MARKET DEMAND ANALYSIS

Destination KP

Kings Park, New York

NP&V No. 99080

Submitted to: Prospect Sports Partners LLC 350 Old Northport Road Kings Park, New York 11754

Suffolk County Industrial Development Agency (IDA) H. Lee Dennison Building, 3rd Floor 100 Veterans Highway P.O. Box 6100 Hauppauge, NY 11788

Submitted by: Nelson, Pope & Voorhis, LLC, Environmental Planning Consultants 572 Walt Whitman Road Melville, New York 11747 Phone: (631) 427-5665

February 6, 2020 Market Demand Analysis Destination KP, Kings Park

TABLE OF CONTENTS

PAGE

TABLE OF CONTENTS i

1.0 INTRODUCTION AND PURPOSE 1

2.0 EXECUTIVE SUMMARY 3

3.0 METHODOLOGY 7

4.0 MARKET FEASIBILITY 8

5.0 REFERENCES 20

ATTACHMENT A – CORRESPONDENCE FROM NASSAU COUNTY DEPARTMENT OF PARKS, RECREATION & MUSEUMS

ATTACHMENT B – NELSON, POPE & VOORHIS, LLC ECONOMIC ANALYSIS QUALIFICATIONS

Page i

MARKET DEMAND ANALYSIS

Destination KP

Kings Park, New York

NP&V No. 99080

Prepared For: Prospect Sports Partners LLC 350 Old Northport Road Kings Park, New York 11754

Suffolk County Industrial Development Agency (IDA) H. Lee Dennison Building, 3rd Floor 100 Veterans Highway P.O. Box 6100 Hauppauge, NY 11788

Prepared By: Nelson, Pope & Voorhis, LLC 572 Walt Whitman Road Melville, New York 11747 (631) 427-5665

Date: February 6, 2020

1.0 INTRODUCTION AND PURPOSE

Nelson, Pope & Voorhis, LLC (NP&V) has been requested to prepare a market demand analysis for a mixed-use sports and medical complex known as Destination KP, in Kings Park, New York. NP&V is a professional environmental and planning firm with qualifications and expertise to prepare market feasibility studies, fiscal and economic impact analyses, and has a track record of similar completed projects, as well as residential and commercial market analysis and related economic development services to private and municipal clients. The economic qualifications of the firm and personnel are provided in Attachment B.

This analysis examines the feasibility and market draw of a new mixed-use sports and medical complex, known as Destination KP, to be located at 350 Old Northport Road, in Kings Park, Town of Smithtown, Suffolk County, New York. The 44-acre sports and medical complex includes the development of ten (10) outdoor playing fields, two (2) outdoor practice fields, a 70,900 square foot (SF) indoor sports and recreation facility, and a 5,000 SF concession building (all of the aforementioned components collectively known as the “Sports Facility”), as well as a 50,000 SF office building and a future development parcel (collectively, the “Medical Commercial Facilities”) intended to be occupied in substantial part for medical uses such as physical therapy and urgent care, and other sports-related uses associated with the sports activities at the Sports Facility. Destination KP aims to become a one-stop shop for youth

Page 1

Market Demand Analysis Destination KP, Kings Park

athletes and even premier athletes and adults seeking elite training facilities and access to sports medicine, practitioners – including doctors, physical therapists and trainers.

There is a need for this type of Sports and Medical Complex on Long Island, and Destination KP presents an opportunity to capture this unmet demand and serve the needs of the region and beyond. Specifically, this facility will create local and regional jobs and serve the sports/medical needs of Kings Park, the Town of Smithtown, other parts of Suffolk County and the greater Long Island and metro New York regions.

Destination KP will provide a state-of-the-art venue for regional soccer, lacrosse and other sports tournaments unlike any other facility on Long Island. The Sports and Medical Complex will host national tournament events, leagues, training, and camps centered on youth travel events in lacrosse, baseball and soccer. In addition to this, Destination KP will provide crucial services including on-site dining, practice and training services, and sports medicine – all in one place, similar to athletic campuses and field houses at major universities. Since such a facility does not exist on Long Island, many of these tournaments are currently being held in other regions and states, forcing Long Island families to travel and spend their time and resources elsewhere. Destination KP seeks to reverse this trend to induce activity to the facility from off Long Island. Our analysis indicates that the Medical Commercial Facilities will holistically enhance the attraction of Destination KP resulting in a significant number of visitors to Destination KP from outside of Nassau and Suffolk Counties. The existence of medical facilities will make coaches and parents more comfortable in selecting tournaments held at Destination KP versus sports complexes in other locations that do not have such facilities. Not only will the existence of the Sports and Medical Complex allow for local families to remain on Long Island and boost their own local economy, but the facility will also bring a tremendous number of visitors to Kings Park. It is anticipated that Destination KP will draw 336,000 visitors and over 850,000 total attendees at the Complex per year. The consumer spending of this influx of economic activity will significantly benefit the local community. Destination KP would be the largest privately- owned complex of its nature in the Tri-State Area, and the symbiotic and interdependent mix of uses between the Sports Facility and the Medical Commercial Facilities would significantly contribute to a regional tourism destination and a hub of economic development in Kings Park and the greater region.

The Sports and Medical Complex will create strong economic activity by providing new employment opportunities and will provide a solid tax base upon completion and full taxation of the project. Consumer activity will ripple through the local complex, creating beneficial fiscal and economic impacts throughout Kings Park, the Town of Smithtown, Suffolk County, and the region as a whole. The following analysis serves to accompany the Suffolk County Industrial Development Agency (SCIDA) application and will assist in identifying the demand for this type of mixed-use sports and medical complex within Kings Park, as well as illustrating the symbiotic and interdependent relationship between the various uses proposed for development. Section 2.0 includes an executive summary and Section 3.0 outlines the methodology and the sources of data used to project the market demand in this analysis. Section 4.0 presents the market feasibility and demand for the project through an examination of the industry in the region, the demand for this type of use, and the supply of comparable facilities in the local economy. Section 5.0 outlines the references and sources of information utilized in this analysis.

Page 2

Market Demand Analysis Destination KP, Kings Park

2.0 EXECUTIVE SUMMARY

As noted in Section 1.0, this analysis examines the feasibility and market draw of a new mixed- use sports and medical complex, known as Destination KP. A summary of findings is provided herein, with detailed methodologies and references provided in the subsequent sections of this analysis. This analysis was prepared using methods, data and information that are considered to be industry standard for such market demand analyses.

Description of Project  The 44-acre sports and medical complex includes the development of ten (10) outdoor playing fields, two (2) outdoor practice fields, a 70,900 square foot (SF) indoor sports and recreation facility, and a 5,000 SF concession building (all of the aforementioned components collectively known as the “Sports Facility”), as well as a 50,000 SF office building and a future development parcel (collectively, the “Medical Commercial Facilities”) intended to be occupied in substantial part for medical uses such as physical therapy and urgent care, and other sports-related uses associated with the sports activities at the Sports Facility.  Destination KP would be the largest privately-owned complex of its nature in the Tri-State Area, and the symbiotic and interdependent mix of uses at the Sports and Medical Complex will significantly contribute to a regional tourism destination and a hub of economic development in Kings Park and the greater region.  The Medical Commercial Facilities will respond to the needs of this aging population, providing continuity of care, and assisting to streamline the process for its patients, therefore saving time and money for many local residents requiring orthopedic and other medical services.  It is anticipated that Destination KP will draw 336,000 visitors and over 850,000 total attendees at the Complex per year. Their consumer spending will significantly benefit the local complex, Suffolk County and the greater region, and support the continued economic growth of Long Island’s overall tourist industry.

Definition and Strength of the Target Market Area  Currently, many Long Island families are traveling two to three hours, or more, to facilities in New Jersey, Pennsylvania, and beyond. As such, it is anticipated that Destination KP will have a comparable primary trade area, with at least a two-hour drive-time radius from the location in Kings Park. This primary market area includes all of Long Island and New York City, and extends north into the Hudson Valley, southwestern Connecticut, and northeastern New Jersey.  Destination KP has the potential to capture participants well beyond its primary trade area, with youth traveling as far as other parts of Upstate New York, New England, Pennsylvania, farther into New Jersey, and other parts of the country, for special tournaments and events. Three, four and five-hour drive times are quite likely, and as such, represent the secondary market area.

Demand for the Sports and Medical Complex  The sports tourism industry, and notably, the youth sports industry, is booming. As of 2019, the youth sports market has grown to a $19.2 billion market in the United States, with no end to growth in sight.  Long Island is one of the largest hubs for youth sports in the United States, with a major focus on youth soccer. Despite this, the region is not seeing many benefits from the youth sports tourism industry.  There is a lack of field space on Long Island, and the costs for the existing fields are on the rise.

Page 3

Market Demand Analysis Destination KP, Kings Park

 Currently, most of the soccer and lacrosse players need to leave Long Island to participate in travel tournaments.  The two Medical Commercial Facilities will rely on and enhance the attraction of the Sports Facility and will work together to create a vibrant soccer/sports medicine hub and regional tourism destination.  It is anticipated that Destination KP will draw 336,000 visitors and over 850,000 total attendees at the Complex per year. Visitors are expected to support approximately $57.1 million in taxable spending in Suffolk County each year.  ProHealth, a New York-based urgent, primary and specialty healthcare provider, is a potential tenant of the Medical Commercial Facilities and would provide urgent care and sports medicine for those participating at the Sports Facility as well as the general public. Medical services are anticipated to include general healthcare, pediatrics, orthopedics, radiology, physical therapy, gynecology, cosmetic, dentistry, and other specialty services. On-site procedures would include x-rays, physical therapy and rehabilitation, strength training, and skill training to streamline the recovery process. Additional options under consideration include a 24-hour walk-in, surgery and lab.  ProHealth has indicated that the only reason it would consider operation at the site is to be an integral part of, and contributor to, the attraction of the overall project and the adjacent Sports Facility.  In total, it is estimated that the Medical Commercial Facilities will attract approximately 15,000 – 20,000 persons each year, with many directly tied to the sports organizations and their family members. Of these visitors, it is estimated that two-thirds of them will be local users, originating from Nassau and Suffolk counties, and the remaining one-third are anticipated to be out-of-town users, including those visiting from other parts of the primary and secondary market areas, for special tournaments and other events happening at the Sports Facility.

Existing Supply of Comparable Facilities  Many major cities across the nation are thriving from youth sports tourism, as travel sports become more and more prevalent among youth sports over the past few years.  The nearest comparable facilities to what is proposed at Destination KP, are located in New Jersey (two-and-a-half hours from Kings Park) and Pennsylvania (three hours from Kings Park).  An analysis was conducted of other closer facilities that could conceivably be used for similar purposes as what is proposed at Destination KP. This analysis included facilities located within a 20-mile radius with indoor and/or outdoor fields used for the same sports as what is planned for Destination KP.  The findings from the analysis concluded that none of the six facilities located within a 20- minute drive-time radius, are directly comparable to the proposed Destination KP. The majority of these facilities are significantly smaller in size, lack an outdoor facility, primarily cater to other sports, and have far fewer/smaller fields and much smaller buildings. Most importantly, none of these other facilities have an associated medical commercial facility on premise with access to leading sports medicine professionals and trainers, urgent care, physical therapy, and other sports-related uses associated with the on-site sports activities.  An analysis was also conducted of other sports medicine, sports rehabilitation and sports physical therapy service providers that are located within a 20-mile radius of the site, that could conceivably be used for similar purposes as what is proposed at Destination KP. Likewise, none of them can be deemed comparable with the type of all-inclusive medical, rehabilitative services and strength-training services proposed at the Sports and Medical Complex at Destination KP.

Page 4

Market Demand Analysis Destination KP, Kings Park

 The lack of truly comparable facilities in the region attests to the limited availability and unique market niche of the Sports and Medical Complex planned for Destination KP, and the resulting ability of this proposed facility to draw from well outside the Nassau-Suffolk area.

Benefits of the Complex  Destination KP will allow for significant opportunities for socio-economically disadvantaged children to reap the benefits from organized sports participation.  Destination KP will create strong economic activity by providing new employment opportunities and local economic growth. The project will invest $41.5 million in the construction of the Sports Facility and Medical Commercial Facilities, of which 75% of such expenditures will be spent in Suffolk County. The construction period is anticipated to create 245 direct jobs and $14 million in direct labor income.  Consumer activity will ripple through the local complex, creating beneficial economic impacts throughout Kings Park, the Town of Smithtown, Suffolk County, and the region as a whole. When direct impacts are combined with indirect and induced impacts, the construction period is anticipated to generate a total of $31.2 million in revenues, 401 employees and $21.3 million in earnings the 30-month construction period.  Construction activity will generate approximately $3.1 million in sales and individual income taxes for Suffolk County, New York State and the Metropolitan Commuter Transportation District.  During annual operations, the Sports Facility is projected to generate $7.7 million in revenues, 109 jobs and over $6.8 million in collective earnings each year. As spending increases, this creates additional jobs and further increases business and household income throughout the local economy and into other parts of the region. In total, the annual operations of the Sports Facility results in a total economic impact of 134.0 FTE jobs and $11.1 million in earnings during the annual operations of Destination KP.  Once fully occupied, the Medical Commercial Facilities will create an additional 250-275 jobs with a collective payroll of approximately $35 million. Additional jobs would be created if the medical facilities include such services as the 24-hour walk in, surgery and lab services that are under consideration. A significant ripple effect of revenue, additional indirect and induced jobs and labor income would also be generated throughout the local economy from the annual operations of the Medical Commercial Facilities.  In total, Destination KP is anticipated to attract over 850,000 persons per year, which includes 336,000 annual out-of-town visitors. Such visitors will result in $17.7 million in spending at lodging facilities, and an additional $35.8 million in visitor spending on general sales tax purchases at other local restaurants and businesses each year.  The Sports and Medical Complex will generate $82 million in tax revenues over the first ten years of operations, with $33 million going to New York State, $36.4 million to Suffolk County, $1.3 million to the Town of Smithtown and $7.9 million to the Kings Park School District.

Summary and Conclusions  Destination KP is positioned as a unique and attractive opportunity, providing a dynamic amenity for Long Island youth, while also bolstering the surrounding community as a sports and recreation destination for hundreds of thousands of visitors each year from New York City, the Hudson Valley region, Western Connecticut and beyond.  There are no comparable sports communities in the Town of Smithtown, nor are there such comparable facilities in all of Suffolk County, Long Island or the State of New York that provide such a synergistic mix of recreational and medical office uses planned for Destination KP.

Page 5

Market Demand Analysis Destination KP, Kings Park

 Destination KP will create a unique venue with crucial services including on-site dining, practice and training services, and sports medicine – all in one place, similar to athletic campuses and field houses at major universities. Such a venue is not currently represented in Suffolk County or all of Long Island.  As a result of the lack of comparable facilities on Long Island, the Sports and Medical Complex to be located in Kings Park is in compliance with Section 862(2)(b) of New York General Municipal Law, providing a combined Sports and Medical Complex, that but for the project, would not be reasonably available to the residents of the Town of Smithtown or County of Suffolk, as well as residents of Nassau County, and the New York metropolitan area.

Page 6

Market Demand Analysis Destination KP, Kings Park

3.0 METHODOLOGY

Various data and information from federal, state, local, and industrial data sources was used to identify the need for the Sports and Medical Complex at Destination KP. This analysis was prepared using methods, data and information that are considered to be industry standard for such market demand analyses.

Prospect Sports Partners LLC supplied information regarding the Sports and Medical Complex, the anticipated design, features and amenities, as well as market data and statistics specific to the local market.

United States Census Bureau provides the latest population counts, business data, and other pertinent demographic data for Kings Park, the Town of Smithtown, Suffolk County and the greater geographic region, all of which was used to illustrate the potential demand and market draw for the Sports and Medical Complex.

Environmental Systems Research Institute, Inc. (ESRI) generated on-demand demographic reports through the Business Analyst Online software. Such reports were specific to a two-hour drive-time radius (which defines the primary market area, as seen in Section 3.0) and a three-, four-, and five-hour drive-time radius (which refers to the secondary market area, as seen in Section 3.0) from the Sports and Medical Complex in Kings Park. Various reports were created for the target market area, with demographic factors in these profiles including those pertaining to population and the number of households, among others.

All estimates and projections provided by ESRI draw upon data from sources including the Current Population Survey, American Complex Survey, Census of Retail Trade (all via the United States Census Bureau), Consumer Expenditure Survey (via the United States Bureau of Labor Statistics), United States Postal Service, Internal Revenue Service, National Bureau of Economic Research, and other commercial and federal data sources.

Page 7

Market Demand Analysis Destination KP, Kings Park

4.0 MARKET FEASIBILITY

Description of Project As seen in Section 1.0, Destination KP includes the development of ten (10) outdoor playing fields, two (2) outdoor practice fields, a 70,900 SF indoor sports and recreation facility, and a 5,000 SF concession building (all of the aforementioned components collectively known as the “Sports Facility”), as well as a 50,000 SF office building and a future development parcel (collectively, the “Medical Commercial Facilities”) intended to be occupied in substantial part for medical uses such as physical therapy and urgent care, and other sports-related uses associated with the sports activities at the Sports Facility. Destination KP aims to become a one- stop shop for youth athletes and even premier athletes and adults seeking elite training facilities and access to sports medicine, practitioners – including doctors, physical therapists and trainers.

Athletes will not be the only users of the Sports and Medical Complex; the general population, and specifically, Long Island’s aging population, will vastly benefit from the existence of an array of medical services in the community. The population aged 55 years and older is the fastest growing on Long Island and the demand for orthopedic services and continuity of care remains strong.1 In Suffolk County, the median age has increased from 36.5 in 2000 to 41.0 years old in 2017. Likewise, in Nassau County, the median age has increased from 38.5 in 2000 to 41.5 years old in 2017.2 The population aged 55 years and older has grown by 31% in Nassau County between 2000 and 2018, and by 49% in Suffolk County over the same time period.3 The Medical Commercial Facilities will respond to the needs of this aging population, providing continuity of care, and assisting to streamline the process for its patients, therefore saving time and money for many local residents requiring orthopedic and other medical services.

There is a great need for this type of Sports and Medical Complex on Long Island, and Destination KP presents an opportunity to capture this unmet demand. Destination KP would be the largest privately-owned complex of its nature in the Tri-State Area, and the symbiotic and interdependent mix of uses at the Sports and Medical Complex will significantly contribute to a regional tourism destination and a hub of economic development in Kings Park and the greater region. Not only will the existence of the Sports and Medical Complex allow for local families to remain on Long Island and boost their own local economy, but the facility will also bring a tremendous number of visitors to Kings Park. It is anticipated that Destination KP will draw 336,000 visitors and over 850,000 total attendees at the Complex per year. Their consumer spending will significantly benefit the local complex, Suffolk County and the greater region, and support the continued economic growth of Long Island’s overall tourist industry.

Definition and Strength of the Target Market Area In planning for a new Sports and Medical Complex in Kings Park, it is important to recognize various considerations and concepts affecting market viability in this location. The first of these criteria is to identify the target market area. A target market area establishes the boundary from

1 Reich-Hale, David, “3 orthopedic providers expand walk-in medical services,” Newsday, May 16, 2019. Accessed via https://www.newsday.com/business/expanded-orthopedic-services-1.31127074 2 2000 Census; 2013-2017 American Community Survey 5-Year Estimates, accessed via U.S. Census Bureau. 3 Suffolk County Department of Economic Development and Planning, Division of Planning and Environment

Page 8

Market Demand Analysis Destination KP, Kings Park

which the majority of consumer interest is – and will be – drawn for such a use within the complex.

Primary Market Area Our analysis indicates that the Medical Commercial Facilities will holistically enhance the attraction of Destination KP resulting in a significant number of visitors to Destination KP from outside of Nassau and Suffolk Counties. Other comparable sports communities capture an extensive trade area and cater to a market of players and their families that travel quite a distance to participate in tournaments and special events. Currently, many Long Island families are traveling two to three hours, or more, to facilities in New Jersey, Pennsylvania, and beyond. As such, it is anticipated that Destination KP will have a comparable primary trade area, with at least a two-hour drive-time radius from the location in Kings Park. This primary market area includes all of Long Island and New York City, and extends north into the Hudson Valley, southwestern Connecticut, and northeastern New Jersey. A location map of this area is shown in Figure 1.

Figure 1 PRIMARY MARKET AREA

Source: ESRI Business Analyst Online; Analysis via Nelson, Pope & Voorhis, LLC.

Secondary Market Area It is important to note that households located within the primary market area do not represent the only participants expected to visit Destination KP. This Sports and Medical Complex has the potential to capture participants well beyond its primary trade area, with youth traveling as

Page 9

Market Demand Analysis Destination KP, Kings Park

far as other parts of Upstate New York, New England, Pennsylvania, farther into New Jersey, and other parts of the country, for special tournaments and events. Three, four and five-hour drive times are quite likely, and such drive time-radii are shown in Figure 2 to illustrate this additional market potential for special events and tournaments at the Sports and Medical Complex in Kings Park.

Figure 2 SECONDARY MARKET AREA

Source: ESRI Business Analyst Online; Analysis via Nelson, Pope & Voorhis, LLC.

Demand for the Sports and Medical Complex The sports tourism industry, and notably, the youth sports industry, is booming. Nationwide, there was a 37% increase in direct spending related to sports event and tourism between 2013 and 20174, and youth sports tourism has become the fastest-growing part of the nationwide travel industry. In 2016, $10.4 billion was generated in the U.S. youth sports industry5, and that number jumped to $15.3 billion in 2017.6 The market remains strong, and growth has continued into 2019. According to WinterGreen Research, the 2019 youth sports market has grown to a

4 Sports Events & Tourism Association, “2017 State of the Industry”, July 2018. 5 U.S. News & World Report, “Communities Banking on Mega Youth Sports Complexes,” July 31, 2017. Accessed via https://www.usnews.com/news/best-states/articles/2017-07-31/communities-banking-on-mega-youth-sports- complexes 6 Time, “How Kids’ Sports Became a $15 Billion Industry,” August 24, 2017. Accessed via https://time.com/4913687/how-kids-sports-became-15-billion-industry/?xid=homepage&pcd=hp-magmod

Page 10

Market Demand Analysis Destination KP, Kings Park

$19.2 billion market in the United States, with no end to growth in sight. Markets are expected to reach $77.6 billion by 2026.7

Outside of the five boroughs of New York City, the Long Island region (comprised of Nassau and Suffolk counties) represents the state’s largest share of traveler spending,8 and tourism is an integral part of the Long Island economy, due in large part to its renowned beaches, state parks and recreational opportunities, restaurants, golf courses, vineyards and shopping. Sports are another major driver of the local Long Island economy. Long Island has a rich history of hosting professional and amateur athletic events, and it is a premier destination for golf, horse racing, hockey and surfing, as well as other games, tournaments and competitions year-round. Venues such as the Nassau Veterans Memorial Coliseum, Belmont Racetrack, Nassau County Aquatic Center, Mitchel Athletic Complex, Eisenhower Park, Twin Rinks, Mission Fencing Center, Long Island Sports Hub, Long Island Sports Park, and others, have greatly contributed to Nassau and Suffolk County’s economic success.9

Long Island is one of the largest hubs for youth sports in the United States, with a major focus on youth soccer. This trend is evident in the membership of the local chapter of the U.S. Youth Soccer Association (the Long Island Junior Soccer League), which is one of the largest leagues in the Eastern region – reporting more than 60,000 youth soccer players and more than 3,500 teams. Despite this, the region is not seeing many benefits from the youth sports tourism industry. In fact, there is a lack of field space on Long Island, and the costs for the existing fields are on the rise. In Nassau County, field costs recently increased by 10%, from $100 to $110 per hour, with some fields costing up to $225 per hour for another full field, as a result of such a shortage.10 Correspondence from the Nassau County Department of Parks, Recreation & Museums depicting these increasing field costs is shown in Attachment A. Currently, most of the soccer and lacrosse players need to leave Long Island to participate in travel tournaments. Since many families opt to combine sports travel with a family vacation, a significant amount of resident spending is leaving Long Island.

Destination KP will create a sports and sports medicine tourism destination that is much demanded on Long Island and beyond. With the location in Kings Park, New York, the Sports and Medical Complex is situated along the north shore of Suffolk County and is easily accessible for both Long Island residents as well as others outside of the region, via the north- south Sunken Meadow Parkway, as well as the east-west Long Island Expressway. This prime location would serve many local families in the immediate vicinity and within the greater region, traveling for games and tournaments.

According to the latest population estimates published by the U.S. Census Bureau’s American Complex Survey, there are 1,497,595 persons residing within 489,328 households in Suffolk

7 WinterGreen Research, Inc., “Youth Team, League, and Tournament Sports: Market Shares, Strategies, and Forecasts, Worldwide, 2019 to 2026”, 2019. 8 Tourism Economics, “The Economic Impact of Tourism in New York: 2017 Calendar Year, Long Island Focus” 2018. 9 Discover Long Island. 10 Krieb, Eileen, Commissioner of Nassau County Department of Parks, Recreation & Museums. See Attachment A for correspondence.

Page 11

Market Demand Analysis Destination KP, Kings Park

County, and an additional 1,363,069 million persons residing within 444,136 households in Nassau County. In total, this equates to over 2.8 million persons residing within 933,464 households on Long Island. When factoring in the rest of the primary market area, there are a total of over 16.4 million persons and 5.8 million households that comprise the primary market area.11 This primary market area comprises the potential market demand, or the majority of the persons likely to visit the Sports and Medical Complex at Destination KP, and is summarized in Table 1.

Table 1 PRIMARY MARKET AREA COMPOSITION

Location Population Number of Households Suffolk County 1,497,595 489,328 Nassau County 1,363,069 444,136 Long Island 2,860,664 933,464 Outside of Long Island 13,562,025 4,891,469 Primary Market Area 16,422,689 5,824,933 Source: American Community Survey Demographic and Housing Estimates, 2013-2017 American Community Survey 5-Year Estimates, as published by the U.S. Census Bureau

In addition to this strong demand found within the primary market area, the secondary market area (those residing within a three, four and five-hour drive-time radius of the Sports and Medical Complex) contributes 45.7 million persons residing within 16.8 million households throughout the northeast).12

It is anticipated that Destination KP will host 20 soccer tournaments, 20 lacrosse tournaments and eight basketball tournaments for national and regional teams, annually. Most tournaments span a weekend (Friday to Sunday) but several soccer and lacrosse tournaments are anticipated to last for one week. In addition to these planned tournaments, the Sports and Medical Complex has planned for 40 weeks of local league play occurring during the week (Monday through Thursday), inclusive of various sports depending on the season. In addition, year-round performance and skill sports training and summertime team training camps are planned. In total, it is anticipated that the Sports and Medical Complex will draw 336,000 out-of-town visitors each year, with a total of over 850,000 total attendees each year. These visitors are expected to spend between two-and-a-half and six-and-a-half days in the area and make significant purchases in the complex – including those at local hotels and lodging facilities, restaurants and bars, and retail establishments. Visitors alone are expected to support approximately $57.1 million in taxable spending in Suffolk County each year.13 In addition to supporting the sports and recreation industry, the annual operations of Destination KP will serve to support existing related sports and recreation establishments, as well as act as a catalyst for the development of other new attractions and offerings in the surrounding communities.

11 ESRI Business Analyst Online, ACS Population Summary Report accessed on January 13, 2020. 12 ESRI Business Analyst Online, ACS Population Summary Report accessed on January 13, 2020. 13 Impact DataSource, LLC, “A Report of the Economic Impact of Prospect Sports Park in Kings Park, NY,” prepared August 23, 2018.

Page 12

Market Demand Analysis Destination KP, Kings Park

The two Medical Commercial Facilities will rely on and enhance the attraction of the Sports Facility and will work together to create a vibrant soccer/sports medicine hub and regional tourism destination. ProHealth, a New York-based urgent, primary and specialty healthcare provider, is a potential tenant of the Medical Commercial Facilities and would provide urgent care and sports medicine for those participating at the Sports Facility as well as the general public. Medical services are anticipated to include general healthcare, pediatrics, orthopedics, radiology, physical therapy, gynecology, cosmetic, dentistry, and other specialty services. On- site procedures would include x-rays, physical therapy and rehabilitation, strength training, and skill training to streamline the recovery process. Additional options under consideration include a 24-hour walk-in, surgery and lab. ProHealth has indicated that the only reason it would consider operation at the site is to be an integral part of, and contributor to, the attraction of the overall project and the adjacent Sports Facility.

ProHealth and other health- and medical-related operations at the Medical Commercial Facilities will be symbiotic and interdependent on the Sports Facility. The visitors and users of the Sports Facility will be the primary customers of the prospective tenants of the Medical Commercial Facilities and vice versa, with consumers able to access the facility daily for training and medical services offered at the commercial building. However, it is important to note that the medical services will be available to local residents and the general public, and the facility will be marketed to all major sports brands and their agents as well. In total, it is estimated that the Medical Commercial Facilities will attract approximately 15,000 – 20,000 persons each year, with many directly tied to the sports organizations and their family members. Of these visitors, it is estimated that two-thirds of them will be local users, originating from Nassau and Suffolk counties, and the remaining one-third are anticipated to be out-of-town users, including those visiting from other parts of the primary and secondary market areas, for special tournaments and other events happening at the Sports Facility.

In addition to the sports facility and medical services offered, the Complex would host many other educational services including preschool services; multisport training services; summer camps geared toward multi-sport, recreational, technology, computers and gaming; SAT/ACT preparation programs; math and English preparation classes; adult education programs; health and nutrition classes; after-school STEP programs; computer programming classes; gamers programing; pre-College classes; birthday parties and event space. The comprehensive Sports and Medical Complex would allow Destination KP to have a much-needed flow of services that extends to all patrons and athletes, regardless of age or skill level.

Existing Supply of Comparable Facilities As previously mentioned, the sports tourism industry, and notably, the youth sports industry, is booming. Youth sports tourism has become the fastest-growing part of the nationwide travel industry, representing a market of $19.2 billion in the United States in 2019.14 Many major cities across the nation are thriving from youth sports tourism, as travel sports become more and more prevalent among youth sports over the past few years. Several case studies include:

14 WinterGreen Research, Inc., “Youth Team, League, and Tournament Sports: Market Shares, Strategies, and Forecasts, Worldwide, 2019 to 2026,” 2019.

Page 13

Market Demand Analysis Destination KP, Kings Park

 Gatlinburg, Tennessee: Gatlinburg constructed a $20 million athletic complex called Rocky Top Sports World, that features seven fields, six basketball courts, 12 volleyball courts, team rooms and an onsite grill. During the 2016-17 season, the complex delivered a $35 million economic impact to Sevier County.15  Westfield, Indiana: Westfield opened a 400-acre, $49 million sports complex in 2014. It attracted 1.5 million visitors in 2016, which translated into 60,000 hotel night stays and $162.6 million into the complex – far exceeding revenue expectations.16  Germantown, Maryland: Maryland SoccerPlex is one of the premier sites in the Mid-Atlantic region, hosting more than 15 major soccer tournaments each year. The 24-field complex draws 650,000 visitors per year and has an economic impact of nearly $25 million annually.17  Love Park, Illinois: Mercyhealth Sportscore Two is comprised of 26 outdoor soccer fields and a 193,000 SF indoor sports center for games and training. It has become a top tourist destination in Winnebago County, averaging nearly three million visitors to its 60+ events held annually.18

While dozens of these comparable sports facilities exist throughout the nation, the nearest comparable facility is Centercourt Club & Sports Lawrence Township, which is located in Lawrence Township, New Jersey. The facility includes a 97,000 SF indoor turf field, catering to soccer, lacrosse, and field hockey. In addition, the facility has a 16,000 SF Ninja training course and facilities able to accommodate other sports disciplines and athletic development programming. Centercourt Club & Sports Lawrence Township is a 110-mile, or two-and-a-half hours (by car) from those residing in Kings Park, and three or more hours for those residing in other parts of eastern Long Island. Depending on the time of day, and/or traffic patterns, this drive could even be double (or greater) the travel time.

Aside from Centercourt Club & Sports Lawrence Township, the next nearest comparable facility is the Maplezone Sports Institute located in Boothwyn, Pennsylvania. The facility includes over 60,000 SF of indoor space and a 35-acre outdoor development, along with seven turf athletic fields included in the newest expansion. The facility caters to baseball and softball lessons, lacrosse and soccer leagues, and baseball tournaments, as well as rentals, camps and clinics in almost every sport. Maplezone Sports Institute is approximately 167 miles, and three hours (by car) from those residing in Kings Park. Like the Centercourt Club & Sports facility in Lawrence Township, New Jersey, this travel time is likely to be much greater, depending on the time of day and traffic patterns.

A recent sports publication ranked the best soccer facilities in the nation.19 It is important to note that the closest of these facilities is in Germantown, Maryland, 288 miles and a five-hour drive-time from the location in Kings Park.

An analysis of the existing supply of comparable facilities is an essential component of

15 https://www.teamtravelsource.com/youth-sports-tourism/ 16 https://www.teamtravelsource.com/youth-sports-tourism/ 17 Connectsports, “Best Soccer Facilities in the U.S.,” September 27, 2018. Accessed via https://www.connectmeetings.com/sports/features/best-soccer-facilities-in-the-us 18 Connectsports, “Best Soccer Facilities in the U.S.,” September 27, 2018. Accessed via https://www.connectmeetings.com/sports/features/best-soccer-facilities-in-the-us 19 Connectsports, “Best Soccer Facilities in the U.S.,” September 27, 2018. Accessed via https://www.connectmeetings.com/sports/features/best-soccer-facilities-in-the-us

Page 14

Market Demand Analysis Destination KP, Kings Park understanding the local market and feasibility of a new Sports and Medical Complex in Kings Park. An analysis was conducted of other facilities that could conceivably be used for similar purposes as what is proposed at Destination KP. This analysis included facilities located within a 20-mile radius with indoor and/or outdoor fields used for the same sports as what is planned for Destination KP. It is important to note that this analysis does not include individual fields that are located in town parks or on school property. The findings are summarized in Table 2.

Table 2 EXISTING SUPPLY OF COMPARABLE FACILITIES

Distance from Name of Location Proposed Amenities and Features Facility Project Provides 12,000 SF indoor turf facility, geared Winners 510A 4 miles, toward travel baseball training with hitting tunnels. Edge Sports Larkfield 10-minute Other programs available for soccer and basketball. Training Road, East drive-time Offers camps, clinics, classes specific to travel sports (WEST) Northport programs. 45,000 SF indoor sports complex with 150’ x 105’ multi-sport turf field, 150’ x 85’ hockey rink, 6,000 620 Middle 6 miles, SF gymnasium, multi-purpose room, video arcade. The Sports Country 21-minute Offers programs for youth and adults, basketball, Arena Road, St drive-time volleyball, dek hockey, flag football, dodgeball, James roller hockey and adult open soccer. Offers clinics, training, camps and parties. Features a 34,000 SF facility with 2 85’ x 155’ 181 Second 10 miles, indoor turf fields for soccer, baseball, lacrosse, field KK Avenue, 19-minute hockey and football. Offers youth and adult leagues, Athletics Brentwood drive-time training, tournaments, and space for parties. Occupancy for over 650 people. 775 Features 3 indoor turf fields for soccer, baseball, 16 miles, KK Horseblock lacrosse, field hockey and football. Offers youth and 30-minute Athletics Road, adult leagues, training, tournaments, and space for drive-time Farmingville parties. Provides 72,000 SF indoor space with three turf fields, hardwood basketball court, two volleyball courts and ice hockey rink. Offers programs for Long Island 20 miles, 165 Eileen soccer, lacrosse, basketball, skating, ice hockey, SPORTS 26-minute Way, Syosset football, baseball, softball, field hockey, and HUB drive-time cheerleading, and strength training. Offers camps, leagues and clinics, private and group training sessions. Features a 30-acre baseball complex with 7 turf lighted fields (4 full-size and 3 youth fields) with 350 Sills 20 miles, Baseball ballpark seating, concessions, restaurant, and a Road, 35-minute Heaven 12,000 SF indoor facility with batting cages, pitching Yaphank drive-time areas and a pro shop. Hosts 35 tournament events and 600,000 visitors annually. Source: Analysis by Nelson, Pope & Voorhis LLC.

Page 15

Market Demand Analysis Destination KP, Kings Park

As seen in Table 2, there are six large facilities located within a 20-mile radius of the site, that could be used for athletic field purposes similar to a portion of what is planned at Destination KP. However, it is important to note that none of these facilities are directly comparable to the proposed Destination KP. The majority of these facilities are significantly smaller in size, lack an outdoor facility, primarily cater to other sports, and have far fewer/smaller fields and much smaller buildings. Such facilities cannot accommodate the number of persons – both players and spectators – as Destination KP with its ten (10) outdoor playing fields, two (2) outdoor practice fields, a 70,900 square foot (SF) indoor sports and recreation facility, and a 5,000 SF concession building. Most importantly, none of these other facilities have an associated medical commercial facility on premise with access to leading sports medicine professionals and trainers, urgent care, physical therapy, and other sports-related uses associated with the on-site sports activities. As such, the facilities listed in Table 2 pose only indirect competition for a portion of what is proposed at Destination KP.

There do exist two larger facilities in the greater region – House of Sports in Ardsley (Westchester County) and Aviator Sports Complex in Brooklyn (both of which are approximately 1.5 hours from the site). House of Sports trains over 2,000 athletes a week at its 120,000 SF indoor “Olympic style” training facility. Facilities offered include an 80-yard true grass turf field, four regulation floating basketball courts, a 6,000-square foot baseball training center with two 70’ cages, an 80-yard field and two turf tunnels as well as a large training center, spectator seating and multiple team rooms. House of Sports boasts leading basketball, baseball and lacrosse academies, and provides coaching, classes and camps in hockey, volleyball and overall performance as well. In 2015, House of Sports partnered with the New York Cosmos, a North American Soccer League team, to provide an elite and expansive soccer training program. Beyond athletics, the facility also has a 60-seat restaurant/café, and offers room, turf and court rentals and event space. It was recently acquired by American Skating Entertainment, through a partnership with Robert Martin Co and Diamond Properties.

Likewise, Aviator Sports Complex has more than 175,000 SF of indoor space and has over 1 million visitors each year. The complex includes two NHL-sized ice rinks, and 35 acres of outdoor space. The indoor space includes a large turf field, a hardwood basketball court, ice rinks, a gymnastics center, a fitness training center, and a 35-foot-tall rock climbing wall. The outdoor space includes two full-sized turf fields with a track and bleacher seating, and two swimming pools. Aviator caters to a wide array of athletes, in a wide-array of sports, offering lessons, camps, clinics, leagues and events in soccer, lacrosse, baseball and other field sports, hockey, gymnastics, tennis, figure skating, volleyball and much more. The indoor and outdoor field and event space can be rented for community, corporate and private events, and the facility plays host to the Kings County Fair, as well as a Summer Concert series. In additional to athletic facilities, Aviator also has an arcade, flight simulator, food court, and a sports bar and offers catering, child care, and free parking for 2,000 cars. Though the facility does not offer any direct medical services on campus, Aviator has a partnership with Envy Smile Dental Spa for reduced cost coverage to Aviator members.

It is important to note that these two facilities neither focus on soccer as a primary sport, nor serve the same immediate primary market area as Destination KP. Further, neither House of Sports, nor Aviator Sports complex offer the integrated sports medical services that are

Page 16

Market Demand Analysis Destination KP, Kings Park

proposed at Destination KP. Finally, House of Sports is located off of Long Island, and Aviator Sports Complex is located outside of Nassau-Suffolk County, and are about a 1.5 hour drive from Kings Park. As a result, neither of these two (2) locations are in “competition” with what will be offered at Destination KP, making Destination KP unique in this market and able to draw from a large market area.

An analysis was also conducted of other sports medicine, sports rehabilitation and sports physical therapy service providers that are located within a 20-mile radius of the site, that could conceivably be used for similar purposes as what is proposed at Destination KP. It is important to note that while there exist approximately 15-20 such providers (in Commack, Northport, Smithtown, Hauppauge, Melville, Ronkonkoma, Port Jefferson, Huntington, Deer Park and Syosset) focused on sports medicine, none of them can be deemed comparable with the type of all-inclusive medical, rehabilitative services and strength-training services proposed at the Sports and Medical Complex at Destination KP. As such, all other stand-alone providers pose only indirect competition to Destination KP. The lack of truly comparable facilities in the region attests to the limited availability and unique market niche of the Sports and Medical Complex planned for Destination KP, and the resulting ability of this proposed facility to draw from well outside the Nassau-Suffolk area as discussed previously.

Since such a facility does not exist on Long Island, many Long Island families must travel and spend their time and resources elsewhere. The existence of the Sports and Medical Complex at Destination KP will allow for local families to remain on Long Island and boost their own local economy, while bringing a tremendous number of visitors to Kings Park to support the continued economic growth of Long Island’s overall tourist industry.

As a result of the lack of comparable facilities on Long Island, the Sports and Medical Complex to be located in Kings Park is in compliance with Section 862(2)(b) of New York General Municipal Law, providing a combined Sports and Medical Complex, that but for the project, would not be reasonably available to the residents of the Town of Smithtown or County of Suffolk, as well as residents of Nassau County, and the New York metropolitan area.

Benefits of the Complex Destination KP will create numerous benefits, including complex engagement and civic partnership opportunities, to members of the complex – especially youth. Long Island currently has one of the largest populations of youth sports participants in the nation; however, many of these opportunities are unavailable to socio-economically disadvantaged children. Destination KP will allow for significant opportunities for these children to reap the same benefits from organized sports participation. The programs at Destination KP will focus on providing less- fortunate youths the opportunity to participate in sports leagues and will also provide vocational training/apprenticeships (in general and sports-related industries) and provide sports-related programs to combat mental illness, addiction, disease and address other complex issues by partnering with a variety of not-for-profit organizations (including, but not limited to Catholic Charities, Hofstra University, Suffolk PAL, EAC Network, and Make-A-Wish, among others) to provide such services.

In addition to providing such opportunities for youth on Long Island, Destination KP will create

Page 17

Market Demand Analysis Destination KP, Kings Park

strong economic activity by providing new employment opportunities and local economic growth. The project will invest $41.5 million in the construction of the Sports Facility and Medical Commercial Facilities, of which 75% of such expenditures will be spent in Suffolk County. The construction period is anticipated to create 245 direct jobs and $14 million in direct labor income. Consumer activity will ripple through the local complex, creating beneficial economic impacts throughout Kings Park, the Town of Smithtown, Suffolk County, and the region as a whole. When direct impacts are combined with indirect and induced impacts, the construction period is anticipated to generate a total of $31.2 million in revenues, 401 employees and $21.3 million in earnings the 30-month construction period. In addition, the construction activity will generate approximately $3.1 million in sales and individual income taxes for Suffolk County, New York State and the Metropolitan Commuter Transportation District.20

During annual operations, the Sports Facility is projected to generate $7.7 million in revenues each year. Likewise, the operations of the Sports Facility are estimated to create 109 jobs and over $6.8 million in collective earnings each year. The new jobs created during the long-term annual operations will help to increase business and household income in the complex. In turn, as spending increases, this creates additional jobs and further increases business and household income throughout the local economy and into other parts of the region. In total, the annual operations of the Sports Facility results in an economic impact of 134.0 FTE jobs and $11.1 million in earnings during the annual operations of Destination KP.21

In addition to this, once fully occupied, the Medical Commercial Facilities will create an additional 250-275 jobs with a collective payroll of approximately $35 million.22 Additional jobs would be created if the medical facilities include such services as the 24-hour walk in, surgery and lab services that are under consideration. A significant ripple effect of revenue, additional indirect and induced jobs and labor income would also be generated throughout the local economy from the annual operations of the Medical Commercial Facilities.

In total, Destination KP is anticipated to attract over 850,000 persons per year, which includes 336,000 annual out-of-town visitors. Such visitors will result in $17.7 million in spending at lodging facilities, and an additional $35.8 million in visitor spending on general sales tax purchases at other local restaurants and businesses each year. The Sports and Medical Complex will generate $82 million in tax revenues over the first ten years of operations, with $33 million going to New York State, $36.4 million to Suffolk County, $1.3 million to the Town of Smithtown and $7.9 million to the Kings Park School District.23

Summary and Conclusions Long Island’s large resident population is quite attractive for a major Sports and Medical Complex like Destination KP. Destination KP is positioned as a unique and attractive

20 Impact DataSource, LLC, “A Report of the Economic Impact of Prospect Sports Park in Kings Park, NY,” prepared August 23, 2018. 21 Impact DataSource, LLC, “A Report of the Economic Impact of Prospect Sports Park in Kings Park, NY,” prepared August 23, 2018. 22 Data provided by Prospect Sports Partners LLC, in January 2020. 23 Impact DataSource, LLC, “A Report of the Economic Impact of Prospect Sports Park in Kings Park, NY,” prepared August 23, 2018.

Page 18

Market Demand Analysis Destination KP, Kings Park

opportunity, providing a dynamic amenity for Long Island youth, while also bolstering the surrounding community as a sports and recreation destination for hundreds of thousands of visitors each year from New York City, the Hudson Valley region, Western Connecticut and beyond.

There are no comparable sports communities in the Town of Smithtown, nor are there such comparable facilities in all of Suffolk County, Long Island or the State of New York that provide such a synergistic mix of recreational and medical office uses planned for Destination KP. The nearest such facility is located in New Jersey, at least a two-hour drive from the site in Kings Park, and even farther from other residents in eastern portions of Long Island. Destination KP will create a unique venue with crucial services including on-site dining, practice and training services, and sports medicine – all in one place, similar to athletic campuses and field houses at major universities. Such a venue is not currently represented in Suffolk County or all of Long Island. Since no comparable facilities exist in the immediate vicinity or region, the Town has the opportunity to capture this demand and will serve the needs of local residents, college students, and the hundreds of thousands of persons visiting the Sports and Medical Complex from well outside the local/regional area, on a year-round basis. As a result, Destination KP is in compliance with Section 862(2)(b) of New York General Municipal Law, providing a combined Sports and Medical Complex, that but for the project, would not be reasonably available to the residents of the Town of Smithtown or County of Suffolk, as well as residents of Nassau County, western Connecticut and the New York metropolitan area.

Page 19

Market Demand Analysis Destination KP, Kings Park

5.0 REFERENCES

Environmental Systems Research Institute, Inc., 2020. ACS Population Summary. Prepared on January 8, 2020. Accessed via ESRI Business Analyst, Redlands, California, 2020.

United States Census Bureau, 2019. 2013-2017 American Community Survey 5-Year Estimates. Accessed via American FactFinder. Washington, District of Columbia, 2019.

Page 20

Market Demand Analysis Destination KP, Kings Park

ATTACHMENT A Correspondence from Nassau County Department of Parks, Recreation & Museums

Page 21

Market Demand Analysis Destination KP, Kings Park

ATTACHMENT B Nelson, Pope & Voorhis, LLC Economic Analysis Qualifications

Page 22

N ELSON POPE & VOORHIS

About Nelson, Pope & Voorhis...

Nelson, Pope & Voorhis, LLC was formed in 1997 and has grown in capabilities Environmental Planning and size since that time. The merging of Charles Voorhis & Associates (13 year Consulting history) with Nelson & Pope (a 50-year tradition in engineering and related services) created an environmental planning firm with a wealth of experience to

bring to complex environmental problem solving, planning and feasibility, Municipal Planning resource assessment and site investigations. SEQRA Compliance Harbor Management Planning Nelson, Pope & Voorhis serves governmental and private sector clients in Feasibility Studies preparing creative solutions in the specialized area of complex environmental Due Diligence Assistance Regional Planning project management and land use planning and analysis. Economic Planning Environmental Site Assessment Nelson, Pope & Voorhis has the benefit of knowledge of local issues, local Environmental Science & resources, and the passion to provide the very best solutions and strategies for the Analysis local area. This provides unparalleled knowledge of the application of the Wetland Permitting Storm Water Management community planning process, comprehensive planning and SEQRA Plans Administration. The result is a team of highly compatible land use professionals Waterfront & Coastal Zone Projects that will get the job done in a manner that ensures real and implementable Mapping solutions. Watershed Management & Water Supply Permitting & Processing Nelson, Pope & Voorhis employees are recognized as experts in environmental, Sustainability & Leed land use and planning issues and have provided consulting services to various Project Planning & municipalities. NP&V encourages continuing education through participation in Support conferences and seminars for all staff and holds regular training luncheons utilizing APA and other training packages.

Nelson, Pope & Voorhis has a capable staff of professionals, including planners and economic analysts, ecologists, hydrologists, wetlands specialists and environmental professionals. When integrated with technical staff of Nelson & Pope, the team is expanded to include civil, sanitary and transportation engineers N ELSON POPE and land surveyors. & VOORHIS Nelson, Pope & Voorhis would appreciate the opportunity to discuss how we can assist you in achieving your goals. We are committed to providing quality environmental, planning and consulting services to all clients. This statement of 572 Walt Whitman Road qualifications is an introduction to the many services we provide with a focus on Melville, New York municipal services; the following pages contain a more detailed presentation of 11747 services offered by Nelson, Pope & Voorhis, as well as a sampling of completed projects and key staff resumes.

Phone: 631-427-5665 Call us at (631) 427-5665. We welcome the opportunity to serve your Fax: 631-427-5620 environmental, planning and consulting needs. [email protected] N ELSON POPE & VOORHIS

More About Nelson, Pope & Voorhis...

Charles Voorhis is managing partner and is a member of the American Institute Environmental of Certified Planners (AICP) and is a Certified Environmental Professional Planning Consulting (CEP), having over 30 years of experience in environmental planning on Long Island and the New York area. Mr. Voorhis oversees the business in terms of

management, marketing and expertise, provides expert testimony in hearings and Municipal Planning court proceedings, and ensures that client needs are served to the best of the SEQRA Compliance Harbor Management firm’s ability. Planning Feasibility Studies Due Diligence The firm has significant expertise in applied use of the State Environmental Assistance Regional Planning Quality Review Act (SEQRA) with understanding of the practical and legal use Economic Planning of this law from both the private and municipal perspective. Staffing includes Environmental Site Assessment environmental professionals assembled to work together as a team with Environmental Science complementary expertise and interests. NP&V personnel maintain wildlife & Analysis Wetland Permitting collection permits in New York State, and are active contributors to the Long Storm Water Management Plans Island Geographic Information System (GIS) user group meetings and Waterfront & Coastal publications. Zone Projects Mapping Watershed Management The firm has developed a number of copyright protected computer models for & Water Supply Permitting & Processing environmental analysis in the areas of: wildlife and ecology; water budget Sustainability & Leed analysis and groundwater impacts; economic and market analysis; and Project Planning & Support stormwater impact prediction. The reports and graphics generated for projects are high in quality and professionally prepared through the use of state-of-the-art technology in digital aerial photography, geocoding and mapping of site features using differential global positioning systems (GPS), AutoCAD analysis/mapping, N ELSON POPE & VOORHIS ESRI geographic information systems (GIS) programs including ArcMap and 3D Analyst and Spatial Analyst, custom spreadsheet models for regional land use impact assessment, and related technological tools for advanced data

572 Walt Whitman Road management and word processing. The seamless integration of environmental Melville, New York and engineering services with Nelson & Pope is accomplished by direct 11747 communication and computer networking to ensure that projects are managed through the review process to the development stage. Phone: 631-427-5665 Fax: 631-427-5620 NP&V features three divisions, created to better serve clients [email protected] with high quality, innovative and responsive consulting N ELSON POPE & VOORHIS

The Three Divisions of NP&V...

The division of ENVIRONMENTAL & COMMUNITY PLANNING Environmental specializes in comprehensive local and regional planning. Technology is key in Planning today’s planning field and NP&V continues to keep pace with the most current Consulting tools available for planning applications. Use of Geographic Information System (GIS) software, 3D Analyst, ArcScene and Spatial Analyst, as well as

Municipal Planning CommunityViz (3-D simulation and analysis software), architectural SketchUp SEQRA Compliance Harbor Management (modeling software), AutoCAD, and planning and analysis software and Planning spreadsheets, results in rapid, accurate and high quality data, analysis, illustration Feasibility Studies Due Diligence Assistance and reporting. This division conducts planning studies, revitalization plans, Regional Planning community development/public participation activities, and human resource Economic Planning Environmental Site analysis including noise, air, demographic, socio-economic and visual resource Assessment assessment (including 3D simulations, photo simulations and shadow studies). Environmental Science & Analysis The division is directed by Kathryn Eiseman, AICP and includes planners, Wetland Permitting economic analysts and GIS specialists with environmental, planning and Storm Water Management Plans architectural backgrounds. Waterfront & Coastal Zone Projects The division of ENVIRONMENTAL RESOURCE & WETLANDS Mapping Watershed Management & ASSESSMENT provides quality services in the preparation of Environmental Water Supply Impact Statements (EIS’s), Environmental Assessments (EA’s), planning and Permitting & Processing Sustainability & Leed zoning law review and preparation, stormwater permitting and erosion control Project Planning & compliance, and wetland delineation, assessment, mitigation and permitting. Support This division is headed by Carrie O’Farrell, AICP and has a capable staff including environmental scientists, wetland ecologists and environmental professionals to ensure timely delivery of quality products.

The division of PHASE I/II ASSESSMENTS & REMEDIATION performs Phase I and II Environmental Site Assessments (ESA’s), voluntary cleanup, brownfields cleanup, RI/FS and all aspects of site remediation and investigation. N ELSON POPE The division is headed by Steven McGinn, CEI a member of Nelson & Pope’s & VOORHIS environmental services branch for 13 years with significant experience in preparation of Phase I/II ESA’s field investigations and remediation. This division includes a staff of hydrogeologists and environmental professionals and coordinates required field equipment and laboratory services. NP&V has 572 Walt Whitman Road performed large and small assessments and provides the fastest possible Melville, New York 11747 turnaround to meet due diligence periods and deadlines which are often a factor in real estate transactions. NP&V Phase I/II ESA services are known and accepted by lending institutions throughout the tri-state area. NP&V owns, maintains and Phone: 631-427-5665 operates GPR (Ground Penetrating Radar) and PowerProbe units to provide Fax: 631-427-5620 expanded services in site investigations. A description of [email protected] NP&V qualifications and resumes of personnel proposed for the project and specific project experience is included in the N ELSON POPE & VOORHIS

Summary of Services...

Environmental What we do at Nelson, Pope & Voorhis… Planning Consulting • SEQRA Compliance and Environmental Analysis: Environmental

impact statements (EIS); assessment forms (EAF); ecological and wildlife studies; noise and air emission impact studies; and compliance with Municipal Planning Federal, State & local environmental regulations & laws. SEQRA Compliance Harbor Management Planning • Municipal Planning: Full environmental and planning review services for Feasibility Studies municipalities including site plan and subdivision review, zoning board Due Diligence Assistance Regional Planning review and SEQRA Administration. Economic Planning Environmental Site • Regional and Community Planning: Conceptual site development Assessment Environmental Science & planning; public outreach: visioning workshops and charrettes; Analysis development alternatives; zoning; site yield studies; build-out analysis; Wetland Permitting visual analysis (3-D modeling; photo simulations) and comprehensive Storm Water Management Plans regional and hamlet planning studies. Waterfront & Coastal Zone Projects Mapping • Feasibility and Due Diligence Assistance: Comprehensive research Watershed Management into site development related issues affecting project implementation, & Water Supply timing and costs. Permitting & Processing Sustainability & Leed Project Planning & • Economic Planning: Fiscal and economic impact analyses, market Support analyses & feasibility studies, economic development strategies, niche market and branding planning, tax base analysis, housing incentives and programs and community development.

• Grants Administration: Preparation of federal and state funded municipal grant applications, project management; including the N ELSON POPE preparation of all reporting documents. & VOORHIS

• Environmental Site Assessment: Phase I, II and III environmental site assessments; geophysical surveys; remedial investigation and feasibility 572 Walt Whitman Road studies; Brownfield investigations; voluntary cleanup program; oil spill Melville, New York closure; asbestos and lead testing and abatement. 11747 • Soil Borings & Subsurface Investigations: Soil borings, Ground Phone: 631-427-5665 Penetrating Radar; groundwater investigations, modeling; and flow Fax: 631-427-5620 studies; monitoring well and peizometer installation. [email protected]

N ELSON POPE & VOORHIS

Summary of Services...

TORM ATER ANAGEMENT LANS Environmental • S W M P (SWPPPS): Design of Planning management plans for storm water and erosion control Consulting compliance with latest Federal and State regulations; preparation and processing of NOI; and site compliance during

Municipal Planning construction… SEQRA Compliance Harbor Management Planning • WATERFRONT AND COASTAL ZONE PROJECTS: Planning; Feasibility Studies Due Diligence Assistance permitting of waterfront improvement projects; water quality data Regional Planning management and studies; and docking facilities… Economic Planning Environmental Site Assessment APPING Environmental Science & • M : Inventory of physical features; GIS mapping; data Analysis management and analysis; and ground penetrating radar for Wetland Permitting Storm Water identification of subsurface conditions… Management Plans Waterfront & Coastal Zone Projects • WATERSHED MANAGEMENT AND WATER SUPPLY: Comprehensive Mapping Watershed Management regional watershed and water supply management and planning & Water Supply studies… Permitting & Processing Sustainability & Leed Project Planning & • PERMITTING AND PROCESSING: Preparation and processing of Support environmental applications for submittal; client representation before municipal agencies and departments and expert testimony for legal support and hearings…

• Wetland Permitting: Flagging and identification of fresh water N ELSON POPE and tidal wetlands; preparation of wetland permitting; and & VOORHIS wetland restoration plans.

Nelson, Pope & Voorhis has the benefit of knowledge of local 572 Walt Whitman Road issues, local resources, and the passion to provide the very best Melville, New York 11747 solutions and strategies for the local area. This provides unparalleled knowledge of the application of the community planning process, comprehensive planning and SEQRA Administration. The Phone: 631-427-5665 result is a team of highly compatible land use professionals that will Fax: 631-427-5620 get the job done in a manner that ensures real and [email protected] feasible solutions.

ECONOMIC AND FISCAL IMPACT ANALYSIS,

DEMOGRAPHIC AND COMMUNITY NEEDS ASSESSMENTS

Environmental • Fiscal Analysis • Comprehensive Community Needs Planning • Economic Impact Analysis Assessments • Economic Development Strategies • Socioeconomic Analysis Consulting • Demographic analysis • Market Positioning & Branding • Main Street Revitalization • Tax Base Analysis

Feasibility & Due Diligence Assistance Regional & Site Planning Economic Planning Environmental Site Assessment Environmental Science & Analysis Wetland Permitting Storm Water Management Plans Waterfront & Coastal Zone Projects Mapping Watershed Management & Water Supply Permitting & Processing Sustainability & LEED Many of our clients know of our quality services in tax revenue and demographic Project Planning & impact analysis including demographic and school district impact assessments. This Support expertise combined with our expert use of Geographic Information System (GIS) and census data has allowed NP&V to complete quality fiscal and economic impact

studies since the company was formed in 1997.

Our fiscal impact analyses identify project benefits in terms of tax revenue projections and demand for community services from various providers. We have expanded our capabilities and recently, our economic impact analyses concentrate on an expanded quantification of project benefits including job generation during the construction and operation of development, projected salaries, consumer spending, sales tax generation from spending and other economic “ripple effect” benefits. It is critically important to N ELSON POPE understand the full benefits of economic development projects during difficult & VOORHIS economic times.

NP&V has a track record of completed, successful and built projects involving fiscal 572 Walt Whitman Road impact analysis, demographic assessment, market studies and customized analyses of Melville, New York community service related impacts in nearly all Towns in Nassau and Suffolk 11747 Counties. NP&V’s economic planning expertise can be integrated into economic development strategies, project feasibility, balancing of mixed-use project scenarios, Phone: 631-427-5665 community development and assistance programs and needs assessments. Please Fax: 631-427-5620 contact us for more information on how we can assist with the economic planning [email protected] aspects of your development, re-development, revitalization or community needs assessment project.

Nelson, Pope & Voorhis, LLC

MARKET ANALYSIS

Environmental Planning Consulting

Feasibility & Due Diligence Assistance Regional & Site Planning Economic Planning Environmental Site Assessment Environmental Science & Analysis Wetland Permitting Storm Water Management Plans Waterfront & Coastal Zone Projects Mapping Watershed Management & NP&V is a professional environmental and planning firm with qualifications Water Supply and expertise to prepare various types of residential and commercial market Permitting & Processing analyses and feasibility studies, and has a track record of such completed Sustainability & LEED projects throughout Long Island. Project Planning & Support In the preparation of a market analysis, NP&V strives to identify and quantify the need for a specific type of development – be it a shopping center, office space, a new residential subdivision or an assisted living com- munity, among others – that can be accommodated at a given location. NP&V is able to analyze the rela- tionship between the supply and demand and reveal whether or not a given development could be sup- ported in a specified location. This is accomplished N ELSON POPE through the definition of a target market area, a critical & VOORHIS evaluation of demographics, socioeconomic character- istics and consumer trends, and an analysis of existing and comparable developments. 572 Walt Whitman Road Melville, New York 11747 Findings and recommendations of our market analyses are tailored to each community, and provide the facts neces- Phone: 631-427-5665 sary to determine the viability of a given Fax: 631-427-5620 project, attract specific types of busi- [email protected] nesses, and market projects to possible investors. As such, our market analyses have proven to be a valuable tool in the decision-making process – for both the public sector and private developers.

NICHE MARKET AND BRANDING PLAN & BUILD-OUT/TAX BASE ANALYSIS TOWN OF BROOKHAVEN

Environmental Planning Consulting

Feasibility & Due Diligence Assistance Regional & Site Planning Economic Planning Grant Preparation & Administration Environmental Site Assessment Environmental Science & Analysis Wetland Permitting Storm Water Management Plans Waterfront & Coastal Zone Projects Mapping Watershed Management & Water Supply Permitting & Processing Sustainability & LEED Project Planning & Support Nelson, Pope & Voorhis (NP&V) is working with the Town of Brookhaven on a niche market and branding plan for Greater Bellport community. The focus of this plan is to form a set of recommendations that outline the necessary steps that members in the Greater Bellport community can take in order to successfully create a sense of place, community pride and positive perceptions through a more niche-oriented position in the local market. NP&V recommended various initiatives to make the Greater Bellport community unique and marketable, creating a place that people want to be, where people are comfortable, and a place that people remember and come back to time and N ELSON POPE again. The niche market and branding plan strives to promote the community’s niche & VOORHIS market to new residents, visitors and economic development opportunities alike, offering the Greater Bellport community the opportunity to develop a theme that they want to be known for. 572 Walt Whitman Road Melville, New York NP&V is also working with the Town of Brookhaven on a build-out/tax base analysis, 11747 to analyze how the local school district could be impacted by growth. NP&V is working on the creation of a GIS model to compare tax assessments for various land use Phone: 631-427-5665 scenarios to ensure an adequate tax base to support increased growth in school Fax: 631-427-5620 population without disproportionate increases in residential tax rates. This model will be [email protected] used to test assumptions for future development and analyze various alternatives in an automated fashion, allowing for easily comparison of scenarios and results. Ultimately, the model will provide a reality check for future planning with respect to provision of quality community services, and may provide support for creating additional commercial tax base within the district. The project is underway, and is nearing completion.

ECONOMIC DEVELOPMENT CHAPTER OF THE COMPREHENSIVE PLAN UPDATE TOWN OF SOUTHOLD

Environmental Planning Consulting

Feasibility & Due Diligence Assistance Regional & Site Planning Economic Planning Environmental Site Assessment Environmental Science & Analysis Wetland Permitting Storm Water Management Plans Waterfront & Coastal Zone Projects Mapping Watershed Management & Water Supply Permitting & Processing Sustainability & LEED Project Planning & Support

In an effort to achieve the Town’s vision, five goals and numerous objectives were formed to provide direction for future decision-making pertaining to the Town’s economy. Much of the Town’s economic vitality is based on the Town’s unique rural, historic and maritime-based character as well as its natural resources. It is critical that these qualities be recognized, enhanced and protected. NP&V is currently working on the preparation of the economic chapter of the Comprehensive Plan Update for the Town of Southold to allow for the formation of appropriate recommendations and implementation strategies focused on long- N ELSON POPE term economic sustainability throughout the Town. & VOORHIS One of the specific tasks involved with the economic chapter of the Town’s Comprehensive Plan is the zoning/build-out analysis. The Town of Southold is 572 Walt Whitman Road facing development pressure and is concerned about the impact that the current Melville, New York zoning may have on the Town’s resources. The Town of Southold prepared a 11747 build-out analysis of several zoning districts, and NP&V funneled these findings into a model to assess the regional impact of full build-out and modified Phone: 631-427-5665 development scenarios. Ensuring quality of life, protection of environmental Fax: 631-427-5620 resources, housing needs and maintenance of the tax base were key elements of [email protected] the model. This project involved the creation of a spreadsheet model to synthesize multiple evaluation factors to analyze the impact of full build out of the Town of Southold under its current zoning. This project is an update to a similar project completed for the Town in 2003.

RESUMES Nelson, Pope & Voorhis Charles J. Voorhis, AICP, CEP NELSON, POPE & VOORHIS, LLC ENVIRONMENTAL • PLANNING • CONSULTING

Title Professional Experience Managing Partner of Firm, Nelson, Charles Voorhis is a professional planner (AICP) and a certified Pope & Voorhis, LLC; Melville, New environmental professional (CEP) with both private sector and public York sector experience. Mr. Voorhis has managed municipal projects including regional and local planning studies, wetlands and shoreline restoration, environmental impact statements, permit compliance and environmental Education & Training analysis. Charles Voorhis has over 39 years of professional environmental . SUNY at Stony Brook; Master of planning experience, including the position of Director of Environmental Science in Environmental Engineering, Protection of the Town of Brookhaven, supervising the environmental concentration in Water Resource implementation of the Town of Brookhaven Comprehensive Plan Update Management, 1984 and secured grants under the Local Waterfront Revitalization Program. As . Princeton Associates; Groundwater a private consultant for over 23 years, Mr. Voorhis has managed Pollution and Hydrology Short environmental planning and analysis of large scale planning and Course, Princeton, New Jersey, 1983 development projects throughout Nassau and Suffolk Counties. Recent . New York State Health Department, projects include a study to eradicate aquatic invasive/nuisance species in Environmental Health Training upper and lower Canaan Lakes, Yaphank, stormwater management studies Course, Hauppauge, New York, 1982 on the north and south shores for the Town of Brookhaven and Town of . Southampton College of Long Island Islip, completion of the Water Supply Management & Watershed University; Bachelor of Science in Protection Strategy for the Town of Southold, completion of the Suffolk Environmental Geology, 1977 County North Shore Embayments Watershed Management Plan, and completion of the Lake Agawam Comprehensive Management Plan, as well Professional Affiliations, as numerous environmental impact statements, wetland and shoreline Certifications & Training feasibility analyses and management plans. . American Planning Association, Washington, D.C. Project Experience . National Association of Environmental . Great Cove Watershed Management Plan, 2011 Professionals, Alexandria, VA . Town of Southold Comprehensive Plan Update, Economic Chapter, 2010 . Environmental Assessment Association, . Beaver Dam Creek Watershed Management Plan, 2009 Scottsdale, Arizona . Lake Agawam Comprehensive Management Plan, 2009 . American Water Resources Association, . Southold TDR Planning Report and GEIS, 2008 Syracuse, New York . The Residences at North Hills, DEIS and FEIS, 2005-06 . New York Water Pollution Control . Town of Southold Comprehensive Implementation Strategy, 2003 Association, Riverdale, NY . Southampton Agricultural Opportunities Subdivision, DEIS, FEIS and . Water Pollution Control Federation, Findings, 2001 Washington, D.C. . Old Orchard Woods, DEIS and FEIS, 2000 . Long Island Seaport & EcoCenter, Inc., . Town of Smithtown Armory Park, DEIS, 2000 Director, Port Jefferson, NY . Town of Southold Water Supply Management & Water Protection . Boy Scouts of America, Trained Strategy, 2000 Scoutmaster, Nathanial Woodhull District, . Knightsbridge Gardens, DEIS and FEIS, 1997 . Historical Society of Port Jefferson, . Camelot Village @ Huntington, DEIS, 1997 Trustee, Port Jefferson, NY . Airport International Plaza, DEIS and FEIS, 1996 . Environmental Conservation Board, . Price Club @ New Rochelle, DEIS and FEIS, 1995 Village of Port Jefferson, NY . Commack Campus Park @ Commack DEIS and FEIS, 1994 . Port Jefferson Village, Waterfront . Water Mill Shops @ Water Mill DEIS, 1993 Advisory Committee, Port Jefferson, NY . Town of Brookhaven Land Use Plan, 1987 . Town of Brookhaven Mount Sinai Harbor Advisory Committee, Medford, NY . Brookhaven Conservation Advisory Council, Medford, NY Kathryn J. Eiseman, AICP NELSON, POPE & VOORHIS, LLC ENVIRONMENTAL • PLANNING • CONSULTING

Title Professional Experience Partner/Division Manager Kathy Eiseman is a Partner and Division Manager of the Environmental & Environmental & Community Community Planning Division at Nelson, Pope & Voorhis and has been with Planning Division NP&V since its incorporation in 1997 and prior to that, Ms. Eiseman was an Full‐time | 25 Years with Firm employee of Charles Voorhis & Associates, a predecessor to NP&V.

Ms. Eiseman is a certified planner (AICP) with over 20 years of experience in Education & Training environmental planning and manages both private and public planning . State University of NY at Stony Brook, projects. Ms. Eiseman is the planner for the Villages of Southampton and Masters Degree in Environmental and Sag Harbor Planning Boards and in an on‐call capacity for review of site plan Waste Management, 1996 applications for the Town of Oyster Bay. In this capacity she works with . Syracuse University; Bachelors Dual other professionals at NP&V to perform site plan and subdivision reviews Majors: Mathematics and Education, and attends hearings to present on a regular basis. Ms. Eiseman is skillful in 1988 managing complex projects and working with team members both in house . IAP2 Certificate Course in Public and as sub consultants. Ms. Eiseman’s staff is proficient in the use of GIS and Participation design software for preparation of high quality graphic products. Ms. . CommunityViz Scenario Constructor, Eiseman is experienced in the art of public participation and education and SiteBuilder 3D™ Policy Simulator tailors her approach to the unique needs of each project/community. training . ArcView GIS, ESRI 16 hour course Ms. Eiseman is an enthusiastic and creative planner who endeavors to bring . Fundamentals of Dispersion Modeling a fresh approach to each project as well as to her position as Treasurer for and Computer Modeling Laboratory the Long Island Section of the American Planning Association.

. Rutgers University, Methodology of Prior to joining the firm’s predecessor CVA in 1993, Ms. Eiseman taught Delineating Wetlands middle school mathematics in New York’s Hudson Valley.

Professional Affiliations, Certifications & Training Project Experience . Treasurer, American Planning . Glen Cove Step III BOA Implementation Strategy for the Orchard and Association ‐ Long Island Section, Sea Cliff Avenue, in progress since 2008 . Bellport BOA Step II Nomination Study, Community Engagement, 2018 . Advisory Council Member, Boys & . Superfund Reuse Feasibility Study for the Lawrence Aviation site for the Girls Club of Bellport Suffolk County Landbank Corporation, 2017 . American Institute of Certified . Riverhead Brownfield Opportunity Area Nomination, 2016 Planners since July 2000 . Riverside Revitalization BOA Nomination, December 2015 . American Planning Association . Southeast Hicksville Brownfield Opportunity Area Nomination, 2014 Member since 1997 . Northeast Hicksville Brownfield Opportunity Area Step I, 2014 . Planning consultant (on‐call) for Town of Oyster Bay, 2018 . Industrial Corridor District Study and Code Amendments, Islip, 2017 . Planning consultant ‐ Village of Sag Harbor Planning Board, since 2016 . Environmental planning consultant ‐ Village of Southampton Planning Board, since 2006 . Theodore Roosevelt Blueway Trail Planning and Design, 2014 . Town of North Hempstead Blueway Trail, 2013 . Town of Brookhaven Athletic Fields Needs Assessment, 2012 . Montauk Highway Corridor Study & Land Use Plan for Mastic and Shirley Phase II and Transitional Overlay District Code Preparation, 2009 . Eastern Waterfront Community Vision & Revitalization Plan, 2009 . Lake Ronkonkoma Clean Lakes Study Update, 2008 . Suffolk County North Shore Embayments Watershed Management Plan, 2007 Steven J. McGinn, CEI NELSON, POPE & VOORHIS, LLC ENVIRONMENTAL • PLANNING • CONSULTING

Title Professional Experience Partner/Division Manager Steven McGinn, CEI is a Partner and Division Manager of the Phase I/II Phase I/II Site Assessments & Assessments & Remediation Division of Nelson, Pope & Voorhis, LLC. Mr. Remediation McGinn has 24 years of experience in the environmental field and is a USEPA certified Asbestos Inspector; a USEPA certified Risk Assessor for Lead Based Paint; a Radon Measurement Specialist; and, has completed the 40 Hour OSHA HAZWOPER training. Mr. McGinn has completed and/or Education & Training supervised the remediation of numerous sites over the past 21 years of . Bachelor of Science in Geography, employment with Nelson, Pope & Voorhis, LLC. Mr. McGinn routinely January 1986 manages numerous site assessment and remediation projects concurrently, . 8-Hour HAZWOPER Refresher Course and oversees a staff which includes environmental analysts and geologists. . 40-Hour Course Hazardous Materials The Division possesses numerous pieces of equipment for site assessment Training and sampling, including Ground Penetrating Radar (GPR), two (2) Power . Performing Phase I Environmental Probe sampling rigs (for soil and groundwater samples ) , and a pipe Inspections, Environmental camera. Assessment Association . Environmental Regulations Course, Executive Enterprises . Environmental Impact Statements Course

Professional Affiliations, Certifications & Training Project Experience . National Association of . Division Manager for Phase I and Phase II Environmental Site Environmental Professionals, Assessments, Site Remediation Coordination and Supervision, Lead Alexandria, VA Based Paint sampling and Asbestos Surveys for lending institutions . Environmental Assessment . Author of numerous Phase I & II ESA reports, remediation & brownfield Association, Scottsdale, AZ projects work plans, and closure reports in both draft and final formats . National Groundwater Association, for major large scale, high-profile projects. Association of Groundwater Scientists . Other responsibilities include the preparation of various environmental, and Engineers planning and zoning studies and the preparation of various state and federal applications such as: land use and zoning studies, noise and air quality assessments, feasibility studies, economic analyses, freshwater and tidal wetland permits, etc. . Interaction with various Town, County, State and Federal officials, attorneys, developers, engineers. Town Boards, Planning Boards, and Zoning Boards of Appeals.

Carrie L. O’Farrell, AICP NELSON, POPE & VOORHIS, LLC ENVIRONMENTAL • PLANNING • CONSULTING

Title Professional Experience Senior Partner/Division Manager Carrie O’Farrell is a Partner and Division Manager of the Environmental Environmental Wetlands & Resource Resource and Wetlands Assessment Division at Nelson, Pope & Voorhis and Assessment Division has been with the company since 2002.

Ms. O’Farrell is a trained environmental scientist with applied planning experience, and is expert in NEPA/SEQRA and land use regulations, Education & Training drainage and stormwater issues, wetland and stormwater permitting and is . University of Rochester; Bachelors of diverse in ability to conduct environmental planning analysis. Ms. O’Farrell Science, 5/99 has overseen the preparation of numerous environmental impact . NYSDEC Certificate of Erosion & statements, assessments, SEQRA/NEPA administration actions, harbor Sediment Control Training management plans, planning and zoning law review and preparation, . Center for Watershed Protection 8- stormwater permitting and erosion control compliance documents and hour Erosion Control Training & wetlands and coastal permits. Ms. O’Farrell is also responsible for Stormwater Retrofit Training environmental permitting, including necessary environmental assessments . SUNY College of Environmental pursuant to SEQRA and NEPA requirements. Science and Forestry, various stormwater training classes Ms. O’Farrell has been at the forefront of the NYSDEC SPDES Phase II stormwater permitting & compliance program since 2002, both in assisting MS4 designated municipalities in Long Island with the creation and Professional Affiliations & implementation of Stormwater Management Plans and with the Certifications preparation of Stormwater Pollution Prevention Plans (SWPPP) for various . NYSDEC Certified Inspector of Erosion construction projects. Ms. O’Farrell is intimately familiar with EPA’s & Sediment Controls since 2010 recommended BMPs, good housekeeping practices and example local . American Institute of Certified laws/methods for municipal implementation and enforcement of the Planners since 2006 Stormwater Phase II program. Ms. O’Farrell regularly works with staff . American Planning Association engineers in development of stormwater management solutions in Member since 2004 sensitive environmental areas and manages the completion of all SWPPP prepared for construction projects (over 150 SWPPPs completed to date).

Relevant Experience . Environmental Impact Statements (EIS): Project manager for Riverside Brownfield Opportunity Area (BOA), Overlay Zoning and Zoning Map Amendments GEIS, New Rochelle Downtown Overlay Zone GEIS, Village of Hempstead Downtown Rezoning SGEIS; Huntington Station Gateway Development Voluntary DEIS, The Uplands at St. Johnland, Kings Park DEIS (Town of Smithtown); Gabreski Airport Planned Development District GEIS and Expanded EAF, Lighthouse @ Long Island mixed use redevelopment EIS, Kensington Estates EIS, Woodbury; Roslyn Landing mixed use development EIS, Roslyn . Municipal Retainers: Ms. O’Farrell is the planning consultant serving a number of municipal boards, including the Village of Lake Success Planning Board, Zoning Board and Village Trustee (attending meetings for site plan, subdivision plan, and SEQRA reviews of projects proposed in the Village). Ms. O’Farrell also represents the City of Long Beach Zoning Board of Appeals, Town of Southold Zoning Board of Appeals and the Village of Plandome Planning Board. . Municipal Stormwater Consulting: Stormwater MS4 Compliance and SWPPP review for the Villages of Southampton and Bellport. . Watershed Management Plans (WMP): Great Cove WMP; Town of Islip; Shelter Island WMP, Town of Shelter Island; Lake Montauk WMP, Town of East Hampton; Tuthills Creek WMP, Town of Brookhaven. . Stormwater Management/SWPPP: Gabreski Airport – Hampton Business Center SWPPP, Westhampton, NY; Colony Preserve residential subdivision (100+acres) SWPPP, Mastic Beach, Sandy Hills, Mixed Use Development SWPPP, Middle Island, Longwood Library SWPPP; US Coast Guard Facility SWPPPs in Easton’s Neck, Jones Beach & Shinnecock. Nicole Dellavecchia NELSON, POPE & VOORHIS, LLC ENVIRONMENTAL • PLANNING • CONSULTING

Title Professional Experience Economic Analyst/Planner Ms. Dellavecchia is an economic analyst and a planner with vast experience overseeing the preparation of market analyses and Education & Training feasibility studies, niche market studies and branding plans, school district analyses, economic development strategies, as well . Formal training course in the IMPLAN as fiscal (projecting taxes and the impact to local jurisdictions) Economic Modeling System, Minnesota and economic (projecting job creation and associated revenues Implan Group, 2009 circulating throughout the economy) impact analyses for . Master of Urban Planning residential, commercial, office, industrial, recreational, hospitality, Specialization in International and tourism and mixed-use developments. She has significant Economic Development, SUNY expertise in analyzing demographic data and preparing grant University at Buffalo, 2006 applications. Ms. Dellavecchia has been involved with corridor . Bachelor of Arts- Economics, SUNY management plans, local waterfront revitalization plans, College at Geneseo, 2004 brownfield development, zoning plans, mall redevelopment, . Bachelor of Arts- International tourism plans and public participation and community visioning Relations, Specialization in Economic processes. Prior to joining NP&V in 2009, Ms. Dellavecchia was Development, SUNY College at involved in numerous planning initiatives - including public-sector Geneseo, 2004 and private development projects throughout New York’s Capital

District, Southern Tier and Hudson Valley region, as well as within Professional Affiliations, various municipalities/regions in Pennsylvania and Massachusetts. Certifications & Training . American Planning Association . State University of New York, College at Project Experience Geneseo, Long Island Regional Alumni . Committee, Member Fiscal and Economic Impact Analysis: Hampton Classic Horse . Ronald McDonald House of Long Island, Show (2018), The Hills at Southampton (2017), Dune Deck (2016), Volunteer Renaissance Downtowns (New Rochelle, 2015; Huntington . Special Olympics of New York, New Station, 2015; Hempstead 2012), Canoe Place Inn (2014), The York City Region and Long Island Meadows at Yaphank PDD (2011), New Frontier (2011) . Region, Volunteer Commercial Market Analysis: Medford (2014), The Meadows at Yaphank PDD (2011), Mt. Sinai Village Centre (2011) . Alphi Phi Omega, Alumni . Residential/Housing Market Analysis: Bellport and East Patchogue (2017), Brentwood Garden Apartments (2012), The Canal Property (2012), The Uplands at St. Johnland CCRC (2011) . Waterfront Market Analysis: Town of Oyster Bay Eastern Waterfront Area (2011) . School District Analysis: Mt. Sinai Meadows (2018), Jefferson Meadows (2011), North Manor Estates (2011) . Niche Market and Branding Plan: North Bellport (2011) . Economic Development Studies: Lawrence Aviation Redevelopment Feasibility Study (2017); Peconic River/Route 25 Corridor BOA (2015) . Comprehensive/Master Planning: Village of Poquott (2011), Town of Southold- Economic Development Chapter and Demographics Chapter (2011) . American Planning Association Massachusetts Chapter Award for Outstanding Planning, City of Pittsfield Master Plan, 2009

Adriana Beltrani NELSON, POPE & VOORHIS, LLC ENVIRONMENTAL • PLANNING • CONSULTING

Title Professional Experience Environmental Planner Adriana Beltrani, Environmental Planner has an undergraduate degree in Hudson Valley, New York Environmental Policy, Planning and Law from SUNY College of Environmental Science and Forestry and a Master’s Degree in City and Regional Planning from Pratt Institute where she completed her thesis on Community Engagement in Brownfields Planning. Education & Training

. Pratt Institute, Master of Science in City & Adriana performs on-call planning work for the Village of Airmont and the Regional Planning, 05/2017 Town of Mamakating Planning Boards. She recently worked with the Village . SUNY College of Environmental Science of Airmont in adopting a Comprehensive Plan Update and is now working on and Forestry, BS Environmental Policy, Zoning Updates, including a Village Center development district. She Planning & Law, Minor: Urban regularly performs site plan reviews on behalf of the Village and Town Environmental Science, May 2011 Planning Boards. Adriana has reviewed a controversial solar project for the Town of Mamakating in an environmentally sensitive area, and subsequently Professional Affiliations, helped to develop a unique solar zoning code that addresses the issues experienced throughout the review process. She has since collaborated on Certifications the creation and SEQRA documentation for a solar zoning code in the Town . American Planning Association, New of Blooming Grove as well. York Metro Chapter: Member Adriana is passionate about planning around sound environmental science. She assists the Partners in the Hudson Valley office with performing solar suitability, land use, zoning and ridgeline analyses using GIS. She is also assisting with completing the Village of Hillburn Comprehensive Plan and the associated Zoning Update. She regularly prepares documentation relating to the SEQRA process for her on-call planning work as well as project specific tasks and performs in-depth analyses on land use and zoning changes.

Project Experience

. Village of Airmont, Planning Retainer Comprehensive Plan Update: Guide Village Committee through the comprehensive plan and zoning update process, including writing the draft, conducting workshops, writing zoning text, facilitating stakeholder meetings, SEQR review and the adoption process. Village Planning Board Consultant: Projects include site-plan review for places of worship, commercial offices, neighborhood shopping centers and healthcare facilities.

. Town of Mamakating, Planning Retainer Cypress Creek Solar Development: Review 2MW solar farm proposal undergoing Planning Board Review, guide Planning Board through the SEQRA process. Solar Zoning: Assist managing partner in amending current solar zoning text to take mature forest into greater consideration for site selection.

. Town of Blooming Grove Comprehensive Plan and Zoning Update Assist managing partner with research, meetings, writing plan sections and mapping, focusing on open space and agricultural preservation. . Village of Hillburn Comprehensive Plan and Zoning Update Assist managing partner in facilitating meetings, writing draft plan sections and preparing maps, including ridgeline analyses.

. Letchworth Village, Stony Point NY Zoning Analysis Perform an analysis of previous planning and zoning studies in the Town of Stony Point to inform a potential zoning amendment which would affect the historic Letchworth Village within Stony Point, NY.

. Economic Analyses Use of labor statistics, census data, and tax data, and programs such as ESRI business analyst and IMPLAN for market analysis and fiscal and economic impact analyses. Projects range from planning activity such as Brownfield Opportunity Area studies and the impacts of private development to school districts or the labor force.

. Town of Fishkill Zoning Update Assist in the reorganization and functionality of the zoning code for the Town of Fishkill and provide consulting services for specific development projects as-needed.

. Solar Zoning Projects Mapping land suitability analyses, amending solar code text and corresponding SEQRA documentation for the Village of South Blooming Grove, Town of Blooming Grove, Town of Shawangunk and the Town of Mamakating.

. Spatial Analysis and Visualization Initiative Graduate assistant: Produced analytical maps for non- profit and community-based clients.

. Dutchess County Department of Planning and Development County Planning Intern: Mapped trails for county-wide inventory, Evaluated and updated town zoning plans using ArcMap Inventoried local town law and comprehensive plan changes

. United States Peace Corps Agriculture/ Community Development Specialist: Conducted community analysis and SWOT analysis, monitored and assessed projects through quarterly progress reports, wrote grant proposals for community agriculture and development, produced environmental programming in elementary schools, camps, workshop development and facilitation.