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Sunrise Highway Corridor Study: Islip Town and Brookhaven Town Suffolk County, New York

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Sunrise Highway Corridor Study: Islip Town and Brookhaven Town Suffolk County, New York Sunrise Highway Corridor Study: Islip Town and Brookhaven Town Suffolk County, New York August 2009 Suffolk County Department of Planning Suffolk County # New York Sunrise Highway Corridor Study: Islip Town and Brookhaven Town, Suffolk County, New York August 2009 Suffolk County Department of Planning H. Lee Dennison Building - 4th Floor 100 Veterans Memorial Highway P.O. Box 6100 Hauppauge, New York 11788 Steve Levy Suffolk County Executive Town Supervisors Mark Lesko Town of Brookhaven Phil Nolan Town of Islip Suffolk County Planning Commission David L. Calone - Town of Babylon CHAIRMAN Constantine Kontokosta, P.E., AICP - Village under 5,000 population VICE CHAIRMAN Adrienne Esposito - Village over 5,000 population SECRETARY Michael Kelly - Town of Brookhaven vacant - Town of East Hampton Sarah Lansdale, AICP- Town of Huntington Matthew Chartrand - Town of Islip Vince Tadone - Town of Riverhead Linda Holmes - Town of Shelter Island John J. Finn - Town of Smithtown Barbara B. Roberts - Town of Southampton Tom McAdam - Town of Southold vacant - At Large Charla E. Bolton, AICP - At Large Joshua Y. Horton - At Large Suffolk County Department of Planning Thomas A. Isles, AICP DIRECTOR OF PLANNING Daniel J. Gulizio DEPUTY DIRECTOR REPORT PREPARATION Peter K. Lambert EDITOR Carol E. Walsh CARTOGRAPHY Carl Lind Kate Oheim Suffolk County Department of Planning Hauppauge, New York August 2009 Study Participants Suffolk County Department of Planning Thomas A. Isles, AICP DIRECTOR OF PLANNING Daniel J. Gulizio DEPUTY DIRECTOR Peter K. Lambert PRINCIPAL PLANNER Suffolk County Department of Public Works Gilbert Anderson, P.E. COMMISSIONER William Hillman, P.E. CHIEF ENGINEER Justin Hipperling TRAFFIC ENGINEER I Town of Brookhaven Town of Islip Tullio Bertoli Eugene Murphy, AICP COMMISSIONER OF PLANNING, ENVIRONMENT AND COMMISSIONER OF PLANNING AND DEVELOPMENT LAND MANAGEMENT David Genaway, AICP David W. Woods, AICP PLANNING DIRECTOR Former Commissioner Paul Rogalle, AICP Jeanmarie Brennan, AICP PLANNING DIRECTOR ASSISTANT PLANNING DIRECTOR New York State Department of Transportation Regional Planning and Program Management, Long Island Region Wayne Ugolik DIRECTOR Geoffrey L. Rick TRANSPORTATION ANALYST, MOBILITY AND SYSTEMS PLANNING CONTENTS Executive Summary .................................................................................................................................... 1 Introduction ................................................................................................................................................. 7 Sunrise Highway History .......................................................................................................................... 11 Early Years ................................................................................................................................... 13 Limited Access Highway ............................................................................................................. 13 Since the 1980s ............................................................................................................................ 14 Previous Corridor Study .............................................................................................................. 14 Existing Transportation ............................................................................................................................. 17 Sunrise Highway .......................................................................................................................... 19 Sunrise Highway Service Roads .................................................................................................. 20 The Oakdale Merge ...................................................................................................................... 21 Sunrise Highway’s Future ............................................................................................................ 22 Suffolk County Roads .................................................................................................................. 22 Bus Service .................................................................................................................................. 23 Rail Service .................................................................................................................................. 23 Airports ........................................................................................................................................ 23 Demographics ........................................................................................................................................... 25 Population Density ....................................................................................................................... 28 Area Economic Data ................................................................................................................................. 29 Employment and Unemployment ................................................................................................ 31 Business Establishments .............................................................................................................. 32 Hotel Market ................................................................................................................................ 34 Industrial Market .......................................................................................................................... 34 Office Market ............................................................................................................................... 35 Development in the Study Area ................................................................................................................ 37 Hotels and Motels ........................................................................................................................ 39 Industrial Development ................................................................................................................ 39 Office Development ..................................................................................................................... 40 Shopping Centers ......................................................................................................................... 41 Other Commercial Development ................................................................................................. 43 Housing ........................................................................................................................................ 43 Study Area Population ................................................................................................................. 45 Institutional Development ............................................................................................................ 45 Utilities ......................................................................................................................................... 46 Land Use ................................................................................................................................................... 47 Vacant Land....................................................................................................................................51 Land Use and Traffic Generation .................................................................................................52 Redevelopment Possibilities ........................................................................................................ 53 Potential Build-Out ................................................................................................................................... 55 Sunrise Highway Corridor Study: Islip Town and Brookhaven Town, Suffolk County, NY - August 2009 i CONTENTS Recommendations ..................................................................................................................................... 61 Sunrise Highway: Regional Significance ................................................................................... 63 Patterns of development: nodes, sprawl, residential land and undeveloped land ........................ 63 Specific Recommendations .......................................................................................................... 64 References ................................................................................................................................................. 71 Appendix ................................................................................................................................................... 75 Appendix 1: Site Specific Recommendations Suggested by the Town Planning Departments ... 77 Appendix 2: Declaration of Covenants and Restrictions Language that the Town of Islip Uses for Zoning Applications Needing Cross Access Easements ..................... 82 Appendix 3: Major Development Proposals, Sunrise Highway Corridor Study Area ................. 84 Map Appendix .......................................................................................................................................... 87 Map 1: Sunrise Highway Corridor Study Area, Town of Islip Portion - Suffolk County Land Use by Tax Map Parcel and Aerial Photo & Points of Interest Map 2: Sunrise Highway Corridor Study Area, Town of Brookhaven Portion - Suffolk County Land Use by Tax Map
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