland Road, a house available for rent, as shown in Photograph 54. A vacant house on Woodland Road displayed boarded windows (see Photograph 56). Ponding and lack of sidewalks was observed on Woodland Road, as shown in Photograph 57. As noted in Section C, Sector III includes the greatest number and percentage of lots rated in critical condition among all the sectors in the study area, based on the Town’s 2003 lot rating survey. A total of 28 lots or 57 percent of the lots within Sector III were given overall poor-critical ratings. Fifteen of these lots contain vacant land strewn with trash. Most of the other critically rated lots contain active residential, commercial, or industrial uses with critical ratings in almost every category.

Vacancy

Vacant Land Sector III includes 17 vacant lots totaling approximately 4.4 acres, the majority of which were found to be strewn with trash. Fifteen vacant lots were given overall poor-critical ratings by the Town during the 2003 lot survey due to the presence of garbage.

Building Vacancy Overall, building vacancy within Sector III is significant and problematic for the economic vitality of the area. Several vacant or semi-vacant commercial buildings front on Straight Path in Wyandanch’s core business area, creating a perception of disinvestment indicating that these properties are likely difficult to lease. Sector III includes two vacant residences, six vacant or partially vacant commercial buildings, and one partially vacant industrial building, as follows: • Section 57, Block 1, Lot 31: This site is a vacant, boarded residence on the south side of Woodland Road, just east of the intersection with Grand Boulevard (see Photograph 56). • Section 57, Block 1, Lot 32: This parcel contains a vacant commercial building that appears to have been burned in a fire. The parcel is located on the south side of Woodland Road just before the intersection with Grand Boulevard. • Section 57, Block 1, Lot 33.2: This lot contains a vacant McDonalds on the east side of Straight Path just south of its intersection with Long Island Avenue (see Photograph 60). • Section 57, Block 1, Lot 35: This lot includes a vacant retail storefront within a retail strip fronting on the east side of Straight Path just south of Long Island Avenue. • Section 57, Block 1, Lot 36: This lot includes a vacant storefront as well as an active grocery and is located just south of Section 57, Block 1, Lot 35. • Section 57, Block 1, Lot 40.4: This lot contains a vacant commercial building on the east side of Straight Path between Long Island Avenue and Commonwealth Drive. • Section 57, Block 2, Lot 1: This lot contains a vacant industrial building on the southeast corner of Long Island Avenue and Doe Street, as well as an active auto repair shop and furniture warehouse (see Photograph 29). • Section 57, Block 2, Lot 5.1: A vacant commercial building with severe signs of facade damage, graffiti, and cracked exterior structures is located at this site on the south side of Long Island Avenue between Doe and Deer Streets (see Photographs 37-39).

25 Wyandanch Blight Study

• Section 57, Block 2, Lot 17: This is the site of a vacant, boarded residence on the north side of Lakewood Street between Doe and Deer Streets (see Photograph 52).

Environmental Concerns Table 7 lists the known or potentially contaminated sites within Sector III, as identified in SLI’s Wyandanch Blight Conditions Study (2004) and discussed above in Section C, “Existing Study Area Conditions.” Table 7 Known or Potentially Contaminated Sites within Sector III Sector Address Description Site Name Status III 1567A Straight Path Retail Property Larry’s Beauty Listed in Benrubi EPA and Vanity Salon Grant App III Commonwealth Dr. Commercial n/a Listed in Empire Zone b/w Straight Path and Property Doe St. Sources: AKRF, Inc. (December 2006); Sustainable Long Island, Wyandanch Blight Conditions Study (2004).

SECTOR IV

Location, Use, Zoning, and Ownership Sector IV roughly includes the parcels on the east side of Straight Path between Commonwealth Drive on the north and Levey Boulevard on the south (see Figure 10). Land Use in the area generally consists of commercial properties along Straight Path, residential lots on the streets behind Straight Path to the east, and numerous vacant parcels throughout the sector. In fact, the presence of vacant land within Sector IV was found to be significant, including many vacant parcels that front on Straight Path in the midst of the hamlet’s commercial core, limiting the function of the downtown area as a shopping and service resource for local residents. Notable community facilities within the study area include a SCPD First Precinct substation, the Wyandanch Public Library, and several churches. Sector IV is generally zoned E Business, though a few parcels, especially in the southern portion of the sector, are zoned for residential uses (C Residence). Within Sector IV, the Town of Babylon owns three parcels including Section 58, Block 1, Lot 25.2 at the southeast corner of Straight Path and Commonwealth Drive (occupied by Compare Foods Supermarket, Chase Bank, and a Suffolk County Police Department substation); Section 58, Block 1, Lot 60 on the north side of Irving Avenue (vacant); and Section 55, Block 3, Lot 6 on the east side of Straight Path at the intersection with Brooklyn Avenue (also vacant). Other publicly owned properties within Sector IV include the Wyandanch Public Library on Section 55, Block 2, Lots 82.3 and 82.4 (owned by the Wyandanch Union Free School District) and two small County-owned parcels just north of the library (Section 55, Block 2, Lots 80 and 81).

Unsanitary and Unsafe Conditions Significant unsanitary and unsafe conditions were observed in Sector IV, including numerous instances of cracked or spalling sidewalks and curbs, particularly along the Straight Path commercial corridor, as shown in Photographs 61-64. Substantial amounts of trash and litter were also observed, especially on the vacant lots fronting Straight Path (see Photographs 65 through 69). Ponding was also observed on the sidewalk along Straight Path, and severe

26 ¯ Feet Sector IV Figure 10 55-3-10 55-3-9

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Vacancy

Vacant Land Sector IV includes approximately 4.0 acres of vacant land on 25 lots. As noted above, substantial amounts of trash and litter were observed on the vacant lots fronting Straight Path (see Photographs 65 through 69). Severe ponding was seen on one vacant lot (see Photograph 70). Twenty-two vacant parcels in Sector IV were rated critically in the Town’s 2003 lot survey due to the presence of garbage.

Building Vacancy Sector IV includes a vacant residence and a vacant commercial building, as follows: • Section 55, Block 3, Lot 8: A vacant house is situated on this parcel on the east side of Straight Path just south of the intersection with Brooklyn Avenue (see Photograph 72). • Section 55, Block 3, Lot 21: This parcel includes a vacant house in critical condition. • Section 58, Block 4, Lot 17: This lot includes a vacant commercial building on the east side of Straight Path just north of the intersection with Lake Drive (see Photograph 73).

Environmental Concerns Table 8 lists the known or potentially contaminated sites within Sector IV, as identified in Gannett Fleming’s Phase I Environmental Site Assessment, 1491 & 1499 Straight Path, Wyandanch, New York 11798, Project #44723 (July 2005) and discussed above in Section C, “Existing Study Area Conditions.” Table 8 Known or Potentially Contaminated Sites within Sector IV Sector Address Description Site Name Status IV 1491 Straight Path Vacant Paved Lot n/a Potentially Contaminated IV 1499 Straight Path Vacant One-Story Former In and Listed in LTANKS Building Out Food Mart for 2004 petroleum leak Sources: AKRF, Inc. (December 2006); Gannett Fleming Engineers, P.C., Phase I Environmental Site Assessment, 1491 & 1499 Straight Path, Wyandanch, New York 11798, Project #44723, July 2005.

27 Wyandanch Blight Study

SECTOR V

Location, Use, Zoning, and Ownership Sector V occupies the southern portion of the study area and is roughly bounded by Brooklyn Avenue on the north and Garrison Avenue on the south, as shown in Figure 11. Sector V contains a mix of uses including some relatively new residential development, retail uses fronting Straight Path, several industrial parcels (including a large cement manufacturing plant at the northwest corner of Straight Path and Booker Avenue), a few community facilities including two churches and the Suffolk County Department of Social Services, and a number of vacant parcels (especially along Straight Path). Sector V is largely zoned for residential uses (C Residence), with the exception of several commercially and industrially zoned parcels generally in the southern portion of the sector. Sector V includes two publicly owned parcels, both by the Town of Babylon and used as public parking facilities (Section 78, Block 2, Lots 44 and 48.8).

Unsanitary and Unsafe Conditions Sector V includes several poorly maintained properties and many vacant parcels strewn with trash and debris. Severe ponding was observed at the oil tank services lot on the north side of Garrison Avenue (Section 78, Block 2, Lot 48.5), as shown in Photograph 74. The residence at 1 S. 26th Street exhibits façade damage, cracked/crumbling exterior steps, and boarded windows. The property is also strewn with trash and other materials (see Photograph 75). In addition, the grass strip that runs along Booker Avenue adjacent to the cement manufacturing plant on Section 79, Block 4, Lot 36.6 is poorly maintained and strewn with trash (see Photograph 76). Further, many vacant parcels, especially those fronting on Straight Path, are littered and dirty. Based on field observations in November 2006, two lots in Sector V appear to be in violation of Section 177 of Chapter 213, “Zoning,” of the Code of the Town of Babylon, which requires G Industrial zoned properties abutting on residential zoned properties or properties used for residential purposes to maintain a 5-foot wide vegetative buffer along the dividing property line. The subject parcels are designated as Section 79, Block 4, Lots 25 and 36.6 and are occupied by a cement manufacturing plant with associated mounds of dirt and heavy machinery. Photograph 76 depicts the industrial property on Section 79, Block 4, Lot 36.6 and the adjacent residence on Booker Avenue. Failure to provide the required vegetative buffers results in a potential safety hazard for adjacent residences and creates unsightly views for neighbors and the general public. In addition, the location of a cement manufacturing plant, which typically emits dust, noise, and plumes of smoke, in such close proximity to residential uses is a good example of incompatible land uses in the study area. A total of 40 lots within Sector V received poor to critical overall ratings, accounting for 49 percent of the total number of lots in the sector. Eighteen critically rated parcels within Sector V contain vacant land strewn with garbage. The remaining lots with overall poor to critical ratings contain active residential, commercial, or industrial uses with exterior building damage, graffiti, and garbage on-site. Many of the critically rated active uses are clustered on parcels fronting Straight Path between Lincoln and Booker Avenues, and along the north side of Booker Avenue west of Straight Path, and are associated with a cement manufacturing plant in this area.

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79-4-23 78-2-43 TH 78-2-44 26 79-4-22 79-4-36.6 78-2-48.7 78-2-48.8 8TH 79-4-21 78-2-46 2 79-4-20 78-2-48.3 G P 78-2-48.6 A A 78-2-48.5 T 79-4-19 R T R O I 79-4-38 B 78-2-49 S TH N 27 O 78-2-50 O 79-4-39 78-2-51 O N L 78-2-52 I K H N 78-2-53 T E 9 78-2-54 2 C R O 78-2-55 L 8TH H N 2 30T Proposed Urban Renewal Area Land Use Community Facility Vacant Buildings ¯ Sector Boundaries Residential Industrial Vacant 0250500125 Feet Suffolk County Tax Lots Vacant Land Transportation and Utility Partially Vacant Commercial

Figure 11 Wyandanch Blight Study Sector V Wyandanch Blight Study

Vacancy

Vacant Land Sector V comprises 20 vacant lots on approximately 5.4 acres. Many vacant parcels, especially those fronting on Straight Path, are strewn with trash and debris. In the Town’s 2003 lot survey, twenty-three vacant parcels were rated critically because they were found to be strewn with trash. Several of these lots have since been developed with single-family residences.

Building Vacancy Sector V includes two vacant or partially vacant commercial buildings and one vacant industrial building, as listed below: • Section 78, Block 2, Lot 41: This is the site of a vacant commercial building at the southwest corner of Straight Path and Booker Avenue. • Section 78, Block 2, Lot 43: This lot contains a partially vacant building including a vacant commercial storefront as well as an active deli and clothing store. • Section 80, Block 2, Lot 1.1: This vacant industrial building at the southeast corner of Straight Path and New Avenue is currently on the rental market.

Environmental Concerns As identified in SLI’s Wyandanch Blight Conditions Study (2004) and discussed above in Section C, “Existing Study Area Conditions,” Sector V includes three known or potentially contaminated sites, as shown in Table 9. Table 9 Known or Potentially Contaminated Sites within Sector V Sector Address Description Site Name Status V 1300-1304 Straight Path Vacant Strip Mall n/a Listed in Benrubi EPA Grant App V 1306-1310 Straight Path Partially Vacant n/a Listed in Benrubi EPA Strip Mall Grant App V 1357 Straight Path Industrial Ron Lyn Delisted Superfund Property Site Sources: AKRF, Inc. (December 2006); Sustainable Long Island, Wyandanch Blight Conditions Study (2004).

29 Wyandanch Blight Study

E. CONCLUSIONS

This analysis has identified certain tangible conditions of physical blight and intangible conditions that demonstrate the need to designate the study area as an urban renewal area and begin much needed restoration and revitalization of the downtown area. Underutilization of property is one of the standard criteria for identifying blighted conditions. This study found that approximately 14 acres or 13 percent of the study area consists of vacant land and 22 lots contain vacant or partially vacant buildings. Suffolk County owns or operates another approximately 5.6 acres of land in the heart of the downtown area that are currently dedicated to free surface parking largely for commuters, rather than being used as resource to meet the housing and commercial needs of the community. Creating an urban renewal area in downtown Wyandanch would provide the regulatory capacity to stimulate additional commercial, residential, and mixed-use development in the area. As noted above, control of underutilized sites by multiple owners can create an impediment to needed redevelopment and removal of blighted conditions. Within the study area, ownership of the vast majority (i.e., approximately 88 percent of the 281 tax lots) is scattered among many different property owners including residents, development corporations, and religious institutions. Publicly owned properties account for only 25 percent of the study area. Diverse property ownership suggests that creating sites with areas large enough to accommodate commercial and residential development could be time-consuming and more costly than should the parcels be publicly owned by one or a few institutions. Many properties in the study area were also rated “poor to critical” in the visual assessment of the condition of exterior building conditions, including steps, walls, door, windows, and roof; and/or site conditions such as graffiti or garbage; and/or parking conditions. Of the 281 parcels in the study area, 117 or approximately 42 percent were given poor to critical ratings. Most of the properties rated “fair” or “good” were found to have at least one critically rated element. Sidewalk and street conditions were also found to be problematic and hazardous throughout the study area. Adverse sidewalk and street conditions observed in the study area include cracking or crumbling, inadequate drainage or ponding, and incidents of sidewalk parking by heavy trucks. Pedestrian safety in the study area is also compromised due to excessive speeds of cars and trucks on major routes in the area, especially along Straight Path. Another standard criterion for identifying blighted conditions is crime. Crime was found to be a significant issue in Wyandanch and one that the community has been struggling to overcome for decades. Wyandanch as whole was found to have a high incidence of crime, especially drug- related, relative to both the Town of Babylon and Suffolk County overall. Redevelopment and resurgence of downtown Wyandanch has also been hindered by insufficient sewer capacity, outdated zoning, and numerous instances of known or potential environmental contamination. All of the analysis sectors within the study area were found to contain one or more of the criteria to determine blight, including underutilization; multiple ownership; poor to critical building, site, or parking conditions; pedestrian safety issues related to traffic infrastructure or sidewalk conditions; high crime; insufficient sewer capacity; outdated zoning; and environmental contamination. Taken together, these findings indicate that the portion of the hamlet encompassed by the study area, including the core commercial district, is generally blighted and in need of repair, restoration, revitalization and redevelopment.

30 Wyandanch Blight Study

F. BIBLIOGRAPHY

Andelman, David A., “Wyandanch Seeks Aid to End School Debt,” The New York Times, March 24, 1974. Bux, Michael, “Lobbying for the Land,” The New York Times, April 10, 1977. Code of the Town of Babylon, updated November 15, 2006, Supplement No. 82, General Code’s E-code On-line Library posted on http://www.generalcode.com/webcode2.html. Farber, M.A., “Suburban Schools Face Big-City Problems,” The New York Times, September 3, 1968. Gannett Fleming Engineers, P.C., Phase I Environmental Site Assessment, 1491 & 1499 Straight Path, Wyandanch, New York 11798, Project #44723, July 2005. Gannett Fleming Engineers, P.C., Phase I Environmental Site Assessments, 8 Andrews Avenue and 5 & 7 North 15th Street, Wyandanch, New York 11798, Project #44723, July 2005. Kleege, Stephen, “Homeowners Fight Welfare ‘Dumping’,” The New York Times, December 26, 1982. Long Island Power Authority, “NY State Empire Zone Benefits,” posted on http://www.lipower.org/ecodev/programs.zones.html, accessed on January 9, 2007. Lutz, Phillip, “Crack Use on Rise in Suburbs,” The New York Times, November 13, 1988. Lyall, Sarah, “Stung by Prostitution, Town Shames Customers,” The New York Times, July 18, 1991. Marks, Peter, “Wyandanch Seeks U.S. Help in Fighting Crime,” The New York Times, October 7, 1993. New York State, “Empire Zones,” posted on http://www.empire.state.ny.us/Tax_and_Financial_Incentives/Empire_Zones/default.asp, accessed on January 9, 2007 O’Brien & Gere Engineers, Inc., Draft Report, Site Characterization Report, 37 Commonwealth Avenue Site, Babylon, New York, Site No. 1-52-195, Volume I, May 2006. Rather, John, “Suffolk Seeks to Level Crack Houses,” The New York Times, January 22, 1989. Schmitt, Eric, “Ruin vs. Renewal: When $56,000 Houses Go Begging,” The New York Times, January 31, 1989. Shaman, Diana, “Addressing Wyandanch and North Amityville Blight,” The New York Times, July 10, 1994. Sparberg Alexiou, Alice, “Safety and Zoning vs. Freedom of Religion,” The New York Times, November 19, 2000. Suffolk County Department of Planning, “Shopping Centers and Downtowns: Suffolk County, New York,” May 2006. Suffolk County Police Department, 2004 Annual Report. Suffolk County Police Department, posted on http://www.co.suffolk.ny.us/police/onlineforms.htm, accessed on November 15, 2006.

31 Wyandanch Blight Study

Sustainable Long Island, Wyandanch Blight Conditions Study, 2004. Town of Babylon, “Town of Babylon Receives Largest LI Brownfields Grant,” May 7, 2005, posted on www.townofbabylon.com, accessed on November 13, 2006. Town of Babylon, BOA Pre-Nomination Study, 2005. Town of Babylon, “Lighting in Wyandanch Sets the Tone for Further Redevelopment,” July 12, 2005, posted on www.townofbabylon.com, accessed on November 13, 2006. Town of Riverhead Empire Zone, posted on http://www.riverheadzone.com/index.html. U.S. Census Bureau, Census 2000. Yonkers Community Development Agency v Morris 37 N.Y.2d as sourced in Michael A. Cardozo, Brief Amicus Curiae of the City of New York in Support of Respondents, Corporation Council of the City of New York, posted on http://www.nlc.org/content/Files/New%20York%20City%20Brief.pdf, accessed on January 4, 2007. Ï

32

LIST OF APPENDICES

A. Photographs B. Town of Babylon Department of Revitalization Lot Rating Survey for Downtown Wyandanch (2003)

APPENDIX A

Photographs SECTOR I

Photograph 1: Litter and debris on former, vacant men’s referral center lot on west side of Andrews Avenue (Section 40, Block 1, Lot 64).

Photograph 2: Vacant parcel south of church on Andrews Avenue (Section 40, Block 1, Lot 98). Photograph 3: Damaged exterior façade of vacant house (Section 40, Block 1, Lot 59.1).

Photograph 4: Collapsed roof overhang, boarded-up window, and broken fencing of vacant house (Section 40, Block 1, Lot 24). Photograph 5: Rusted window sills, boarded-up windows, trash, and weeds on this vacant men’s resource center on Section 40, Block 1, Lot 64. This parcel is currently owned by the Town of Babylon.

Photograph 6: Some graffiti and rusted metal doors on vacant restaurant on Section 40, Block 1, Lot 60. Photograph 7: Extreme flooding conditions on Washington Avenue east of Straight Path after several days of rain.

Photograph 8: Inadequate drainage and barbed wire fence on auto repair lot on northeast corner of Straight Path and Washington Avenue (Section 40, Block 2, Lot 15.3). Photograph 9: Barbed wire, litter, and leaning fencing on Section 40, Block 2, Lot 10.3.

Photograph 10: Barbed wire and graffiti on industrial site on north side of Acorn Street (Section 40, Block 2, Lot 14). Photograph 11: Tow truck parked on sidewalk in front of Arrow Scrap Corp. on Straight Path in northern portion of study area.

Photograph 12: Southwestern view of Straight Path approaching Acorn Street intersection. Photograph 13: Narrow sidewalks, faded crosswalks, and truck traffic at Straight Path and Acorn Street make this a dangerous intersection for pedestrians in heart of Wyandanch’s downtown.

Photograph 14: Tractor trailer truck traffic on Straight Path. Photograph 15: Broken fence and trash at northeast corner of Acorn Street and Straight Path. Photograph 16: Suffolk County-operated free commuter parking lot on north side of Acorn Street (Section 40, Block 2, Lot 10.3).

Photograph 17: Overgrown weeds and crumbling curbs at Suffolk County-owned free commuter parking lot (Section 40, Block 2, Lot 12). Photograph 18: MTA-owned parking lot north of LIRR tracks and south of Acorn Street (Section 40, Block 2, Lot 13).

Photograph 19: Parking lot owned by Town of Babylon north of LIRR tracks on Acorn Street, west of Straight Path (Section 39, Block 4, Lot 52). Photograph 20: Vacant lot, currently used as an illegal parking area for local workers, at northwest corner of N. 11th Street and Straight Path (Section 40, Block 3, Lot 32).

Photograph 21: Sidewalk paving abruptly ends along the north side of Washington Avenue near the intersection with Straight Path. Photograph 22: View of the northeast corner of Merritt Avenue and N. 16th Street where the sidewalk and curbing is crumbling and filled with weeds and the paving abruptly ends (Section 40, Block 1, Lot 21). SECTOR II

Photograph 23: View west from S. 16th Street toward Weld Built lot containing trash, barbed wire, broken fences, and overgrown landscaping (Section 56, Block 3, Lot 73).

Photograph 24: Additional view of Weld Built lot from S. 16th Street. Deteriorated, rusted buildings and rolling gates, as well as broken fence and barbed wire, are evident. Photograph 25: View east toward auto repair lots on S. 19th Street showing ponding, broken fences, and rusted buildings (Section 56, Block 3, Lots 43 and 44.1).

Photograph 26: View east toward auto repair building on northeast corner of S. 19th Street and Straight Path (Section 56, Block 3, Lot 43). Photograph 27: Former KFC on Straight Path in heart of Wyandanch’s downtown (Section 56, Block 3, Lot 69.1). SECTOR III

Photograph 28: Lack of sidewalks in a mixed commercial, industrial, and residential area in Wyandanch’s downtown core (Section 57, Block 1, Lot 19.1). Photograph 29: View west on Long Island Avenue of ponding and vacancy in front of Section 57, Block 2, Lot 1. Photograph 30: View of north façade of Sunset Plumbing & Heating Supply (Section 57, Block 2, Lot 11.4) fronting on Long Island Avenue. Graffiti, rusted door frame, and barbed wire are shown.

Photograph 31: View of graffiti on east façade of Sunset Plumbing & Heating Supply fronting Deer Street. Photograph 32: View of garbage-strewn driveway at Sunset Plumbing and Heating Supply off of Deer Street. Graffiti, barbed wire, trash, and a rusted door are also shown.

Photograph 33: View of unkempt sidewalk in front of Sunset Plumbing & Heating Supply on south side of Long Island Avenue. Street ponding and barbed wire on the fence surrounding the property are also shown. Photograph 34: Inadequate drainage on Long Island Avenue in the vicinity of Sunset Heating & Plumbing Supply (Section 57, Block 2, Lot 11.4). Photograph 35: View of cracked sidewalk and curbing on south side Long Island Avenue in front of Sunset Plumbing & Heating Supply (Section 57, Block 2, Lot 11.4). Photograph 36: View of garbage and ponding along north side of Long Island Avenue between Doe and Deer Streets adjacent to the LIRR right-of-way.

Photograph 37: Vacant commercial building on south side of Long Island Avenue west of Deer Street with severely damaged façade and rusted door (Section 57, Block 2, Lot 5.1). Relatively new door handle and blinds on upper windows indicate possible tenancy. Photograph 38: View of crumbling exterior steps on vacant commercial building (Section 57, Block 2, Lot 5.1). Photograph 39: Closer view of rusted door at vacant commercial building on south side of Long Island Avenue. Photograph 40: Closer view of facade damage on vacant commercial building on south side of Long Island Avenue.

Photograph 41: Closer view of cracked pavement in front vacant building along south side of Long Island Avenue. Photograph 42: View of ponding and cracked sidewalk along south side of Long Island Avenue in front of ESTI Warehouse on Section 57, Block 3, Lot 2.

Photograph 43: The Wyandanch Head Start building on the southwest corner of Long Island Avenue and Doe Street (Section 57, Block 1, Lot 4) shows signs of water damage, cracks, graffiti, and rust on its exterior walls. Photograph 44: Closer view of rusted and cracked facade on side of Wyandanch Head Start fronting on Doe Street. Photograph 45: Closer view of rusted door frame, graffiti, and cracks on the east facade of Wyandanch Head Start. Photograph 46: View northeast toward the back of a partially vacant industrial building on southeast corner of Long Island Avenue and Doe Street (Section 57, Block 2, Lot 1). Exterior façade damage including rust and cracking is apparent. The building also includes bricked-in windows. Photograph 47: View south from Long Island Avenue toward cracked and crumbling pavement and curbing on east side of Doe Street adjacent to Section 57, Block 2, Lot 1. Photograph 48: View of crumbling curb along east side of Doe Street adjacent to Section 57, Block 2, Lot 19. Photograph 49: Closer view of cracked curbing along east side of Doe Street adjacent to Section 57, Block 2, Lot 19. Photograph 50: View of sidewalk parking on west side of Lake Drive adjacent to Maxwell Turf & Horticulture Supplies on Section 57, Block 3, Lot 4. Photograph 51: Van parked on sidewalk in rear of Long Island Spring Works on Elk Street (Section 57, Block 3, Lot 5.1). Photograph 52: Vacant, boarded residence on north side of Lakewood Street (Section 57, Block 2, Lot 17).

Photograph 53: View of broken glass window on residence for rent at 38 Woodland Road (Section 57, Block 1, Lot 28). Photograph 54: View of crumbling steps on house at 38 Woodland Road. Photograph 55: View of mound of trash and brush on vacant lot on north side of Woodland Road (Section 57, Block 1, Lot 17).

Photograph 56: View of vacant, boarded house on south side of Woodland Road (Section 57, Block 1, Lot 31). Photograph 57: View of ponding and lack of sidewalks on Woodland Road in residential area.

Photograph 58: View of cracked south façade and bricked in windows on Wyandanch Beer House fronting Commonwealth Drive (Section 57, Block 1, Lot 41). Photograph 59: View of damaged east façade of Wyandanch Beer House at northeast corner of Straight Path and Commonwealth Drive (Section 57, Block 1, Lot 41).

Photograph 60: Vacant, boarded McDonald’s on east side of Straight Path, just south of intersection with Long Island Avenue (Section 57, Block 1, Lot 33.2). SECTOR IV

Photograph 61: Crumbling curbing along Straight Path in front of Section 58, Block 1, Lot 26. Photograph 62: View north along Straight Path near intersection with Arlington Avenue toward cracked sidewalk in front of Section 58, Block 1, Lot 27. Photograph 63: Cracked sidewalk and crumbling curb along east side of Straight Path south of Mount Avenue. Photograph 64: View south along Straight Path toward ponding and uneven pavement in front of Section 58, Block 4, Lot 6. Photograph 65: View of weeds and trash on vacant lot (Section 58, Block 1, Lot 65) in the middle of a commercial strip along Straight Path.

Photograph 66: View of trash-strewn vacant lot on east side of Straight Path (Section 58, Block 4, Lot 10). Photograph 67: View of another vacant lot strewn with trash on the east side of Straight Path (Section 58, Block 4, Lot 11).

Photograph 68: Trash-strewn vacant lot at southeast corner of Straight Path and Mount Avenue (Section 55, Block 3, Lot 1). Photograph 69: Vacant lot on east side of Straight Path at intersection with Brooklyn Avenue, shown with overgrown brush littered with trash (Section 55, Block 3, Lot 6).

Photograph 70: View of severe ponding on vacant lot on east side of Straight Path at intersection with S. 22nd Street (Section 55, Block 3, Lot 9). Photograph 71: Traffic island at northeast corner of Straight Path and S. 21st Street, a gateway to downtown Wyandanch. Graffiti on the “Welcome to Wyandanch” sign ironically sends an unwelcoming message.

Photograph 72: View of vacant, boarded house and broken fence on east side of Straight Path just south of intersection with Brooklyn Avenue (Section 55, Block 3, Lot 8). Trash along the sidewalk is also evident. Photograph 73: View of vacant commercial building on east side of Straight Path (Section 58, Block 4, Lot 17). SECTOR V

Photograph 74: Severe ponding on commercial property on north side of Garrison Avenue at southern edge of study area (Section 78, Block 2, Lot 48.5).

Photograph 75: House on the east side of S. 26th Street near the intersection with Patton Avenue with signs of fire damage, crumbling steps, and boarded windows (Section 79, Block 2, Lot 41). The presence of a “No Trespassing” sign suggests that the house may be currently occupied. Photograph 76: Residence on the left (Section 79, Block 4, Lot 38) is fenced in along with the adjacent cement manufacturing plant on Booker Avenue (Section 79, Block 4, Lot 36.6). The grass strip that runs along these properties is poorly maintained and strewn with trash.

APPENDIX B

Town of Babylon Department of Revitalization Lot Rating Survey for Downtown Wyandanch (2003) TOWN OF BABYLON DEPARTMENT OF REVITALIZATION LOT RATING SURVEY FOR DOWNTOWN WYANDANCH (2003) PROPERTY INFORMATION EXTERIOR CONDITIONS SITE CONDITIONS AVERAGE SUFFOLK COUNTY PARKING OVERALL TAX MAP NO. SECTOR SECTION BLOCK LOT ST. NO. STREET NAME STEPS WALLS DOOR WIN ROOF GRAFFITI GARBAGE CONDITIONS RATING** 0100039000400033000 I 039.00 04.00 033.000 275 MERRITT AV 211.5 0100039000400034000 I 039.00 04.00 034.000 141 1A 4 WYAN PUB SVC 2 2.0 0100039000400052000 I 039.00 04.00 052.000 PARKING 322.7 0100040000100021000 I 040.00 01.00 021.000 23 N 16TH ST 111.0 0100040000100023000 I 040.00 01.00 023.000 309 MERRITT AV 2 2 1 2 2 2 1 1 1.6 0100040000100024000 I 040.00 01.00 024.000 10 N 15TH ST 1 1 1 1 1 1 1 1.0 0100040000100059001 I 040.00 01.00 059.001 7 N 15TH ST 1 1 1 1 1 1 1 1 1.0 0100040000100059002 I 040.00 01.00 059.002 5 N 15TH ST 1 1 1 1 1 1 1 1 1.0 0100040000100060000 I 040.00 01.00 060.000 311 MERRITT AV 3 3 3 3 3 3 3 3.0 0100040000100061000 I 040.00 01.00 061.000 313 MERRITT AV 3 3 3 3 3 3 3 3.0 0100040000100062000 I 040.00 01.00 062.000 315 MERRITT AV 3 3 3 3 3 3 3 3.0 0100040000100063000 I 040.00 01.00 063.000 319 MERRITT AV 3 3 3 3 3 3 3 3.0 0100040000100064000 I 040.00 01.00 064.000 8 ANDREWS AV 1 1 1 1 1 1 1 1 1.0 0100040000100068001 I 040.00 01.00 068.001 20 N 14TH ST 3 3 3 3 3 3 3 3 3.0 0100040000100097000 I 040.00 01.00 097.000 19 ANDREWS AV 3 1 2 1 1 3 3 3 2.1 0100040000100098000* I 040.00 01.00 098.000 17 ANDREWS AV 2 2.0 0100040000100099000 I 040.00 01.00 099.000 15 ANDREWS AV 1 1 1 1 3 3 1 1.6 0100040000100100000 I 040.00 01.00 100.000 13 ANDREWS AV 1 1 3 3 3 1 3 2.1 0100040000100101000* I 040.00 01.00 101.000 ANDREWS AV 2 2.0 0100040000100102000* I 040.00 01.00 102.000 9 ANDREWS AV 2 2.0 0100040000100103000 I 040.00 01.00 103.000 1580 STRAIGHT PATH 2 2 2 2 2 1 3 2.0 0100040000100105001 I 040.00 01.00 105.001 2 WINTER AV 2 1 2 2 3 3 3 2.3 0100040000100106000 I 040.00 01.00 106.000 6 WINTER AV 2 2.0 0100040000100107000 I 040.00 01.00 107.000 8 WINTER AV 3 3 3 3 3 3 3 3.0 0100040000100108000 I 040.00 01.00 108.000 12 WINTER AV 3 3 3 3 3 3 3 3.0 0100040000100110001 I 040.00 01.00 110.001 18 WINTER AV 3 3 3 3 3 3 1 2.7 0100040000100137000 I 040.00 01.00 137.000 19 WINTER AV 1 1 1 1 1 1 1 1.0 0100040000100140000 I 040.00 01.00 140.000 6 MCCUE AV 3 3 3 3 3 3 3 3.0 0100040000200009000 I 040.00 02.00 009.000 1616 STRAIGHT PATH 3 2.7 0100040000200010002 I 040.00 02.00 010.002 4 WASHINGTON AV 1 1 1 1 1 1 1 1 1.0 0100040000200010003 I 040.00 02.00 010.003 1621 STRAIGHT PATH 3 3 3 3 3 3 1 2 2.7 0100040000200010004 I 040.00 02.00 010.004 STRAIGHT PATH 2 2.3 0100040000200011000 I 040.00 02.00 011.000 1589 STRAIGHT PATH 3 3 3 3 3 3 3 3.0 0100040000200012000 I 040.00 02.00 012.000 305 ACORN ST 2 2.0 0100040000200013000 I 040.00 02.00 013.000 141 1A 5 WYAN PUB SVC 2 2.0 0100040000200014000 I 040.00 02.00 014.000 1617 STRAIGHT PATH 1 1 1 1 1 1 1 2 1.1 0100040000200015000 I 040.00 02.00 015.003 1623 STRAIGHT PATH 2 1 1 3 3 1 1 1.7 0100040000200015006* I 040.00 02.00 015.006 S.P. ACCESS RD 1 1.0 0100040000200015007 I 040.00 02.00 015.007 STRAIGHT PATH 2 1 1 3 3 1 1 1.7 0100040000200015008 I 040.00 02.00 015.008 1633 STRAIGHT PATH 2 1 1 3 2 1 3 1.9 0100040000200032000* I 040.00 02.00 032.000 1624 STRAIGHT PATH 2 2.0 0100040000200033000 I 040.00 02.00 033.000 1627 STRAIGHT PATH 3 3 3 3 3 1 2 2.6 0100040000200045001 I 040.00 02.00 045.001 1645 STRAIGHT PATH 2 2.0 0100056000300033001 II 056.00 03.00 033.001 258 LONG ISLAND AV 3 3 3 3 3 3 1 2 2.6 0100056000300040000 II 056.00 03.00 040.000 27 S 19TH ST 1 1.0 0100056000300041000 II 056.00 03.00 041.000 25 S 19TH ST 2 2 3 3 3 3 1 2.4 0100056000300043000 II 056.00 03.00 043.000 1500 STRAIGHT PATH 2 2 2 2 3 1 1 1 1.8 0100056000300044001 II 056.00 03.00 044.001 8 S 18TH ST 3 3 3 3 3 3 1 2 2.6 0100056000300045000 II 056.00 03.00 045.000 10 S 18TH ST 111.0 0100056000300046000 II 056.00 03.00 046.000 12 S 18TH ST 111.0

B-1 PROPERTY INFORMATION EXTERIOR CONDITIONS SITE CONDITIONS AVERAGE SUFFOLK COUNTY PARKING OVERALL TAX MAP NO. SECTOR SECTION BLOCK LOT ST. NO. STREET NAME STEPS WALLS DOOR WIN ROOF GRAFFITI GARBAGE CONDITIONS RATING** 0100056000300047000 II 056.00 03.00 047.000 16 S 18TH ST 2 2.3 0100056000300048000 II 056.00 03.00 048.000 S 18TH ST 2 2.3 0100056000300049000 II 056.00 03.00 049.000 20 S 18TH ST 2 2.3 0100056000300053002 II 056.00 03.00 053.002 S 18TH ST 3 3.0 0100056000300054000 II 056.00 03.00 054.000 260 LONG ISLAND AV 3 3 3 3 3 3 3 3 3.0 0100056000300055000 II 056.00 03.00 055.000 43 S 18TH ST 3 3 3 3 3 3 1 1 2.5 0100056000300056000 II 056.00 03.00 056.000 41 S 18TH ST 111.0 0100056000300057000 II 056.00 03.00 057.000 39 S 18TH ST 111.0 0100056000300058000 II 056.00 03.00 058.000 17 GARDEN CITY AV 3 3 3 3 3 3 1 1 2.5 0100056000300059000* II 056.00 03.00 059.000 16 GARDEN CITY AV 3 3.0 0100056000300060000 II 056.00 03.00 060.000 S 18TH ST 1 1.0 0100056000300061000 II 056.00 03.00 061.000 25 S 18TH ST 1 1.0 0100056000300062000 II 056.00 03.00 062.000 19 S 18TH ST 3 3 3 3 3 3 3 1 2.8 0100056000300063000 II 056.00 03.00 063.000 1528 STRAIGHT PATH 3 3 3 3 3 3 3 1 2.8 0100056000300064000 II 056.00 03.00 064.000 13 S 18TH ST 3 3 1 3 3 3 1 2.4 0100056000300065000 II 056.00 03.00 065.000 1522 STRAIGHT PATH 2 2.0 0100056000300066000 II 056.00 03.00 066.000 12 GARDEN CITY AV 1 1.0 0100056000300069001 II 056.00 03.00 069.001 1548 STRAIGHT PATH 1 1 1 1 1 1 1 1 1.0 0100056000300070000 II 056.00 03.00 070.000 1 GARDEN CITY AV 2 2.3 0100056000300071000 II 056.00 03.00 071.000 3 GARDEN CITY AV 3 3 3 3 3 3 1 1 2.5 0100056000300072000 II 056.00 03.00 072.000 6 S 16TH ST 1 1 1 1 1 1 1 1 1.0 0100056000300073000 II 056.00 03.00 073.000 276 LONG ISLAND AV 1 1 1 1 1 1 1 1 1.0 0100056000300074000 II 056.00 03.00 074.000 P/O W 1/2 OF S 17TH ST 2 2.3 0100056000300075001 II 056.00 03.00 075.001 P/O S 17TH ST 2 2.3 0100056000300075002 II 056.00 03.00 075.002 P/O S 17TH ST 2 2.3 0100057000100039000 II 057.00 01.00 039.000 1570 STRAIGHT PATH 3 2 3 3 3 2 3 3 2.8 0100057000100001000 III 057.00 01.00 001.000 320 LONG IS AV 1 1 1 1 1 1 1 1 1.0 0100057000100003001 III 057.00 01.00 003.001 330 LONG ISLAND AV 1 1 1 1 1 3 1 1 1.3 0100057000100004000 III 057.00 01.00 004.000 350 LONG ISLAND AV 1 1 1 1 3 3 3 2 1.9 0100057000100005000 III 057.00 01.00 005.000 9 GRAND BL 1 1.0 0100057000100006000 III 057.00 01.00 006.000 17 GRAND BL 1 1.0 0100057000100008000 III 057.00 01.00 008.000 52 DOE ST 1 1 3 2 3 3 1 2.0 0100057000100009000 III 057.00 01.00 009.000 19 GRAND BL 3 3 3 3 3 3 3 3.0 0100057000100010000* III 057.00 01.00 010.000 25 GRAND BL 3 3.0 0100057000100011000* III 057.00 01.00 011.000 24 GRAND BL 2 2.0 0100057000100012000 III 057.00 01.00 012.000 18 GRAND BL 1 1 1 3 1 3 1 1.6 0100057000100013000 III 057.00 01.00 013.000 16 GRAND BL 1 1.0 0100057000100015001 III 057.00 01.00 015.001 14 GRAND BL 1 3 1 1 3 3 1 1.9 0100057000100016000 III 057.00 01.00 016.000 10 GRAND BL 1 1 1 1 1 3 1 1.3 0100057000100017000 III 057.00 01.00 017.000 8 GRAND BL 1 1 3 3 3 3 3 2.4 0100057000100019001 III 057.00 01.00 019.001 1 1.0 0100057000100020000 III 057.00 01.00 020.000 41 WOODLAND RD 3 3 3 3 3 3 1 2.7 0100057000100021000 III 057.00 01.00 021.000 53 WOODLAND RD 1 1.0 0100057000100022000 III 057.00 01.00 022.000 40 DOE ST 3 2 3 3 1 3 3 2.6 0100057000100023000 III 057.00 01.00 023.000 WOODLAND RD 1 1.0 0100057000100024000 III 057.00 01.00 024.000 52 WOODLAND RD 2 2 2 2 2 2 1 1.9 0100057000100026000 III 057.00 01.00 026.000 46 WOODLAND RD 1 1.0 0100057000100027000 III 057.00 01.00 027.000 42 WOODLAND RD 1 1.0 0100057000100028000 III 057.00 01.00 028.000 38 WOODLAND RD 2 3 3 1 3 3 2 2.4 0100057000100029000 III 057.00 01.00 029.000 34 WOODLAND RD 1 1.0 0100057000100030000 III 057.00 01.00 030.000 30 WOODLAND RD 2 3 3 3 3 3 1 2.6

B-2 PROPERTY INFORMATION EXTERIOR CONDITIONS SITE CONDITIONS AVERAGE SUFFOLK COUNTY PARKING OVERALL TAX MAP NO. SECTOR SECTION BLOCK LOT ST. NO. STREET NAME STEPS WALLS DOOR WIN ROOF GRAFFITI GARBAGE CONDITIONS RATING** 0100057000100031000 III 057.00 01.00 031.000 20 WOODLAND RD 2 3 3 3 3 3 1 2.6 0100057000100032000 III 057.00 01.00 032.000 16 WOODLAND RD 1 1.0 0100057000100033001 III 057.00 01.00 033.001 300 LONG ISLAND AV 1 3 3 1 3 3 2 2 2.2 0100057000100033002 III 057.00 01.00 033.002 1585 STRAIGHT PATH 3 3 3 3 3 3 3 3 3.0 0100057000100034000 III 057.00 01.00 034.000 1577 STRAIGHT PATH 3 2 3 3 3 3 3 2.9 0100057000100035000 III 057.00 01.00 035.000 1575 STRAIGHT PATH 3 2 1 1 3 3 3 2.3 0100057000100036000 III 057.00 01.00 036.000 1571 STRAIGHT PATH 3 2 3 3 3 3 3 2.9 0100057000100037000 III 057.00 01.00 037.000 1569 STRAIGHT PATH 111.0 0100057000100040004 III 057.00 01.00 040.004 1567 STRAIGHT PATH 3 3 1 1 3 3 3 1 2.3 0100057000100040005 III 057.00 01.00 040.005 1567 STRAIGHT PATH 1 1.0 0100057000100041000 III 057.00 01.00 041.000 1563 STRAIGHT PATH 3 2 3 3 3 3 1 1 2.4 0100057000100042000 III 057.00 01.00 042.000 13 COMMONWEALTH 1 1.0 0100057000100043000 III 057.00 01.00 043.000 17 COMMONWEALTH 1 1.0 0100057000100044000 III 057.00 01.00 044.000 21 COMMONWEALTH 1 1.0 0100057000100045000 III 057.00 01.00 045.000 37 COMMONWEALTH 1 1.0 0100057000100046000 III 057.00 01.00 046.000 47 COMMONWEALTH 1 1.0 0100057000200001000 III 057.00 02.00 001.000 354 LONG ISLAND AV 3 3 3 3 3 3 3 2 2.9 0100057000200002000 III 057.00 02.00 002.000 370 LONG ISLAND AV 3 2 3 3 3 3 3 2 2.8 0100057000200003000 III 057.00 02.00 003.000 LONG ISLAND AV 1 1.0 0100057000200005001 III 057.00 02.00 005.001 384 LONG ISLAND AV 1 1 1 1 1 3 1 1.3 0100057000200011004 III 057.00 02.00 011.004 394 LONG ISLAND AV 3 3 3 3 2 3 3 2 2.8 0100057000200014000 III 057.00 02.00 014.000 37 LAKEWOOD ST 1 1.0 0100057000200016001 III 057.00 02.00 016.001 33 LAKEWOOD ST 3 2 3 3 3 3 3 2.9 0100057000200017000 III 057.00 02.00 017.000 31 LAKEWOOD ST 1 1.0 0100057000200018000 III 057.00 02.00 018.000 27 LAKEWOOD ST 1 1.0 0100057000200019000 III 057.00 02.00 019.000 17 LAKEWOOD ST 3 3 3 3 3 3 1 2.7 0100057000300001000 III 057.00 03.00 001.000 402 LONG ISLAND AV 1 1 1 1 1 1 1 1 1.0 0100057000300002000 III 057.00 03.00 002.000 406 LONG ISLAND AV 1 1 1 1 1 1 1 1 1.0 0100057000300003000 III 057.00 03.00 003.000 410 LONG ISLAND AV 3 3 3 3 3 3 1 3 2.8 0100057000300004000 III 057.00 03.00 004.000 414 LONG ISLAND AV 3 3 3 3 3 3 1 3 2.8 0100057000300005001 III 057.00 03.00 005.001 438 LONG ISLAND AV 3 3 1 3 3 3 1 1 2.3 0100057000300005002 III 057.00 03.00 005.002 436 LONG ISLAND AV 3 3 3 3 3 1 1 3 2.5 0100057000300032000 III 057.00 03.00 032.000 81 LAKEWOOD ST 1 1.0 0100057000300033000 III 057.00 03.00 033.000 75 LAKEWOOD ST 3 2 3 3 3 3 1 2.6 0100055000200080000 IV 055.00 02.00 080.000 18 S 20TH ST 1 1.0 0100055000200081000 IV 055.00 02.00 081.000 31 S 21ST ST 1 1.0 0100055000200082002 IV 055.00 02.00 082.002 1466 STRAIGHT PATH 3 3 3 3 3 3 3 3 3.0 0100055000200082003 IV 055.00 02.00 082.003 16 S 20TH ST 3 3 3 3 3 3 3 3 3.0 0100055000200082004 IV 055.00 02.00 082.004 14 S 20TH ST 3 3 3 3 3 3 3 3 3.0 0100055000200083000 IV 055.00 02.00 083.000 1466 STRAIGHT PATH 3 3.0 0100055000200084000 IV 055.00 02.00 084.000 1 S 20TH ST 1 1 1 1 1 3 3 3 1.8 0100055000200085000 IV 055.00 02.00 085.000 2 S 20TH ST 1 1 1 1 3 3 3 2 1.8 0100055000200086000 IV 055.00 02.00 086.000 15 S 20TH ST 1 1 1 1 3 3 3 1.9 0100055000200087000 IV 055.00 02.00 087.000 17 S 20TH ST 3 3 3 3 3 3 3 3 3.0 0100055000300001000 IV 055.00 03.00 001.000 816 MOUNT AV 1 1.0 0100055000300002000 IV 055.00 03.00 002.000 1479 STRAIGHT PATH 2 2 2 2 2 2 2 2 2.0 0100055000300003000 IV 055.00 03.00 003.000 1475 STRAIGHT PATH 3 3 3 3 3 1 3 3 2.8 0100055000300004000 IV 055.00 03.00 004.000 1473 STRAIGHT PATH 1 1.0 0100055000300005000 IV 055.00 03.00 005.000 1471 STRAIGHT PATH 3 3 1 1 1 1 1 1.6 0100055000300006000 IV 055.00 03.00 006.000 1465 STRAIGHT PATH 1 1.0 0100055000300007000 IV 055.00 03.00 007.000 1461 STRAIGHT PATH 1 1 1 1 1 1 1 1 1.0

B-3 PROPERTY INFORMATION EXTERIOR CONDITIONS SITE CONDITIONS AVERAGE SUFFOLK COUNTY PARKING OVERALL TAX MAP NO. SECTOR SECTION BLOCK LOT ST. NO. STREET NAME STEPS WALLS DOOR WIN ROOF GRAFFITI GARBAGE CONDITIONS RATING** 0100055000300008000 IV 055.00 03.00 008.000 1453 STRAIGHT PATH 1 1.0 0100055000300009000 IV 055.00 03.00 009.000 1451 STRAIGHT PATH 1 1.0 0100055000300010000 IV 055.00 03.00 010.000 1449 STRAIGHT PATH 2 2 2 2 2 2 3 2.1 0100055000300020000 IV 055.00 03.00 020.000 812 MOUNT AV 3 1 1 1 3 3 1 1.9 0100055000300021000 IV 055.00 03.00 021.000 5 MOUNT AV 1 1 1 1 1 1 1 1.0 0100055000300022000 IV 055.00 03.00 022.000 7 MOUNT AV 3 3 3 3 3 3 3 3.0 0100055000300024001 IV 055.00 03.00 024.001 9 MOUNT AV 3 3 3 3 3 3 3 3.0 0100058000100025002 IV 058.00 01.00 25.002 1551 STRAIGHT PATH 3 3 3 3 3 3 3 3.0 0100058000100026000 IV 058.00 01.00 026.000 1549 STRAIGHT PATH 1 1.0 0100058000100027000 IV 058.00 01.00 027.000 1547 STRAIGHT PATH 3 3 3 3 3 3 3 3 3.0 0100058000100028000 IV 058.00 01.00 028.000 8 ARLINGTON AV 3 3 3 3 3 3 1 2.7 0100058000100059000 IV 058.00 01.00 059.000 17 IRVING AV 1 1.0 0100058000100060000 IV 058.00 01.00 060.000 2 IRVING AV 1 1.0 0100058000100061000 IV 058.00 01.00 061.000 5 IRVING AV 1 1.0 0100058000100062000 IV 058.00 01.00 062.000 1539 STRAIGHT PATH 333.0 0100058000100063000 IV 058.00 01.00 063.000 1541 STRAIGHT PATH 333.0 0100058000100064000 IV 058.00 01.00 064.000 1543 STRAIGHT PATH 3 3 3 3 3 3 3 3 3.0 0100058000100065000 IV 058.00 01.00 065.000 1545 STRAIGHT PATH 333.0 0100058000400002000 IV 058.00 04.00 002.000 1 IRVING AV 2 2 1 2 2 2 3 2.0 0100058000400004001 IV 058.00 04.00 004.001 1537 STRAIGHT PATH 3 3 3 3 3 3 3 3 3.0 0100058000400005000 IV 058.00 04.00 005.000 1533 STRAIGHT PATH 3 3 3 3 3 3 3 3.0 0100058000400006000 IV 058.00 04.00 006.000 1531 STRAIGHT PATH 3 1 3 1 3 1 3 2.1 0100058000400008004 IV 058.00 04.00 008.004 1529 STRAIGHT PATH 3 3 3 3 3 3 3 3.0 0100058000400009000 IV 058.00 04.00 009.000 1525 STRAIGHT PATH 3 3 3 3 3 3 3 3 3.0 0100058000400010000 IV 058.00 04.00 010.000 1523 STRAIGHT PATH 111.0 0100058000400011000 IV 058.00 04.00 011.000 1523 STRAIGHT PATH 111.0 0100058000400012000 IV 058.00 04.00 012.000 1521 STRAIGHT PATH 1 1 1 1 2 3 1 0 1.3 0100058000400013000 IV 058.00 04.00 013.000 1517 STRAIGHT PATH 121.3 0100058000400014000 IV 058.00 04.00 014.000 1513 STRAIGHT PATH 3 3 3 1 3 1 1 2 2.1 0100058000400016001 IV 058.00 04.00 016.001 1501 STRAIGHT PATH 3 3 3 3 3 3 3 3 3.0 0100058000400017000 IV 058.00 04.00 017.000 1499 STRAIGHT PATH 1 1 1 1 1 1 1 1 1.0 0100058000400018000 IV 058.00 04.00 018.000 1491 STRAIGHT PATH 111.0 0100058000400019000 IV 058.00 04.00 019.000 6 LAKE DR 3 3.0 0100058000400020000 IV 058.00 04.00 020.000 8 LAKE DR 3 3 3 3 3 3 1 2.7 0100058000400021000 IV 058.00 04.00 021.000 6 JACKSON ST 1 1.0 0100058000400022000 IV 058.00 04.00 022.000 10 JACKSON ST 1 1.0 0100058000400023000 IV 058.00 04.00 023.000 14 JACKSON ST 1 1.0 0100058000400024000 IV 058.00 04.00 024.000 16 JACKSON ST 3 3 3 3 3 3 3 3.0 0100058000400025000 IV 058.00 04.00 025.000 18 JACKSON ST 3 3.0 0100058000400026000 IV 058.00 04.00 026.000 20 JACKSON ST 3 3 3 2 3 3 2 2.7 0100058000400027000 IV 058.00 04.00 027.000 22 JACKSON ST 1 1.0 0100058000400028000 IV 058.00 04.00 028.000 24 JACKSON ST 1 1.0 0100058000400029000 IV 058.00 04.00 029.000 JACKSON ST 1 1.0 0100058000400030000 IV 058.00 04.00 030.000 30 JACKSON ST 1 1.0 0100058000400031000 IV 058.00 04.00 031.000 32 JACKSON ST 1 1.0 0100058000400032000 IV 058.00 04.00 032.000 JACKSON ST 1 1.0 0100058000400033000 IV 058.00 04.00 033.000 JACKSON ST 1 1.0 0100055000200015000 V 055.00 02.00 015.000 31 S 24TH ST 1 1 1 1 1 3 1 1.3 0100055000200043001 V 055.00 02.00 043.001 3 3 3 3 3 3 3 3 3.0 0100055000200064000 V 055.00 02.00 064.000 6 BROOKLYN AV 2 3 2 2 1 3 1 2.0 0100055000200065000 V 055.00 02.00 065.000 4 BROOKLYN AV 1 1.0

B-4 PROPERTY INFORMATION EXTERIOR CONDITIONS SITE CONDITIONS AVERAGE SUFFOLK COUNTY PARKING OVERALL TAX MAP NO. SECTOR SECTION BLOCK LOT ST. NO. STREET NAME STEPS WALLS DOOR WIN ROOF GRAFFITI GARBAGE CONDITIONS RATING** 0100078000200041000 V 078.00 02.00 041.000 1304 STRAIGHT PATH 1 1 1 1 1 3 3 1.6 0100078000200042000 V 078.00 02.00 042.000 1300 STRAIGHT PATH 1 1 1 1 1 3 3 1.6 0100078000200043000 V 078.00 02.00 043.000 1306 STRAIGHT PATH 3 3 3 3 3 3 3 3.0 0100078000200044000 V 078.00 02.00 044.000 1294 STRAIGHT PATH 1 1.0 0100078000200046000 V 078.00 02.00 046.000 1286 STRAIGHT PATH 1 1.0 0100078000200048003 V 078.00 02.00 048.003 1280 STRAIGHT PATH 1 1.0 0100078000200048005 V 078.00 02.00 048.005 9 GARRISON AV 1 1 1 1 1 3 1 1.3 0100078000200048006 V 078.00 02.00 048.006 1290 STRAIGHT PATH 1 1.0 0100078000200048007 V 078.00 02.00 048.007 1020 W BOOKER AV 1 1.0 0100078000200048008 V 078.00 02.00 048.008 STRAIGHT PATH 1 1.0 0100078000200049000 V 078.00 02.00 049.000 GARRISON AV 1 1.0 0100078000200050000 V 078.00 02.00 050.000 GARRISON AV 1 1.0 0100078000200051000 V 078.00 02.00 051.000 GARRISON AV 1 1.0 0100078000200052000 V 078.00 02.00 052.000 6 GARRISON AV 1 1.0 0100078000200053000 V 078.00 02.00 053.000 GARRISON AV 1 1.0 0100078000200054000 V 078.00 02.00 054.000 GARRISON AV 1 1.0 0100078000200055000 V 078.00 02.00 055.000 GARRISON AV 1 1.0 0100079000200041000 V 079.00 02.00 041.000 7 S 26TH ST 2 2 2 2 2 3 2 2.1 0100079000200042000 V 079.00 02.00 042.000 7 PATTON AV 1 1.0 0100079000200049000 V 079.00 02.00 049.000 17 S 25TH ST 3 3 3 3 3 3 3 3.0 0100079000200052001 V 079.00 02.00 052.001 15 S 25TH ST 3 3 3 3 3 3 3 3.0 0100079000200052002 V 079.00 02.00 052.002 11 S 25TH ST 3 3 3 3 3 3 3 3.0 0100079000200054002 V 079.00 02.00 054.002 1394 STRAIGHT PATH 3 3 3 3 3 3 3 3.0 0100079000200054003 V 079.00 02.00 054.003 7 S 25TH ST 2 2 2 2 2 3 2 2.1 0100079000200055000 V 079.00 02.00 055.000 1398 STRAIGHT PATH 1 1.0 0100079000200056000 V 079.00 02.00 056.000 2 S 24TH ST 2 2 2 2 2 3 2 2.1 0100079000200057000 V 079.00 02.00 057.000 6 S 24TH ST 2 2 2 2 2 3 3 2.3 0100079000200058000 V 079.00 02.00 058.000 8 S 24TH ST 2 2 2 2 2 3 1 2.0 0100079000200059000 V 079.00 02.00 059.000 10 S 24TH ST 3 3 3 3 3 3 3 3.0 0100079000200060000 V 079.00 02.00 060.000 12 LEVEY BL 3 3.0 0100079000200061000 V 079.00 02.00 061.000 10 LEVEY BL 3 3 3 3 3 3 3 3.0 0100079000200062000 V 079.00 02.00 062.000 8 LEVEY BL 3 3 3 3 3 3 1 2.7 0100079000200063000 V 079.00 02.00 063.000 6 LEVEY BL 1 1.0 0100079000200064000 V 079.00 02.00 064.000 1406 STRAIGHT PATH 1 1.0 0100079000200067001 V 079.00 02.00 067.001 13 S 24TH ST 3 3 3 3 3 3 1 2.7 0100079000300037000 V 079.00 03.00 037.000 20 PATTON AV 1 1.0 0100079000300038000 V 079.00 03.00 038.000 PATTON AV 1 1.0 0100079000300039000 V 079.00 03.00 039.000 14 PATTON AV 1 1.0 0100079000300040000* V 079.00 03.00 040.000 8 PATTON AV 3 3.0 0100079000300041000 V 079.00 03.00 041.000 1390 STRAIGHT PATH 1 1.0 0100079000300042000 V 079.00 03.00 042.000 1386 STRAIGHT PATH 1 1.0 0100079000300043000 V 079.00 03.00 043.000 1382 STRAIGHT PATH 1 1.0 0100079000300044000 V 079.00 03.00 044.000 1378 STRAIGHT PATH 1 1.0 0100079000300045000 V 079.00 03.00 045.000 9 LINCOLN AV 3 3 3 3 3 3 3 3.0 0100079000400019000 V 079.00 04.00 019.000 52 LINCOLN AV 2 2 2 2 2 3 2 2.1 0100079000400020000 V 079.00 04.00 020.000 48 LINCOLN AV 2 2 2 2 2 2 1 1.9 0100079000400021000 V 079.00 04.00 021.000 LINCOLN AV 1 1.0 0100079000400022000 V 079.00 04.00 022.000 44 LINCOLN AV 1 1 1 1 1 3 1 1.3 0100079000400023000 V 079.00 04.00 023.000 LINCOLN AV 3 1 2.0 0100079000400024000 V 079.00 04.00 024.000 40 LINCOLN AV 3 1 2.0 0100079000400025000 V 079.00 04.00 025.000 LINCOLN AV 3 1 2.0

B-5 PROPERTY INFORMATION EXTERIOR CONDITIONS SITE CONDITIONS AVERAGE SUFFOLK COUNTY PARKING OVERALL TAX MAP NO. SECTOR SECTION BLOCK LOT ST. NO. STREET NAME STEPS WALLS DOOR WIN ROOF GRAFFITI GARBAGE CONDITIONS RATING** 0100079000400026000 V 079.00 04.00 026.000 28 LINCOLN AV 3 3 3 3 3 3 3 3.0 0100079000400027000 V 079.00 04.00 027.000 22 LINCOLN AV 3 3 3 3 3 3 3 3.0 0100079000400028001 V 079.00 04.00 028.001 24 LINCOLN AV 3 3 3 3 3 3 3 3.0 0100079000400028002 V 079.00 04.00 028.002 18 LINCOLN AV 3 3 3 3 3 3 3 3.0 0100079000400029000* V 079.00 04.00 029.000 1344 STRAIGHT PATH 333.0 0100079000400030000 V 079.00 04.00 030.000 1340 STRAIGHT PATH 1 1 1 1 1 1 1 2 1.1 0100079000400031000 V 079.00 04.00 031.000 1336 STRAIGHT PATH 1 1 1 1 1 1 1 2 1.1 0100079000400032000 V 079.00 04.00 032.000 1332 STRAIGHT PATH 1 1 1 1 1 1 1 2 1.1 0100079000400033000 V 079.00 04.00 033.000 1326 STRAIGHT PATH 1 1 1 1 1 1 1 2 1.1 0100079000400034000 V 079.00 04.00 034.000 1320 STRAIGHT PATH 1 1 1 1 1 1 1 2 1.1 0100079000400035000 V 079.00 04.00 035.000 1312 STRAIGHT PATH 1 1 1 1 1 1 1 2 1.1 0100079000400036006 V 079.00 04.00 036.006 21 BOOKER AV 1 1 1 1 1 1 1 2 1.1 0100079000400038000 V 079.00 04.00 038.000 33 W BOOKER AV 1 1 1 1 1 1 1 1.0 0100079000400039000 V 079.00 04.00 039.000 37 W BOOKER AV 1 3 3 3 3 3 1 2.4 0100080000100001000 V 080.00 01.00 001.000 1393 STRAIGHT PATH 1 1.0 0100080000100047000 V 080.00 01.00 047.000 2 PARKWAY BL 3 3 3 3 3 3 2 2.9 0100080000100048000 V 080.00 01.00 048.000 1389 STRAIGHT PATH 1 1.3 0100080000100049000 V 080.00 01.00 049.000 5 STATE AV 3 3 3 3 3 3 2 2.9 0100080000100098000 V 080.00 01.00 098.000 1369 STRAIGHT PATH 1 1 1 1 3 3 3 2 1.9 0100080000200001001 V 080.00 02.00 001.001 1351 STRAIGHT PATH 2 2 2 2 2 2 2 1 1.9 0100080000200001002 V 080.00 02.00 001.002 1359 STRAIGHT PATH 1 3 3 3 3 3 3 2 2.6 0100080000200007001 V 080.00 02.00 007.001 1331 STRAIGHT PATH 3 3 3 3 3 1 2 2 2.5 0100080000200171006 V 080.00 02.00 171.006 1345 STRAIGHT PATH 1 1.0 0100080000300001000 V 080.00 03.00 001.000 1309 STRAIGHT PATH 1 3 1 1 3 1 2 2 1.8 0100080000300082000 V 080.00 03.00 082.000 1305 STRAIGHT PATH 3 3 3 3 3 3 2 2 2.8 0100080000300083000 V 080.00 03.00 083.000 1299 STRAIGHT PATH 3 1 2 3 3 3 2 2 2.4 0100080000300084000 V 080.00 03.00 084.000 6 E BOOKER AV 3 3 3 3 3 3 3 3.0 Notes: This lot rating survey has been slightly reformatted by AKRF, Inc. *Denotes ratings developed by AKRF, Inc. **Average overall lot ratings were assigned by AKRF, Inc. Sources: AKRF, Inc. (December 2006), Town of Babylon Department of Downtown Revitalization (2003).

B-6 APPENDIX C

Economic and Market Trend Analysis Town of Babylon − Wyandanch BOA Nomination Economic and Market Trends Analysis

Submitted to Town of Babylon

Submitted by

October 25, 2007 Table of Contents

A: Executive Summary...... 1 Residential Market Analysis ...... 1 Retail Market Analysis...... 3 Industrial Market Analysis...... 5 Office Market Analysis ...... 6 Potential Strategic Development Sites...... 6 Secondary Development Sites ...... 7 B: Residential Market Analysis...... 9 Introduction and Study Area ...... 9 Demographic and Housing Characteristics ...... 9 Recent Population Trends and Projections ...... 9 Age Distribution ...... 13 Households and Household Size ...... 13 Household Income...... 14 Housing Inventory ...... 15 Housing Values and Rents ...... 18 Market Segmentation ...... 19 Existing Residential Trade Area Residents ...... 19 Existing Wyandanch Residents...... 20 Target Market Segments...... 22 Potential Residential Development...... 22 Comparable Residential Developments ...... 25 Single-Family Homes ...... 26 Multi-Unit Housing...... 26 Rentals...... 28 Conclusion...... 28 C: Retail Market Analysis ...... 29 Introduction and Study Area ...... 29 Capture Rates ...... 30 Retail Profile...... 32 Summary of Retail Market Conditions...... 35 Potential Retail Development in Wyandanch ...... 35 Conclusion...... 38 D: Alternative Market Sectors...... 40 Industrial Market Opportunities ...... 40 Office Market Opportunities...... 42 E: Recommendations...... 45 Residential Development Concepts...... 45 Commercial Development Concepts ...... 46

i Table of Contents

Retail Store Sizes...... 46 Potential Strategic Development Sites...... 47 Site A: TOD mixed-use development, public-gathering or entertainment space, and commuter parking...... 47 Site B: TOD mixed-use development and open space...... 48 Site C: Retail and residential...... 48 Site D: Mixed-use infill ...... 49 Site E: Mixed-use residential and retail development...... 49 Secondary Development Sites ...... 50 Site F: Community services with retail or residential infill ...... 50 Site G: Industrial or retail infill...... 50 F: Appendix: Residential Comparables...... 51

ii List of Tables

Table 1 Comparative Population Change 1990-2005: Hamlet of Wyandanch, Town of Babylon, Residential Trade Area, and Long Island...... 10 Table 2 Projected Population Growth 2005-2030: Town of Babylon, Suffolk County, Nassau County, and Long Island ...... 12 Table 3 Age Distribution: 1990, 2000...... 13 Table 4 Number of Households and Average Household Size: 1990, 2000 ...... 13 Table 5 Median Household Income: 1989, 1999 ...... 14 Table 6 1999 Household Income Distribution ...... 14 Table 7 Housing Tenure: 1990, 2000...... 16 Table 8 Housing Unit Size...... 17 Table 9 Number of Bedrooms: 1990 & 2000...... 17 Table 10 Housing Value for All Owner-Occupied Units: 2000...... 18 Table 11 Median Contract Rents: 1990, 2000...... 19 Table 12 Target Market Segments...... 23 Table 13 Selected Characteristics of Primary and Secondary Target Market Households...... 24 Table 14 Potential Residential Capture Rates (2006)...... 25 Table 15 Potential New Household Demand (2006) ...... 25 Table 16 Listing Price Range for 3-4 Bedroom Single-Family Homes...... 26 Table 17 Existing Multi-Unit Housing Complexes...... 27 Table 18 1-2 Bedroom Condominium or Co-op Units ...... 27 Table 19 Retail Trade Area Population (2006) ...... 30 Table 20 Estimated Capture Rates for Retail Stores in Trade Area ...... 31 Table 21 Retail Survey: Retail Trade Area...... 34 Table 22 Additional Retail Potentially Absorbed by Existing Expenditure Potential ...... 36 Table 23 Additional Retail Potentially Absorbed by New Residential Development ...... 37 Table 24 Wyandanch Employment, Q2 2000 and Q2 2006 ...... 41

iii List of Tables

Table 25 Office Market Characteristics...... 43 Table F-1 Residential Rental Listings in the Residential Trade Area (Suffolk County) ...... 51 Table F-2 Residential Rental Listings in the Residential Trade Area (Nassau County) ...... 52 Table F-3 Current Listing Prices for Single-Family Homes in Wyandanch, Suffolk County...... 53 Table F-4 Current Listing Prices for Single-Family Homes in Amityville, Suffolk County...... 53 Table F-5 Current Listing Prices for Condos and Co-op Units in Amityville, Suffolk County...... 54 Table F-6 Current Listing Prices for Single-Family Homes in Bay Shore, Suffolk County...... 54 Table F-7 Current Listing Prices for Condos and Co-op Units in Bay Shore, Suffolk County...... 55 Table F-8 Current Listing Prices for Single-Family Homes in Brentwood, Suffolk County...... 55 Table F-9 Current Listing Prices for Single-Family Homes in Central Islip, Suffolk County...... 56 Table F-10 Current Listing Prices for Condos and Co-op Units in Central Islip, Suffolk County...... 56 Table F-11 Current Listing Prices for Single-Family Homes in West Babylon, Suffolk County...... 57 Table F-12 Current Listing Prices for Condos and Co-op Units in West Babylon, Suffolk County...... 57 Table F-13 Current Listing Prices in Baldwin, Nassau County ...... 58 Table F-14 Current Listing Prices in Bellmore, Nassau County...... 58 Table F-15 Current Listing Prices in East Rockaway, Nassau County...... 59 Table F-16 Current Listing Prices in Freeport, Nassau County ...... 59 Table F-17 Current Listing Prices in Levittown, Nassau County...... 60 Table F-18 Current Listing Prices in Lynbrook, Nassau County ...... 60 Table F-19 Current Listing Prices in North Bellmore, Nassau County...... 61 Table F-20 Current Listing Prices in Oceanside, Nassau County ...... 61 Table F-21 Current Listing Prices in Rockville Centre, Nassau County ...... 62 Table F-22 Current Listing Prices in Roosevelt, Nassau County ...... 62

iv List of Figures

Following Page

ES-1 Potential Strategic Sites...... 6 1 Residential Trade Area...... 9 2 Retail Trade Area...... 29 3 Nearby Retail Competition ...... 29 4 Major Retail Areas and Big Box Stores ...... 31 5 Potential Strategic Sites...... 47

v List of Charts

1 Comparative Population Change: 1990-2000 and 2000-2005...... 11 2 Projected Population Growth: 2005-2030...... 12 3 1999 Household Income Distribution ...... 15 4 Retail Trade Area Stores by Retail Category...... 33

vi Town of Babylon – Wyandanch BOA Nomination

A. EXECUTIVE SUMMARY

The Economic and Market Trends Analysis, as part of the Wyandanch Brownfield Opportunity Area (BOA) Nomination, was commissioned by the Town of Babylon to evaluate the market potential for residential, retail, office, and industrial development in the hamlet of Wyandanch, within the Town of Babylon in Suffolk County, New York. This study is part of a broader effort by the Town of Babylon to designate an Urban Renewal Area and further redevelopment objectives stated in Wyandanch’s 2003 adopted community plan, Wyandanch Rising prepared by Sustainable Long Island. As indicated in Wyandanch Rising, mixed-use residential and commercial downtown revitalization is a key component of the community’s effort to enhance their retail options and promote a more traditional, pedestrian-friendly downtown. Therefore, this market analysis pays particular attention to development possibilities along Wyandanch’s key commercial corridor, Straight Path, and the downtown “core” near the Wyandanch train station. For this report each type of potential use was analyzed individually—residential, retail, office, and industrial—to evaluate the possible demand for each use; however, they may be developed together as part of a mixed-use development. Presented below are the findings of each analysis, followed by recommendations, including strategic sites for development, which would help to meet the goals of Wyandanch Rising and support the results of the analysis.

RESIDENTIAL MARKET ANALYSIS To help determine a potential market for residential housing in Wyandanch, a Residential Trade Area was delineated, comprised of the geographic area in which existing residents are most likely to consider buying or renting in Wyandanch. The Residential Trade Area includes Suffolk County’s Towns of Babylon and Islip, as well as Nassau County’s Town of Hempstead and southern portions of the Town of Oyster Bay. A review of the demographic characteristics in four study areas: Wyandanch, the Town of Babylon, the Residential Trade Area, and Long Island, identified the following key trends:

• The number of households in Wyandanch increased 13.8 percent from 1990 to 2000, while the Town of Babylon, the Residential Trade Area, and Long Island increased by a more modest 5 to 7 percent during the same period. Wyandanch experienced the largest percentage increase in housing units (17.5 percent) compared to any other study area, jumping from 2,362 housing units in 1990 to 2,776 housing units in 2000.

• Looking ahead, the population is projected to grow 4.2 percent in the Town of Babylon between 2005 and 2015 and 9.0 percent by 2030 due to migration of households moving from Queens and Nassau County into Suffolk County, immigration from outside the United States, and larger household sizes than in previous decades. This projected growth will likely increase demand for new housing in Wyandanch.

• At $50,704, the median household income in Wyandanch is lower compared to the other study areas by a considerable margin—39.6 percent lower than the Residential Trade Area ($83,937), 32.3 percent lower than the Town of Babylon, and 40.7 percent lower than the median household income on Long Island ($85,511). In addition, at 34.5 percent, the percentage of households earning less than $30,000 is significantly higher in Wyandanch than Babylon, the Residential Trade Area, or Long Island, demonstrating that Wyandanch households are among the poorest in the area.

1 Economic and Market Trends Analysis

• Home ownership is less prevalent in Wyandanch compared to all other study areas. While over three-quarters of housing units were owner-occupied in 2000 in Babylon, the Residential Trade Area, and Long Island, a comparatively low 57.8 percent of units in Wyandanch were owner-occupied.

• Single-family homes represent the vast majority of housing units in all study area. 87.8 percent of homes in Wyandanch were single-family homes in 2000. The majority of the housing units in all study areas had three or more bedrooms, although Wyandanch’s share of three or more bedroom units in 2000 was the highest at 82.6 percent. Wyandanch has just one complex of multi-unit housing with over 10 units, which is still under construction. However, the Town of Babylon contains at total of 8,872 multi-family units, of which 5,682 are apartments and 3,190 are co-ops or condominiums; while the neighboring Town of Islip contains 15,954 multi- family units, with 8,907 apartments and 7,047 co-ops or condominiums. These nearby multi- unit housing complexes demonstrate a potential demand for more dense housing in Wyandanch.

• At $150,318, the median housing value in Wyandanch was significantly lower than the other study areas where median housing values were all above $200,000. In contrast to the wide range of housing values across the study areas in 2000, median contract rents varied by only $32, from $1,045 in the Residential Trade Area to $1,077 in Wyandanch. Relatively high rents in Wyandanch may be the result of the prevalence of 3+ bedroom, single-family rental units when compared with the other study areas.

• Interviews with five local real estate brokers and an analysis of real estate comps within the Residential Trade Area confirmed the findings that homes in Wyandanch are more affordable than most other nearby communities. Brokers stated that homes in Wyandanch tend to sell for $250,000 to $450,000. I

• At 4.14, the average household size in Wyandanch remained higher than in the other study areas in 2000. Next, a market segmentation analysis was conducted to identify a target market of potential Wyandanch residents from a pool of households in the Residential Trade Area, based on lifestyle characteristics and consumption preferences. Ten market segments totaling 266,951 households were identified, including a primary target market of households with similar characteristics to existing Wyandanch residents, and a secondary target market with households that would likely be interested in the new type of transit-oriented development, with a larger variety of housing types, proposed by the community. Based on an estimated capture rate of 0.5 percent, Wyandanch could attract up to 1,335 new households from these markets. More conservatively, if Wyandanch were to capture 0.5 percent of households in the primary target market and 0.1 percent of the secondary target market, the hamlet would attract 459 new households. Although single-family homes will remain the predominant housing type in Wyandanch, the Town of Babylon and local Wyandanch residents, as indicated in Wyandanch Rising, are currently interested in evaluating other residential development types as well as seeking strategic locations for new development. In support of a greater mix of housing types and more pedestrian-friendly, transit-oriented mixed development, the following target market characteristics were revealed:

• Based on the current distribution of owner and renter households in the primary and secondary target markets, Wyandanch could attract between 141 and 307 renter-occupied

2 Town of Babylon – Wyandanch BOA Nomination households and between 318 and 1,028 owner-occupied households. These results demonstrate a continued need for both renter and owner-occupied units.

• Many households in the target market do not own a vehicle and would therefore value living in close proximity to a train station.

• Many existing Wyandanch residents cannot afford to own their own single-family home, but may be able to purchase a townhome or condominium; therefore developing a mix of housing types would expand homeownership options for existing residents. Currently, rental units in Wyandanch tend to be large, as 3- and 4-bedroom units within single- family homes are common. Demand for larger housing, whether as an apartment, single-family home, or condominium, will likely continue as many households in the target market have large household sizes with extended family or children. Wyandanch has the opportunity to meet both types of demand through the development of a variety of housing sizes, although an emphasis on 3- and 4-bedroom units are likely to attract the primary target market to a greater degree.

RETAIL MARKET ANALYSIS To determine the potential supporting more retail in Wyandanch, particularly in the downtown core, a capture rate analysis was performed. This type of analysis measures the percentage of household expenditures for retail goods that are being “captured” by retailers in the trade area, as expressed in sales. If the total sales in the trade area are much lower than the area’s expenditure potential, then residents are spending a large portion of their available dollars outside of the trade area, and the capture rate is low. For this analysis a Retail Trade Area was delineated that includes the hamlets of Wyandanch and Wheatley Heights, in addition to a small portion of West Babylon north of the Southern State Highway. This area is flanked by several major shopping centers and big box stores, but is itself generally devoid of retail stores and neighborhood services. The Retail Trade Area contains approximately 5,331 households with 20,900 residents. The analysis of retail expenditures and sales are grouped in three primary categories:

• Shopping goods. Consumers generally travel farther to compare price, quality, and variety of these types of goods, which typically include apparel and accessories, home furnishings, furniture, and equipment, sporting goods, books, stationery, jewelry, hobbies, toys, games, cameras and photographic supplies, gifts, luggage and leather goods, sewing needlework, and optical goods.

• Convenience goods. These goods do not require comparison shopping, but rather are more readily purchased in stores more convenient to home or work. Foods for home consumption, as well as dry goods for home use, such as housekeeping supplies, make up the largest portion of convenience goods sales, which are typically found in supermarkets, grocery stores, meat and fish markets, bakeries, fruit and vegetables markets, and candy and nut stores. The category also includes the sale of prescription and over-the-counter drugs, personal care items, and health and beauty aids commonly found in neighborhoods drug stores. Tobacco products, newspapers and magazines, fresh flowers, and pet food supplies make up the remainder of the convenience goods category.

• Eating and Drinking Places. This category includes sit-down and take-out restaurants, coffee shops, cafes, and bars. Total retail sales in the Retail Trade Area for the above categories were estimated to be $44.4 million; however, retail expenditures for these categories by local residents were roughly $116.6

3 Economic and Market Trends Analysis million, indicating that Retail Trade Area stores are capturing just 38 percent of the existing expenditure potential. Retail Trade Area residents, therefore, are making retail purchases within the Retail Trade Area at a rate that is well below what is typically expected (i.e., 70 to 80 percent) for a retail concentration with a balanced mix of stores and neighborhood services. By individual category, capture rates for shopping goods were 45 percent, convenience goods were 46 percent, and eating and drinking places were 14 percent. Trade area households are likely traveling to nearby retail concentrations in East Farmingdale, Deer Park, West Babylon, Melville, and South Huntington for these types of items. This leakage of retail activity, approximately $72 million, presents an opportunity to capture a portion of this outflow of consumer expenditures by expanding and improving the retail mix in Wyandanch. AKRF’s field surveys confirmed the capture rate analysis, as the Retail Trade Area’s retail offering showed low concentrations of shopping goods and convenience goods retailers and a poor mix of stores. Stores such as full-size grocery stores, drug stores, book stores, and sporting goods stores, were largely absent. Although convenience goods stores account for approximately 27 percent of the local retail mix in the Retail Trade Area, this category is largely comprised of small delis and beauty supply shops rather than a more varied mix of businesses. Similarly, while small take-out food restaurants were common, there are no full-service restaurants in the downtown area. Based on the retail gaps and needs identified by the capture rate analysis, retail survey, and Wyandanch Rising, retail opportunities were identified which could provide the Retail Trade Area residents with more varied, convenient shopping that more closely resembles their typical expenditure patterns. An “optimal capture rate” for each retail category was determined—55 percent for shopping goods, 70 percent for convenience goods, and 25 percent for food and drinking places—which, though conservative, should represent a realistic absorption of new retail development. Using median sales per square foot figures published by the Urban Land Institute (ULI), it is possible to equate these potential sales to the amount of new retail space that could be supported in downtown Wyandanch. The analysis shows that, in total, an additional 50,159 square feet of new retail development could be realistically absorbed by existing residents’ spending power, including approximately 21,500 square feet of convenience goods store space, 21,300 square feet of shopping goods space, and 7,300 square feet of eating and drinking space. Further, new residential development in Wyandanch would grow local expenditure potential, increasing the amount of new retail space that could be supported by local residents. If 459 new households move to Wyandanch, a conservative “low” estimate, the Retail Trade Area could absorb an additional 17,370 square feet of retail space assuming the same target capture rates used above. When added to the amount of new retail that could be absorbed by existing residents, the Retail Trade Area has the potential to support a total of about 67,500 square feet of new retail development. Based on existing and future retail expenditure estimates, Wyandanch has tremendous potential to attract convenience goods retailers, such as an additional small supermarket or food co-op, drugstore, and/or specialty food stores, as well as shopping goods retailers, most notably specialty stores, boutiques, or gift shops. New restaurants or coffee shops are another attractive option, as they would likely be easily absorbed by resident’s existing spending power and may help stimulate other retail development by attracting people to Wyandanch’s downtown. Unlike other nearby shopping centers that are only accessible by car or bus, much of the retail development in Wyandanch would be conveniently located near the train station, accessible to pedestrians including both residents and commuters. This proximity to transit may be an important

4 Town of Babylon – Wyandanch BOA Nomination competitive advantage for Wyandanch’s downtown as the local community tries to differentiate its downtown from the large, automobile-centric shopping centers that surround the trade area. Although not factored into the capture rate analysis, retail expenditures by visitors from outside the Retail Trade Area have the potential to further support local retailers. Of particular import in Wyandanch are the commuters who utilize approximately 1,000 parking spaces next to the Wyandanch train station. According to Wyandanch Rising, many of these riders likely live outside the trade area; therefore, they could potentially contribute to local buying power, especially if retail businesses begin to cater to this market. Projected population growth in Suffolk and Nassau Counties is expected to fuel increased ridership and parking demand at LIRR stations throughout Long Island, including Wyandanch, one of only a few stations that provides free commuter parking, without restrictions based on time or residency status. Even if these types of restrictions are implemented, however, it is unlikely to affect the parking (and potentially retail) demand. In fact, retail demand by commuters would likely increase in the future, as off-peak ridership, carpooling, and the number of commuter parking spaces increases. Providing sufficient parking for these future riders could be a key component in concentrating new retail development near the train station, allowing the Retail Trade Area to benefit from more retail options and amenities.

INDUSTRIAL MARKET ANALYSIS Industrial activity in Wyandanch has been a difficult issue for the community, particularly since many of Wyandanch’s industrial uses are located in the heart of its downtown. As stated in Wyandanch Rising, “while community members don’t wish to see this industrial base dry up or dissipate, many observed that some of the businesses reduce their quality of life and potential growth in other economic sectors.” So while industrial businesses may be unwelcome neighbors at times, the tax revenue and jobs created for the local community are valuable to Wyandanch’s revitalization effort. A key indicator of the sector’s strength is its high average rental rate and low vacancy rate. As of the fourth quarter of 2004, the average asking rental rate in Suffolk County for industrial space was $6.50, slightly lower than Nassau County’s rate ($6.75). Also, the vacancy rate at year end 2004 for Suffolk County was 5.4 percent, among the lowest vacancy rates in the nation. Continued growth in this sector is expected in Suffolk County. According to Real Estate Weekly, industrial vacancy rates on Long Island as a whole has continued to decrease since 2004, down to 4.0 percent in 2006. Employment in Wyandanch and Wheatley Heights’ “industrial” sectors, such as wholesale trade, manufacturing, construction, and waste remediation, has grown from 196 employees in 2002 to 454 employees in 2006. Existing businesses contribute $1.2 million in tax revenues to the Town of Babylon, and local realtors believe there is demand for light industrial/office park type development. These indicators demonstrate the value of industrial uses, in terms of the local economy, jobs, and tax revenues. Although industrial development should be encouraged, the placement of industrial uses should be carefully considered and should not conflict with retail and residential goals of the hamlet. Light industrial development should be focused in the areas which are already home to strong clusters of industrial businesses—on Wyandanch Avenue, near the New Montefiore Cemetery west of Straight Path, and on Long Island Avenue between Straight Path and Elk Street. If a more direct and convenient access to the train station is created from the Long Island Avenue industrial area, retail uses may be more appropriate in this location. By focusing industrial businesses in these locations, Wyandanch and the Town of Babylon could benefit from the jobs and tax revenue

5 Economic and Market Trends Analysis generated by these businesses. This strategy also supports Wyandanch Rising, which recommends that light industry locate to the east and to the west of the Straight Path corridor.

OFFICE MARKET ANALYSIS The office market in Western Suffolk County is performing well, with low vacancy rates and high rents. Vacancy rates in the third quarter of 2006 were reported to be 11.9 percent for Class A office space, 8.4 percent for Class B, and just 3.9 percent for Class C; while average rental rates ranged from $19.37 per square foot for Class C to $28.30 per square foot for Class A. Western Suffolk County has a significant portion of the office buildings within the county, particularly Class A office buildings, with several more buildings under construction. At 30.7 percent, West Babylon and Babylon have a significant portion of the County’s office space, although the buildings are generally older; the most recent building was constructed over 30 years ago in 1986. With a strong demand for office space and a lack of new or recent office product in the area, conditions are good for new office construction in Babylon. Although Wyandanch is not currently home to any office buildings, the availability of developable land in close proximity to the train station is a key asset. A mixed-use office/residential/retail development within walking distance of the station would likely be an attractive product for those seeking to minimize their journey-to-work trips and improve their quality of life by either living or working closer to a railroad station. Further, office uses in the hamlet’s downtown core would benefit local retailers, in addition to the Town’s tax base. Offices workers tend to generate more daytime activity and attract expenditures from outside the trade area for lunches and other purchases. A 2004 survey by the International Council of Shopping Centers reported that office workers in suburban areas within large metropolitan areas spent $143 at retail stores per week, including purchases made at lunch, during the workday, and after work before arriving home. Seventy-six percent of suburban office workers purchased their lunch outside the office at least once a week, and the average price of their lunch was about $7 per meal. These expenditures by office workers represent the potential for additional retail sales at stores within close proximity to office development.

POTENTIAL STRATEGIC DEVELOPMENT SITES Seven potential strategic sites, summarized below and illustrated in Figure ES-1, were identified that represent Wyandanch’s most immediate development needs and opportunities. These strategic sites are all located within the proposed Urban Renewal Area/BOA and include brownfields, making them in particular need of redevelopment and potentially attractive to developers, as financial incentives may be made available as part of the BOA Plan currently underway for the area.

• Site A: TOD mixed-use development, public-gathering or entertainment space, and commuter parking. This approximately 20-acre site, northeast of the intersection of Straight Path and Acorn Street, acts as the northern gateway to Wyandanch’s central business district and is therefore crucial to the creation of a more vibrant, successful downtown. Its proximity to the train station means it should be the core of the hamlet’s transit-oriented development. Much of the site will need to accommodate commuter parking demand and transportation- related uses, including a parking garage and intermodal station. Ground-floor retail with office space above should be the dominant use at this site, although it also provides a significant opportunity to act as a public-gathering place for local residents and workers, as Wyandanch currently lacks this type of central meeting place. Within the retail and office space at the site,

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O L S H OLL NIC N Town of Babylon – Wyandanch BOA Nomination a plaza can be created with outdoor areas for restaurant seating, a farmers market, an ice skating rink, or a small entertainment venue for live music. These community-oriented uses can help attract people to the downtown, create additional retail activity, and can be easily integrated with the other uses at the site.

• Site B: TOD mixed-use development and open space. Another crucial site to Wyandanch’s revitalization, Site B, southwest of the intersection of Straight Path and Long Island Avenue, can also benefit from its close proximity to the train station. With approximately nine acres this site has great potential as a mixed-use residential and retail development that acts as a buffer to the single-family homes to the west. Retail uses should be focused along Straight Path, helping to create the street wall necessary to maintain a traditional downtown feel. Public open space within the residential and/or retail areas, possibly for recreational activity, should also be encouraged, as this type of use is currently absent in the downtown core.

• Site C: Retail and residential. This approximately nine-acre site, bounded by Grand Boulevard, Commonwealth Drive, and Straight Path in the heart of downtown Wyandanch, is also crucial to creating the traditional downtown environment discussed in Wyandanch Rising. Ground-floor retail uses along Straight Path should maintain the current street wall, but also allow for residential uses above. Townhomes, apartment or condominium buildings should be created on the eastern portion of the site, as a buffer between the single-family homes directly to the east of Site C and the commercial activity along Straight Path. Construction of a new U.S. Post Office fronting on Straight Path in the southern portion of Site C is imminent. Post offices tend to be significant trip generators and would therefore likely attract people to Wyandanch’s downtown. Complimentary neighborhood services uses, such as a bank, would therefore be ideally located on this site.

• Site D: Mixed-use infill. Site D, directly east of Straight Path between Irving Avenue and 22nd Street, presents an opportunity for continued traditional downtown retail development along Straight Path. Retail development, with residential above, should continue the street wall recommended for Site C to the north and Site B on the other side of Straight Path. The portion of Site D along Straight Path south of Mount Avenue, however, would likely be more suitable for residential use only, including townhomes, apartment buildings, or condominiums. These more dense residential uses would also be appropriate infill development along Jackson Street.

• Site E: Mixed-use residential and retail redevelopment. With over nine acres to the west of Straight Path between Wyandanch and Garrison Avenues, Site E provides ample space for major residential and retail redevelopment and the opportunity to create a more attractive southern gateway into the Straight Path corridor. Site E is too far from the train station to be considered part of the TOD efforts, and is not likely to attract pedestrians from downtown Wyandanch. Therefore, creating a small, self-sufficient retail cluster to serve the local population or those driving through Wyandanch would be ideal. Residential uses should be developed throughout the site, and could be viable above ground-floor retail uses along Straight Path. SECONDARY DEVELOPMENT SITES These following two sites have less opportunity for new development within the sites themselves, but their central locations make them important to other nearby redevelopment efforts and to Wyandanch’s revitalization as a whole:

7 Economic and Market Trends Analysis

• Site F: Retail or residential infill. This seven-acre site directly west of Site A across Straight Path, has tremendous potential to act as Wyandanch’s community services hub, especially if the Martin Luther King Jr. Health Center and Head Start facilities move to this site. Visitors to these facilities would help breath life into Site F and create greater potential for retail activity in this area. The site’s proximity to the train station and to commuter parking on the south side of Acorn Street should also help provide a strong retail base, particularly if the retail stores are attractive to commuters, like a coffee shop or book store. Mid-density residential development, such as townhomes or small apartment buildings, may also be appropriate infill within Site F.

• Site G: Industrial or retail infill. Site G occupies about 3 acres directly south of the LIRR tracks between Grand Boulevard and Deer Street. In its current state, without direct access to the train station, Site G should continue to operate or develop light industrial uses, which serve as a buffer between the train tracks and the residential community to the south. However, if a pedestrian bridge were to be constructed, creating a convenient and safe connection from Long Island Avenue to the train station, retail development could be encouraged at Site G. In addition, the westernmost tip of the site could be developed as a sit- down restaurant with parking, since the site would benefit from a location adjacent to the train station, as well as good visibility from Straight Path.

8 Town of Babylon – Wyandanch BOA Nomination

B. RESIDENTIAL MARKET ANALYSIS

INTRODUCTION AND STUDY AREA The following section examines residential market conditions and trends in Wyandanch and its vicinity. The purpose of the analysis is to explore and measure the potential demand for different types of new housing in Wyandanch and to uncover potential competitive advantages or weaknesses in Wyandanch’s existing residential market. The analysis first reviews factors currently affecting the residential market, such as demographic and housing characteristics. Next, market segmentation data is presented to further explain the lifestyle characteristics and consumption preferences of existing residents in a local market area, followed by a review of comparable housing types and prices from other hamlets and villages in the Wyandanch vicinity. Finally, the results of the analysis are discussed, in particular the potential pool of households that would most likely be interested in moving to or within Wyandanch and the types of housing these potential buyers or renters may demand. To help determine a potential market for residential housing in Wyandanch, a Residential Trade Area was delineated, comprised of the geographic area in which existing residents are most likely to consider buying or renting in Wyandanch. As illustrated in Figure 1, the Residential Trade Area includes Suffolk County’s Town of Babylon and Town of Islip, as well as Nassau County’s Town of Hempstead and southern portions of the Town of Oyster Bay, including Farmingdale Village, South Farmingdale, Plainedge, Massapequa, North Massapequa, Massapequa Park, and East Massapequa. These communities have median home values comparable to Wyandanch, and are generally oriented toward the South Shore of Long Island, like Wyandanch. Given that residents searching for housing opportunities tend to move from west to east on Long Island, it is assumed for this analysis that these communities would provide potential pools of prospective buyers and renters.

DEMOGRAPHIC AND HOUSING CHARACTERISTICS Demographic factors can affect the market for various types of residential development. Population growth or decline, median age, household size and tenure, housing types and preferences, home values, and household income all impact the demand for particular styles of residential development. In this section these demographics and housing characteristics are reviewed and comparisons are made between the hamlet of Wyandanch (“Wyandanch”), the Town of Babylon (“Babylon”), the Residential Trade Area (described above), and the Nassau- Suffolk Primary Metropolitan Statistical Area (“Long Island”).1 The data in this section is derived from the most recent U.S. Census in 2000 (“Census 2000”), the Long Island Regional Planning Board (LIRPB), Suffolk County Planning Department, and Long Island Power Authority (LIPA). Recent Population Trends and Projections Wyandanch, Babylon, the Residential Trade Area, and Long Island have all experienced population growth in the last 15 years—a trend that is expected to continue until at least 2030. As shown in Table 1 and Chart 1, the population in Wyandanch experienced a significant increase

1 The Nassau-Suffolk Primary Statistical Area, used in the 2000 U.S. Census, was redefined in 2003 as the Nassau- Suffolk, NY Metropolitan Division of the New York-Northern New Jersey-Long Island, NY-NJ-PA Metropolitan Statistical Area

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Residential Trade Area Figure 1 Residential Trade Area Economic and Market Trends Analysis between 1990 and 2000, when the number of residents grew from 8,950 to 10,546—a gain of 17.8 percent. During this period the population in Babylon, the Residential Trade Area, and Long Island grew as well, but at more modest rates of 4.4, 4.7, and 5.5 percent, respectively. Growth on Long Island, according to the Suffolk County Planning Department, can been attributed to a net growth in international immigration and a leveling out of previously declining household sizes that occurred as local residents aged and their children moved away. The number of foreign born residents has increased on Long Island since 1970, which represented 14.4 percent of its residents in 2000, revealing the immigrants’ contribution to population growth.2 The total number of residents that moved to Long Island from abroad between 1995 and 2000 is 53,316 or roughly 2 percent of the total population.3 A comparison of where people lived in 1995 and in 2000, according to U.S. Census data, revealed that Nassau and Suffolk County population levels are affected by domestic migration as well. Much of the migration is localized within both Nassau and Suffolk Counties; from 1995 to 2000, 67 percent of people on Long Island stayed in the same house they had been living in, while another 20 percent of people moved within their respective county. However, migration from outside the counties was significant as well, with each county receiving approximately 143,000 new residents during this period. In Nassau County most migration came from Queens (61,802 people), followed by Brooklyn (19,947 people). In Suffolk County, migration mostly originated from Nassau County with 48,645 people and Queens with 27,988.4 Table 1 Comparative Population Change 1990-2005: Hamlet of Wyandanch, Town of Babylon, Residential Trade Area, and Long Island

Percent Percent Change: Change: Study Area 1990 2000 20052 1990-2000 2000-2005 Hamlet of Wyandanch1 8,950 10,546 11,269 17.8% 6.9% Town of Babylon1 202,889 211,792 215,723 4.4% 1.9% Residential Trade 1,339,295 1,402,421 1,421,211 4.7% 1.3% Area2 Long Island2 2,609,883 2,753,145 2,831,753 5.5% 2.9% Sources: 1 U.S. Census Bureau, Census 1990 and 2000, Summary File 1 2 LIPA, 2005 Long Island Population Survey

2 Suffolk County Planning Department 3 Ibid 4 Ibid

10 Town of Babylon – Wyandanch BOA Nomination Chart 1 Comparative Population Change: 1990-2000 and 2000-2005

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1990-2000 2000-2005

Source: LIPA, 2005 Long Island Population Survey

As shown in Table 2 and Chart 2, Babylon is expected to continue to grow between 2005 and 2030, albeit at a slower rate than Suffolk County and Long Island as a whole. The LIRPB estimates that Babylon’s population will grow to 238,721 in 2030—an increase of 9.0 percent from 2005. The population on Long Island is expected to increase at a slightly faster rate of 11.6 percent to over 3.1 million in 2030, while the population in Suffolk County is expected to increase by almost 17 percent to 1,742,719. The majority of growth from 2005 to 2030 in Suffolk County is expected to occur in the eastern hamlets of Riverhead (53 percent), Southold (30 percent), and Southampton (28 percent). Projected population growth on Long Island is attributed to a gradual increase in household size and continued immigration, with a declining growth rate over time due to a decrease in developable land.5

5 Suffolk County Planning Department

11 Economic and Market Trends Analysis

Table 2 Projected Population Growth 2005-2030: Town of Babylon, Suffolk County, Nassau County, and Long Island % % Change Change Study 2005- 2005- Areas 2005 2010 2015 2020 2025 2030 2010 2030 Town of 218,981 223,864 228,296 232,266 235,593 238,721 2.2% 9.0% Babylon Suffolk 1,493,028 1,557,325 1,615,364 1,667,036 1,710,196 1,742,719 4.3% 16.7% County Nassau 1,341,884 1,362,210 1,378,996 1,394,401 1,408,399 1,421,042 1.5% 5.9% County Long 2,834,912 2,919,534 2,994,360 3,061,437 3,118,595 3,163,761 3.0% 11.6% Island Note: The population estimates for 2005 are different than those published by LIPA, used in Table 1. Source: LIRPB

Chart 2 Projected Population Growth: 2005-2030

Projected Population Growth 2005-2010 and 2005-2030

18.0% 16.7%

16.0%

14.0%

11.6% 12.0%

10.0% 9.0%

8.0%

5.9% Population Growth 6.0% 4.3% 4.0% 3.0% 2.2% 2.0% 1.5%

0.0% Town of Babylon Suffolk County Nassau County Long Island

2005-2010 2005-2030

Source: LIRPB

12 Town of Babylon – Wyandanch BOA Nomination

Age Distribution As shown in Table 3, the residents of Wyandanch were notably younger than those in Babylon and on Long Island as a whole, when measured as a percentage of total population in each area. In 2000, 36 percent of Wyandanch residents were younger than 18 years old, at least 10 percent more than the same age bracket in Babylon, the Residential Trade Area, and Long Island. This under-18 population in Wyandanch grew significantly from 1990 levels (24 percent in 1990 to 36 percent in 2000). At the same time that Wyandanch’s younger population was growing, the older population (over 65 years) was declining: from 11 percent in 1990 to 6 percent in 2000. The percentage of 65+ population in Wyandanch is less than half that of the other study areas. Table 3 Age Distribution: 1990, 2000

0-17 Years 18-34 Years 35-49 Years 50-64 Years 65+ Years

Study Area 1990 2000 1990 2000 1990 2000 1990 2000 1990 2000

Hamlet of 24% 36% 30% 25% 20% 20% 15% 13% 11% 6% Wyandanch Town of 25% 26% 28% 22% 22% 25% 14% 15% 11% 12% Babylon Residential 23% 26% 28% 21% 21% 25% 16% 16% 12% 13% Trade Area Long Island 23% 25% 27% 20% 22% 25% 16% 16% 12% 13%

Sources: U.S. Census Bureau, Census 1990 and 2000, Summary File 1

Households and Household Size Reflecting the recent population growth discussed above, the number of households in Wyandanch, Babylon, the Residential Trade Area, and Long Island all increased between 1990 and 2000, as shown in Table 4. The number of households in Wyandanch increased the most dramatically at 13.8 percent, while the Town of Babylon, the Residential Trade Area, and Long Island increased by a more modest 5 to 7 percent during the same period. At 4.14, the average household size in Wyandanch remained higher than in the other study areas in 2000. While household size increased in Wyandanch from 4.00 in 1990, the average household sizes in the other areas declined slightly between 1990 and 2000. For example, Babylon’s average household size decreased from 3.10 persons per household in 1990 to 3.03 in 2000. The LIRPB reported that, after declines for three decades, household sizes are now holding steady, in part due to the influx of young minority groups with their accompanying larger household sizes.6 Table 4 Number of Households and Average Household Size: 1990, 2000 Total Households Average Household Size Study Area 1990 2000 Change 1990 2000 Change Hamlet of 2,219 2,525 13.8% 4.00 4.14 3.5% Wyandanch Town of Babylon 64,506 69,048 7.0% 3.10 3.03 -2.3% Residential 429,317 451,847 5.3% 3.07 3.06 -0.3% Trade Area Long Island 856,234 916,686 7.1% 2.99 2.95 -1.3% Sources: U.S. Census Bureau, Census 1990 and 2000, Summary File 1

6 LIPA, 2005 Long Island Population Survey 13 Economic and Market Trends Analysis

Household Income Between 1989 and 1999, the median household income decreased in all study areas after adjusting for inflation (see Table 5), though Wyandanch’s median household income had the greatest decrease (12.8 percent) from $58,168 in 1989 to $50,704 in 1999 (in constant 2006 dollars). In comparison, the median household income decreased by 5.9 percent in Babylon, by 3.4 percent in the Residential Trade Area, and by 2.2 percent on Long Island as a whole. At $50,704, the median household income in Wyandanch is lower compared to the other study areas by a considerable margin—39.6 percent lower than the Residential Trade Area ($83,937), 32.3 percent lower than the Town of Babylon, and 40.7 percent lower than the median household income on Long Island ($85,511). Table 5 Median Household Income: 1989, 1999 1989 Median 1999 Median 1989 Median 1999 Median Household Household Household Household Income Income Income Income Study Area (in 1989 dollars) (in 1999 dollars) (in 2006 dollars) (in 2006 dollars) Hamlet of $34,421 $40,664 $58,168 $50,704 Wyandanch Town of Babylon $47,074 $60,064 $79,550 $74,893 Residential Trade $51,424 $67,317 $86,901 $83,937 Area Long Island $51,725 $68,579 $87,410 $85,511 Note: Median income for the Residential Trade Area is the weighted average for the segments of the trade area. Sources: U.S. Census Bureau, Census 1990 & 2000, Summary File 3.

At 34.5 percent, the percentage of households earning less than $30,000 is significantly higher in Wyandanch than Babylon, the Residential Trade Area, or Long Island, demonstrating that Wyandanch households are among the poorest in the area. As shown in Table 6, the prevalence of middle income households ($30,000 to $74,999) was more comparable across the study areas (ranging from 36.5 to 41.5 of residents); however, households in the top two income categories were underrepresented in Wyandanch. For example, over a quarter of households in Babylon, the Residential Trade Area, and Long Island had incomes between $75,000 and $124,999, while only 17.7 percent of households in the Wyandanch had incomes at this level. Further, only 6.3 percent of households in Wyandanch had incomes over $125,000, compared to 10.7 percent in Babylon, 15.8 percent in the Residential Trade Area, and 18.0 percent on Long Island. Chart 3 below illustrates the differences in income distribution among the study areas, with Wyandanch most heavily weighted towards poorer households. Table 6 1999 Household Income Distribution Less than $30,000 to $75,000 to $125,000 and Study Area $30,000 $74,999 $124,999 over Hamlet of 34.5% 41.5% 17.7% 6.3% Wyandanch Town of Babylon 21.9% 41.5% 25.9% 10.7% Residential Trade 18.9% 37.5% 27.8% 15.8% Area Long Island 18.5% 36.5% 26.9% 18.0% Sources: U.S. Census Bureau, Census 1990 & 2000, Summary File 3

14 Town of Babylon – Wyandanch BOA Nomination Chart 3 1999 Household Income Distribution

6% 11% 16% 18% 18%

26% 28% 27%

42%

42% 38% 37%

35% 22% 19% 19%

Hamlet of Wyandanch Town of Babylon Residential Trade Area Long Island

Less than $30,000 $30,000 to $74,999 $75,000 to $124,999 $125,000 and over

Source: Long Island Regional Planning Board

Housing Inventory As shown in Table 7, Wyandanch experienced the largest percentage increase in housing units (17.5 percent) compared to any other study area, jumping from 2,362 housing units in 1990 to 2,776 housing units in 2000. While all study areas experienced an increase in the number of housing units between 1990 and 2000, the percentage growth in the other study areas ranged from just 4.4 percent and 6.5 percent. Home ownership is less prevalent in Wyandanch compared to all other study areas. While over three-quarters of housing units were owner-occupied in 2000 in Babylon, the Residential Trade Area, and Long Island, a comparatively low 57.8 percent of units in Wyandanch were owner- occupied. While the distribution between owner-occupied and renter-occupied units remained fairly stable in Babylon, the Residential Trade Area, and Long Island between 1990 and 2000, Wyandanch experienced a 7.2 percent increase in renter-occupied units. According to Wyandanch Rising, the vacancy rate for residential housing in Wyandanch is 9 percent, with 259 vacant units out of 2,799 total units available in 2003. The report states that “while this compares equivalently to an average national rental vacancy rate of about 9 percent, vacancy in the metro region is typically very low,” inferring that the vacancy rate is relatively high compared to other communities on Long Island.7

7 Wyandanch Rising, pg. 29 15 Economic and Market Trends Analysis

Table 7 Housing Tenure: 1990, 2000 Housing Units Owner-occupied Renter-occupied Study Area 1990 2000 % Change 1990 2000 1990 2000 Hamlet of Wyandanch 2,362 2,776 17.5% 65.0% 57.8% 35.0% 42.2% Town of Babylon 66,819 71,186 6.5% 77.3% 75.5% 22.7% 24.5% Residential Trade Area 445,491 465,232 4.4% 80.7% 80.1% 19.3% 19.9%

Long Island 927,609 980,474 5.7% 80.3% 80.0% 19.7% 20.0%

Note: Owner-occupied and Renter-occupied percentages are based on the universe of occupied housing units. Sources: U.S. Census Bureau, Census 1990 & 2000, Summary File 1

Single-family homes represent the vast majority of housing units in all study areas in 1990 and 2000, as shown in Table 8. 87.8 percent of homes in Wyandanch were single-family homes—an increase of 5.3 percentage points from 82.5 percent in 1990. Between 77.3 and 79.7 percent of homes in the other study areas were single-family homes in 2000. According to Wyandanch Rising, the median year of construction for homes in Wyandanch is 1963. The prevalence of Wyandanch’s older homes mimics Nassau County neighborhoods, which were largely built in the 1950s and 1960s. However, the report states that 305 single-family homes were built in Wyandanch from 1990 to 2003 (11 percent of the housing stock) because “developers have been purchasing the relative bargains to be found in Wyandanch, demolishing existing run-down structures and building new homes.”8 As shown in Table 8, townhouses are considerably less common in Wyandanch than single-family homes and decreased as a percentage of total housing units between 1990 and 2000. This type of housing was slightly more common in Babylon as a whole, representing 11.5 percent of housing units. Townhouses comprised 8.8 percent of all units both in the Residential Trade Area and on Long Island. Units in medium-scale multifamily buildings (3 to 29 units) are rare in Wyandanch and comprised just 2 percent of total housing units in 2000. At roughly 6 percent, the Babylon, the Residential Trade Area, and Long Island contained a slightly higher percentage of these types of units. Finally, large-scale multi-family buildings are non-existent in Wyandanch and are also uncommon in the other study areas, accounting for 1 percent or less of total housing units.

8 Wyandanch Rising, pg. 71 16 Town of Babylon – Wyandanch BOA Nomination

Table 8 Housing Unit Size Medium-Scale Large-Scale Single-family Multi-Family Multi-Family Homes Townhouses Building Building Other Mobile Home, 20 or more Boat, RV, Total Units 1, detached 1 or 2 units 3 to 19 units units etc.

Study Area 1990 2000 1990 2000 1990 2000 1990 2000 1990 2000 1990 2000 Hamlet of 2,362 2,799 82.5% 87.8% 14.0% 9.8% 1.6% 2.0% 0.0% 0.0% 1.9% 0.5% Wyandanch

Town of 66,826 71,129 74.2% 77.3% 13.5% 11.5% 6.4% 5.8% 3.0% 4.4% 2.8% 1.0% Babylon

Residential 445,514 465,234 78.5% 79.4% 9.1% 8.8% 5.9% 5.8% 5.0% 5.6% 1.5% 0.4% Trade Area

Long Island 927,609 980,474 78.8% 79.7% 8.9% 8.8% 6.0% 6.0% 4.6% 5.0% 1.7% 0.6%

Sources: U.S. Census Bureau, Census 1990 and 2000, Summary File 3

The majority of the housing units in all study areas had three or more bedrooms. As shown in Table 9, Wyandanch’s share of three or more bedroom units in 2000 was the highest (82.6 percent), followed by the Residential Trade Area (73.5 percent), Long Island (73.0 percent), and Babylon (69.9 percent). Between 1990 and 2000, 3+ bedroom housing units in Wyandanch increased by 11.4 percentage points from 71.2 percent in 1990 to 82.6 percent in 2000, while it remained relatively constant in the other study areas. Wyandanch had a notable drop in its share of 2 bedroom units (20.9 in 1990 to 10.3 percent in 2000), while the other study areas’ share dropped only slightly. Table 9 Number of Bedrooms: 1990 & 2000 4 or more No Bedroom 1 Bedroom 2 Bedrooms 3 Bedrooms Bedrooms Study Area 1990 2000 1990 2000 1990 2000 1990 2000 1990 2000 Hamlet of 0.4% 0.9% 7.5% 6.3% 20.9% 10.3% 39.1% 42.8% 32.1% 39.8% Wyandanch

Town of 0.6% 1.0% 12.5% 12.9% 18.0% 16.2% 38.4% 38.3% 30.5% 31.6% Babylon

Residential 1.4% 1.6% 9.9% 9.9% 15.0% 14.9% 40.2% 39.6% 33.5% 33.9% Trade Area

Long Island 1.4% 1.5% 9.8% 9.7% 16.1% 15.9% 39.4% 39.0% 33.4% 34.0%

Sources: U.S. Census Bureau, Census 2000, Summary File 3

17 Economic and Market Trends Analysis

Housing Values and Rents At $150,318, the median housing value in Wyandanch was significantly lower than the other study areas where median housing values were all above $200,000, as shown in Table 10. For example, the Residential Trade Area had a median housing value of $244,871. Housing values varied substantially across the trade area, with values in Nassau County generally higher than those in Suffolk County. The town of Hempstead and the portion of Oyster Bay in the study area had relatively high housing values ($266,291 and $279,926, respectively), while the Suffolk County towns of Babylon and Islip were lower ($202,318 and $203,770, respectively). 9 Table 10 also displays the housing value for all owner-occupied units as reported in the Census 2000, which is based on respondents’ self-evaluation of their housing value. The majority of owner-occupied housing units (67.0 percent) in Wyandanch had a value between $100,000 and $199,999, which was comparable to Babylon’s share (71.0 percent), though significantly higher than that of the Residential Trade Area and Long Island as a whole (47.0 and 40.7 percent, respectively) where housing values above $200,000 are more common. Wyandanch was notable for its high share of housing units with a value less than $100,000 (29.6 percent), while the other study areas had only 3.7 to 5.4 percent of units in this range. On the flip side, only a small portion of all housing units in Wyandanch (3.5 percent) was valued above $200,000, while the share of $200,000+ homes on Long Island and in the Residential Trade Area was drastically higher (54.8 percent and 49.3 percent, respectively.) Table 10 Housing Value for All Owner-occupied Units: 2000 Less than $100,000 to More than Median Housing Study Area $100,000 $199,999 $200,000 Value* Hamlet of Wyandanch 29.6% 67.0% 3.5% $150,318 Town of Babylon 5.4% 71.1% 23.5% $202,318 Residential Trade Area 3.7% 47.0% 49.3% $244,871 Long Island 4.5% 40.7% 54.8% $255,487 Notes: *2000 Median Housing Values are presented in 2006 dollars and were derived using a weighted average. The 1990 housing values are not reported because the 1990 value is based on “specific owner-occupied housing units,” while the 2000 values were based on all-owner-occupied housing units. The two data sets are not comparable. Sources: U.S. Census Bureau, Census 2000, Summary File 3.

In contrast to the wide range of housing values across the study areas in 2000, median contract rents varied by only $32, from $1,045 in the Residential Trade Area to $1,077 in Wyandanch. Relatively high rents in Wyandanch may be the result of the prevalence of 3+ bedroom, single- family rental units when compared with the other study areas. As shown in Table 11, after adjusting for inflation rents in all areas decreased between 1990 and 2000. Babylon’s median contract rent had the greatest decrease of 7.4 percent from $1,135 in 1990 to $1,051 in 2000, while the median contract rent on Long Island only decreased by 2.9 percent from $1,095 in 1990 to $1,063 in 2000.

9 Median housing values are represented in 2006 dollars. The median housing value for the portion of Oyster Bay in the Residential Trade Area was derived using a weighted average of the hamlets and village within the study area.

18 Town of Babylon – Wyandanch BOA Nomination Table 11 Median Contract Rents: 1990, 2000 Study Area 1990 2000 % Change Hamlet of Wyandanch $1,122 $1,077 -4.0% Town of Babylon $1,135 $1,051 -7.4% Residential Trade Area $1,083 $1,045 -3.5% Long Island $1,095 $1,063 -2.9% Note: All values are presented in 2006 dollars. Sources: U.S. Census Bureau, Census 2000, Summary File 3.

MARKET SEGEMENTATION The demographic analysis indicates some key characteristics and trends in both Wyandanch and the Residential Trade Area. In Wyandanch, characteristics include a younger, growing population with large family sizes, moderate incomes, relatively affordable housing, and a large proportion of renters. In the Residential Trade Area, households tend to be smaller in size, older, have higher incomes and housing values, and a larger proportion of homeowners. The market segmentation data presented below further describes the population of the Residential Trade Area and classifies its members based on lifestyle characteristics and consumption preferences. Market segmentation data for the Residential Trade Area and Wyandanch were compared in order to better identify Wyandanch’s potential future buyers and renters. Market segmentation data was obtained from ESRI, Inc., a national provider of geographic planning data, which combines information from a variety of sources such as the Census 2000, Acxiom’s InfoBase consumer database, and Mediamark Research Inc.’s Doublebase 2004 national consumer survey. ESRI’s segmentation system, “Community Tapestry,” classifies U.S. neighborhoods into 65 “LifeMode” groups based on their socioeconomic and demographic compositions, including characteristics such as age, marital status, number of children, income, type of employment, home value, residence in or outside of a metropolitan area, and other key determinants of consumer behavior. Dividing a population into several market segments helps to identify the dominating population and consumption groups and better understand how their needs may translate into specific demands for products and services. Existing Residential Trade Area Residents Approximately 81 percent of all households in the Residential Trade Area fall into five LifeMode segments. The largest two segments, “Pleasant-Ville” and “Wealthy Seaboard Suburbs,” account for 54 percent of households in the Residential Trade Area. Another 17 percent of households are classified in the “Urban Villages,” “City Lights,” and “Connoisseurs” segments. Characteristics of these segments are as follows:

• Pleasant-Ville: Members of this segment are typically middle-aged, married couples with kids living in single-family homes. They tend to be homeowners (86 percent), have large households (average of 3.29 persons per household), and be slightly older than the U.S. norm (median age of 39.4 years). Median household income is approximately $73,000.

• Wealthy Seaboard Suburbs: Members of this segment tend to be married (approximately 66 percent), affluent (median household income of $93,100), white, and older than the national average (median age is 41.7 years). Approximately 89 percent of the households live in single- family homes.

19 Economic and Market Trends Analysis

• Urban Villages: Members of the Urban Villages segment are likely to be Hispanic (60 percent) and/or foreign born (33 percent). They are relatively young (median age is 30.7 years) and tend to own their homes (homeownership rate is 73 percent). Median family size (4.12) is the second largest of all Tapestry segments. Median household income is $56,200.

• City Lights: Compared to the national average, the City Lights segment includes a wider variety of housing types (35 percent of households live in apartments in buildings with 2-4 units and only 36 percent live in single-family homes), a somewhat greater level of racial and ethnic diversity, fewer children, and slightly more people aged 75 or older. Median household income is $59,000.

• Connoisseurs: The connoisseurs segment includes a population that is typically affluent (median household income of $118,500), highly educated (more than 60 percent of population aged 25 years and older hold a bachelor’s or graduate degree), married (70 percent of households are married-couple families), and somewhat older than the national average (median age of 45.4 years). The homeownership rate is high (91 percent) and most households live in single-family homes. Existing Wyandanch Residents Similar to the Residential Trade Area, approximately 81 percent of all households in Wyandanch fall into five different LifeMode segments. However, the existing households in Wyandanch comprise largely different market segments than the Residential Trade Area. The one area of substantial overlap is the Urban Villages group, which comprises 17.6 percent of households (469) in Wyandanch and 6.6 percent of households (28,070) in the larger Residential Trade Area. Over two thirds of households in Wyandanch fall into the Metro City Edge (36.7 percent) or City Strivers (23.2 percent) sectors. Another 17.5 percent of households are classified in the Industrious Urban Fringe (11.3 percent) or Las Casas (6.2 percent) segments and, as indicated above, 17.6 percent are classified in the Urban Villages segment. Characteristics of these market segments are provided below. Metro City Edge Over a third of the population in Wyandanch is part of the Metro City Edge LifeMode group (36.7 percent). Located in older suburban neighborhoods of large metropolitan cities, this segment is predominantly black (72 percent), followed by white (18 percent) and American Indian (4 percent). The average family size for this group is 3.42. Because of the number of children in these households, the median age of the Metro City Edge segment is 29.1 years. Most have graduated from high school (70 percent), however, only 9 percent of residents 25 years and older have a bachelor’s degree. The unemployment rate is 16 percent, which is higher than the national average. The employed residents typically work service industries and have a median household income of $30,200. Some households receive public assistance (9 percent) and Supplemental Security Income (9 percent). Over half of this group owns their home (56 percent), which has a median home value of $74,100. Metro City Edge households prioritize their spending on household goods and groceries. They frequent superstores and wholesalers to buy household and children’s items in bulk. City Strivers The City Strivers LifeMode group represents the second highest concentration of Wyandanch households (23.2 percent). Members of this group tend to be young (median age of 32.1 years) and black (77 percent). Educational attainment is lower than national levels—14 percent of residents aged 25 years and older have a bachelor’s or graduate degree. City Striver’s

20 Town of Babylon – Wyandanch BOA Nomination unemployment rate (15 percent) is high and is twice the national level. Half of the employed residents work within the service and health care industries. The median household income is $36,800 which includes wages as well as Supplemental Security Income and public assistance income. A large portion of households in this group rent in older multi-unit buildings. Because they live in high cost areas, their discretionary income is low. Therefore, they prioritize their spending on groceries, baby products, and children’s essentials. Also, they prefer to eat at fast food restaurants such as Popeyes, Checkers, White Castle, and Blimpie Subs & Salads. Urban Villages Approximately 18 percent of households in Wyandanch belong to the Urban Villages group—the only “Top 5” segment that overlaps with those of the Residential Trade Area. Members of this group typically live in multicultural neighborhoods located in dense cities popular among immigrants with other young families. Their family size is large—4.12—the second largest of all Tapestry segments. This group is diverse and includes a variety of races and cultures: 60 percent of the population is Hispanic and 10 percent is Asian. Also, more than one-third of this segment is foreign-born. Median household income is $56,200. Although 40 percent have some college credits or earned a degree, a large portion has not completed high school (36 percent) or has completed high school and not attended college (24 percent). Households in the Urban Villages LifeMode segment live in older, single-family homes with a median home value of $355,600. Because their homes are older, home repairs are common expenses for this group. Other major expenses of this group are groceries ($150 or more per week), baby products, and children’s apparel. Industrious Urban Fringe 300 households in Wyandanch, or 11 percent, belong to the Industrious Urban Fringe segment. This is a diverse group—nearly 60 percent are Hispanic and more than one-quarter are foreign born. They tend to live in single-family dwellings, have children in the household, and have an average household size of 3.42 people. Over half of the families are married couple families (54 percent), followed by single parent families (17 percent). Because of the high proportion of children, the median age is low at 28.5 years. This segment has lower levels of educational attainment and a higher unemployment rate compared to national averages. The employed residents work in the manufacturing, construction, retail trade, and service industry sectors. The median household income is $40,200. Because this group lives outside of urban centers, median home values are lower at $131,400. Industrious Urban Fringe households are careful with their budgets, prioritizing their mortgage payments. Household items are their next priority. They purchase baby and children’s products at Wal-Mart, Kmart, Target, and other discount stores. Las Casas Approximately 164 households in Wyandanch are part of the Las Casas LifeMode segment, which is largely Hispanic (83 percent), young (median age of 25.4), and is made up of married couples with families (42 percent) and single parent families (21 percent). Of all of the Community Tapestry groups, Las Casas has the highest average household size at 4.27. Educational attainment levels are lower than national levels—62 percent of residents aged 25 and older have not finished high school. Employed residents work predominantly in the service and manufacturing industry sector. The median household income ($35,300) is low compared to the national average and the unemployment rate (13 percent) is almost twice the national average. This group lives in a variety of housing types including older apartment buildings, single-family dwellings, and townhomes. Nearly 60 percent of the Las Casas households rent. The median value for owner-occupied homes

21 Economic and Market Trends Analysis is $278,400. Due to the presence of children in the household, their purchases are focused on groceries, and baby and children’s products. Target Market Segments Market segment data for the Residential Trade Area were examined in combination with the demographic data presented earlier in order to identify the potential market for future homebuyers and renters in Wyandanch. Each of the market segments currently present in the Residential Trade Area (i.e., all market segments, not just those representing the largest proportion of households) were examined to determine whether its households exhibit characteristics that might make them interested in living in Wyandanch. In general, market segments that shared several characteristics such as income, age, family size, cultural/ethnic diversity, housing type, and median home value with the existing Wyandanch population were considered to be part of the potential market for new residential development in Wyandanch. As shown in Table 12, ten different market segments were identified as containing households that might be interested in moving to, or relocating within Wyandanch. The 266,951 households in these ten segments represent the potential market for new residential development in Wyandanch. A variety of potential residents are represented in this potential market pool. For example, an existing household in the Family Foundations group may find that single-family homes in Wyandanch are more affordable than those in their existing neighborhood. Because top public schools are not a priority for many in this older group, they may decide that Wyandanch would be an ideal place to purchase a single-family home or townhouse. In another example, a household in the City Lights segment who currently rents a 2-bedroom apartment may find that, at their household income of $65,000, they can purchase a 3-bedroom townhouse or single-family residence. In sum, this pool of residents is diverse, each with their own housing needs and preferences. Wyandanch has a significant opportunity to encourage new residential development that may serve the needs of these potential residents.

POTENTIAL RESIDENTIAL DEVELOPMENT As described above, the Residential Trade Area includes 10 market segments (266,951 households) that are considered to be the potential market pool for new residential development in Wyandanch.10 As shown in Table 13 on the next page, these market segments were then separated into two categories: the primary target market and the secondary target market. Households in the primary target market are considered to be the most likely to move to or relocate within Wyandanch, based the number and type of characteristics they share with the current population. Residential Trade Area households classified in the “top five” market sectors for Wyandanch (Urban Villages, City Strivers, Industrious Urban Fringe, Metro City Edge, and Las Casas) were all considered to be primary target market households. In addition, although Wyandanch currently does not contain households from the International Marketplace segment, the 10,834 International Marketplace households located in the larger Residential Trade Area were included in the primary target market because they share a number of characteristics with the current Wyandanch population. For example the International Marketplace segment is generally young and ethnically/racially diverse, and includes a high proportion of renters.

10Existing Wyandanch residents in the target market are included in this potential market pool as they may be interested in purchasing or renting a new type of housing product.

22 Town of Babylon – Wyandanch BOA Nomination

Table 12 Target Market Segments Residential Potential Wyandanch Typical Housing Trade Area Wyandanch Additional Defining Characteristics (Number of Type (Number of Buyers Households) Households)1 Slightly older residents (median age of 39.4); married couples w/ children; high rates of Pleasant-Ville Single-family 176,717 135 homeownership (86%); residents are settled and enjoy where they live

Ethnically-diverse; large family size (4.12); jobs in manufacturing, construction, retail, Urban Villages Single-family 28,070 469 healthcare, or education fields; homeownership rate of 73% Single-family, townhomes, or Fewer children; lower homeownership rates City Lights 29,967 0 multi-unit (57%); white collar, service workers dwellings Young, diverse group (about half are Majority renters; Hispanic, one-tenth Asian); many are recent International older multi-unit immigrants; almost half are families with 10,834 0 Marketplace apartment kids; mostly renters, homeownership only 34 building percent; work in manufacturing, construction, retail, and service sectors Sixty-six percent homeownership; majority of Single-family and Main Street USA residents are white; mix of family types; 61 8,935 0 multi-unit percent live in single-family homes Young; largely black; rely on public transportation; many work in service and Renters in older, 2 City Strivers healthcare sectors, are admin assistants or 5,445 619 to 4-unit dwellings govt. workers; mix of family types (married couples, single parents) Almost entirely black; high homeownership; mix of family types; median age of 38.1 is Family slightly older than U.S. median; many are at Single-family 3,345 0 Foundations retirement age; govt. employment is common; low turnover in these neighborhoods Homeownership is at 67%; mix of family types (married-couple families, single-parent Industrious families, and multigenerational households); Single-family 1,710 300 Urban Fringe lots of children; majority Hispanic; work in manufacturing, construction, retail, and service sectors Lower homeownership rates (56%); live in Single-family or older suburbs; many work in service duplexes in Metro City Edge industries, some receive public assistance; 979 979 converted single- largely black; multi-generational families w/ family adult-children living at home Majority renters; Largely Hispanic; married-couple families w/ mix of older apt children; young: median age of 25.4 years; Las Casas buildings, average HH size of 4.27; work in 949 164 townhomes, and manufacturing and service sectors; part-time single-family employment common Total 266,951 2,666 Note: 1Residential Trade Area households include Wyandanch households Sources: ESRI, Inc.; AKRF, Inc.

23 Economic and Market Trends Analysis Segments included in the secondary target market share some characteristics with the current population of Wyandanch, but would be somewhat less likely than those in the primary target market to purchase or rent homes in Wyandanch. For example, the median household income for Pleasant-Ville households ($73,000) is substantially higher than the existing median household income in Wyandanch and the sectors included in the primary target market, and Pleasant-Ville households reportedly are “settled” and enjoy where they live. Wyandanch could certainly attract some households from this market segment, but the proportion of Pleasant-Ville households that might be interested in living in Wyandanch may be lower than the proportion of, for example, City Striver households. Table 13 Selected Characteristics of Primary and Secondary Target Market Households

Residential Owners Renters Trade Area Median Median Households Household Home Number Percent Number Percent Income Value (2006)

Primary Target Market Urban Villages 28,070 20,491 73% 7,579 27% $ 56,200 $ 355,600 International Marketplace 10,834 3,684 34% 7,150 66% $ 42,600 $ 314,500 City Strivers 5,445 1,797 33% 3,648 67% $ 36,800 n/a Industrious Urban Fringe 1,710 1,146 67% 564 33% $ 40,200 $ 131,400 Metro City Edge 979 548 56% 431 44% $ 30,200 $ 74,100 Las Casas 949 399 42% 550 58% $ 35,400 $ 278,400 Subtotal 47,987 28,064 58% 19,923 42% $ 49,416 $ 327,921 Secondary Target Market Pleasant-Ville 176,717 151,977 86% 24,740 14% $ 73,000 $ 326,500 City Lights 29,967 17,081 57% 12,886 43% $ 59,000 $ 373,700 Main Street USA 8,935 5,897 66% 3,038 34% $ 51,200 $ 190,222 Family Foundations 3,345 2,509 75% 836 25% $ 42,100 $ 100,100 Subtotal 218,964 177,464 81% 41,500 19% $ 69,722 $ 265,709 Grand Total 266,951 205,528 77% 61,423 23% $ 66,072 $ 324,588 Notes: The Median Home Value for City Strivers is not available. Median Household Income and Median Home Value subtotals and totals are derived using a weighted average. Sources: ESRI, Inc., AKRF, Inc.

Table 14 shows the number of 2006 Residential Trade Area households that are classified into the primary and secondary target markets, along with the estimated number of households that could be drawn to Wyandanch if the hamlet were to capture modest amounts of the potential market, for example between 0.1 percent and 0.5 percent of the primary and secondary markets. As shown in Table 15, based on an estimated capture rate of between 0.1 percent and 0.5 percent, Wyandanch could attract up to 1,335 new households from these markets. More conservatively, if Wyandanch were to capture 0.5 percent of households in the primary target market and 0.1 percent of the secondary target market, the hamlet would attract 459 new households. Based on the current distribution of owner and renter households in the primary and secondary target markets, Wyandanch could attract between 141 and 307 renter-occupied households and between 318 and 1,028 owner-occupied households.

24 Town of Babylon – Wyandanch BOA Nomination

Table 14 Potential Residential Capture Rates (2006) Total Households .1% Capture Rate .5% Capture Rate

Primary Market 47,987 48 240 Secondary Market 218,964 219 1,095 Total 266,951 267 1,335 Notes: The Primary Target Market is comprised of households in the following market segments: Urban Villages, International Marketplace, City Strivers, Industrious Urban Fringe, Metro City Edge, and Las Casas. The Secondary Target Market is comprised of households in the following market segments: Pleasant-Ville, City Lights, and Main Street USA. Sources: ESRI, Inc.; AKRF, Inc.

Table 15 Potential New Household Demand (2006) Potential Households Low1 High2 Total 459 1,335 Renters3 141 307 Owners3 318 1,028 Notes: 1 Assumes Wyandanch would capture 0.5 percent of the primary target market and 0.1 percent of the secondary target market. 2 Assumes Wyandanch would capture 0.5 percent of both markets. 3 Number of renters and owners estimated by applying the current owner occupancy rates from the primary (58 percent) and secondary (81 percent) target market segments. Sources: ESRI, Inc.; AKRF, Inc.

The number of potential new households in all target market segments would be expected to increase in the future. As described earlier, Wyandanch, Babylon, the Residential Trade Area, and Long Island have all experienced population growth in the last 15 years and this trend is expected to continue until at least 2030. Projections from LIRPB indicate that the population in Babylon will grow by 9.0 percent between 2005 and 2030, while the population on Long Island will grow 11.6 percent by 2030. For example, if the primary and secondary target markets were to grow by 10 percent between 2006 and 2030, these markets would increase by approximately 4,800 households and 21,900 households, respectively. Applying the same capture rate assumptions described above, Wyandanch could attract another 46 to 133 households by 2030.

COMPARABLE RESIDENTIAL DEVELOPMENTS As discussed earlier and shown in Table 8, the large majority of housing in both the Residential Trade Area and Wyandanch are single-family homes, although in some areas apartment rentals, townhomes, co-ops, and condominiums are also present. In this section, comparable homes, multi-unit complexes, and rentals are discussed as a means of gauging the competitive advantages or disadvantages of Wyandanch’s current housing stock and prices, as well as informing future residential development. Residential comparables were obtained from Newsday.com for sales and rental listings, as well as CarolloRentals.com for additional listings in Wyandanch. It is important to note that this data includes listings, not sales prices; however, listings still provide a way in which to make comparisons across various neighborhoods within the Residential Trade Area.

25 Economic and Market Trends Analysis Prices were gathered for fourteen villages and hamlets in both Suffolk and Nassau County. (For complete residential listings see Section F, “Appendix”). Table 16 below compares the listing prices of only 3- and 4-bedroom single-family homes, as the sample sizes for these housing types were relatively large. Similarly, Table 17 compares the listing prices of only 1- and 2- bedroom condominium and co-op units due to the relatively large sample size for these unit types. Single-Family Homes As shown in Table 16, single-family homes in Wyandanch tend to be more affordable than any other area in the Residential Trade Area. The most expensive listing in Wyandanch was a 6- bedroom, 2-bathroom home for $399,000. Interviews with five local real estate brokers confirmed these findings, stating that homes tend to start at about $250,000, while at the upper end of the market a home might sell for $450,000. In general, homes in Suffolk County are less expensive than those in Nassau County, where 3- and 4-bedroom homes start at about $320,000. Realtors indicated that Wyandanch’s relatively inexpensive home prices and central location with excellent road and rail access are Wyandanch’s strengths as a residential market; however, the hamlet’s reputation for crime and poor schools still deter many buyers from the area. Table 16 Listing Price Range for 3-4 Bedroom Single-Family Homes Listing Price Range for 3-4 Bedroom Hamlet/Village County Single-family Homes Wyandanch Suffolk $219,000-350,000 Amityville Suffolk $259,000-419,000 Bay Shore Suffolk $269,000-1,800,000 Brentwood Suffolk $299,888-459,900 Central Islip Suffolk $285,000-490,000 West Babylon Suffolk $339,000-419,000 Baldwin Nassau $394,000-419,000 Bellmore Nassau $439,333-435,000 East Rockaway Nassau $399,000-444,999 Freeport Nassau $320,000-369,000 Levittown Nassau $335,000-359,999 North Bellmore Nassau $409,000-489,000 Oceanside Nassau $349,000-439,000 Rockville Centre1 Nassau $444,999-449,000 Roosevelt Nassau $308,000-389,000 Note: 1 Sample size of 2 Source: Newsday.com, February 1, 2007

Multi-Unit Housing As shown below in Table 17, Wyandanch has just one complex of multi-unit housing with over 10 units, which is still under construction. However, as reported by the Suffolk County Planning Department in January of 2006, Babylon contains at total of 8,872 multi-family units, of which 5,682 are apartments and 3,190 are co-ops or condominiums; while the neighboring Town of Islip contains 15,954 multi-family units, with 8,907 apartments and 7,047 co-ops or condominiums. Several of these complexes are in close proximity to Wyandanch. For example, Quail Run, a 22- year-old condominium complex located in Deer Park, contains 350 condominium units. Woods Edge, a 100-unit condominium complex, is located in North Babylon and Normandy Gardens, a

26 Town of Babylon – Wyandanch BOA Nomination 118-unit apartment complex, is located in North Lindenhurst. Table 15 also indicates that a large percentage of multi-unit housing in both towns is devoted to seniors, especially in Babylon where 43 percent of units are located in senior-restricted complexes.

Table 17 Existing Multi-Unit Housing Complexes

Hamlet of Wyandanch Town of Babylon Town of Islip Avg. # Avg. # Housing Type of units of units Avg. # of Comp- per Comp- per Comp- units per lexes Units Complex lexes Units Complex lexes Units Complex Apartments (10 or more 1 164 164 94 5682 60 88 8907 101 units) Co-ops (10 or more 0 0 0 12 1099 92 13 1759 135 units) Condominiums (10 or more 0 0 0 25 2091 84 53 5288 61 units)

Total 1 164 164 131 8,872 68 154 15,954 104

Senior Citizen 1 164 164 41 3834 94 35 3529 101 Multi-Unit1 Note: 1Senior Citizen Multi-Units could be apartments, co-ops, or condominiums Source: Suffolk County Planning Department, January 2006

Table 18 on the next page shows the listing price ranges for 1- and 2-bedroom co-ops and condominiums. 3- and 4-bedroom co-ops or condominiums are rare in the Residential Trade Area—a common trend in areas with a large supply of single-family homes. The least expensive condominium or co-op units were listed in Lynbrook, Bay Shore, and East Rockaway, where a 1- bedroom unit was listed at $125,000 or below. Table 18 1-2 Bedroom Condominium or Co-op Units Hamlet County Price Range Amityville Suffolk County $219,000-$419,990 Bay Shore Suffolk County $110,000-$350,000 Central Islip Suffolk County $229,990-$324,990 West Babylon Suffolk County $137,000-$389,821 Baldwin Nassau County $219,000-$349,000 East Rockaway1 Nassau County $125,000-$249,000 Freeport Nassau County $190,000-$339,000 Levittown Nassau County $299,000-$329,990 Lynbrook Nassau County $105,000-$369,000 North Bellmore Nassau County $239,990 Oceanside Nassau County $255,000-$389,000 Rockville Center Nassau County $259,000-$445,000 Note: 1East Rockaway listings reflect only one bedroom condo and co-op units Source: Newsday.com, February 1, 2007

27 Economic and Market Trends Analysis

Rentals Rental rates within the Residential Trade Area ranged from $950 to $1,650 for a 1-bedroom unit in Suffolk County and $1150 to $1,654 for a 1-bedroom unit in Nassau County, indicating that Nassau and Suffolk County are roughly on par with each other. In Wyandanch, rental units are typically either entire single-family homes or portions of these homes that have been subdivided by its landlord. Garage apartments are also common. Four listings were found at CarolloRentals.com ranging from $1,450 to $1,700 for a 3- or 4- bedroom. According to local realtors rental rates in Wyandanch have been increasing over the past few years, which they attribute to rising home sales prices. Realtors also stated that Wyandanch attracts renters because of its affordability and because of its proximity to Manhattan. Affordability is a main draw as many of the renters are on programs such as Section 8 and other Department of Social Services programs. One realtor stated that another reason for locating in Wyandanch is residents’ familiarity with the hamlet (i.e. they have lived or worked there before). The underperforming school district was cited as a primary reason why potential renters are deterred from moving to Wyandanch.

CONCLUSION Several factors point to healthy demand for new residential development in Wyandanch: • A large pool of potential buyers and renters within the Residential Trade Area with household characteristics similar to the existing LifeMode segments in Wyandanch; • Projected population growth of 9.0 percent between 2005 and 2030 in Babylon due to: o Migration of households moving from Queens and Nassau County into Suffolk County, o Immigration from outside the United States, o Larger household sizes than in previous decades; • Strong demand within existing and target market segments for a variety of housing types, including multi-family apartments, condos, townhomes, or single-family homes, as well as options for both renters and home buyers; • Many households in these segments do not own a vehicle and would therefore value living in close proximity to a train station; • Many existing Wyandanch residents cannot afford to own their own single-family home, but may be able to purchase a townhome or condo; • Relative affordability of housing in Wyandanch compared to other communities in the Residential Trade Area; and • Quick, easy access into New York City or other Long Island locations via the LIRR, emphasizing opportunities for transit-oriented development.

28 Town of Babylon – Wyandanch BOA Nomination

C. RETAIL MARKET ANALYSIS

INTRODUCTION AND STUDY AREA The following section examines retail market conditions and trends in Wyandanch and its vicinity. The analysis begins by estimating existing retail sales in the area, and comparing those sales to the expenditures for retail goods by area residents. The comparison of retail sales to retail expenditures provides a framework for identifying the demand for retail goods and services and the potential market opportunities within the study area. The results of this analysis are then used to inform and shape recommendations for future retail development, including strategic locations, the size, and the type of the retail mix. The analysis of retail conditions delineates a Retail Trade Area from which a majority of the area’s repeat sales are likely to be derived. The Shopping Center Development Handbook, published by the Urban Land Institute (ULI), defines trade areas for a variety of shopping centers, categorized by size and retail mix. The primary trade area for any shopping center or retail concentration is typically defined as the geographic area from which the retailers in the shopping center or retail concentration expect to draw 70 to 80 percent of their regular or repeat customers. Several factors are considered in delineating a reasonable trade area, including the size and mix of retail offerings in the area, the proximity of retail facilities that would compete directly with the retail facility or site under analysis, the road network and travel distance from residential concentrations, and other physical barriers that may affect convenient access to the retail facility or site under analysis. With approximately 155,000 square feet of retail space, Wyandanch’s Straight Path corridor most closely resembles the mix of retail stores typically found in a small “community center,” commonly 100,000 to 500,000 square feet. Community centers generally draw from an area within 3 to 5 miles of the retail concentration and typically can be reached within a 10- to 20-minute drive. For purposes of this analysis, the Retail Trade Area is defined as the hamlets of Wyandanch and Wheatley Heights, in addition to a small portion of West Babylon north of the Southern State Highway (see Figure 2). This trade area was based in part on goals outlined in Wyandanch Rising, which described a preference for downtown type retail in a mixed use setting—a type of retail that would draw from residential and worker populations located in a more immediate area rather than from several miles away. The boundaries of the trade area are also appropriate, given the presence of several large retail concentrations just outside the Retail Trade Area, as shown in Figure 3. These retail concentrations, which include Deer Park Avenue and Commack Road in Deer Park, Broad Hollow Road in East Farmingdale, and Little East Neck and Farmingdale Roads in West Babylon, make it unlikely that the commercial core of Wyandanch along Straight Path would draw a substantial number of repeat customers from beyond the delineated boundaries of its trade area. It is not likely, for example, that residents located in the eastern portion of Deer Park would drive past the CVS on Deer Park Avenue to shop at stores offering similar products or services located in the Retail Trade Area. Similarly, although some portions of Deer Park are in close proximity to Straight Path, these residents are likely do the majority of their shopping along Deer Park Avenue and were therefore not included in the trade area. The Retail Trade Area includes approximately 5,331 households with 20,900 residents (see Table 19 on the next page).

29 D ii x H ii ll ll s

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0 0.1250.25 0.5 0.75 1 Miles Retail Trade Area

Hamlet Boundaries Figure 2 Retail Trade Area Suffolk County Roads d

R (! w D i x H i l l s o l l Deer Hills Plaza o Home Depot: Home Depot

h Deer Park S.C: Rite Aid, Staples

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a o Deermac Center r B La' Piazza Centre: Waldbaums M e l v i l l e H U N T I N G T O N Island Plaza (! Harrow's Party City (! (!(! Grand Concourse Plaza (! Deer Park Shopping Plaz: CVS, Blockbuster W h e a t l e y H e i g h t s LI Ave. Plaza (! Costco (! D e e r P a r k Deer Park CBD Ace (! (! (!(! Deer Park Center: Kohl's, Stop & Shop (! Glory Shopping Center Tanger Outlet Center (! North Central Plaza (! (! (! Deer Park Center Levitz Outlet Target (! (! Island Recreational Sears Hardware, Mace's (! B J's ! ( (!(! Deer Park S.C. University Shops (! B a y w o o d (! 1S1h0e rPwlaozoad: PFluarznait:u Jren Nnoifewr Convertibles W y a n d a n c h La Grande Place: Joyce Leslie Lowe's (! Belmont Plaza (! ) (! 6 (! 0 (! 0 Furniture Plaza: The Place Levitz 2 ! ( ( PSautnhsmeta Prkla, Azaid: AKuKt,o E Sctkoerreds, Pay Half, Man (!

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c Amity Commons: C-Town L i n d e n h u r s t Great East Neck Plaza (! r Ê u (! (! o (! S(!unrise Plaza: Sears Hardware, KK, Eckerd S (! Babylon CBD: West Marine, Lo-Man (! Shopping center names and anchor stores labeled when applicable and/or available. 0 0.5 1 Retail Tade Area Miles Existing and proposed shopping centers included. Shopping Center or Retail Area (! Convenience Center (0-29,999 SF) (! Neighborhood Center (30,000-99,999 SF) (! Community or Regional Center (100,000 SF +) Figure 3 Nearby Retail Competition Economic and Market Trends Analysis

Table 19 Retail Trade Area Population (2006) Population 20,900

Households 5,331 Source: ESRI Business Analyst (2006)

Data on retail sales and the number of retail establishments in the Retail Trade Area were obtained from ESRI, Inc., a national provider of geographic planning data, which combines data from a variety of commercial and government sources, including the U.S. Census Bureau’s Census of Retail Trade, infoUSA business database, the Bureau of Economic Analysis, Current Population Survey, and NPA Data Services. These sales data were reported for a variety of goods that correspond to the types of retail stores within the study area, including shopping goods11, convenience goods12, and eating and drinking places. The sales data was then compared to household expenditure data to determine current retail capture rates for the Retail Trade Area. The household expenditure data was obtained from ESRI, which uses statistical models estimated from the Bureau of Labor Statistics’ annual Consumer Expenditure Survey (CEX) data, the Census of Retail Trade, and ESRI’s Community Tapestry segmentation system. Data on competitive retail strips within and outside of the Retail Trade Area were obtained from the Suffolk County Planning Department’s “Shopping Centers and Downtowns, Suffolk County, New York,” published in May 2006.

CAPTURE RATES Capture rates are measures of business activity in a retail trade area, indicating the percentage of consumer expenditures for retail goods that are being “captured” by retailers in the trade area, as expressed in sales. As described above, a primary retail trade area typically generates 70 to 80 percent of the sales in a shopping center or major retail concentration. If the total sales in the trade area are much lower than the area’s expenditure potential, then residents are spending a large portion of their available dollars outside of the trade area, and the capture rate is low. If sales are closer in value to expenditure potential, then area residents are likely spending a higher proportion of their available resources within the trade area, and the capture rate is high. However, capture rates are also affected by money flowing into an area from people who are not residents, such as employees or visitors. Some of the sales in the Retail Trade Area, for example, come from

11 Shopping goods is a retail industry term referring to a variety of goods for which consumers generally travel farther to compare price, quality, and variety of merchandise. The types of goods typically included in the shopping goods category are general merchandise, apparel and accessories, home furnishings, furniture, and equipment, and miscellaneous shopping goods, including sporting goods, books, stationery, jewelry, hobbies, toys, games, cameras and photographic supplies, gifts, novelties, and souvenirs, luggage and leather goods, sewing needlework, piece goods, and optical goods. 12 Convenience goods is a retail industry term referring to a variety of goods that typically do not require comparison shopping, but rather are more readily purchased in stores more convenient to home or work. Foods for home consumption, both fresh and frozen, as well as dry goods for home use, such as housekeeping supplies, make up the largest portion of convenience goods sales. These products are typically found in supermarkets, grocery stores, meat and fish markets, bakeries, fruit and vegetables markets, and candy and nut stores. The category also includes the sale of prescription and over-the-counter drugs, personal care items, and health and beauty aids commonly found in neighborhoods drug stores. Tobacco products, newspapers and magazines, fresh flowers, and pet food supplies make up the remainder of the convenience goods category.

30 Town of Babylon – Wyandanch BOA Nomination commuters using the Wyandanch train station, local workers, or those visiting the Martin Luther King, Jr., Community Health Center from neighboring communities. It is not possible to know exactly who is spending money in the area; however, despite these uncertainties about the origin of sales in any particular trade area, comparing expenditure and sales data provides a good indication of how much of a trade area’s household expenditure potential is being captured by trade area retailers. Capture rates for the Retail Trade Area are presented in Table 20 on the next page.

Table 20 Estimated Capture Rates for Retail Stores in Trade Area

Trade Area Expenditure Trade Area Retail Potential Capture Retail Store Categories Sales (Supply) (Demand) Rate Shopping Goods1 $20,143,915 $44,613,269 45% Convenience Goods2 $20,538,516 $44,900,557 46% Eating and Drinking Places $3,708,246 $27,056,336 14% Total $44,390,677 $116,570,162 38% Notes: 1Shopping goods include the following retail sub-categories: Furniture and Home Furnishings Stores; Electronics and Appliances Stores; Clothing and Accessories Stores; Sporting Goods, Hobby, Book, and Music Stores; General Merchandise Stores; Office Supply, Stationery, and Gift Stores; Used Merchandise Stores; and Other Miscellaneous Store Retailers. 2Convenience goods include the following retail sub-categories: Food and Beverage Stores, Health and Personal Care Stores, and Florists. Sources: ESRI Business Analyst (2006) and AKRF, Inc.

As shown in Table 20, total retail sales for the categories analyzed in the Retail Trade Area were estimated to be $44.4 million. Retail expenditures for those categories, on the other hand, were roughly $116.6 million, implying that Retail Trade Area stores are capturing about 38 percent of the existing expenditure potential. This indicates that Retail Trade Area residents are making retail purchases within the Retail Trade Area at a rate that is well below what is typically expected (i.e., 70 to 80 percent). Because of conditions described earlier (e.g., the presence of several large shopping centers on the periphery of the trade area) it is reasonable to expect that capture rates in the Wyandanch trade area would be lower than the 70 to 80 percent benchmark, even if the area’s retail mix were more robust. However, the overall capture rate of 38 percent indicates that there is sufficient expenditure potential in the trade area to develop a more vibrant mix of retail and commercial uses in downtown Wyandanch and at the same time meet the goal of Wyandanch Rising to create a more active downtown in a more pedestrian-friendly environment. The capture rate for shopping goods (e.g., clothing, shoes, furniture, jewelry, books, and sporting goods) in the Retail Trade Area is approximately 45 percent, indicating that Retail Trade Area residents are making the majority of their shopping goods purchases outside of the area. As shown in Figure 4, this outflow of consumer expenditures is likely due to the presence of major shopping centers in close driving distance from the Retail Trade Area, including Walt Whitman Mall in South Huntington, the Melville Mall in Melville, several shopping centers in Deer Park on Commack Road and Deer Park Avenue, as well as numerous big-box retailers such as Target, Wal- Mart, BJ’s, Home Depot, and Lowe’s on Broad Hollow in East Farmingdale. It is not unusual for retailers in a small downtown area to have such a low capture rate, given the concentration of high-power shopping goods retailers close by.

31 L l o y d H a r b o r N o r t h p o r t N i s s e q u o g u e C e n t e r p o r t F o r t S a l o n g a BDG Smithtown: Stop & Shop H a l e s i t e !( K i n g s P a r k E a s t N o r t h p o r t

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Big H: Kohl's, Marshalls, K Mart S M I T H T O W N

S m i t h t o w n Mai !( n St Macy's Plaza: Macy's, Petco, Michael's

H u n t i n g t o n S t a t i o n Mayfair Shopping Cent E l w o o d V i l l a g e o f t h e B r a n c h !( Huntington Manor CBD: C-Town, King Kullen Home Depot, Marshalls, St !( !( !( !( King Kullen Plaza: Target, KK, HomePlace, Sp Huntington Sq. Plaza: Best Buy, Stop & Shop !( Huntington Sq. Mall: Sears C o m m a c k S o u t h H u n t i n g t o n V ete ran yp Huntington CBD: WildByNature, Waldbaums, s H B w wn H U N T I N G T O N y to Jericho Tpke ith !( Sm V !( et er an s Hw Nort H a u p p a u g e y hern State Pkwy W e s t H i l l s Walt Whitman Mall: Macy's, Bloomingdale's, Saks !( Wal-Mart, Home Depot, Koh Target, HomeGoods Home Depot Huntington Shopping Cente: BedBath&Beyond, Petsmart !( !( I 495 95 I 4 Costco I s l a n d i a D i x H i l l s

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Figure 4 Major Retail Areas & Big Box Stores Economic and Market Trends Analysis At 46 percent, the overall capture rate for convenience goods in the Retail Trade Area was also lower than what is typically expected from area residents. A high capture rate for convenience goods (in general, above 70 percent) is expected in an area well served by a mix of convenience goods retailers, since residents are likely to buy a large proportion of their groceries, personal care items, housekeeping supplies, and over-the-counter prescription drugs at stores close to home. However, it is clear that residents in the Retail Trade Area are leaving their local area to purchase a majority of their convenience goods. As shown in Figure 3, this low capture rate is due to the presence of several large supermarket and drugstore chain stores just outside the Retail Trade Area, including Stop and Shop and Rite Aid on Commack Road in Deer Park; Stop and Shop, Waldbaums, Eckerd, CVS, and ShopRite in West Babylon; Pathmark, CVS, Eckerd, and Waldbaums on Deer Park Avenue; and several big box retailers on Broad Hollow, as mentioned earlier. Finally, the capture rate for eating and drinking places is just 14 percent, indicating that Wyandanch is capturing very little of the market for dining outside the home. As discussed below, the Retail Trade Area contains some take-out restaurants, but just one sit-down restaurant located in the Colonial Springs Golf Course, and no bars. Therefore, limited options for local residents are keeping the capture rate at this low level.

RETAIL PROFILE This section provides an overview of the retail environment in the trade area. In the fall of 2006 and January 2007, AKRF, Inc. conducted field surveys of commercial businesses within the trade area. These surveys revealed that the majority of the 129 commercial businesses are located along Straight Path and that over 56 percent of the stores provide neighborhood services and convenience goods. As shown in Table 21 and Chart 4, 28.7 percent of the commercial businesses in the trade area provide neighborhood services. Of the 37 stores in this category, 35 percent (or 13 stores) provide hair and nail care services. Medical offices and other professional offices are also common, making up 24.3 percent of the neighborhood services (or 9 stores). The remaining 15 stores provide a variety of services including communication centers, money transfer, car service, laundry, travel agency, video rental, and a bank. Convenience goods follow, accounting for 27.9 percent of the commercial businesses (or 35 stores). A large portion of the convenience goods (40 percent or 14 stores) are small grocery stores and delis. Florists are also common, with seven stores; however, they are located along Wellwood Avenue at the periphery of the trade area and primarily serve visitors to nearby cemeteries, not necessarily the local population. The remainder of the convenience goods category includes the Compare Foods supermarket (the only major supermarket in the trade area), two Italian specialty retail/wholesale food stores; two liquor stores; and one pet store. Shopping goods represent a smaller portion (11.6 percent) of retail in the trade area. Memorial stores, which, like the florists, are located near the cemetery, make up 31.3 percent of this category. These five stores sell memorial plaques and serve a much broader base than the local population. Accounting for about a fourth of shopping goods stores, the apparel and accessory category includes four stores: Discount Fashions, Wyandanch Fashion, Jackie’s Midnight Lace Lingerie, and Tunnel Men’s and Boy’s Clothing. Finally, this category also includes two music stores, one book store, and a stationery store.

32 Town of Babylon – Wyandanch BOA Nomination Over 10 percent of the retail in the trade area is an eating or drinking establishment. This category is dominated by take-out restaurants, which account for 14 of the 15 businesses. There is only one sit-down restaurant in the Retail Trade Area—the Colonial Springs Golf Course restaurant, which is only open to the public at lunch. There are four stores selling building material, hardware, or garden supplies: True Value Hardware, Kings Hardware, Wyandanch Mower, and Maxwell Turf and Horticultural supplies. Finally, auto-related businesses are common in this area, representing 17 percent of Retail Trade Area businesses. The 22 stores in this category include 18 gasoline/service stations and four auto supply stores. Chart 4 Retail Trade Area Stores by Retail Category

Neighborhood Services Convenience Goods (28.7%) (27.9%)

Building Materials, Hardware, & Garden Supply (3.1%)

Auto-related Trade (17.1%) Eating and Drinking Places (11.6%)

Shopping Goods (11.6%)

Source: AKRF, Inc.

Straight Path Corridor Straight Path (Country Route 2) is Wyandanch’s primary retail corridor with approximately 62 businesses providing a mixture of shopping and convenience goods, neighborhood services, eating and drinking establishments, and auto-related services to the local community. Commercial storefronts include apparel stores, a pharmacy, grocery stores, take-out food restaurants, beauty supply stores, hair salons, medical/dental offices, laundromats, and auto-related businesses. An additional 10 vacant commercial properties were identified within the corridor.

33 Economic and Market Trends Analysis Table 21 Retail Survey: Retail Trade Area Establishments Establishments No. Percent Category No. Percent SHOPPING GOODS 15 11.7% CONVENIENCE GOODS 36 27.6% General Merchandise Stores 2 1.6% Food Stores 19 14.8% Department stores, conventional national chains Grocery stores, delis, bodegas 14 Department stores, discount national chains Supermarkets 1 Miscellaneous general merchandise stores 2 Meat and fish markets Apparel and Accessory Stores 4 3.1% Retail bakeries Men’s and boy’s clothing 1 Fruit and vegetable markets Women’s and girl’s clothing 3 Candy, nut, and confectionary 2 Family clothing Miscellaneous/specialty foods 2 Children’s clothing Miscellaneous Convenience Goods 17 13.2% Shoes Drug and proprietary stores 7 Other apparel and accessories (Bridal Shop) Liquor stores 2 Furniture, Home Furnishings, and Equipment Stores 2 1.6% Florists 7 Furniture stores Cigar stores and stands Floor covering stores Newsdealers and newsstands Drapery, curtain, and upholstery stores Pet shops 1 Miscellaneous home furnishing stores Photocopy stores Household appliance stores Photo developing Audio and video electronics (beepers, cell phones) Other misc convenience goods Records and musical instruments 2 EATING AND DRINKING PLACES 15 11.6% Computer Restaurants/Luncheonettes 1 Miscellaneous Shopping Goods Stores 7 5.5% Refreshments/”Fast-food” places 14 Sporting goods and bicycle Other eating places—caterers, catering halls Books 1 Drinking places (alcohol) Stationery 1 NEIGHBORHOOD SERVICES 37 28.7% Jewelry Video rentals 1 Hobby, toy, and games Banks 1 Camera and photographic supplies Cleaners and tailors 1 Gifts, novelties, and souvenirs Hair and nail care 13 Luggage and leather goods Laundry 2 Sewing, needlework, and piece goods Travel agencies 1 Religious articles TV/Audio/Appliance repair Optical goods Shoe repair Used merchandise Medical offices 4 Other misc. shopping goods 5 Other professional offices 5 BLDING MTR’LS, HARDWARE, & GARDEN SUPPLY 4 3.1% Home improvement services Paint, glass, and wallpaper Funeral services Hardware 2 Health/Fitness club Retail nurseries, lawn, and garden supply stores 2 Car service 1 Lumber and other building materials Money Transfer 2 AUTO-RELATED TRADE 22 17.1% Communication Centers 3 Motor vehicle dealers Other neighborhood services 3 Auto supplies 4 Gasoline and service stations 18 Car rental STOREFRONTS SUMMARY Total Storefronts 129 100.0% Convenience Goods 36 27.6% Shopping Goods 15 11.7% Eating and Drinking Places 15 11.6% Building Mtr’ls, Hardware, & Garden Supply 4 3.1% Neighborhood Services 37 28.7% Auto-Related Trade 22 17.1% Source: AKRF, Inc.

34 Town of Babylon – Wyandanch BOA Nomination SUMMARY OF RETAIL MARKET CONDITIONS Overall, the retail mix in the Retail Trade Area is not the major source of retail goods and services for the local residents, as demonstrated by its 38 percent combined capture rate for shopping goods (45 percent), convenience goods (46 percent), and eating and drinking places (14 percent). Instead, residents likely travel to nearby retail concentrations in East Farmingdale, Deer Park, West Babylon, Melville and South Huntington for these types of items. This leakage of retail activity, approximately $72 million, presents an opportunity to capture a portion of this outflow of consumer expenditures by expanding the retail mix in Wyandanch, particularly by focusing on convenience goods and specialty shopping goods. AKRF’s field surveys confirmed the capture rate analysis, as the Retail Trade Area’s retail offering showed low concentrations of shopping goods and convenience goods retailers. Stores such as full-size grocery stores, drug stores, book stores, and sporting goods stores, were largely absent. Although convenience goods stores account for approximately 27 percent of the local retail mix in the Retail Trade Area, this category is largely comprised of small delis and beauty supply shops rather than a more varied mix of businesses. Similarly, while small take-out food restaurants were common, there are no full-service restaurants in the downtown area. According to Wyandanch Rising, local residents stated that there is in particular need for restaurants in the area, as well as a pharmacy and specialty goods stores. The vision also suggested that a coffee stand, dry cleaner, and a specialty mailing service might be included in a mixed-use (residential and retail) development.

POTENTIAL RETAIL DEVELOPMENT IN WYANDANCH Based on the retail gaps and needs identified by the capture rate analysis, retail survey, and Wyandanch Rising, retail opportunities were identified which could provide the Retail Trade Area residents with more varied, convenient shopping that more closely resembles their typical expenditure patterns. To better understand what types of retail stores would be easily absorb existing expenditures, an “optimal capture rate” for each retail category was determined: 55 percent for shopping goods, 70 percent for convenience goods, and 25 percent for food and drinking places. Although in many trade areas a 70 to 80 percent capture rate for these types of goods is possible, the extent of the competitive retail inventory just outside the Retail Trade Area suggests that more conservative capture rates would better represent a realistic absorption of new retail development. To reach these target capture rates, additional expenditures must be captured by new retailers inside the Retail Trade Area. As shown in Table 22, downtown Wyandanch could generate an additional $18.3 million in retail sales by retaining consumer expenditures from that are currently flowing to stores outside the trade area. At $10.9 million, the largest portion of potential new sales would likely occur in the convenience goods category, while an additional $4.3 million in shopping goods and $3.0 million in food and drinking places sales are reasonable for the area. Using median sales per square foot figures provided by the Urban Land Institute (ULI) in its Dollars and Cents of Shopping Centers, it is possible to equate these potential sales to the amount of new retail space that could be supported in downtown Wyandanch. For example, using this ULI data AKRF, Inc. estimates that convenience goods stores in Wyandanch would likely achieve sales of $505 per square foot13. The additional sales needed to capture 70 percent of the trade area

13 Sales per square foot estimates were calculated individually according to the retail sub-categories listed in Table 20 and then combined into Shopping Goods and Convenience Goods categories. The $505 per square foot figure is a

35 Economic and Market Trends Analysis expenditures for convenience goods are $10.9 million, which would support approximately 21,551 square feet of convenience goods store space. In addition, as shown in Table 22, 21,315 square feet could be absorbed by shopping goods sales and 7,293 square feet by food and drinking places sales. In total, an additional 50,159 square feet of new retail development could be realistically absorbed by existing residents’ spending power.14

Table 22 Additional Retail Potentially Absorbed by Existing Expenditure Potential

Additional Additional Esti- Trade Area Development Trade Area Target Target Trade Expenditures mated Retail Store Expenditure Necessary to Retail Sales Capture Area Necessary to Sales Categories Potential Reach Target (Supply) Rate Expenditures Reach Target per (Demand) Capture Rate Capture Rate SF1 (SF)

Shopping Goods $44,613,269 $20,143,915 55% $24,537,298 $4,393,383 $2002 21,315

Convenience Goods $44,900,557 $20,538,516 70% $31,430,390 $10,891,874 $5052 21,551

Eating and Drinking $27,056,336 $3,708,246 25% $6,764,084 $3,055,838 $419 7,293 Places

Total $116,570,162 $44,390,677 n/a $62,731,772 $18,341,095 n/a 50,159 Notes: 1Estimates based on Dollars and Cents of Shopping Centers / The Score 2006, Urban Land Institute. 2Estimates displayed are the weighted average of the sales per square foot estimates of the individual retail sub-categories listed in Table 20 and were not used to calculate the additional development necessary to reach the target capture rate. Sales per square foot estimates were calculated individually according to the retail sub-categories and then combined into Shopping Goods and Convenience Goods categories. Sources: ESRI, Inc., AKRF, Inc.

In addition to the spending power from those currently living in the trade area, new residential development in Wyandanch would grow local expenditure potential, increasing the amount of new retail space that could be supported by local residents. Table 23 shows the amount of retail space that could be realistically absorbed by new residents based on high and low potential residential market estimates for 2006 detailed in Section B, Residential Market Analysis. If 459 new households move to Wyandanch, a more conservative “low” estimate, the Retail Trade Area could absorb an additional 17,370 square feet of retail space assuming the same target capture rates used above. When added to the amount of new retail that could be absorbed by existing residents, the Retail Trade Area has the potential to support a total of 67,529 square feet of new retail development. Within the individual retail categories shown in Table 23, 31,682 square feet of space could be absorbed by stores selling shopping goods, although with nearby big box stores, regional malls, and the upcoming Tanger Outlet Center in Deer Park, competition for the types of goods sold at national chains will be strong. The stores in Wyandanch would most likely be boutique-type stores selling unique items. It is possible that five to ten (or more) of these types of stores could be successful in Wyandanch, particularly if new residential development is implemented. There are many opportunities for new stores selling convenience goods, as well, with 27,164 space potentially supported by new and existing residents. While this size is not large enough to attract a

weighted average of the convenience goods sub-sectors and was not used in calculating the amount of retail space that could be absorbed. 14 Sales per square foot estimates were calculated according to the retail sub-categories listed in Table 20 and then combined into Shopping Goods and Convenience Goods categories.

36 Town of Babylon – Wyandanch BOA Nomination large supermarket chain, which typically build at least 50,000 square feet today, a 20,000 square foot drug store chain could be absorbed, in addition to specialty food shops, bakeries, newsstands, and other convenience-type stores.15 It is also possible that a member-owned food co-op could be a viable alternative to a supermarket chain, as they have been successfully implemented in many similar communities. Finally, Wyandanch has strong potential for restaurant development with 8,683 square feet potentially absorbed by new and existing residents. This size could accommodate two small restaurants, cafes, and/or coffee shops or one large national chain.16 Because an optimal capture rate of just 25 percent was used for this estimate, it is conceivable that if one or two restaurants were successful in Wyandanch’s downtown, more restaurants could be supported by the local community. All of these retail opportunities support the local community’s desire, as stated in Wyandanch Rising, for book stores, dress makers, retail clothing shops, a coffee stand, a specialty mailing service, pharmacy, specialty shops, and restaurants.

Table 23 Additional Retail Potentially Absorbed by New Residential Development SF Absorbed by New Total Projected New Retail Retail Store Categories Residential Development Development low1 high 2 low1 high 2 Shopping Goods3 10,367 29,677 31,682 50,992 Convenience Goods4 5,613 16,069 27,164 37,620 Eating and Drinking Places5 1,390 4,043 8,683 11,336 Total 17,370 49,789 67,529 99,948 Notes: 1 Estimates based on 459 new households. 2 Estimates based on 1335 new households. 3 Assumes an optimal capture rate of 55 percent. 4 Assumes an optimal capture rate of 70 percent. 5 Assumes an optimal capture rate of 25 percent. Sources: ESRI, Inc.; AKRF, Inc.; ULI, Dollars and Cents of Shopping Centers

The projected new retail development of 67,529 square feet, when added to the existing inventory along Straight Path of approximately 155,000 square feet, would create a retail cluster along the Straight Path corridor of about 222,529 square feet. According to ULI, which tracks the size and retail mix at shopping centers nationwide, the Straight Path corridor would resemble that of a typical “community center,” which range in size from 100,000 to 500,000 square feet. Community centers typically include stores selling mostly convenience goods, but do not have a traditional department store anchor or the broad trade area of a regional shopping center. Community centers offer a wide range of apparel, hardware, home furnishings, home improvement, and specialty stores, and may also include banking and professional services, and recreational facilities. Many community centers are built around a discount department store, super drugstore, mixed apparel store, as well as a supermarket. The retail development goals of the Residential Trade Area should follow the loose guidelines of what makes a community center—in other words, the

15 According to ULI’s Dollars and Cents of Shopping Centers 2006, the median size of a national drugstore chain in the U.S. in a community or super community center is 12,027 square feet, while the median, upper decile is 23,714 square feet. 16 According to ULI’s Dollars and Cents of Shopping Centers 2006, the median size of a national restaurant chain in the U.S. in a community or super community center is 6,000 square feet, while the median, upper decile is 8,000 square feet.

37 Economic and Market Trends Analysis community should not focus on becoming a regional shopping draw, but instead support a variety of convenience and specialty shopping goods, new restaurants, and, possibly, space for community or recreational activities. Future Commuter Retail Demand Although not factored into the capture rate analysis, retail expenditures by visitors from outside the Retail Trade Area have the potential to further support local retailers. Of particular import in Wyandanch are the commuters who utilize approximately 1,000 parking spaces next to the Wyandanch train station. According to Wyandanch Rising, many of these riders likely live outside the trade area; therefore, they could potentially contribute to local buying power, especially if retail businesses begin to cater to this market. Because parking near the train station is unrestricted, Wyandanch Rising recommends the implementation of paid and/or restricted parking to reserve spaces for local residents and to allow Babylon to raise revenues. To examine whether these restrictions may affect potential commuter buying power, future parking demand estimates were obtained from Long Island Railroad (LIRR). Projected population growth in Suffolk and Nassau Counties is expected to fuel increased ridership and parking demand at LIRR stations throughout Long Island, including Wyandanch. Local parking occupancy rates are already very high according to LIRR data from 2006.17 For example, off-street parking utilization on the Ronkonkoma line (Electric Territory), which includes Wyandanch and surrounding communities, was 102.6 percent, while at Wyandanch, utilization was 103 percent.18 In addition, occupancy of on-street parking at the Wyandanch station was 100 percent for 50 spaces, indicating further demand for commuter parking. According to MTA LIRR’s East Side Access Final Environmental Impact Statement (2001), which would create LIRR access to Grand Central Station, parking at stations along the Ronkonkoma line are expected to increase substantially, whether or not the project is implemented. For example, it states that without implementation of the proposed project, off-street parking utilization in Wyandanch is expected to increase to 134.6 percent (1,361 spaces) by 2010, while parking utilization along the Ronkonkoma branch as a whole is expected to increase to 131.3 percent. If the project is implemented, by 2010 off-street parking utilization is estimated to be 151.6 percent in Wyandanch and 147.8 percent for the Ronkonkoma line as a whole. As mentioned above, Wyandanch is one of only a few stations that provides free commuter parking, without restrictions based on time or residency status. However, even if these types of restrictions are implemented in Wyandanch, it is unlikely to affect the parking demand. In fact, retail demand by commuters would likely increase in the future, as off-peak ridership, carpooling, and the number of commuter parking spaces increases. Providing sufficient parking for these future riders could be a key component in concentrating new retail development near the train station, allowing the Retail Trade Area to benefit from more retail options and amenities.

CONCLUSION In sum, based on existing and future retail expenditure estimates, Wyandanch has tremendous potential to attract convenience goods retailers, such as an additional small supermarket or co-op, drugstore, and/or specialty food stores, as well as shopping goods retailers, most notably specialty stores, boutiques, or gift shops. New restaurants or coffee shops are another attractive option, as

17Long Island Railroad, LIRR Station Parking by Branch: Off/On-Street Parking Capacity/Utilization Summary. December 4, 2006. 18Parking utilization rates above 100 percent are due to illegal parking outside of spaces.

38 Town of Babylon – Wyandanch BOA Nomination they would likely be easily absorbed by resident’s existing spending power, and may help stimulate other retail development by attracting people to Wyandanch’s downtown. Unlike other nearby shopping centers that are only accessible by car or bus, much of the retail development in Wyandanch would be conveniently located near the train station, accessible to pedestrians including both residents and commuters. This proximity to transit may be an important competitive advantage for Wyandanch’s downtown as the local community tries to differentiate its downtown from the large, automobile-centric shopping centers that surround the trade area. Possible development scenarios, including potential retail mixes and strategic sites, are discussed in Section E.

39 Economic and Market Trends Analysis

D. ALTERNATIVE MARKET SECTORS

INDUSTRIAL MARKET OPPORTUNITIES Industrial activity in Wyandanch has been a difficult issue for the community, particularly since many of Wyandanch’s industrial uses are located in the heart of its downtown. As stated in Wyandanch Rising, “while community members don’t wish to see this industrial base dry up or dissipate, many observed that some of the businesses reduce their quality of life and potential growth in other economic sectors.” So while industrial businesses may be unwelcome neighbors at times, the tax revenue and jobs created for the local community are valuable to Wyandanch’s revitalization effort. In this section the local industrial market trends are reviewed to determine whether there is likely to be a demand for this type of use in the future. Next, local employment and tax revenue data are presented, providing a snapshot of the industrial sector’s contribution to the local economy, followed by findings from a recent interview with Robert Stricoff, Executive Director, Town of Babylon Industrial Development Agency (IDA). Described in more detail below, the analysis revealed a strong local industrial market with existing businesses contributing a significant amount of tax revenues to the Town of Babylon, and significant potential for additional industrial development in the area. Suffolk County has a strong industrial market, contributing nearly two-thirds of the industrial space on Long Island.19 As of 2000, there were eleven major industrial parks in Suffolk County with a total of 22.1 million square feet.20 Most significant is the 14.0 million square foot Hauppauge Industrial Park—the second largest industrial park in the country—which employs more than 30,000 workers.21 It is in Islip’s hamlet of Hauppauge, which is north-east of Wyandanch. A key indicator of the sector’s strength is its high average rental rate and low vacancy rate. As of the fourth quarter of 2004, the average asking rental rate in Suffolk County for industrial space was $6.50, slightly lower than Nassau County’s rate of $6.75.22 Also, the vacancy rate at year end 2004 for Suffolk County was 5.4 percent, among the lowest vacancy rates in the nation.23 Continued growth in this sector is expected in Suffolk County. According to Real Estate Weekly, industrial vacancy rates on Long Island as a whole has continued to decrease since 2004, down to 4.0 percent in 2006.24 In order to prepare for this growth, Suffolk County and the New York Metropolitan Transportation Council have identified five growth and development areas. Two of these growth areas are located in close proximity to Wyandanch and currently have an estimated 26.1 million square feet of industrial space: the Route 110 Office-Industrial Corridor to the west of the hamlet and Sagtikos Regional Development Zone to the east of the hamlet.25 The Route 110 Corridor

19 Suffolk County Planning Department, Demographic, Economic, and Development Trends (April 7, 2005), 7. 20 Suffolk County, “Industrial Parks,” October 6, 2000, http://www.co.suffolk.ny.us/webtemp3.cfm?dept=4&id=973 (Accessed February 23, 2007) 21 Suffolk County Department of Planning, A Review of Selected Growth and Development Areas (August 2006), 30. 22 Suffolk County Department of Planning, Demographic, Economic, and Development Trends (April 7, 2005), 7. 23 Society of Industrial and Office Realtors, 2005 Comparative Statistics of Industrial and Office Real Estate Markets 24 Real Estate Weekly, April 18, 2007. 25 The other identified growth areas include: Yaphank, Town of Riverhead, and Stony Brook High Tech Campus.

40 Town of Babylon – Wyandanch BOA Nomination includes two main clusters of industrial activity – 5.2 million square feet in Melville and 15.5 million square feet in East Farmingdale. As of 2004, the Sagtikos Regional Development Zone includes 5.3 million square feet of industrial space, almost half of which was located in the Town of Babylon. Included in this zone is the Heartland Industrial Park in Deer Park, just east of Wyandanch. The Heartland Industrial Park currently includes approximately 2.8 million square feet of industrial space; another 1.3 million square feet are currently under construction. According to data provided by the New York State Department of Labor for the zip code 11798, which includes Wyandanch and Wheatley Heights, businesses in “industrial” sectors, such as wholesale trade, construction, manufacturing, and waste remediation, have a strong presence in Wyandanch with 454 employees. As shown in Table 24, between 2000 and 2006 the wholesale trade sector (as share of total employment) grew from 7.8 to 14.8 percent and the number of wholesale trade employees more than tripled, growing 221.2 percent. Construction employment also increased by 59.5 percent, while waste remediation employment increased by 37.5 percent. The Other Services sector grew from 189 employees in 2000 to 221 employees in 2006, 206 of which were employed in the repair and maintenance subsector, likely representing many of the auto-related businesses in Wyandanch. During the same period, employment in the Accommodation and Food Services sector dropped by over 50 percent and retail employment dropped by 28.9 percent. Table 24 Wyandanch Employment, Q2 2000 and Q2 2006 Q2 2000 Employment Q2 2006 Employment Sectors Number Percent Number Percent Percent Change Construction 37 2.8 59 2.6 59.5 Manufacturing 15 1.1 6 0.3 -60.0 Wholesale Trade 104 7.8 334 14.8 221.2 Retail Trade 114 8.6 81 3.6 -28.9 Transportation & 9 0.7 0 0.0 -100.0 Warehousing FIRE 7 0.5 19 0.8 171.4 Professional, Scientific, and 9 0.7 2 0.1 -77.8 Technical Services Administrative and Support of 40 3.0 55 2.4 37.5 Waste Management and Remediation Services Educational Services n/a 0.0 53 2.4 Health Care and Social 258 19.5 264 11.7 2.3 Assistance Accommodation & Food 82 6.2 40 1.8 -51.2 Services Other Services 189 14.3 221 9.8 16.9 Unclassified n/a 0.0 16 0.7 n/a Total 1,325 n/a 2,255 n/a 70.2 Notes: The totals for both time periods include all employees within Wyandanch. Sector-level data does not capture total employment and the percentages do not equal 100% as several sectors and/or subsectors had only 1 or 2 establishments and thus had insufficient data. Sources: New York State Department of Labor

In additional to significant employment, Wyandanch’s industrial businesses provide tax revenue to the Town of Babylon. For tax year 2006/07, the tax contribution for industrial properties in

41 Economic and Market Trends Analysis Wyandanch and Wheatley Heights was $887,328 and $342,282, respectively, totaling over $1.2 million.26 In contrast to the relatively stagnant growth in the retail sector in recent years, the industrial sector has flourished. According to Wyandanch Rising, 29 industrial business expansion projects have been approved and have begun to be implemented since 1997. Clearly, this sector provides significant benefits to the hamlet and to the town as a whole, and is an important component of the hamlet’s economy. Wyandanch has had success attracting industrial businesses to the hamlet. Robert Stricoff, Executive Director, IDA, stated in a recent interview with AKRF, Inc. that the industrial sector has been successful in Wyandanch due to the following factors: a good labor force; stable taxes; IDA tax incentives to industrial businesses; and Wyandanch’s accessible location in the center of Long Island. He also stated that there is “tremendous potential” to attract new light industrial uses to the area. This belief was supported by several real estate brokers in Wyandanch who indicated that there is a demand for new industrial office park space in Wyandanch. Although industrial development should be encouraged, the placement of industrial uses should be carefully considered and should not conflict with retail and residential goals of the hamlet. Light industrial development should be focused in the areas which are already home to strong clusters of industrial businesses—on Wyandanch Avenue, near the New Montefiore Cemetery west of Straight Path, and on Long Island Avenue between Straight Path and Elk Street. If a more direct route to the train station is created to and from the Long Island Avenue industrial area, retail uses may be more appropriate in this location. By focusing industrial businesses in these locations, Wyandanch and Babylon could benefit from the jobs and tax revenue generated by these businesses. This strategy also supports Wyandanch Rising, which recommends that light industry locate to the east and to the west of the Straight Path corridor.

OFFICE MARKET OPPORTUNITIES The CoStar Office Report provides an analysis of the office market on Long Island at the county level and at the submarket level. The Western Suffolk County submarket includes the trade area and will be compared to Suffolk County for this analysis. As seen in the Table 25, Western Suffolk County has a significant portion of the office buildings within the county. Specifically, over 80 percent of the Class A buildings in Suffolk County are in Western Suffolk County. Also, nearly all of the Class A buildings that are under construction are in Western Suffolk County. Of the 367,308 square feet of office space that was under construction in the county in third quarter 2006, 96.7 percent was in the western submarket. The average quoted asking rental rate for Class A space in the submarket was $28.30 per square foot, which was slightly higher than the county’s average rental rate at $27.53. Approximately half of Suffolk County’s Class B office is located in the western submarket (48.4 percent). The vacancy rate in Western Suffolk County was 25.7 percent lower than Suffolk County’s at the end of the third quarter 2006. Higher demand for Class B office space in the submarket relative to the county as a whole was also evident by the higher net absorption (130,147 square feet in Western Suffolk County compared with 125,386 square feet in Suffolk County). Finally, the average rental rate in Western Suffolk County was $21.57—4.2 percent higher than the rental rates in Suffolk County.

26 Wyandanch Receiver of Taxes

42 Town of Babylon – Wyandanch BOA Nomination Similar trends were evident in Class C office space. The vacancy rate in Western Suffolk County was lower at 3.9 percent compared with 5.7 percent in Suffolk County. Also, the rental rate was 8.8 percent higher in the submarket than in Suffolk County as a whole. Table 25 Office Market Characteristics Existing Inventory Under Average 1 1 Number of Rentable YTD Net YTD Construc- rental rate 2 Office Class Buildings Building Area Vacancy Absorption Deliveries tion per SF Western Suffolk County Class A 68 9,892,161 11.9% (9,793) 0 355,308 $28.30 Class B 177 5,829,600 8.4% 130,147 28,700 26,000 $21.57 Class C 209 2,449,402 3.9% 20,888 0 0 $19.37 Suffolk County Class A 84 11,314,243 12.0% 133,182 68,000 367,308 $27.53 Class B 366 9,737,067 11.3% 125,386 94,700 76,020 $20.71 Class C 526 5,972,849 5.7% 58,581 7,400 5,000 $17.81 Notes: 1 Year-to-date 2 Average quoted asking rental rate per square foot Source: CoStar Office Report, Long Island Market, Third Quarter 2006

The Suffolk County Planning Department published a list of Major Non-Governmental Office Buildings in January 2006. Based on this list, the office market within Babylon includes 24 office buildings with a total square footage of 1,128,000. These buildings are concentrated in three areas. East Farmingdale has 611,000 square feet of office space (eight buildings)—a third of the inventory in the town. West Babylon follows with 238,000 square feet of space (five buildings), representing 21 percent of the town’s inventory. The remaining office buildings are in Babylon (4 buildings), Amityville (2 buildings), and one building each in North Amityville, North Babylon, and North Lindenhurst. There are no office buildings in Wyandanch. The buildings in Babylon are generally older—46 percent of the buildings were built between 1955 and 1975. Babylon’s office development peaked in the 1980s with the construction of eight buildings. Only three buildings were constructed in the 1990s. Two buildings were constructed between 2000 and 2005. In 2001, a two-story, 169,000 square foot office building was constructed in East Farmingdale. It is occupied by Arrow Electronics. In 2005, a two-story, 16,000 square foot building was constructed on 150 East Sunrise Highway in North Babylon. A large concentration of Suffolk County’s office market is to just outside Wyandanch’s western boundary on the Route 110 corridor, which contains 9.1 million square feet of space. Since 2000, eleven new buildings were added to the corridor and two were expanded. Also, eight industrial buildings have been converted since 1999, providing 857,000 square feet of office space. The majority of the space on the corridor is located to the northwest of Wyandanch in Melville with 73 office buildings (or 8.5 million square feet). East Farmingdale, directly to the west, has a smaller concentration of office buildings, with only 8 buildings or 611 thousand square feet of office space. In sum, the office market in Western Suffolk County is performing well, with low vacancy rates, particularly for Class B and C office space, and high rents. At 30.7 percent, West Babylon and Babylon have a significant portion of the County’s office space, although the buildings are generally older; the most recent building was constructed over 30 years ago in 1986. With a strong

43 Economic and Market Trends Analysis demand for office space and a lack of new or recent office product in the area, conditions are good for new office construction in Babylon. Although Wyandanch is not currently home to any office buildings, the availability of developable land in close proximity to the train station is a key asset. A mixed-use office/residential/retail development within walking distance of the station would likely be an attractive product for those seeking to develop or lease office space. As mentioned in Section B, TOD development includes residential uses within ¼ mile, however, office workers are shown to prefer even shorter distances, typically ⅛ mile. Further, office uses in the hamlet’s downtown core would benefit local retailers, in addition to the Town’s tax base. Offices workers tend to generate more daytime activity and attract expenditures from outside the trade area for lunches and other purchases. A 2004 survey by the International Council of Shopping Centers reported that office workers in suburban areas within large metropolitan areas spent $143 at retail stores per week, including purchases made at lunch, during the workday, and after work before arriving home. Seventy-six percent of suburban office workers purchased their lunch outside the office at least once a week, and the average price of their lunch was about $7 per meal.27 These expenditures by office workers represent the potential for additional retail sales at stores within close proximity to office development.

27 Average meal price is based on lunch time expenditures in suburban as well as downtown markets.

44 Town of Babylon – Wyandanch BOA Nomination

E. RECOMMENDATIONS

RESIDENTIAL DEVELOPMENT CONCEPTS As discussed in Section B, several factors point to healthy demand for new residential development in Wyandanch, including projected population growth of 4.2 percent in Babylon by 2015, and 9.0 percent by 2030 from 2005 levels, a large pool of potential buyers and renters within the Residential Trade Area with comparable household characteristics, strong demand within existing and target market segments for a variety of housing types, the relative affordability of housing in Wyandanch compared to other communities in the Residential Trade Area, and easy access into New York City and throughout Long Island via the LIRR, emphasizing opportunities for transit-oriented development. The analysis of market segmentation information reveals that there are 266,951 households in the Residential Trade Area that would be potentially interested in moving to Wyandanch, with 47,987 households in the primary target market. Based on a capturing a small percentage of both the primary and secondary target market, between 459 and 1335 new households would likely move to Wyandanch, particularly if new residential development provides a greater variety of housing types, such as townhomes or condos. Wyandanch may also benefit from new housing development that provides alternatives for those who wish to rent or buy. Although single-family homes will remain the predominant housing type in Wyandanch, Babylon and local Wyandanch residents, as indicated in Wyandanch Rising, are currently interested in evaluating other residential development types as well as seeking strategic locations for new development. Many residents envision a downtown core that includes mixed-use development along Straight Path with ground floor retail or restaurants and residential or office use above. This type of mixed-use development, when situated within ½ mile from a transit station, is often referred to as “Transit-Oriented Development (TOD).” One-half mile is the equivalent of “walking distance” for many people and therefore development must be focused within this perimeter; however, recent studies have shown that people will take transit from beyond a ½ mile radius if they have good feeder bus service or bike access.28 Combining residential with commercial uses may act as a catalyst to Wyandanch’s stagnant retail market and provide a mechanism to add much needed amenities to the Straight Path corridor, such as shopping, dining, and parking opportunities. The preferred location for TOD would be in close proximity to Wyandanch’s LIRR station. Specific strategic sites for this type of development are detailed on page 49. As indicated in Section B, rental units in Wyandanch tend to be large, as 3- and 4-bedroom units within single-family homes are common. Demand for larger housing, whether as an apartment, single-family home, or condominium, will likely continue as many households in the target market have large household sizes with extended family or children. These market segments include Las Casas (median household size of 4.27), Urban Villages (median household size of 4.12), and Industrious Urban Fringe and Metro City Edge, both with median household sizes of 3.42. However, members of some market segments, such as City Strivers, Pleasant-Ville, Family Foundations, and City Lights, are more likely to be single, couples, or empty-nesters and may prefer a smaller unit size. Wyandanch has the opportunity to meet both types of demand through the development of a variety of housing sizes, although an emphasis on 3- and 4-bedroom units are likely to attract the primary target market to a greater degree.

28 Reconnecting America, Center for Transit-Oriented Development. “Hidden in Plain Sight: Capturing the Demand for Housing Near Transit,” 2005. Available at: http://www.reconnectingamerica.org/public/reports

45 Economic and Market Trends Analysis COMMERCIAL DEVELOPMENT CONCEPTS The potential for retail, office, and industrial development is strong, as demonstrated by a variety of indicators:

• A capture rate of 38 percent shows that retail sales are leaking out of the Retail Trade Area to shopping centers in Deer Park, Babylon, East Farmingdale, and beyond. Assuming conservative capture rates of 70 percent for convenience goods, 55 percent for shopping goods, and 25 percent for food and drinking places, a total of 50,159 square feet of retail could be realistically absorbed by existing residents. Further, if 459 new households move to Wyandanch, as estimated in Section B, 67,529 square feet of retail space could be supported locally. Unlike other nearby shopping centers that are only accessible by car or bus, much of the retail development in Wyandanch would be conveniently located near the train station, accessible to pedestrians including both residents and commuters. This proximity to transit may be an important competitive advantage for Wyandanch’s downtown as the local community tries to differentiate its downtown from the large, automobile-centric shopping centers that surround the trade area.

• Section D revealed a strong local industrial market with high average rental rates and low vacancy rates. Employment in Wyandanch and Wheatley Heights’ “industrial” sectors, such as wholesale trade, manufacturing, construction, and waste remediation, has grown from 196 employees in 2002 to 454 employees in 2006. Existing businesses contribute $1.2 million in tax revenues to the Town of Babylon, and local realtors believe there is demand for light industrial/office park type development.

• The office market in Western Suffolk County is performing well, with low vacancy rates, particularly for Class B and C office space, and high rents. Although Wyandanch is not currently home to any office buildings, the availability of developable land in close proximity to the train station is a key asset. A mixed-use office/residential/retail development within walking distance of the station would likely be an attractive product for those seeking to minimize their journey-to-work trips and improve their quality of life by either living or working closer to a railroad station. (TOD development includes residential uses within ¼ mile, however, office workers are shown to prefer even shorter distances, typically ⅛ mile.) Retail Store Sizes Stores selling convenience and shopping goods, as well as eating and drinking places, are found in a variety of store sizes, many of which would be appropriate for Wyandanch’s downtown. For example, below are typical store sizes, based on data compiled by ULI. Community centers:

• Drug stores, national chain (12,000-23,000 square feet)

• Florists (1,000-3,000 square feet)

• Wine store (2,000-3,000 square feet)

• Coffee shop (1,000-2,000 square feet)

• Ice cream parlor (1,000 square feet)

• Bakery (1,000-2,000 square feet)

46 Town of Babylon – Wyandanch BOA Nomination Shopping goods:

• Cards and gifts (4,000 square feet)

• Women’s, men’s and children’s apparel (2,000-5,000 square feet)

• Books, independent (2,000-3,000 square feet)

• Health and wellness (1,800-4,000 square feet)

• Arts and crafts, independent (1,000-4,000 square feet)

• Hobby, independent (2,000-3,000 square feet)

• Pet shop (2,000-3,000 square feet) Eating and drinking places:

• Restaurant, independent or local chain (2,000-4,000 square feet)

• Restaurant, national chain (6,000 square feet)

POTENTIAL STRATEGIC DEVELOPMENT SITES Seven potential strategic sites have been identified that represent Wyandanch’s most immediate development needs and opportunities. Each strategic site is illustrated in Figure 5 and detailed below. These strategic sites are all located within the proposed Urban Renewal Area/BOA, termed “Project Area” on Figure 5, which is the area that the Town of Babylon is most interested in redeveloping. The Town is seeking to designate the Project Area as an Urban Renewal Area pursuant to the State's Urban Renewal Law. Designation of the BOA by New York State would occur following successful completion of Steps 2 and 3 of the BOA Program. In addition, all of these strategic sites include brownfields, making them in particular need of redevelopment and potentially attractive to developers, as financial incentives may be made available as part of the BOA Plan currently underway for the Project Area. Overall, there would be two distinct opportunities in the Straight Path corridor, with larger TOD- oriented commercial and institutional uses to the north of the LIRR tracks, including public open space; and mixed residential and commercial uses located south of the tracks, including smaller, more traditional downtown retail and neighborhood services on the ground floor with residential above. Site A: TOD mixed-use development, public-gathering or entertainment space, and commuter parking This approximately 20-acre site acts as the northern gateway to Wyandanch’s central business district and is therefore crucial to the creation of a more vibrant, successful downtown. With Wyandanch’s train station located at the southern edge, this site should be the core of the hamlet’s transit-oriented development. Much of the site will need to accommodate commuter parking demand, which will likely reach 1,361 spaces by 2010. Despite the difficulty in accommodating this large number of spaces, these commuters will bring retail buying power that can lead to more retail options for local residents. Transportation-related uses, including a parking garage and intermodal station, should be focused along Acorn Street, closest to the train station. Ground-floor retail with office space above, likely located at the western portion towards Straight Path, should be the dominant use at this site. Retail stores typically demand about 18 feet of height (roughly two stories), so a structure with two floors of office space above, for example,

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O L S H OLL NIC N Economic and Market Trends Analysis would reach four stories. It is important for shopping goods stores to cluster and the size of Site A may provide the best opportunity for the success of these types of stores. This site is also the most likely location for a major convenience goods retailer, such as a drug store or food co-op, because it provides the necessary space for this type of store, which may be as large as 20,000 square feet or more, and is the best location to capture additional retail expenditures from office workers and commuters. Food retailers, such as specialty, gourmet, or health food stores with store sizes ranging from 4,000 to 10,000 square feet would also be an ideal option. In general, retail stores that also cater to commuter and office populations, such as coffee shops, cafes, restaurants, and book stores or newsstands, are optimal uses in this location. Site A provides a significant opportunity to act as a public-gathering place for local residents and workers, as Wyandanch currently lacks this type of central meeting place. Within the retail and office space at the site, a plaza can be created with outdoor areas for restaurant seating, a farmers market, an ice skating rink, or a small entertainment venue for live music. These community- oriented uses can help attract people to the downtown, create additional retail activity, and can be easily integrated with the other uses at the site. Residential development is also a possibility at Site A, particularly if the Town chooses to allow for even greater density at the site. Because of the diversity and density of uses at the site and along a busy commercial corridor, residential development should be above ground floor retail space and/or set back from Straight Path. Site B: TOD mixed-use development and open space Another crucial site to Wyandanch’s revitalization, Site B can also benefit from its close proximity to the train station. With approximately nine acres this site has great potential as a mixed-use residential and retail development that acts as a buffer to the single-family homes to the west. Retail uses should be focused along Straight Path, helping to create the street wall necessary to maintain a traditional downtown feel. (It may be necessary to de-map 16th Street and Garden City Avenue at this location to maintain the street wall). Residential uses, such as condominiums, apartment buildings, or townhomes, should be located throughout the site, with residential units above the retail frontage on Straight Path. The Wyandanch Fire Department between Garden City Avenue, 18th Street, and Straight Path would break the continuity of the street wall; therefore, it would be important for the lots fronting Straight Path, directly to the south, to continue the street- front retail in order to maintain the downtown feel. Publicly-accessible open space, such as a community park, should be incorporated within the site’s residential area and could include space for recreational activities, local events, and barbequing, for example. Site C: Retail and residential This approximately nine-acre site is also crucial to creating the traditional downtown environment discussed in Wyandanch Rising. Ground-floor retail uses along Straight Path should maintain the current street wall, but also allow for residential uses above. The northwest corner of Site C at the intersection of Long Island Avenue and Straight Path, with its central location and high visibility from the train station, would be an ideal location for a sit-down restaurant. Neighborhood services, such as a dry cleaner, nail salon, medical office, or fitness club, are likely uses in this area, as they would draw people to the core of Wyandanch’s downtown and would be conveniently located near the train station. Construction of a new U.S. Post Office fronting on Straight Path in the southern portion of Site C is imminent. Post offices tend to be significant trip generators and would therefore likely attract people to Wyandanch’s downtown. Complimentary neighborhood services uses, such as a bank, would therefore be ideally located on this site. Townhomes, apartment or condominium buildings should be developed on the eastern portion of the site, as a

48 Town of Babylon – Wyandanch BOA Nomination buffer between the single-family homes directly to the east of Site C and the commercial activity along Straight Path. Site D: Mixed-use infill Site D, with over eight acres, presents an opportunity for both continued traditional downtown retail development and more dense residential development. Although some viable retail currently exists within the northern portion of Site D, there are several vacant lots and a large vacant building that detract from the vitality of the area. Retail development on Site D should continue the street wall recommended for Site C south to Mount Avenue. If Site B, on the other side of Straight Path is also developed in this manner, the three sites should significantly add to the feeling of a more traditional, pedestrian-oriented downtown and thriving central business district. This type of development would also make use of the streetscape improvements, such as street lamps and planters, already in place along Straight Path. Because this site’s distance from the train station would be too far to attract significant commuter or worker populations, neighborhood services and convenience goods retailers serving nearby residents would likely be the most viable alternative. Residential development should also be encouraged within Site D. For the northern portion of the site along Straight Path north of Mount Avenue, residential units above ground-floor retail would be an ideal option because they would help to increase the downtown population within ½ mile (walking distance) from the train station and within ¼ mile from many of the downtown retail stores. For the portion of the site to the south of Mount Avenue, residential uses, such as condominiums, apartment buildings, or townhomes, would be suitable in this area and would act as a buffer to single-family homes to the east. These residential units may not be realistic walking distance to the train station for many residents, although this area is within ½ mile from many of Straight Path’s retail stores. Along Jackson Street, to the rear of the recommended retail or mixed- use development on Straight Path, townhomes or other residential uses would be appropriate infill development. The presence of institutional anchors, including a church and the Wyandanch Public Library, on western side of Straight Path across from Site C, would compliment these residential and retail uses, especially if traffic calming efforts made crossing Straight Path as a pedestrian more appealing. Site E: Mixed-use residential and retail redevelopment With over 9 acres, Site E provides ample space for major residential and retail redevelopment and the opportunity to create a more attractive southern gateway into the Straight Path corridor. Currently, a large concrete plant occupies much of the site; however, its location in close proximity to residential uses is inappropriate and should be moved to other nearby industrial areas. In addition, the plant detracts from this southern entryway to Wyandanch and the Straight Path retail corridor. Site E is too far from the train station to be considered part of the transit-oriented development efforts, and is not likely to attract pedestrians from downtown Wyandanch. Therefore, creating a small, self-sufficient retail cluster to serve the local population or those driving through Wyandanch would be ideal. Convenience or neighborhood services stores, as opposed to shopping goods stores, would be most appropriate in this location. Retail development should be focused along Straight Path between Garrison and Wyandanch Avenues with parking in the rear. Residential uses should be developed throughout the site, and could be viable above ground-floor retail uses along Straight Path.

49 Economic and Market Trends Analysis SECONDARY DEVELOPMENT SITES These two sites have less opportunity for new development within the sites themselves, but their central locations make them important to other nearby redevelopment efforts and to Wyandanch’s revitalization as a whole.

• Site F: Community services with retail or residential infill. This seven-acre site has tremendous potential to act as Wyandanch’s community services hub. Currently, there are some vacant lots within this site and the existing retail along Acorn Street appears to be struggling; however, the Town has expressed interest in moving the Martin Luther King Jr. Health Center to this site, next to the youth center to the north of the Acorn Street retail strip. This busy operation with numerous visitors per day would help breath life into Site F and create greater potential for retail activity in this area. The site’s proximity to the train station and to commuter parking on the south side of Acorn Street should also help provide a strong retail base, particularly if the retail stores are attractive to commuters, like a coffee shop, newspaper store, or dry cleaner. If office development occurs across the street on Site A, this retail strip also has the potential to benefit from this increased daytime activity. Mid-density residential development, such as townhomes or small apartment buildings, may also be appropriate infill within Site F, in particular on the vacant lots on Andrews Street across from the youth center. These new “TOD” residents would help support the local retailers here and likely benefit from their close proximity to the train station.

• Site G: Industrial or retail infill. In its current state, without direct access to the train station, the almost 3-acre Site G should continue to operate or develop light industrial uses, which serve as a buffer between the train tracks and the residential community to the south. However, the Head Start educational center on Long Island Avenue in the western portion of the site, should be relocated to the community services cluster in Site F, as it would be a complimentary use to the youth center. The relocation would open a new site for light industrial development, perhaps spurring additional light industrial development on existing vacant sites to the east along Long Island Avenue. If a pedestrian bridge were to be constructed, linking the north and south sides of the tracks in association with improvements to the train station and commuter parking, retail development could be encouraged at Site G, with convenience goods retail the most likely option. The westernmost tip of Site G, which is currently a taxi depot, could be developed as a sit-down restaurant with parking, since the site would benefit from a location adjacent to the train station, as well as good visibility from Straight Path.

50 Town of Babylon – Wyandanch BOA Nomination

F. APPENDIX: RESIDENTAL COMPARABLES

Table F-1 Residential Rental Listings in the Residential Trade Area (Suffolk County) Size (Sq. Rent/Year/ Location Rent/Year Rent/Month Ft.) Sq. Ft. The Harbour Club 16,260 1,355 1 BR 19.7 161 Milligan Rd., West Babylon, NY 11704 (825) The Harbour Club 19,800 1,650 1 BR 19.8 161 Milligan Rd., West Babylon, NY 11704 (1,000) 122 Cheltenham Rd. 11,400 950 1 BR 22.8 West Babylon, NY 11704 (500) Coventry Village Apartments 14,340- 1,195-1,313 1 BR 17.6-19.3 100 Coventry Lane, Central Islip, NY 11722 15,756 (816) Hawthorne Court 14,604 1,217 1 BR 27.8 211 Hawthorne Ave., Central Islip, NY 11722 (526) Hawthorne Court 15,588 1,299 1 BR 20.8 211 Hawthorne Ave., Central Islip, NY 11722 (750) Wyandanch, NY 11798 19,200 1,600 2 BR NA Wyandanch, NY 11798 18,000 1,500 2 BR NA The Harbour Club 20,880 1,740 2 BR 16.1 161 Milligan Rd., West Babylon, NY 11704 (1,300) The Harbour Club 24,180 2,015 2 BR 18.6 161 Milligan Rd., West Babylon, NY 11704 (1,300) Coventry Village Apartments 18,108 1,509 2 BR 22.2 100 Coventry Lane, Central Islip, NY 11722 (816) Hawthorne Court 16,824 1,402 2 BR 25.0 211 Hawthorne Ave., Central Islip, NY 11722 (672) Hawthorne Court 19,500 1,625 2 BR 24.4 211 Hawthorne Ave., Central Islip, NY 11722 (800) Wyandanch, NY 11798 17,400 1,450 3 BR NA Wyandanch, NY 11798 19,200 1,600 3 BR NA Wyandanch, NY 11798 20,400 1,700 3 BR NA Wyandanch, NY 11798 16,800 1,400 4 BR NA Note: All Wyandanch listings were apartments in single-family homes. Sources: AKRF, Inc. from Newsday.com. Wyandanch listings were from CarolloRentals.com. (Accessed on February 1, 2007)

51 Economic and Market Trends Analysis Table F-2 Residential Rental Listings in the Residential Trade Area (Nassau County) Size (Sq. Rent/Year/ Location Rent/Year Rent/Month Ft.) Sq. Ft. Russell Place 11,940 $995 Studio 20.4 52 Russell Place, Freeport, NY 11520 (585) Heritage Square Apartments 14,940- 1,245-1,390 Studio 31.5-35.1 425 Newbridge Road, East Meadow, NY 16,680 (475) 11554 Yorkshire Village Apartments 17,916 1,493-1,643 1 BR 24.1 81 Bowling Lane, Levittown, NY 11756 (743) 41 Wellfleet Road 13,800 1,150 1 BR East Rockaway, NY 11518 Russell Place 15,000 1,250 1 BR 16.7 52 Russell Place, Freeport, NY 11520 (900) South Grove Apartments 15,540 1,295 1 BR 20.7 95-99 South Grove Street, Valley Stream, NY (750) 11580 South Grove Apartments 16,800 1,400 1 BR 18.7 95-99 South Grove Street, Valley Stream, NY (900) 11580 Heritage Square Apartments 19,848 1,654 1 BR 30.5 425 Newbridge Road, East Meadow, NY (650) 11554 Cambridge Village Apartments 23,184 1,932 2 BR 32.7 81 Bowling Lane, Levittown, NY 11756 (710) Cambridge Village Apartments 23,304 1,942 2 BR 27.2 81 Bowling Lane, Levittown, NY 11756 (856) Yorkshire Village Apartments 21,132- 1,761-1,886 2 BR 24.2-25.9 81 Bowling Lane, Levittown, NY 11756 22,632 (875) Heritage Square Apartments 23,208- 1,934-1,954 2 BR 29.0-29.3 425 Newbridge Road, East Meadow, NY 23,448 (800) 11554 Sources: AKRF, Inc. from Newsday.com and rent.com, February 1, 2007

52 Town of Babylon – Wyandanch BOA Nomination Table F-3 Current Listing Prices for Single-Family Homes in Wyandanch, Suffolk County Bedrooms Bathrooms Price 3 Bedrooms 2 Full Bathrooms $219,900 3 Bedrooms 1 Full Bathroom $260,000 3 Bedrooms 1 Full Bathroom $269,000 3 Bedrooms 1 Full Bathroom $272,500 3 Bedrooms 2 Full Bathrooms $299,000 3 Bedrooms 1 Full Bathroom, 1 Half Bathroom $299,990 3 Bedrooms 3 Full Bathrooms $329,000 3 Bedrooms 3 Full Bathrooms $325,000 3 Bedrooms 2 Full Bathrooms $349,999 4 Bedrooms 1 Full Bathroom $249,000 4 Bedrooms 2 Full Bathrooms $299,000 4 Bedrooms 2 Full Bathrooms $350,000 5 Bedrooms 2 Full Bathrooms $299,999 6 Bedrooms 2 Full Bathrooms $335,000 6 Bedrooms 2 Full Bathrooms, 1 Half Bathroom $360,000 6 Bedrooms 2 Full Bathrooms $399,000 Source: Newsday.com, February 1, 2007

Table F-4 Current Listing Prices for Single-Family Homes in Amityville, Suffolk County Bedrooms Bathrooms Price 2 Bedrooms 1 Full Bathroom $239,900 2 Bedrooms 2 Full Bathrooms $320,000 3 Bedrooms 2 Full Bathrooms $259,000 3 Bedrooms 2 Full Bathrooms $286,000 3 Bedrooms 2 Full Bathrooms $319,000 3 Bedrooms 2 Full Bathrooms $339,000 3 Bedrooms 1 Full Bathroom, 1 Half Bathroom $349,990 3 Bedrooms 1 Full Bathroom, 1 Half Bathroom $399,000 3 Bedrooms 2 Full Bathrooms, 1 Half Bathroom $415,000 4 Bedrooms 2 Full Bathrooms $349,900 4 Bedrooms 2 Full Bathrooms $369,900 4 Bedrooms 2 Full Bathrooms $419,000 5 Bedrooms 2 Full Bathrooms $349,995 5 Bedrooms 3 Full Bathrooms $379,900 5 Bedrooms 2 Full Bathrooms $383,900 Source: Newsday.com, February 1, 2007

53 Economic and Market Trends Analysis Table F-5 Current Listing Prices for Condos and Co-op Units in Amityville, Suffolk County Type of Housing Unit Description Price Condominium 1 Bedroom, 1 Full Bathroom $219,000 Condominium 2 Bedrooms, 2 Full Bathrooms $419,990 Townhouse 3 Bedrooms, 2 Full Bathrooms, $415,000 1 Half Bathroom Co-op Unit 2 Bedrooms, 1 Full Bathroom $248,000 Co-op Unit 2 Bedrooms, 1 Full Bathroom, $335,000 1 Half Bathroom Source: Newsday.com, February 1, 2007

Table F-6 Current Listing Prices for Single-Family Homes in Bay Shore, Suffolk County Bedrooms Bathrooms Price 2 Bedrooms 1 Full Bathroom $239,500 2 Bedrooms 1 Full Bathroom $279,900 2 Bedrooms 1 Full Bathroom, 1 Half Bathroom $329,000 3 Bedrooms 1 Full Bathroom $269,000 3 Bedrooms 1 Full Bathroom $335,000 3 Bedrooms 1 Full Bathroom, 1 Half Bathroom $372,000 3 Bedrooms 2 Full Bathrooms $389,000 3 Bedrooms 2 Full Bathrooms, 1 Half Bathroom $840,000 4 Bedrooms 1 Full Bathroom $329,990 4 Bedrooms 1 Full Bathrooms $379,900 4 Bedrooms 2 Full Bathrooms $395,000 4 Bedrooms 2 Full Bathrooms, 1 Half Bathroom $995,000 4 Bedrooms 3 Full Bathrooms, 1 Half Bathroom $1,290,000 4 Bedrooms 4 Full Bathrooms, 1 Half Bathroom $1,800,000 5 Bedrooms 2 Full Bathrooms $335,000 5 Bedrooms 2 Full Bathrooms $385,000 5 Bedrooms 3 Full Bathrooms $995,000 5 Bedrooms 4 Full Bathrooms $1,100,000 5 Bedrooms 3 Full Bathrooms, 1 Half Bathroom $1,749,999 6 Bedrooms 4 Full Bathrooms $995,000 7 Bedrooms 3 Full Bathrooms, 1 Half Bathroom $900,000 7 Bedrooms 3 Full Bathrooms, 1 Half Bathroom $1,750,000 8 Bedrooms 8 Full Bathrooms $1,999,990 Source: Newsday.com, February 1, 2007

54 Town of Babylon – Wyandanch BOA Nomination Table F-7 Current Listing Prices for Condos and Co-op Units in Bay Shore, Suffolk County Type of Housing Unit Description Price Condominium 1 Bedroom, 1 Full Bathroom $110,000 Condominium 4 Bedrooms, 3 Full Bathrooms $1,250,000 Co-op Unit 1 Bedroom, 1 Full Bathroom $165,000 Co-op Unit 1 Bedroom, 1 Full Bathroom $169,000 Co-op Unit 2 Bedrooms, 1 Full Bathroom $125,000 Co-op Unit 2 Bedrooms, 1 Full Bathroom $210,000 Co-op Unit 2 Bedrooms, 1 Full Bathroom, 1 $350,000 Half Bathroom Source: Newsday.com, February 1, 2007

Table F-8 Current Listing Prices for Single-Family Homes in Brentwood, Suffolk County Bedrooms Bathrooms Price 2 Bedrooms 1 Full Bathroom $259,990 2 Bedrooms 1 Full Bathroom $279,000 2 Bedrooms 1 Full Bathroom $333,000 2 Bedrooms 2 Full Bathroom $369,990 3 Bedrooms 1 Full Bathroom $299,888 3 Bedrooms 2 Full Bathrooms $329,900 3 Bedrooms 2 Full Bathrooms $359,000 3 Bedrooms 3 Full Bathrooms $379,000 3 Bedrooms 2 Full Bathrooms $409,995 4 Bedrooms 1 Full Bathroom, 1 Half $335,000 Bathroom 4 Bedrooms 1 Full Bathroom, 1 Half $399,000 Bathroom 4 Bedrooms 3 Full Bathrooms $459,900 5 Bedrooms 2 Full Bathrooms $385,000 5 Bedrooms 2 Full Bathrooms $429,000 6 Bedrooms 3 Full Bathrooms $365,000 6 Bedrooms 3 Full Bathrooms $499,000 7 Bedrooms 3 Full Bathrooms $379,000 8 Bedrooms 3 Full Bathrooms, 2 Half $479,990 Bathrooms 10 Bedrooms 4 Full Bathrooms $649,900 2 Bedrooms 1 Full Bathroom $259,990 2 Bedrooms 1 Full Bathroom $279,000 Source: Newsday.com, February 1, 2007

55 Economic and Market Trends Analysis Table F-9 Current Listing Prices for Single-Family Homes in Central Islip, Suffolk County Bedrooms Bathrooms Price 2 Bedrooms 1 Full Bathroom $209,990 2 Bedrooms 1 Full Bathroom, 1 Half Bathroom $324,990 3 Bedrooms 1 Full Bathroom $285,000 3 Bedrooms 1 Full Bathroom, 1 Half Bathroom $353,600 3 Bedrooms 2 Bathrooms $319,000 3 Bedrooms 1 Full Bathroom $385,000 3 Bedrooms 2 Full Bathrooms, 1 Half Bathroom $439,000 3 Bedrooms 2 Full Bathrooms $499,000 4 Bedrooms 2 Full Bathrooms $299,000 4 Bedrooms 1 Full Bathroom, 1 Half Bathroom $339,990 4 Bedrooms 1 Full Bathroom, 1 Half Bathroom $380,000 4 Bedrooms 3 Full Bathrooms $419,000 4 Bedrooms 2 Full Bathrooms, 1 Half Bathroom $490,000 5 Bedrooms 1 Full Bathroom, 1 Half Bathroom $289,000 5 Bedrooms 2 Full Bathrooms $320,000 5 Bedrooms 2 Full Bathrooms $365,000 5 Bedrooms 2 Full Bathrooms $399,000 5 Bedrooms 3 Full Bathrooms $439,990 6 Bedrooms 2 Full Bathrooms $409,990 7 Bedrooms 3 Full Bathrooms $399,990 Source: Newsday.com, February 1, 2007

Table F-10 Current Listing Prices for Condos and Co-op Units in Central Islip, Suffolk County Type of Housing Unit Description Price Condominium 2 Bedrooms, 1 Full Bathroom $229,990 Condominium 2 Bedrooms, 1 Full Bathroom, $324,990 1 Half Bathroom Condominium 3 Bedrooms, 1 Full Bathroom, $353,600 1 Half Bathroom Condominium 3 Bedrooms, 2 Full Bathrooms, $399,000 1 Half Bathroom Source: Newsday.com, February 1, 2007

56 Town of Babylon – Wyandanch BOA Nomination Table F-11 Current Listing Prices for Single-Family Homes in West Babylon, Suffolk County Bedrooms Bathrooms Price 2 Bedrooms 2 Full Bathrooms $329,000 2 Bedrooms 1 Full Bathroom $369,000 3 Bedrooms 1 Full Bathroom $339,000 3 Bedrooms 1 Full Bathroom $371,000 3 Bedrooms 1 Full Bathroom $399,990 3 Bedrooms 1 Full Bathroom, 1 Half Bathroom $415,000 4 Bedrooms 1 Full Bathroom, 2 Half Bathrooms $324,500 4 Bedrooms 2 Full Bathrooms $359,000 4 Bedrooms 2 Full Bathrooms $399,990 4 Bedrooms 1 Full Bathroom $419,000 5 Bedrooms 3 Full Bathrooms $359,500 5 Bedrooms 2 Full Bathrooms $425,500 6 Bedrooms 2 Full Bathrooms $439,000 Source: Newsday.com, February 1, 2007

Table F-12 Current Listing Prices for Condos and Co-op Units in West Babylon, Suffolk County Type of Housing Unit Description Price Condominium 1 Bedroom, 1 Full Bathroom $205,000 Condominium 2 Bedrooms, 1 Full Bathroom, $389,821 1 Half Bathroom Co-op Unit 1 Bedroom, 1 Full Bathroom $137,000 Co-op Unit 1 Bedroom, 1 Full Bathroom $184,990 Co-op Unit 1 Bedroom, 1 Full Bathroom $209,900 Co-op Unit 1 Bedroom, 1 Full Bathroom $218,000 Source: Newsday.com, February 1, 2007

57 Economic and Market Trends Analysis

Table F-13 Current Listing Prices in Baldwin, Nassau County Type of Housing Unit Description Price Condominium 1 Bedroom, 1 Full Bathroom $219,000 Condominium 1 Bedroom, 2 Full Bathrooms $279,000 Co-op Unit 1 Bedroom, 1 Full Bathroom, $269,000 1 Half Bathroom Co-op Unit 3 Bedroom, 2 Full Bathrooms, $349,000 1 Half Bathroom Single-family Home 2 Bedrooms, 1 Full Bathroom $380,000 Single-family Home 2 Bedrooms, 1 Full Bathroom $419,000 Single-family Home 3 Bedrooms, 1 Full Bathroom $394,000 Single-family Home 3 Bedrooms, 1 Full Bathroom $399,000 Single-family Home 3 Bedrooms, 1 Full Bathroom, $415,000 1 Half Bathroom Single-family Home 4 Bedrooms, 1 Full Bathroom $389,000 Single-family Home 4 Bedrooms, 1 Full Bathroom $399,000 Single-family Home 4 Bedrooms, 2 Full Bathrooms $419,000 Source: Newsday.com, February 1, 2007

Table F-14 Current Listing Prices in Bellmore, Nassau County Type of Housing Unit Description Price Single-family Home 2 Bedrooms, 1 Full Bathroom $335,990 Single-family Home 2 Bedrooms, 1 Full Bathroom $399,000 Single-family Home 2 Bedrooms, 2 Full Bathrooms $429,000 Single-family Home 2 Bedrooms, 2 Full Bathrooms $449,800 Single-family Home 3 Bedrooms, 1 Full Bathroom, $439,333 1 Half Bathroom Single-family Home 3 Bedrooms, 2 Full Bathrooms $449,000 Single-family Home 3 Bedrooms, 2 Full Bathrooms $469,000 Single-family Home 4 Bedrooms, 2 Full Bathrooms $405,000 Single-family Home 4 Bedrooms, 2 Full Bathrooms $419,000 Single-family Home 4 Bedrooms, 1 Full Bathroom, $435,000 1 Half Bathroom Source: Newsday.com, February 1, 2007

58 Town of Babylon – Wyandanch BOA Nomination

Table F-15 Current Listing Prices in East Rockaway, Nassau County Type of Housing Unit Description Price Co-op Unit 1 Bedroom, 1 Full Bathroom $125,000 Co-op Unit Studio, 1 Full Bathroom $135,000 Co-op Unit 1 Bedroom, 1 Full Bathroom $189,000 Co-op Unit 1 Bedroom, 1 Full Bathroom $199,500 Co-op Unit 1 Bedroom, 1 Full Bathroom $210,000 Co-op Unit 1 Bedroom, 1 Full Bathroom $249,000 Single-family Home 2 Bedrooms, 1 Full Bathroom $269,999 Single-family Home Single-family Home 3 Bedrooms, 2 Full Bathrooms $399,000 Single-family Home 3 Bedrooms, 2 Full Bathrooms $409,999 Single-family Home 3 Bedrooms, 1 Full Bathroom, $459,000 1 Half Bathroom Single-family Home 3 Bedrooms, 1 Full Bathroom, 2 $479,000 Half Bathrooms Single-family Home 4 Bedrooms, 1 Full Bathroom, $444,999 1 Half Bathroom Source: Newsday.com, February 1, 2007

Table F-16 Current Listing Prices in Freeport, Nassau County Type of Housing Unit Description Price Condominium 1 Bedroom, 1 Full Bathroom $249,000 Condominium 1 Bedroom, 1 Full Bathroom $298,000 Condominium 1 Bedroom, 1 Full Bathroom $339,000 Co-op Unit 1 Bedroom, 1 Full Bathroom $279,990 Co-op Unit 2 Bedrooms, 1 Full Bathroom $190,000 Co-op Unit 2 Bedrooms, 1 Full Bathroom, $315,000 1 Half Bathroom Single-family Home 2 Bedrooms, 1 Full Bathroom $339,900 Single-family Home 3 Bedrooms, 1 Full Bathroom $320,000 Single-family Home 4 Bedrooms, 1 Full Bathroom, $329,000 1 Half Bathroom Single-family Home 4 Bedrooms, 2 Full Bathrooms, $369,000 1 Half Bathroom Source: Newsday.com, February 1, 2007

59 Economic and Market Trends Analysis

Table F-17 Current Listing Prices in Levittown, Nassau County Type of Housing Unit Description Price Condominium 1 Bedroom, 1 Full Bathroom $299,000 Condominium 2 Bedrooms, 2 Full Bathrooms $329,990 Single-family Home 2 Bedrooms, 1 Full Bathroom $299,000 Single-family Home 3 Bedrooms, 1 Full Bathroom $335,000 Single-family Home 3 Bedrooms, 1 Full Bathroom $359,999 Single-family Home 4 Bedrooms, 1 Full Bathroom $340,000 Single-family Home 4 Bedrooms, 1 Full Bathroom $359,990 Single-family Home 5 Bedrooms, 2 Full Bathrooms $334,999 Source: Newsday.com, February 1, 2007

Table F-18 Current Listing Prices in Lynbrook, Nassau County Type of Housing Unit Description Price Condominium 1 Bedroom, 1 Full Bathroom $275,000 Condominium 2 Bedrooms, 1 Full Bathroom $369,000 Co-op Unit 1 Full Bathroom $105,000 Co-op Unit Studio, 1 Full Bathroom $134,999 Co-op Unit Studio, 1 Full Bathroom $149,000 Co-op Unit 1 Bedroom, 1 Full Bathroom $199,990 Co-op Unit 1 Bedroom, 1 Full Bathroom $225,000 Co-op Unit 2 Bedrooms, 1 Full Bathroom $239,000 Co-op Unit 2 Bedrooms, 1 Full Bathroom $274,900 Co-op Unit 2 Bedrooms, 2 Full Bathrooms $350,000 Single-family Home 2 Bedrooms, 1 Full Bathroom $364,000 Single-family Home 2 Bedrooms, 1 Full Bathroom $379,000 Source: Newsday.com, February 1, 2007

60 Town of Babylon – Wyandanch BOA Nomination

Table F-19 Current Listing Prices in North Bellmore, Nassau County Type of Housing Unit Description Price Co-op Unit 1 Bedroom, 1 Full Bathroom $239,990 Single-family Home 3 Bedrooms, 1 Full Bathroom $409,000 Single-family Home 3 Bedrooms, 2 Full Bathrooms $419,000 Single-family Home 3 Bedrooms, 2 Full Bathrooms $459,000 Single-family Home 3 Bedrooms, 2 Full Bathrooms, 1 $489,900 Half Bathroom Single-family Home 4 Bedrooms, 2 Full Bathrooms $440,000 Single-family Home 4 Bedrooms, 2 Full Bathrooms $489,000 Single-family Home 5 Bedrooms, 2 Full Bathrooms, 1 $489,000 Half Bathroom Source: Newsday.com, February 1, 2007

Table F-20 Current Listing Prices in Oceanside, Nassau County Type of Housing Unit Description Price Condominium 2 Bedrooms, 1 Full Bathroom, 1 $389,000 Half Bathroom Co-op Unit 1 Bedroom, 1 Full Bathroom $255,000 Co-op Unit 1 Bedroom, 1 Full Bathroom, 1 $289,000 Half Bathroom Co-op Unit 2 Bedrooms, 1 Full Bathroom $369,999 Townhouse 3 Bedrooms, 1 Full Bathroom $399,000 Single-family Home 3 Bedrooms, 1 Full Bathroom $349,000 Single-family Home 3 Bedrooms, 1 Full Bathroom, 1 $415,000 Half Bathroom Single-family Home 3 Bedrooms, 1 Full Bathroom $439,000 Single-family Home 4 Bedrooms, 2 Full Bathrooms $385,000 Single-family Home 4 Bedrooms, 2 Full Bathrooms $399,000 Single-family Home 4 Bedrooms, 3 Full Bathrooms $439,000 Source: Newsday.com, February 1, 2007

61 Economic and Market Trends Analysis Table F-21 Current Listing Prices in Rockville Centre, Nassau County Type of Housing Unit Description Price Condominium 1 Bedroom, 1 Full Bathroom $259,000 Condominium 1 Bedroom, 1 Full Bathroom $445,000 Condominium 2 Bedrooms, 2 Full Bathrooms $289,000 Condominium 2 Bedrooms, 1 Full Bathroom, 1 $370,000 Half Bathroom Condominium 2 Bedrooms, 2 Full Bathrooms $435,000 Co-op Unit Studio, 1 Full Bathroom $169,000 Co-op Unit 1 Bedroom, 1 Full Bathroom $210,000 Co-op Unit 1 Bedroom, 1 Full Bathroom $219,500 Co-op Unit 1 Bedroom, 1 Full Bathroom $289,000 Co-op Unit 2 Bedrooms, 1 Full Bathroom $220,000 Co-op Unit 2 Bedrooms, 1 Full Bathroom $309,000 Co-op Unit 2 Bedrooms, 2 Full Bathrooms $349,000 Co-op Unit 2 Bedrooms, 2 Full Bathrooms $450,000 Single-family Home 3 Bedrooms, 2 Full Bathrooms $449,000 Single-family Home 4 Bedrooms, 2 Full Bathrooms $444,999 Source: Newsday.com, February 1, 2007

Table F-22 Current Listing Prices in Roosevelt, Nassau County Type of Housing Unit Description Price Single-family Home 2 Bedrooms, 1 Full Bathroom $279,000 Single-family Home 2 Bedrooms, 1 Full Bathroom $299,000 Single-family Home 3 Bedrooms, 2 Full Bathrooms $308,000 Single-family Home 3 Bedrooms, 1 Full Bathroom, 1 $309,900 Half Bathroom Single-family Home 3 Bedrooms, 1 Full Bathroom, 1 $331,000 Half Bathroom Single-family Home 3 Bedrooms, 2 Full Bathrooms $349,000 Single-family Home 3 Bedrooms, 2 Full Bathrooms $380,000 Single-family Home 4 Bedrooms, 2 Full Bathrooms $315,000 Single-family Home 4 Bedrooms, 2 Full Bathrooms $360,000 Single-family Home 4 Bedrooms, 2 Full Bathrooms, 1 $379,000 Half Bathroom Single-family Home 4 Bedrooms, 2 Full Bathrooms $389,000 Source: Newsday.com, February 1, 2007

62 APPENDIX D

Profiles of Strategic Sites Nomination Descriptive Profile of Brownfield and Underutilized Properties

Tax Map Information (section, block and lot number(s)): 40-2-10.2, 10.3, 10.4, 11, 12, 14, 15.3, 15.6, 15.7, 15.8, 33, and 45.1 Name: Strategic Site A Address: Northeast corner of Straight Path and Acorn Street (see Table 1 for individual lot addresses) Owner: Multiple owners (see Table 1) Municipality: Town of Babylon Publically Owned: (yes or no) Yes and No (see Table 1 for individual lot owners) Foreclosure List: (yes or no) Unknown Size: (acres) 19.71 Existing Buildings: (number and general condition) 6, fair Condition: (good, fair, poor) Fair Proposed Zoning: Medium-Density Mixed-Use (3-story: Retail, Residential, Office) in the northern portion and High-Density Mixed-Use (4-story: Retail, Office, Residential) in the southern portion (see Table 1) Zone and/or District Status: (Check all that apply) NYS Empire Zone: (40-2-14 only) Business Improvement District: NYS Environmental Zone: Special Assessment District: Urban Renewal Area: Historic District: Federal Enterprise Business Zone: Archeologically Significant Area: Other Federal HUBZone Utilities: (check all that apply) Municipal Water: Electrical Service: Municipal Sewer: Telecom. Service: Natural Gas: Access: Closest Highway: Sunrise Highway (NYS Route 27) Access Road: Straight Path (County Road 2) Miles to Highway: ± 5 Rail Service: Long Island Rail Road Wyandanch station (adjacent to site) Closest Interstate: Long Island Expressway (I-495) Closest Airport: Republic Airport Miles to Interchange: ± 3.5

1 Site Status: (Describe the site's current condition in terms of use and operational status, i.e. vacant, abandoned, partially developed, partially used.) The site is mostly developed with commercial and industrial uses and free, municipal surface parking lots. Two of the site’s buildings are partially vacant. About 1/3 acre is vacant land. Assessment of Overall Importance and Ranking: High Medium Low Property Description: (Describe physical characteristics of the property, buildings, and natural features based on field observations and/or aerial photographs.) This is an approximately 19.71-acre site occupying the area at the northeastern corner of Straight Path and Acorn Avenue and is viewed as the northern gateway into downtown Wyandanch. The site is currently occupied by a mix of blighted or underutilized industrial buildings, free surface parking providing roughly 644 spaces, one vacant parcel, and a retail shopping center. Description of Adjacent Land Uses: (Describe existing adjacent land uses.) Adjacent land uses include single-family residential uses to the north, the LIRR Wyandanch station and tracks to the south, Manhattan Beer Distributors property to the east, and a drainage basin, residential, and commercial uses to the west. Use and Environmental History: (Based on existing available information, describe the site's operational history, potential contamination issues, and ground water conditions.) The largest building on the site, Huntington Honda, is currently used for storing, painting, and detailing vehicles. The building was formerly used for airplane and submarine manufacturing until the 1980s. It was originally owned by Fairchild Aerospace Co. and sold to Grumman Aerospace during the 1960s.

Overall, the site has multiple environmental concerns, including closed spills, RCRA hazardous waste generators, petroleum storage, potential former dry cleaners, auto repair and industrial land uses, and removed chemical storage tanks. (See Table 1 for a summary of environmental conditions on each of the site’s individual lots.) Status of Remedial Investigation: (Describe type and status of investigation undertaken and whether or not a remediation strategy has been defined.) An extensive environmental data collection effort was undertaken for the brownfields identified on the site, including a summary of available environmental reports, a review of regulatory records, and limited street-level site inspections.

2 Use Potential and Redevelopment Opportunities: (Describe the type of future use and redevelopment most appropriate for the site.) This approximately 20-acre site acts as the northern gateway to Wyandanch’s central business district and is therefore crucial to the creation of a more vibrant, successful downtown. With Wyandanch’s train station located at the southern edge, this site should be the core of the hamlet’s transit-oriented development (TOD). Much of the site will need to accommodate commuter parking demand, which will likely reach ± 1,361 spaces by 2010 and will be satisfied by a proposed parking garage to be funded with federal grant money. These commuters will bring retail buying power that can lead to more retail options for local residents. Transportation-related uses, including a parking garage and intermodal facility, should be focused along Acorn Street, closest to the train station.

Ground-floor retail with office space above, likely located at the western portion towards Straight Path, should be the dominant use at this site. It is important for shopping goods stores to cluster and the size of Site A may provide the best opportunity for the success of these types of stores. This site is also the most likely location for a major convenience goods retailer, such as a drug store or food co-op, because it provides the necessary space for this type of store, which may be as large as 20,000 square feet or more, and is the best location to capture additional retail expenditures from office workers and commuters. Food retailers, such as specialty, gourmet, or health food stores with store sizes ranging from 4,000 to 10,000 square feet would also be an ideal option. In general, retail stores that cater to commuter and office populations, such as coffee shops, cafes, restaurants, and book stores or newsstands, are optimal uses in this location.

Site A also provides a significant opportunity to act as a public-gathering place for local residents and workers, as Wyandanch currently lacks this type of central meeting place. Within the retail and office space at the site, a plaza can be created with outdoor areas for restaurant seating, a farmers market, an ice skating rink, or a small entertainment venue for live music. These community-oriented uses can help attract people to the downtown, create additional retail activity, and can be easily integrated with the other uses at the site.

Residential development is also encouraged at Site A. Because of the diversity and density of uses at the site and along a busy commercial corridor, residential development should be above ground floor retail space and/or set back from Straight Path.

3 In summary, mixed-use TOD, public-gathering or entertainment space, and commuter parking are proposed. Specifically, multi-family buildings, including townhomes, condos, and apartments; retail uses; office uses; and/or mixed-use buildings with ground-floor retail uses or service-oriented office space, and residential or office uses on the upper floor(s) are proposed. Retail uses serving both commuters and residents are encouraged. Certain qualifying food service and/or entertainment uses may be permitted as well. In total, up to 373 housing units, 37,500 square feet (SF) of retail space, and 57,610 SF of office space are proposed, in addition to a 115,000-SF public plaza, and parking garage with about 2,000 spaces. Ranking Explanation: (Assessment of overall importance and ranking.) Site A is the most important of the strategic sites, due to its proximity to the train station, location at the northern gateway to downtown Wyandanch, and potential to be partially funded with FTA grant monies. Location on Map

4 Digital Photo of Property

5 Table 1 Strategic Site A – Land Use, Ownership, and Environmental Conditions Parcel Address Phase I Tax Map Proposed Area Building (Wyandanch, NY Historical Summary of Environmental Completed No. Description Zoning (Acres) Vacancy Owner 11798) Uses Issues ? High- Mobile Access Density Management Unknown Petroleum storage No 40-2-10.2 driveway Mixed-Use 0.44 LLC 4 Washington Av Parking lot High- Closed spill; RCRA (County- Density New Park Realty Unknown No hazardous waste generator 40-2-10.3 operated) Mixed-Use 1.81 Ltd 1621 Straight Path 21 tanks listed, 14 of which High- were removed; 3 closed Unknown No Commercial Density Partially status spills; Air Discharge 40-2-10.4 building Mixed-Use 2.28 vacant County of Suffolk Straight Path Facility; TRIS High- Petroleum storage tanks; Shopping Density Partially Nessien Holding Unknown closed spill; potential former No 40-2-11 center Mixed-Use 1.45 vacant LLC 1589 Straight Path dry cleaners High- Municipal Density Unknown No on-site issues No 40-2-12 parking lot Mixed-Use 3.80 County of Suffolk 305 Acorn St Airplane and submarine manufacturi Car dealer (potential auto ng until repair); petroleum and other 1980s chemical storage tanks (originally (removed); RCRA hazardous No owned by waste generator or Fairchild transporter; TRIS for acetone Aerospace discharges; Enforcement Co., sold to Docket High- Mobile Grumman Huntington Density Management Aerospace 40-2-14 Honda Mixed-Use 5.68 LLC 1617 Straight Path 1960s). High- Hirshman Family Auto repair; 2 ASTs Density Trust Unknown removed; RCRA hazardous No 40-2-15.3 Auto repair Mixed-Use 0.72 of 1988 1623 Straight Path waste generator

6 Table 1 Strategic Site A – Land Use, Ownership, and Environmental Conditions Parcel Address Phase I Tax Map Proposed Area Building (Wyandanch, NY Historical Summary of Environmental Completed No. Description Zoning (Acres) Vacancy Owner 11798) Uses Issues ? High- Washington Density Straight Path Unknown No on-site issues No 40-2-15.6 Av Mixed-Use 0.64 County of Suffolk Access Rd High- Hirshman Family Part of auto Density Trust Unknown Auto repair No 40-2-15.7 repair lot Mixed-Use 0.07 of 1988 Straight Path High- Crescent Density Unknown Industrial land use No 40-2-15.8 Packing Mixed-Use 1.84 Liberator Inc 1633 Straight Path High- Industrial use; 1 AST Arrow Scrap Density Unknown No removed 40-2-33 Corp Mixed-Use 0.63 Allied Scrap LLC 1627 Straight Path Medium- Density Unknown No on-site issues No 40-2-45.1 Vacant land Mixed-Use 0.37 Liberator Inc 1645 Straight Path Total 19.71 Notes: AST = Aboveground storage tank; RCRA = Resource Conservation and Recovery Act; TRIS = USEPA Toxic Release Inventory System; and Enforcement Docket = USEPA Civil Enforcement Docket. Sources: AKRF, Inc., Town of Babylon, Suffolk County Real Property Tax Service Agency.

7 Nomination Descriptive Profile of Brownfield and Underutilized Properties Tax Map Information (section, block and lot number(s)): 56-3-40:41, 43, 44.1, 45:49, 55:58, 64:65, 69.1, 70:73, 75.1, and 57-1-39. Name: Strategic Site B Address: Southwest corner of Straight Path and Long Island Avenue (see Table 1 for individual lot addresses) Owner: Multiple owners (see Table 1) Municipality: Town of Babylon Publically Owned: (yes or no) No Foreclosure List: (yes or no) Unknown Size: (acres) 8.79 Existing Buildings: (number and general condition) ± 11, fair Condition: (good, fair, poor) Fair Proposed Zoning: High-Density Mixed-Use (4-story: Retail, Office, Residential) in the northern portion, Medium-Density Mixed-Use (3-story: Retail, Office, Residential) in the central portion, and Low-Density Mixed-Use (2-story: Retail, Office, Residential) in the southern portion (see Table 1) Zone and/or District Status: (Check all that apply) NYS Empire Zone: (portion) Business Improvement District: NYS Environmental Zone: Special Assessment District: Urban Renewal Area: Historic District: Federal Enterprise Business Zone: Archeologically Significant Area: Other Federal HUBZone Utilities: (check all that apply) Municipal Water: Electrical Service: Municipal Sewer: Telecom. Service: Natural Gas: Access: Closest Highway: Sunrise Highway (NYS Route 27) Access Road: Straight Path (County Road 2) Miles to Highway: ± 5 Rail Service: Long Island Rail Road Wyandanch station (adjacent to site) Closest Interstate: Long Island Expressway (I-495) Closest Airport: Republic Airport Miles to Interchange: ± 3.5

1 Site Status: (Describe the site's current condition in terms of use and operational status, i.e. vacant, abandoned, partially developed, partially used.) The site is mostly developed with commercial and industrial uses, and the Martin Luther King, Jr. Community Health Center. About four residential structures are on-site. Two of the site’s buildings are vacant or partially vacant. About ¾ acre is vacant land. Assessment of Overall Importance and Ranking: High Medium Low Property Description: (Describe physical characteristics of the property, buildings, and natural features based on field observations and/or aerial photographs.) This site, totaling approximately 8.79 acres, includes multiple parcels fronting on the west side of Straight Path south of Long Island Avenue, including the Martin Luther King Jr. Community Health Center, a vacant Kentucky Fried Chicken, and smaller retail uses. Behind those lots between S. 16th and S. 18th Streets is the Weld Built Body Co. Inc.—an industrial use—and several residences owned by Weld Built. On the lots between S. 18th and S. 19th Streets are two auto repair lots, a bus storage lot, and several vacant parcels, as well as one residence in poor condition. Description of Adjacent Land Uses: (Describe existing adjacent land uses.) Adjacent land uses include the LIRR tracks to the north, commercial and retail uses to the south, additional commercial properties along Straight Path to the east, and commercial and residential uses to the west. Use and Environmental History: (Based on existing available information, describe the site's operational history, potential contamination issues, and ground water conditions.) Most of the historical uses of the site’s individual lots are unknown. However, the site’s only entirely vacant building was a former Kentucky Fried Chicken establishment and has been vacant since the late 1980s.

Overall, the site has limited environmental concerns. However, lot 56-3-44.1, an auto repair, has a closed status spill and is a RCRA hazardous waste generator. Lot 56-3-73 is an industrial use with petroleum storage tanks, a closed status spill, and is also a RCRA hazardous waste generator. Several other sites also have environmental concerns related to petroleum storage tanks. (See Table 1 for a summary of environmental conditions on each of the site’s individual lots.)

2 Status of Remedial Investigation: (Describe type and status of investigation undertaken and whether or not a remediation strategy has been defined.) An extensive environmental data collection effort was undertaken for the brownfields identified on the site, including a summary of available environmental reports, a review of regulatory records, and limited street-level site inspections. Use Potential and Redevelopment Opportunities: (Describe the type of future use and redevelopment most appropriate for the site.) Site B can benefit from its close proximity to the train station. With approximately nine acres, this site has great potential as a mixed-use residential and retail development that acts as a buffer to the single-family homes to the west. Retail uses should be focused along Straight Path, helping to create the street wall necessary to maintain a traditional downtown feel. (It may be necessary to de-map 16th Street and Garden City Avenue at this location to maintain the street wall.) Residential uses, such as condominiums, apartment buildings, or townhomes, should be located throughout the site, with residential units above the retail frontage on Straight Path. In total, up to 280 housing units, 14,040 square feet (SF) of retail space, and 10,140 SF of office space are proposed. Ranking Explanation: (Assessment of overall importance and ranking.) Site B is an important potential redevelopment site, due to its proximity to the train station and presence of a building that has been vacant for nearly 20 years, in addition to blighted industrial uses. Location on Map

3 Digital Photo of Property

4 Table 1 Strategic Site B – Land Use, Ownership, and Environmental Conditions

Parcel Address Summary of Tax Map Proposed Area Building (Wyandanch, Historical Environmental Phase I No. Description Zoning (Acres) Vacancy Owner NY 11798) Uses Issues Completed? Low-Density Unknown No on-site issues No 56-3-40 Vacant land Mixed-Use 0.12 Guinn, Joseph 27 S 19th St Low-Density Unknown No on-site issues No 56-3-41 Residence Mixed-Use 0.29 Kemp, Ivan 25 S 19th St Long Island Auto repair; Truck Repair Low-Density Ramirez, 1500 Straight Unknown Petroleum storage No 56-3-43 Inc Mixed-Use 0.91 Alfredo Path tank Auto repair; Closed status spill; RCRA Unknown No 56-3- R&S Low-Density Fiorini Munch hazardous waste 44.1 Transmissions Mixed-Use 0.34 LLC 8 S 18th St generator Part of R&S Transmissions Low-Density Fiorini Munch Unknown Auto repair No 56-3-45 lot Mixed-Use 0.12 LLC 10 S 18th St Low-Density Thomas, Unknown No on-site issues No 56-3-46 Bus storage Mixed-Use 0.17 Jeanette 12 S 18th St Vacant Wyandanch residential Low-Density Volunteer Unknown No on-site issues No 56-3-47 land Mixed-Use 0.12 Fire Co Inc 16 S 18th St Vacant Wyandanch residential Low-Density Volunteer Unknown No on-site issues No 56-3-48 land Mixed-Use 0.06 Fire Co Inc S 18th St Vacant Wyandanch 7 petroleum USTs residential Low-Density Volunteer Unknown No removed 56-3-49 land Mixed-Use 0.17 Fire Co Inc 20 S 18th St A Phase I ESA was completed Petroleum storage by Kost Unknown tank; closed status Medium- Environmental spill Density Town of Services Inc. in 56-3-55 Residence Mixed-Use 0.23 Babylon 43 S 18th St April 2008

5 Table 1 Strategic Site B – Land Use, Ownership, and Environmental Conditions

Parcel Address Summary of Tax Map Proposed Area Building (Wyandanch, Historical Environmental Phase I No. Description Zoning (Acres) Vacancy Owner NY 11798) Uses Issues Completed? Industrial use (associated with adjacent Lot 73); soil samples less than State cleanup criteria, no detectable concentrations of A Phase I ESA contaminants in was completed cesspool; sediment by Kost samples collected Environmental at two drywells Services Inc. in exceeded County April and cleanup standards September Unknown for petroleum and 2008; A Phase lead; groundwater II ESA was concentrations completed by exceeded State Kost cleanup standards Environmental for gasoline-type Services, Inc. in compounds; Phase October 2008 II recommends removal of contaminated soil, remediation of Medium- drywells, and Density Town of groundwater 56-3-56 Vacant land Mixed-Use 0.12 Babylon 41 S 18th St remediation.

6 Table 1 Strategic Site B – Land Use, Ownership, and Environmental Conditions

Parcel Address Summary of Tax Map Proposed Area Building (Wyandanch, Historical Environmental Phase I No. Description Zoning (Acres) Vacancy Owner NY 11798) Uses Issues Completed? Industrial use (associated with adjacent Lot 73); soil samples less than State cleanup criteria, no detectable concentrations of A Phase I ESA contaminants in was completed cesspool; sediment by Kost samples collected Environmental at two drywells Services Inc. in exceeded County April and cleanup standards September Unknown for petroleum and 2008; A Phase lead; groundwater II ESA was concentrations completed by exceeded State Kost cleanup standards Environmental for gasoline-type Services, Inc. in compounds; Phase October 2008 II recommends removal of contaminated soil, remediation of Medium- drywells, and Density Town of groundwater 56-3-57 Vacant land Mixed-Use 0.12 Babylon 39 S 18th St remediation. A Phase I ESA was completed No on-site issues by Kost Unknown identified in Phase I Medium- Environmental ESA Density Town of 17 Garden Services Inc. in 56-3-58 Residence Mixed-Use 0.23 Babylon City Av April 2008

7 Table 1 Strategic Site B – Land Use, Ownership, and Environmental Conditions

Parcel Address Summary of Tax Map Proposed Area Building (Wyandanch, Historical Environmental Phase I No. Description Zoning (Acres) Vacancy Owner NY 11798) Uses Issues Completed?

Converted Low-Density Musacchia, Not identified as an abandoned, vacant, 56-3-64 residence Mixed-Use 0.14 Franca 13 S 18th St underutilized, or potential brownfield site. Liquors; 3 petroleum USTs Crown Fried Low-Density Graham, 1522 Straight Unknown No removed 56-3-65 Chicken Mixed-Use 0.14 Generald Path A Phase I ESA KFC was completed No on-site issues (vacant by Kost identified in Phase I Medium- Town of since the Environmental ESA 56-3- Density Babylon (In 1548 Straight late Services Inc. in 69.1 Vacant KFC Mixed-Use 0.62 Vacant Contract) Path 1980s) April 2007 A Phase I ESA was completed No on-site issues Additional by Kost Unknown identified in Phase I parking lot for Medium- Rosenberg Environmental ESA MLK Jr Health Density Wyandanch 1 Garden City Services Inc. in 56-3-70 Center Mixed-Use 0.12 LLC Av March 2008 A Phase I ESA 55-gallon drum with was completed unknown contents by Kost Unknown Medium- identified in Phase I Environmental Density Town of 3 Garden City ESA Services Inc. in 56-3-71 Residence Mixed-Use 0.12 Babylon Av April 2008

8 Table 1 Strategic Site B – Land Use, Ownership, and Environmental Conditions

Parcel Address Summary of Tax Map Proposed Area Building (Wyandanch, Historical Environmental Phase I No. Description Zoning (Acres) Vacancy Owner NY 11798) Uses Issues Completed? Industrial use (associated with adjacent Lot 73); soil samples less than State cleanup criteria, no detectable concentrations of A Phase I ESA contaminants in was completed cesspool; sediment by Kost samples collected Environmental at two drywells Services Inc. in exceeded County April and cleanup standards September Unknown for petroleum and 2008; A Phase lead; groundwater II ESA was concentrations completed by exceeded State Kost cleanup standards Environmental for gasoline-type Services, Inc. in compounds; Phase October 2008 II recommends removal of contaminated soil, remediation of Medium- drywells, and Weld Built Density Town of groundwater 56-3-72 Body Co Inc Mixed-Use 0.12 Babylon 6 S 16th St remediation.

9 Table 1 Strategic Site B – Land Use, Ownership, and Environmental Conditions

Parcel Address Summary of Tax Map Proposed Area Building (Wyandanch, Historical Environmental Phase I No. Description Zoning (Acres) Vacancy Owner NY 11798) Uses Issues Completed?

Industrial use; petroleum storage tanks; closed status spill and open gasoline spill; RCRA hazardous waste generator; soil samples less than state cleanup criteria, no A Phase I ESA detectable was completed concentrations of by Kost contaminants in Environmental cesspool; sediment Services Inc. in samples collected September at two drywells Unknown 2008; A Phase exceeded county II ESA was cleanup standards completed by for petroleum and Kost lead; groundwater Environmental concentrations Services, Inc. in exceeded state October 2008 cleanup standards for gasoline-type compounds; Phase II recommends removal of contaminated soil, remediation of drywells, and Medium- groundwater Weld Built Density Partially Town of 276 Long remediation. 56-3-73 Body Co Inc Mixed-Use 3.10 vacant Babylon Island Av

10 Table 1 Strategic Site B – Land Use, Ownership, and Environmental Conditions

Parcel Address Summary of Tax Map Proposed Area Building (Wyandanch, Historical Environmental Phase I No. Description Zoning (Acres) Vacancy Owner NY 11798) Uses Issues Completed? Medium- Town of 56-3- Driveway for Density Babylon (in Unknown No on-site issues No 75.1 KFC lot Mixed-Use 0.11 contract) P/O S 17th St KFC Petroleum storage (vacant tank; RCRA High- Rosenberg since the No hazardous waste MLK Jr. Density Wyandanch 1570 Straight late generator 57-1-39 Health Center Mixed-Use 1.34 LLC Path 1980s) Total 8.79 Notes: RCRA = Resource Conservation and Recovery Act; UST = Underground storage tank. Sources: AKRF, Inc., Town of Babylon, Suffolk County Real Property Tax Service Agency.

11 Nomination Descriptive Profile of Brownfield and Underutilized Properties

Tax Map Information (section, block and lot number(s)): 57-1-11:13, 15.1, 16:17, 19.1, 20:24, 26:32, 33.1, 33.2, 34:37, 40.4, 40.5, and 41:46. Name: Strategic Site C Address: Southeast corner of Straight Path and Long Island Avenue; bounded by Long Island Avenue/Grand Boulevard to the north, Commonwealth Boulevard to the south, Doe Street to the east, and Straight Path to the west. (see Table 1 for individual lot addresses) Owner: Multiple owners (see Table 1) Municipality: Town of Babylon Publically Owned: (yes or no) Yes and No (see Table 1 for individual lot owners) Foreclosure List: (yes or no) Unknown Size: (acres) 8.65 Existing Buildings: (number and general condition) ± 20, fair Condition: (good, fair, poor) Fair Proposed Zoning: High-Density Mixed-Use (4-story: Retail, Office, Residential) at intersection of Straight Path and Grand Boulevard and Medium-Density Mixed-Use (3-story: Retail, Office, Residential) in the remaining areas (see Table 1) Zone and/or District Status: (Check all that apply) NYS Empire Zone: (portion south of Woodland Road) Business Improvement District: NYS Environmental Zone: Special Assessment District: Urban Renewal Area: Historic District: Federal Enterprise Business Zone: Archeologically Significant Area: Other Federal HUBZone Utilities: (check all that apply) Municipal Water: Electrical Service: Municipal Sewer: Telecom. Service: Natural Gas: Access: Closest Highway: Sunrise Highway (NYS Route 27) Access Road: Straight Path (County Road 2)

1 Miles to Highway: ± 5 Rail Service: Long Island Rail Road Wyandanch station (adjacent to site) Closest Interstate: Long Island Expressway (I-495) Closest Airport: Republic Airport Miles to Interchange: ± 3.5 Site Status: (Describe the site's current condition in terms of use and operational status, i.e. vacant, abandoned, partially developed, partially used.) The site is mostly developed with commercial and residential uses, and a relatively new U.S. Post Office. Five of the site’s buildings are vacant or partially vacant. About 2.3 acres is vacant land. Assessment of Overall Importance and Ranking: High Medium Low Property Description: (Describe physical characteristics of the property, buildings, and natural features based on field observations and/or aerial photographs.) The site is generally occupied by vacant or partially vacant retail uses fronting Straight Path, with residential uses and vacant land behind. The site also includes a new U.S. Post Office on parcels fronting on Straight Path and Commonwealth Drive. A vacant McDonald’s fronting on Straight Path near the intersection with Long Island Avenue also defines the site. Description of Adjacent Land Uses: (Describe existing adjacent land uses.) The site is surrounded by a myriad of uses including the LIRR tracks, commercial and residential uses, and vacant land to the north, commercial and retail uses to the south, residential properties to the east, and the Martin Luther King, Jr. Community Health Center across Straight Path to the west. Use and Environmental History: (Based on existing available information, describe the site's operational history, potential contamination issues, and ground water conditions.) Historical uses of the site are unknown. Overall, the site has limited environmental concerns. However, several lots have closed status spills or are associated with industrial uses or petroleum storage tanks. Lot 57-1-33.1 has serious environmental contamination implications including auto repair use, closed petroleum storage tanks, closed status spill, and is a RCRA hazardous waste generator. (See Table 1 for a summary of environmental conditions on each of the site’s individual lots.)

2 Status of Remedial Investigation: (Describe type and status of investigation undertaken and whether or not a remediation strategy has been defined.) An extensive environmental data collection effort was undertaken for the brownfields identified on the site, including a summary of available environmental reports, a review of regulatory records, and limited street-level site inspections. Use Potential and Redevelopment Opportunities: (Describe the type of future use and redevelopment most appropriate for the site.) This approximately nine-acre site is crucial to creating the traditional downtown environment discussed in Wyandanch Rising. Ground-floor retail uses along Straight Path should maintain the current street wall, but also allow for residential uses above. The northernmost lot in Site C at the intersection of Long Island Avenue and Straight Path, with its central location and high visibility from the train station, would be an ideal location for a sit-down restaurant. Neighborhood services, such as a dry cleaner, nail salon, medical office, or fitness club, are likely uses in this area, as they would draw people to the core of Wyandanch’s downtown and would be conveniently located near the train station. As discussed previously, a post office building was recently developed along Commonwealth Drive in the southern portion of Site C. Post offices tend to be significant trip generators and would therefore likely attract people to Wyandanch’s downtown. Complimentary neighborhood services uses, such as a bank, would therefore be ideally located on this site.

Townhomes, apartments, or condominium buildings should be created on the eastern portion of the site, as a buffer between the single-family homes directly to the east of Site C and the commercial activity along Straight Path. In total, up to 336 housing units, 10,550 square feet (SF) of retail space, and 11,480 SF of office space are proposed. Ranking Explanation: (Assessment of overall importance and ranking.) Site C is an important potential redevelopment site, due to its proximity to the train station, presence of long-standing vacant buildings, substantial vacant land, and presence of a new post office that could act as a catalyst for redevelopment.

3 Location on Map

Digital Photo of Property

4 Table 1 Strategic Site C – Land Use, Ownership, and Environmental Conditions Parcel Tax Address Map Proposed Area Building (Wyandanch, NY Historical Summary of Phase I No. Description Zoning (Acres) Vacancy Owner 11798) Uses Environmental Issues Completed? Medium- Residential Density Castro, Unknown No on-site issues No 57-1-11 side yard Mixed-Use 0.28 Angela 24 Grand Blvd Medium- Density Unknown Closed status spill No 57-1-12 Residence Mixed-Use 0.34 Carter, Robert 18 Grand Blvd Medium- Density Unknown No on-site issues No 57-1-13 Vacant land Mixed-Use 0.16 Carter, June 16 Grand Blvd Medium- 57-1- Density Okonkwo, Unknown Closed status spill No 15.1 Residence Mixed-Use 0.24 Charles 14 Grand Blvd Numerous five-gallon A Phase I ESA containers of unknown was completed contents, no odors or by Kost Unknown Medium- staining of soil Environmental Density Palazzo, identified during Phase Services, Inc. in 57-1-16 Residence Mixed-Use 0.26 Robert 10 Grand Blvd I ESA March 2008 A Phase I ESA Wyandanch was completed No on-site issues Homes & by Kost Unknown identified in Phase I Medium- Property Environmental ESA Density Development Services, Inc. in 57-1-17 Residence Mixed-Use 0.15 Corp 8 Grand Blvd April 2008 A Phase I ESA was completed No on-site issues by Kost Unknown identified in Phase I High- Environmental ESA 57-1- Mario Bros Density Town of Services, Inc. in 19.1 Carting Mixed-Use 0.32 Babylon 2 Grand Blvd December 2007 Medium- Density Centeno, Unknown No on-site issues No 57-1-20 Residence Mixed-Use 0.13 Peter 41 Woodland Rd

5 Table 1 Strategic Site C – Land Use, Ownership, and Environmental Conditions Parcel Tax Address Map Proposed Area Building (Wyandanch, NY Historical Summary of Phase I No. Description Zoning (Acres) Vacancy Owner 11798) Uses Environmental Issues Completed? Medium- Density Force Welding Unknown No on-site issues No 57-1-21 Vacant land Mixed-Use 0.40 Corp 53 Woodland Rd Wyandanch Medium- Community Unknown No on-site issues No Density Development 57-1-22 Residence Mixed-Use 0.22 Corp 40 Doe St Medium- Density Town of Unknown No on-site issues No 57-1-23 Vacant land Mixed-Use 0.04 Babylon Woodland Rd Medium- Density Munoz Unknown No on-site issues No 57-1-24 Residence Mixed-Use 0.20 Associates Inc 52 Woodland Rd Medium- Density County of Unknown No on-site issues No 57-1-26 Vacant land Mixed-Use 0.11 Suffolk 46 Woodland Rd Medium- Density Hodges, Unknown No on-site issues No 57-1-27 Vacant land Mixed-Use 0.12 Clifford 42 Woodland Rd Medium- Density Hodges, Unknown No on-site issues No 57-1-28 Residence Mixed-Use 0.13 Clifford 38 Woodland Rd Medium- Density County of Unknown No on-site issues No 57-1-29 Vacant land Mixed-Use 0.14 Suffolk 34 Woodland Rd Medium- Density Salvaggio, Unknown No on-site issues No 57-1-30 Residence Mixed-Use 0.32 Anthony 30 Woodland Rd Medium- Vacant Density Anderson, Unknown No on-site issues No 57-1-31 residence Mixed-Use 0.37 Vacant Voncile 20 Woodland Rd

6 Table 1 Strategic Site C – Land Use, Ownership, and Environmental Conditions Parcel Tax Address Map Proposed Area Building (Wyandanch, NY Historical Summary of Phase I No. Description Zoning (Acres) Vacancy Owner 11798) Uses Environmental Issues Completed? Numerous storage A Phase I ESA drums of unknown was completed content and storage by Kost Unknown Vacant Medium- tanks with stained soil Environmental commercial Density Nzinga Realty documented in Phase I Services, Inc. in 57-1-32 building Mixed-Use 0.32 Vacant Inc 16 Woodland Rd ESA April 2007 Auto repair; petroleum storage tanks closed, abandoned in place and exempt; closed and active status spills; A Phase I ESA RCRA hazardous was completed waste generator; soil by Kost sample less than State Environmental cleanup criteria, no Services, Inc. in detectable April 2007; A Unknown concentrations of Phase II ESA contaminants in was completed cesspool; groundwater by Kost concentrations Environmental exceeded State Services, Inc. in cleanup standards for July 2007 Sharper gasoline-type Image High- compounds; Phase II 57-1- Collision; Density Town of reported “no significant 33.1 Deli Mixed-Use 0.43 Babylon 300 Long Island Av contamination” A Phase I ESA was completed by Kost Unknown Closed status spill High- Environmental 57-1- Vacant Density Town of Services, Inc. in 33.2 McDonalds Mixed-Use 0.37 Vacant Babylon 1585 Straight Path December 2006

7 Table 1 Strategic Site C – Land Use, Ownership, and Environmental Conditions Parcel Tax Address Map Proposed Area Building (Wyandanch, NY Historical Summary of Phase I No. Description Zoning (Acres) Vacancy Owner 11798) Uses Environmental Issues Completed? One fuel oil A Phase I ESA aboveground storage was completed tank; numerous by Kost Unknown storage drums of Environmental High- unknown materials or Services, Inc. in Chinese Density Nzinga Realty waste documented in April 2007 57-1-34 take-out Mixed-Use 0.16 Inc 1577 Straight Path Phase I ESA Vacant High- commercial Density Nzinga Realty Unknown No on-site issues No 57-1-35 building Mixed-Use 0.07 Vacant Inc 1575 Straight Path A Phase I ESA was completed by Kost Unknown Petroleum UST High- Environmental Density Partially Nzinga Realty Services, Inc. in 57-1-36 Grocery Mixed-Use 0.14 vacant Inc 1571 Straight Path April 2007 Medium- U.S. Post Density United States Unknown No on-site issues No 57-1-37 Office Mixed-Use 0.46 Postal Service 1569 Straight Path Medium- 57-1- U.S. Post Density United States 1567 A Straight Unknown No on-site issues No 40.4 Office Mixed-Use 0.23 Postal Service Path A Phase I ESA was completed No on-site issues by Kost Unknown identified in Phase I Medium- Town of Environmental ESA 57-1- Beauty Density Babylon (in Services, Inc. in 40.5 supply Mixed-Use 0.27 contract) 1567 Straight Path April 2007 A Phase I ESA was completed No on-site issues by Kost Unknown identified in Phase I Medium- Town of Environmental ESA Wyandanch Density Babylon (in Services, Inc. in 57-1-41 Beer House Mixed-Use 0.13 contract) 1563 Straight Path April 2007

8 Table 1 Strategic Site C – Land Use, Ownership, and Environmental Conditions Parcel Tax Address Map Proposed Area Building (Wyandanch, NY Historical Summary of Phase I No. Description Zoning (Acres) Vacancy Owner 11798) Uses Environmental Issues Completed? Medium- U.S. Post Density United States 13 Commonwealth Unknown No on-site issues No 57-1-42 Office Mixed-Use 0.33 Postal Service Dr Medium- U.S. Post Density United States 17 Commonwealth Unknown No on-site issues No 57-1-43 Office Mixed-Use 0.18 Postal Service Dr Medium- U.S. Post Density United States 21 Commonwealth Unknown No on-site issues No 57-1-44 Office Mixed-Use 0.32 Postal Service Dr Unregulated dumping was remediated by Town in 1993 and 1997; 2006 soil and A Site groundwater sampling Characterization showed contaminant Report (Phase I concentrations greater and Phase II Unknown than State cleanup ESA) was criteria; Phase II completed by recommends off-site O'Brien & Gere sampling, more in May 2006 extensive groundwater Medium- sampling, and dust Density Town of 37 Commonwealth suppression during 57-1-45 Vacant land Mixed-Use 1.16 Babylon Dr development. Medium- Wyandanch Density Day Care 47 Commonwealth Unknown No on-site issues No 57-1-46 Vacant land Mixed-Use 0.18 Center Inc Dr Total 8.65 Notes: ESA = Environmental Site Assessment; UST =Underground storage tank; RCRA = Resource Conservation and Recovery Act. Sources: AKRF, Inc., Town of Babylon, Suffolk County Real Property Tax Service Agency.

9 Nomination Descriptive Profile of Brownfield and Underutilized Properties

Tax Map Information (section, block and lot number(s)): 55-3-1:10 and 58-4-4.1, 5:6, 8.4, 9:14, 16.1, 17:18, and 21:33. Name: Strategic Site D Address: East side of Straight Path between Irving Avenue on the north and approximately S. 22nd Street on the south (see Table 1 for individual lot addresses) Owner: Multiple owners (see Table 1) Municipality: Town of Babylon Publically Owned: (yes or no) Yes and No (see Table 1 for individual lot owners) Foreclosure List: (yes or no) Unknown Size: (acres) 8.45 Existing Buildings: (number and general condition) ± 17, fair Condition: (good, fair, poor) Fair Proposed Zoning: Medium-Density Mixed-Use (3-story: Retail, Office, Residential) in the remaining areas between Irving Avenue and Mount Avenue and Low-Density Mixed-Use (2-story: Retail, Office, Residential) between Mount Avenue and S. 22nd Street (see Table 1) Zone and/or District Status: (Check all that apply) NYS Empire Zone: Business Improvement District: NYS Environmental Zone: Special Assessment District: Urban Renewal Area: Historic District: Federal Enterprise Business Zone: Archeologically Significant Area: Other Federal HUBZone Utilities: (check all that apply) Municipal Water: Electrical Service: Municipal Sewer: Telecom. Service: Natural Gas: Access: Closest Highway: Sunrise Highway (NYS Route 27) Access Road: Straight Path (County Road 2) Miles to Highway: ± 4.5 Rail Service: Long Island Rail Road Wyandanch station (adjacent to site) Closest Interstate: Long Island Expressway (I-495) Closest Airport: Republic Airport

1 Miles to Interchange: ± 4.0 Site Status: (Describe the site's current condition in terms of use and operational status, i.e. vacant, abandoned, partially developed, partially used.) The site is mostly developed with commercial uses along Straight Path and residential uses behind, with about 3.1 acres of vacant land dispersed throughout. Several religious institutions are also located on-site. Two of the site’s buildings are vacant. Assessment of Overall Importance and Ranking: High Medium Low Property Description: (Describe physical characteristics of the property, buildings, and natural features based on field observations and/or aerial photographs.) The site is generally occupied by underutilized commercial properties and vacant parcels fronting on Straight Path, with residential uses and vacant land behind. Description of Adjacent Land Uses: (Describe existing adjacent land uses.) The site is surrounded by a myriad of uses including commercial uses to the north, commercial and residential uses and vacant land to the south, residential properties to the east, and commercial and institutional properties across Straight Path to the west. Use and Environmental History: (Based on existing available information, describe the site's operational history, potential contamination issues, and ground water conditions.) Historical uses of the site are unknown. Overall, the site has limited environmental concerns. However, several lots have closed or open status spills or are associated with industrial uses or petroleum storage tanks. Lot 58-4.16.1 has serious environmental contamination implications including gas station use; removed and potentially in-service petroleum USTs; two open and two closed status spills; and is RCRA hazardous waste generator. (See Table 1 for a summary of environmental conditions on each of the site’s individual lots.) Status of Remedial Investigation: (Describe type and status of investigation undertaken and whether or not a remediation strategy has been defined.) An extensive environmental data collection effort was undertaken for the brownfields identified on the site, including a summary of available environmental reports, a review of regulatory records, and limited street-level site inspections.

2 Use Potential and Redevelopment Opportunities: (Describe the type of future use and redevelopment most appropriate for the site.) Site D, with over eight acres, presents an opportunity for continued traditional downtown retail development along Straight Path south to Mount Avenue. Although some viable retail currently exists within the northern portion of Site D, there are several vacant lots and a large vacant building that detract from the vitality of the area. Retail development should continue the street wall recommended for Site C to the north and Site B on the other side of Straight Path which, if all are developed in this manner, should significantly add to the feeling of a more traditional, pedestrian-oriented downtown and thriving central business district. This type of development would also make use of the streetscape improvements, such as street lamps and planters, already in place along Straight Path. Because this site’s distance from the train station would be too far to attract significant commuter or worker populations, neighborhood services and convenience goods retailers serving nearby residents would likely be the most viable alternative.

Residential development should also be encouraged within Site D. For the northern portion of the site along Straight Path north of Mount Avenue, residential units above ground-floor retail would be an ideal option because they would help to increase the downtown population within ½ mile (walking distance) from the train station and within ¼ mile from many of the downtown retail stores. The portion of the site to the south of Mount Avenue may not be realistic walking distance to the train station for many residents, although this area is within ½ mile from many of Straight Path’s retail stores. Residential uses, such as condominiums, apartment buildings, or townhomes, would be suitable in this area, as a buffer to single-family homes to the east. Along Jackson Street, to the rear of the recommended retail or mixed-use development on Straight Path, townhomes or other residential uses would be appropriate infill development. The presence of institutional anchors, including a church and the Wyandanch Public Library, on western side of Straight Path across from Site D, would compliment these residential and retail uses, especially if traffic calming efforts made crossing Straight Path as a pedestrian more appealing. In total, up to 149 housing units and 21,130 square feet of retail space are proposed.

Ranking Explanation: (Assessment of overall importance and ranking.) Site D is an important potential redevelopment site, due to the presence of several vacant lots and a large vacant building that detract from the vitality of the area, and the proximity of institutional anchors that would compliment the proposed redevelopment.

3 Location on Map

Digital Photo of Property

4 Table 1 Strategic Site D – Land Use, Ownership, and Environmental Conditions Parcel Address (Wyandanc Tax Map Proposed Area Building h, NY Historical Summary of Environmental Phase I No. Description Zoning (Acres) Vacancy Owner 11798) Uses Issues Completed? Low- Density Landmark 816 Mount Unknown No on-site issues No 55-3-1 Vacant land Mixed-Use 0.36 1311 Ltd Av Low- 1479 Density Charles, Straight Unknown No on-site issues No 55-3-2 Barber Shop Mixed-Use 0.12 Joseph Path Low- Wyandanch 1475 Wyandanch Density Church Straight Not identified as a brownfield. 55-3-3 Church of God Mixed-Use 0.21 of God Inc Path Low- Wyandanch 1473 Density Church Straight Not identified as a brownfield. 55-3-4 Parking lot Mixed-Use 0.15 of God Inc Path Low- 1471 Density Shelter Plus Straight Not identified as a brownfield. 55-3-5 Apartments Mixed-Use 0.28 Inc Path Low- 1465 Density Town of Straight Unknown No on-site issues No 55-3-6 Vacant land Mixed-Use 0.58 Babylon Path Low- 1461 Density Straight Unknown Auto repair No 55-3-7 Auto repair Mixed-Use 0.46 Dockery, Mary Path Low- 1453 Vacant Density Jackson, Straight Unknown No on-site issues No 55-3-8 residence Mixed-Use 0.86 Vacant Diane Path Low- 1451 Density Jackson, Straight Unknown No on-site issues No 55-3-9 Vacant land Mixed-Use 0.40 Diane Path House of Prayer Low- 1449

Church of God Density Jackson, Straight 55-3-10 in Christ Mixed-Use 0.65 Diane Path

5 Table 1 Strategic Site D – Land Use, Ownership, and Environmental Conditions Parcel Address (Wyandanc Tax Map Proposed Area Building h, NY Historical Summary of Environmental Phase I No. Description Zoning (Acres) Vacancy Owner 11798) Uses Issues Completed? Medium- 1537 Density Howe, Esme Straight Unknown No on-site issues No 58-4-4.1 Doctors office Mixed-Use 0.31 M Path Medium- 1533 Straight 1533 Density Path Road Straight Unknown No on-site issues No 58-4-5 Barber shop Mixed-Use 0.06 Corp Path Medium- 1531 Supermarket; Density Straight Unknown No on-site issues No 58-4-6 Dance Mixed-Use 0.17 Ayoub, Joe Path Medium- 1529 Density Gordon, Straight Unknown No on-site issues No 58-4-8.4 Retail Strip Mixed-Use 0.29 Carliese A Path Eglise de Dieu de la Doctrine Medium- 1525 Unknown No on-site issues No de Jesus Density Gordon, Straight 58-4-9 Christ Mixed-Use 0.27 Carliese R Path Medium- 1523 Density Straight Unknown No on-site issues No 58-4-10 Vacant land Mixed-Use 0.17 Sumkin, Ira Path Medium- 1523 A Density Straight Unknown No on-site issues No 58-4-11 Vacant land Mixed-Use 0.11 Sumkin, Ira Path Full Gospel Outreach Medium- 1521 Unknown No on-site issues No Ministry; Density Perry, Straight 58-4-12 Money Gram Mixed-Use 0.17 Leonard Path Medium- 1517 Density Ardizzone, Straight Unknown No on-site issues No 58-4-13 Vacant land Mixed-Use 0.17 Anthony R Path Medium- 1513 Pet supply; Density Straight Unknown Auto repair No 58-4-14 auto repair Mixed-Use 0.43 Hall, Glasford Path

6 Table 1 Strategic Site D – Land Use, Ownership, and Environmental Conditions Parcel Address (Wyandanc Tax Map Proposed Area Building h, NY Historical Summary of Environmental Phase I No. Description Zoning (Acres) Vacancy Owner 11798) Uses Issues Completed? Gasoline station; removed and potentially in-service petroleum Medium- Leon 1501 Unknown USTs; 2 open and 2 closed No 58-4- Amoco gas Density Petroleum Straight status spills; RCRA hazardous 16.1 station Mixed-Use 0.40 LLC Path waste generator A Phase I ESA was completed by Gannett Unknown Petroleum AST; open status spill Vacant Medium- 1499 Fleming commercial Density Wyandanch Straight Engineers, PC in 58-4-17 building Mixed-Use 0.34 Vacant Properties Inc Path July 2005. A Phase I ESA was completed by Gannett Unknown No on-site issues Medium- 1491 Fleming Density Wyandanch Straight Engineers, PC in 58-4-18 Vacant land Mixed-Use 0.18 Properties Inc Path July 2005. Medium- Density 6 Jackson Unknown No on-site issues No 58-4-21 Vacant land Mixed-Use 0.24 Nieto, William St Medium- Greenstar Density Enterprises 10 Jackson Unknown No on-site issues No 58-4-22 Vacant land Mixed-Use 0.10 Inc St Medium- Density County of 14 Jackson Unknown No on-site issues No 58-4-23 Vacant land Mixed-Use 0.10 Suffolk St Medium- Petroleum storage; closed Density 16 Jackson Unknown No status spill 58-4-24 Residence Mixed-Use 0.10 Morley, Ira St Medium- Density 18 Jackson Unknown No on-site issues No 58-4-25 Vacant land Mixed-Use 0.10 Morley, Joan St

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