Existing and Emerging Conditions Report Village of Farmingdale Downtown Master Plan Submitted to: Village of Farmingdale Board of Trustees Village Hall 361 Main Street Farmingdale, NY 11735 Submitted by: Saccardi & Schiff, Inc. 445 Hamilton Avenue, Suite 404 White Plains, NY 10601 July 2009 TABLE OF CONTENTS Page I. Farmingdale Today ................................................................... 1 II. Economic Conditions and Market Trends .............................. 6 III. Transportation and Parking Conditions ................................ 21 IV. Infrastructure .......................................................................... 33 V. Urban Design .......................................................................... 37 VI. Zoning ..................................................................................... 72 VII. Other Observations ................................................................ 89 VIII. Summary of Key Challenges and Opportunities .................. 96 IX. Appendices Appendix A – Sanitary Sewer System Appendix B – Water Supply Appendix C – Stormwater Appendix D – Electric Appendix E – Gas I. Farmingdale Today I. FARMINGDALE TODAY A. Introduction and Purpose Farmingdale’s downtown area has undergone a transformation due to changes in retail and professional services, residential development patterns, high vacancy rates, and inadequate property maintenance. As a result, in early spring of 2009 the Village, including the Board of Trustees and other departments, downtown interest groups, and community residents embarked on a planning process to combat these issues and provide direction for the future development of the downtown area. Overall, the Village downtown area has the fundamental characteristics of an attractive and pedestrian-friendly business area. The goal of this study is to not only highlight the distinct characteristics of the downtown area and enhance them, but to preserve the residential character of the Village’s neighborhoods. The study will result in a Downtown Master Plan, which will establish the potential build-out of the downtown area and short- and long-term goals and recommendations for the Village to ensure that its objectives are met. As such, the Downtown Master Plan will be one of the main policy tools of the Village Board of Trustees, Planning Board, Village administration, as well as other Village boards and departments. In order to lay the groundwork for the Downtown Master Plan and where the downtown area is headed in the future, two initial questions needed to be asked: 1) What are the existing conditions within the downtown area, especially with regard to population, housing, land use, zoning, transportation, urban design, and infrastructure? 2) What are some of the emerging conditions that might result in the near future with regard to population growth, housing changes, economic changes, etc.? In order to answer these questions, the Project Team, working with the Village and the Downtown Revitalization Committee, reviewed and analyzed existing conditions within the downtown area. In some cases information has been collected through first-hand observations and other primary research (including field surveys, traffic and parking observations, land use, GIS, and public opinion data). In other cases, we have relied on statistics from various sources including the United States Bureau of the Census. These observations and subsequent conclusions and initial suggestions are summarized in this Existing and Emerging Conditions Report. Existing and Emerging Conditions Report Page 1 Farmingdale Today B. Components of This Report The Existing and Emerging Conditions Report is organized to cover the primary areas of concern in terms of development within the downtown area: . Economic Conditions and Market Trends . Transportation and Parking Conditions . Infrastructure . Urban Design . Zoning . Other Observations C. Definition of the Study Area While the process towards developing the Downtown Master Plan focuses on the downtown area along Main Street, a larger area was reviewed to provide context and to allow for analysis of primary impacts. As depicted in Figure 1, Study Area, the study area generally extends from the Village boundary in the south north to the Melville Road/Secatogue Avenue intersection, bounded by Columbia Street/Waverly Place/Weiden Street on the west and the Village boundary/Maple Street/Secatogue Avenue/Cherry Street/Staples Street to the east. These boundaries were chosen because they represent essentially one- block off of Main Street, with the exception of the area that surrounds the LIRR Farmingdale station and along Fulton Street. In addition, as depicted in Figure 2, Existing Land Use, the properties are more typical of the commercial core of a community, with a mix of retail, office, personal service, restaurants, and multi-family uses and only limited single-family residential. One of the issues that will be discussed further on in this document in the economic conditions, as well as urban design chapters, are the retail vacancies within the downtown area. Special consideration was made to try to include to the extent feasible these vacancies, as well as other vacant and underutilized land within the vicinity of the downtown area. Figure 3, Vacant and Underutilized Properties, depicts the vacant and underutilized parcels in the vicinity of the downtown area. These parcels will be important in looking to forecast what the future of the downtown area may consist of, which will be the thrust of the second half of the downtown study. Again, the existing and emerging conditions were evaluated focusing on the downtown area, but considering the larger Study Area and Village as a whole as well. Existing and Emerging Conditions Report Page 2 0 200’ AVENUE NUE AVE VIEW K OA Y A OAKVIEW E. W V A RK T N E A P TRE ENUE S E TO U AV T N EN T I V NE NE STREET A A L CO U AVENUE D W C VAN VAN E KVI A O E APLES APLES T C S I UE N E T N V A E T T E LANT T R CO T AT D ENUE N S REET REET AV VA OA ST R OAD Figure 1 R ST d R PLE VAN COTT oa U UE R N N MA E R NEH TON E I E AV L T P U Rail Rail U STUDY AREA S N F A E D d E A V A lan RO UE TOG REET ng Is ng CA T WILLIAM E S S Lo AN AN S TREE T Village of Farmingdale, New York SULLIV TO T IN PLACE AY FRANKL Existing and Emerging Conditions Report ANE FARMINGDALE DOWNTOWN MASTER PLAN RKW M A Saccardi & Schiff, Inc. - Planning and Development Consultants T RY STREET E CHER D RE TERN P TERN OA S R ST NT A EA ET R B RE G AR CT. ST BERRY ELIZABETH RONT F LE H KLIN L T I ROSE STREET U LV ON O C S ME DIVISION STREET RICHARD STREET MAI N STREET STREET OAD MAIN T E R E D EET D A STR LSI RO HIL W WASHINGTON STREET TREET VIE S N AN IR ITA ROAD T FA LTO FRONT STRE FRONT U F TH OSPEC OR COLUMBIA STREET N PR WE WAVERLY PLACE IDEN S TREET Study Area Boundary BASE MAP SOURCE: Nassau County GIS 200’ 0 Single-Family Residence Single-Family Attached Residence Two-Family Residence Multi-Family Residence Multi-Family (Senior) Residence Commercial E Office Professional UE Mixed-Use EN VENU Light Industrial V A EW A Warehouse/Storage Auto-Related KVI OA Open Space (Parks/Cemetery) Community Service Public/Government Public Services/Utilities Parking VIEW Vacant Lot K A . Vacant Building O Study Area Boundary E WAY V A Figure 2 N T V ARK EE UE R P N O E E T U TREET ST AV N N S E TT VE A AN LI U D N CO N W A C V E I V AVENUE K A O E PLES PLES TA N S NUE AVE ANTIC T T T EXISTING LAND USE E T EET U O TL N C TR A E Village of Farmingdale, New York AD V VAN S A RO STREE T S PLE PLE E ad COTT Existing and Emerging Conditions Report ROAD VAN A U UR N FARMINGDALE DOWNTOWN MASTER PLAN H N M N E E R V il Ro il IN A TO Saccardi & Schiff, Inc. - Planning and Development Consultants L P UE Ra STE FU A D EN E V A nd A la O R E Is U EET OG AT TR ong ong WILLIAM S S L SEC TR EET SULLIVAN KLIN PLACE AY FRAN NETTO A RKW M PA T CHERRY STREET EE D R T ROA ST N A EASTERN EASTERN NT ET R BA RE G R CT. ST BERRY ELIZABETH RO F IN KL ROSE STREET ON C SOUTH SOUTH ET DIVISION STRE RICHARD STREET M V AIN V V V TREET STREET S OAD MAIN D A LLE E R VI EET D RO V MEL LSI ET STR L EW V RE HI IRVI WASHINGTON STREET TREET T FA S S ANIT A ROA D FRONT CT N H H PE T S TO R L O O COLUMBIA STREET FU N PR WAVERLY PLACE WEIDEN STREET BASE MAP SOURCE: Nassau County GIS 0 200’ ENUE ENUE V AV IEW A OAKV Y AKVIEW AKVIEW O E. V A RKWA N ET E E T E NU PA TR S EE E TO R U AVE U N N E ST I AV COTT COTT L UANE UANE D N N C VA AVEN VIEW VIEW K A O LES LES P STA NE E U VEN NTIC NTIC A T T E T EET U OT R EE C T D ATLA R S VAN T AVEN ROA S Figure 3 T ROAD d E VAN COTT oa APLE APLE R NU HURS N M E N V O E ER A T T L PINE U PROPERTIES S U Rail N F A D E E A nd a AV T RO E Isl TOGUE RE ng A T o C WILLIAM S L ST SE RE ET Village of Farmingdale, New York LLIVAN LLIVAN U O S Y TT KLIN PLACE A RAN E F N Existing and Emerging Conditions Report VACANT AND UNDERUTILIZED A FARMINGDALE DOWNTOWN MASTER PLAN RKW M PA Y STREET Saccardi & Schiff, Inc.