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A Review of Selected Growth and Development Areas Suffolk County, New York

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A Review of Selected Growth and Development Areas Suffolk County, New York A Review of Selected Growth and Development Areas Suffolk County, New York August 2006 Suffolk County Department of Planning Suffolk County # New York A Review of Selected Growth and Development Areas Suffolk County, New York August 2006 Suffolk County Department of Planning H. Lee Dennison Building - 4th Floor 100 Veterans Memorial Highway P.O. Box 6100 Hauppauge, New York 11788 This publication is on the WEB at: http://www.co.suffolk.ny.us/planning Steve Levy SUFFOLK COUNTY EXECUTIVE Suffolk County Planning Commission John Caracciolo- Town of Huntington CHAIRMAN Linda Holmes - Town of Shelter Island VICE CHAIRMAN Charla E. Bolton, AICP - At Large SECRETARY Louis Dietz - Town of Babylon Edward James Pruitt - Town of Brookhaven vacant - Town of East Hampton Donald J. Fiore - Town of Islip Jesse R. Goodale III - Town of Riverhead vacant - Town of Smithtown vacant - Town of Southampton vacant - Town of Southold Adrienne Esposito - Village over 5,000 population Constantine Kontokosta - Village under 5,000 population vacant- At Large Sarah Lansdale - At Large Suffolk County Department of Planning Thomas A. Isles, AICP DIRECTOR OF PLANNING PROJECT COORDINATOR Carrie Meek Gallagher DEPUTY DIRECTOR REPORT PREPARATION Peter K. Lambert RESEARCH DIVISION Carol Walsh CARTOGRAPHY DIVISION Carl Lind Kate Oheim Suffolk County Department of Planning Hauppauge, New York August 2006 CONTENTS INTRODUCTION .......................................................................1 Demographic and Housing Trends in Suffolk County ....................................... 3 Economic Trends in Suffolk County ..................................................... 4 Key Findings: Five Growth Areas....................................................... 5 EXISTING CONDITIONS AND OUTLOOK FOR THE ROUTE 110 OFFICE-INDUSTRIAL CORRIDOR .....................................................7 INTRODUCTION ................................................................... 9 Previous Studies.................................................................. 9 DEMOGRAPHICS ................................................................. 11 Population ..................................................................... 11 Employment and Income Data...................................................... 11 ECONOMIC BASE ................................................................. 13 NON-RESIDENTIAL DEVELOPMENT ................................................ 15 Industrial Market ................................................................ 15 Office Market................................................................... 15 SUNY Farmingdale .............................................................. 16 Retail Centers, Hotels, and Other Major Commercial Development ........................ 16 Transportation .................................................................. 17 OUTLOOK ....................................................................... 19 Major Development Proposed in the Route 110 Corridor ................................. 19 Mitigation ...................................................................... 21 EXISTING CONDITIONS AND OUTLOOK FOR THE SAGTIKOS REGIONAL DEVELOPMENT ZONE ..............................................................23 INTRODUCTION .................................................................. 25 Previous Studies................................................................. 25 DEMOGRAPHICS ................................................................. 27 Population ..................................................................... 27 ECONOMIC BASE ................................................................. 28 NON-RESIDENTIAL DEVELOPMENT ................................................ 30 Industrial Market ................................................................ 30 Office Market................................................................... 30 Retail Centers, Hotels, and Other Major Commercial Development ........................ 31 Pilgrim State Hospital ............................................................ 31 Transportation .................................................................. 32 OUTLOOK ....................................................................... 35 Major Development Proposed ...................................................... 35 Mitigation ...................................................................... 37 Required Mitigation Measures ...................................................... 37 PJ Ventures, Town of Smithtown ............................................. 37 Tanger Outlet Center “The Arches”, Town of Babylon ............................ 37 “Commack Multiplex Theater”, Town of Smithtown .............................. 38 Deer Park Shopping Center “Unicorp”, Town of Babylon ......................... 38 A Review of Selected Growth and Development Areas, Suffolk County, New York - August 2006 i CONTENTS Suggested General Mitigation Measures .............................................. 38 Suggested Specific Mitigation Measures .............................................. 38 Connect Crooked Hill Rd to the eastbound Long Island Expressway (L.I.E.). ........... 39 Connect PJ Ventures to Waldbaum’s Shopping Center along Motor Parkway. .......... 39 The Construction of a Partial or Full Interchange along the Sagtikos State Parkway at Long Island Avenue. .................................................. 41 Direct Connection to the Sagtikos State Parkway from the Proposed Truck Rail Intermodal Facility .................................................... 41 New One-Way Roadways Adjacent to Sagtikos State Parkway with Direct Connection to the L.I.E........................................................... 41 Local Streets Access Route to the Proposed Truck Rail Intermodal Facility. ............ 42 The Need for Expanded Study...................................................... 42 EXISTING CONDITIONS AND OUTLOOK FOR YAPHANK ...................................43 INTRODUCTION .................................................................. 45 DEMOGRAPHICS ................................................................. 46 Population ..................................................................... 46 Housing ....................................................................... 46 Income and Employment.......................................................... 47 ECONOMIC BASE ................................................................. 48 NON-RESIDENTIAL DEVELOPMENT ................................................ 49 Industrial Market ................................................................ 49 Office Market................................................................... 49 Suffolk County Facilities .......................................................... 50 Retail Centers, Hotels, and Other Major Commercial Development ........................ 50 Transportation .................................................................. 51 OUTLOOK ....................................................................... 53 Major Development Proposed in Yaphank ............................................ 53 Outlook ....................................................................... 55 Suggested Mitigation for Development of the County Center ............................. 56 Future County Use ......................................................... 56 Sports and Entertainment.................................................... 56 Community Parks and Recreation............................................. 56 Residential Use ........................................................... 57 Infrastructure and Public Transit.............................................. 57 EXISTING CONDITIONS AND OUTLOOK FOR THE STONY BROOK HIGH TECH CAMPUS ......59 INTRODUCTION .................................................................. 61 DEMOGRAPHICS ................................................................. 62 Population ..................................................................... 62 Income and Employment.......................................................... 62 ECONOMIC BASE ................................................................. 63 NON-RESIDENTIAL DEVELOPMENT ................................................ 65 Industrial Market ................................................................ 65 Office Market................................................................... 65 Stony Brook University and Hospital ................................................ 66 Retail Centers, Hotels, and Other Major Commercial Development ........................ 66 Transportation .................................................................. 67 ii A Review of Selected Growth and Development Areas, Suffolk County, New York - August 2006 CONTENTS OUTLOOK ....................................................................... 69 Major Development Proposed in Stony Brook and Saint James ............................ 69 Mitigation - Site Plan ............................................................. 72 Mitigation - Traffic .............................................................. 72 EXISTING CONDITIONS AND OUTLOOK FOR THE TOWN OF RIVERHEAD ...................73 INTRODUCTION .................................................................. 75 DEMOGRAPHICS ................................................................. 76 Population ....................................................................
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