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City of Middletown
Downtown Revitalization Initiative
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Middletown downtown Revitalization initiative (dRi)1 mi0
Legend
Middletown BID
City Boundary
Figure 1. Regional Context
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Middletown downtown Revitalization initiative (dRi)5000
MAIN
EAST
NO
RTH
WICKHAM
MILL
SO
UTH
ACA
DEM
Y
HIG
HLA
ND
FULTON
LIN
DEN
CO
TTA
GE
LITTLE
RAILROAD
SPR
AG
UE
PROSPECT
GRO
VE
JOHN
MO
NTG
OM
ERY
LAKE
OG
DEN
WASHINGTON
WA
LLKIL
L
LIBERTYM
ULB
ERRY
SPRI
NG
LEN
OX
ROBERT
CANTRELL
HOUSTON
JAMES
HANFORD
CA
NA
L
OA
K
WAW
AYAND
A
GENUNG
UNION
PRINCE
HARDING
WIL
KIN
GRANT
WIL
CO
X BENTON
KING
WILBUR
STERLING
SM
ITH
ORCHARD
KNAPP
BEA
CO
N
HENR
Y
SCHOOL
DEPO
T
COURTLAND
FRANKLIN
BENJ
AM
IN
BEAT
TIE
MONHAGENHILL
SIDE
WILLIAM
CEN
TER
MIL
LS
GROO
GRANDVIEW
COURTLAND
RA
ILRO
AD
MONHAGEN
Middletown City Hall
Middletown City Court
AcademyAvenue
Park
Erie WayParking Lot
Library
ThrallPark
Paramount Theater
Middletown downtown Revitalization initiative (dRi)
Figure 2. DRI Area (Middletown BID)
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Middletown downtown Revitalization initiative (dRi)5000
LegendResidential
Commercial/O�ce
Institutional
Industrial
Park
Utility
Middletown BID
City Boundary
Orange County Community
College
Orange County Community
College
Hillside Cemetery
Fletcher Davidge Park
WattsPark
John ChorleyElementary School
Twin Towers Middle School
MiddletownHigh School
Middletown Community
Campus
Touro College
Wickham Ave
East Main St
Lin
den
Ave
Fulton St
South
St
Dolso
n Ave
Lake Ave
Star
have
n Ave
Californ
ia Ave
Waw
ayan
da A
ve
Hig
h Ba
rney
Ave
Genung St
Wisner Ave
Com
mon
wea
lth A
veAc
adem
y Av
eSp
ragu
e Av
e
Beat
tle A
ve
Nor
th S
t
Prince St
Pros
pect A
ve
Hig
hlan
d A
ve
Bedford Ave
Cotta
ge S
t
Monhagen Ave
Spro
at St
Wat
kins
Ave
Irw
in A
veGra
nd A
ve
0 0.5 10.25MilesMiddletown downtown Revitalization initiative (dRi)
0 0.25Miles
Figure 3. Land Use Map - Citywide
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Middletown downtown Revitalization initiative (dRi)5000
MAIN
EAST
NO
RTH
WICKHAM
MILL
SO
UTH
ACA
DEM
Y
HIG
HLA
ND
FULTON
LIN
DEN
CO
TTA
GE
LITTLE
RAILROAD
SPR
AG
UE
PROSPECT
GRO
VE
JOHN
MO
NTG
OM
ERY
LAKE
OG
DEN
WASHINGTON
WA
LLKIL
L
LIBERTYM
ULB
ERRY
SPRI
NG
LEN
OX
ROBERT
CANTRELL
HOUSTON
JAMES
HANFORD
CA
NA
L
OA
K
WAW
AYAND
A
GENUNG
UNION
PRINCE
HARDING
WIL
KIN
GRANT
WIL
CO
X BENTON
KING
WILBUR
STERLING
SM
ITH
ORCHARD
KNAPP
BEA
CO
N
HENR
Y
SCHOOL
DEPO
T
COURTLAND
FRANKLIN
BENJ
AM
IN
BEAT
TIE
MONHAGENHILL
SIDE
WILLIAM
CEN
TER
MIL
LS
GROO
GRANDVIEW
COURTLAND
RA
ILRO
AD
MONHAGEN
AcademyAvenue
Park
ThrallPark
Middletown DRI: Downtown Pro�le and Assessment Figure 3. Institutional Uses Map
0̄ 1,000500Feet
Legend
Single Family
2-3 Family
Multi Family
Mixed-use
Commercial
Office
Industrial
Community Services
Parks
Parking
Utilities
Vacant
Middletown BID
Source: Orange County Land Use Data, City of Middletown
Figure 4. Land Use Map - DRI Area
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MAIN
EAST
NO
RTH
WICKHAM
MILL
SO
UTH
ACA
DEM
Y
HIG
HLA
ND
FULTON
LIN
DEN
CO
TTA
GE
LITTLE
RAILROAD
SPR
AG
UE
PROSPECT
GRO
VE
JOHN
MO
NTG
OM
ERY
LAKE
OG
DEN
WASHINGTON
WA
LLKIL
L
LIBERTYM
ULB
ERRY
SPRI
NG
LEN
OX
ROBERT
CANTRELL
HOUSTON
JAMES
HANFORD
CA
NA
L
OA
K
WAW
AYAND
A
GENUNG
UNION
PRINCE
HARDING
WIL
KIN
GRANT
WIL
CO
X BENTON
KING
WILBUR
STERLING
SM
ITH
ORCHARD
KNAPP
BEA
CO
N
HENR
Y
COURTLAND
SCHOOL
DEPO
TFRANKLIN
BENJ
AM
IN
BEAT
TIE
MONHAGENHILL
SIDE
WILLIAM
CEN
TER
MIL
LS
GROO
GRANDVIEW
COURTLAND
MONHAGEN
RA
ILRO
AD
AcademyAvenue
Park
ThrallPark
3
4
1
2 5
6
7
89
10
11
23
24
22
12
13
14
15
16
17
18
19 20
21
AcademyAvenue
Park
Hillside Cemetery
Library
ThrallPark
Paramount Theater
Middletown City Hall
Middletown City Court
Legend1. Temple Sinai2. Middletown Christian3. YMCA/Liberty Street Elementary4. Middletown Elks Lodge5. Seventh Day Adventist6. Shortline Bus Terminal7. Adult Home Erie Station8. Thrall Library9. Alternative High School10. Middletown Fire11. DMV Middletown12. Middltown Police13. Mulberry House14. Edwin Welling House15. OC Social Services16. Southeast Towers 17.Avenue Elementary School/Parks & Recreation18. Post O�ce Middletown19. College Hill Apartments20. The Promenade21. Hillside Cemetery22. Festival Square23. Jerry’s Park24. Run4Downtown Park
Figure 5. Parks and Institutional Uses- DRI Area
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MAIN
EAST
NO
RTH
WICKHAM
MILL
SO
UTH
ACA
DEM
Y
HIG
HLA
ND
FULTON
LIN
DEN
CO
TTA
GE
LITTLE
RAILROAD
SPR
AG
UE
PROSPECT
GRO
VE
JOHN
MO
NTG
OM
ERY
LAKE
OG
DEN
WASHINGTON
WA
LLKIL
L
LIBERTYM
ULB
ERRY
SPRI
NG
LEN
OX
ROBERT
CANTRELL
HOUSTON
JAMES
HANFORD
CA
NA
L
OA
K
WAW
AYAND
A
GENUNG
UNION
PRINCE
HARDING
WIL
KIN
GRANT
WIL
CO
X BENTON
KING
WILBUR
STERLING
SM
ITH
ORCHARD
KNAPP
BEA
CO
N
HENR
Y
SCHOOL
DEPO
T
COURTLAND
FRANKLIN
BENJ
AM
IN
BEAT
TIE
MONHAGENHILL
SIDE
WILLIAM
CEN
TER
MIL
LS
GROO
GRANDVIEW
COURTLAND
RA
ILRO
AD
MONHAGEN
BID
City Owned Properties
Legend
Middletown City Hall
Middletown City Court
AcademyAvenue
Park
Erie WayParking Lot
Library
ThrallPark
Paramount Theater
Courthouse
Hillside Cemetery
Source: Orange County Land Use Data, City of Middletown
Figure 6. City-Owned Properties
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Middletown downtown Revitalization initiative (dRi)5000
MAIN
EAST
NO
RTH
WICKHAM
MILL
SO
UTH
ACA
DEM
Y
HIG
HLA
ND
FULTON
LIN
DEN
CO
TTA
GE
LITTLE
RAILROAD
SPR
AG
UE
PROSPECT
GRO
VE
JOHN
MO
NTG
OM
ERY
LAKE
OG
DEN
WASHINGTON
WA
LLKIL
L
LIBERTYM
ULB
ERRY
SPRI
NG
LEN
OX
ROBERT
CANTRELL
HOUSTON
JAMES
HANFORD
CA
NA
L
OA
K
WAW
AYAND
A
GENUNG
UNION
PRINCE
HARDING
WIL
KIN
GRANT
WIL
CO
X BENTON
KING
WILBUR
STERLING
SM
ITH
ORCHARD
KNAPP
BEA
CO
N
HENR
Y
SCHOOL
DEPO
T
COURTLAND
FRANKLIN
BENJ
AM
IN
BEAT
TIE
MONHAGENHILL
SIDE
WILLIAM
CEN
TER
MIL
LS
GROO
GRANDVIEW
COURTLAND
RA
ILRO
AD
MONHAGEN
Hillside CemeteryBID
City Owned Properties
Underutilized
Vacant
Legend
Middletown City Hall
Middletown City Court
AcademyAvenue
Park
Erie WayParking Lot
Library
ThrallPark
Paramount Theater
11 King Street
2-8 South Street
Interactive Museums Building
ACME Bus
Tompkins Building
Woolworth Building
Classic Hosiery
Fort Knox
Chase Bank 135 North Street
Future Skateboard Park
Future Heritage Trail
Future Heritage Trail
Source: Orange County Land Use Data, City of Middletown
Figure 7. Underutilized and Vacant Properties
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R-1 Single- Family ResidenceR-2 Two-Family ResidenceOR-2 Two Family-Owner OccupiedSR-3 Suburban Residential (Low Density)SR-3A Suburban Residential Bonus DensitySR-3B Suburban Residential Bonus DensityUR-3 Urban Residential (High Density)UR-3A Multiple Residence ParklandR-4 High Rise Multiple ResidenceC-1A Limited Neighborhood BusinessC-2 Limited BusinessC-3 General BusinessC-3A Limited General BusinessI-1 Light IndustryI-1A Light industrial/General BusinessI-2 Heavy IndustryI-3 Heavy Industry (Restricted)
Legend
Figure 8. Zoning Map
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1
2
3
Downtown Middletown City of Middletown Orange County
2.5 2.8 2.9 3.0 2.8 2.9
2.4 2.7 2.7
Total Owner occupied Renter occupied
0
2,000
4,000
6,000
8,000
10,000
12,000
14,000
2000 2010 2015 2020 2025 2030
5+ person
household
4 person
household
3 person
household
2 person
household
1 person
household0
2,000
4,000
6,000
8,000
10,000
12,000
14,000
2000 2010 2015 2020 2025 2030
75+ years
65 to 74
years
55 to 64
years
45 to 54
years
35 to 44
years
25 to 34
years
15 to 24
years
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DRAFT
8.7%9.8%
0.0%
2.0%
3.7%2.3%
6.4%
8.2%
10.1%
4.2%
8.1%
6.2%
0%
2%
4%
6%
8%
10%
12%
2000 2010 2014 2000 2010 2014
Downtown Middletown City of Middletown
Homeowner vacancy rate Renter vacancy rate
68.8%
48.8%
24.0%
13.7%
25.5%
48.4%
14.9%
25.2%
26.7%
2.5%
0.5%
1.0%
0% 20% 40% 60% 80% 100%
Orange County
City of Middletown
Downtown Middletown
Single family 2-4 unit building 5+ unit building Mobile home, vehicle, etc.
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14.2%4.9% 1.5%
44.7%
17.6%10.7%
7.3%
26.8%
20.0%
25.1%
34.4%
40.1%
3.6% 12.9%22.4%
5.1% 3.3% 5.3%
0%
10%
20%
30%
40%
50%
60%
70%
80%
90%
100%
Downtown Middletown City of Middletown Orange County
5+ bedrooms
4 bedrooms
3 bedrooms
2 bedrooms
1 bedroom
No bedroom
DRAFT
DRAFT
0
2000
4000
6000
8000
10000
12000
14000
16000
2000 2005 2010 2015
Employed Unemployed
-
2,000
4,000
6,000
8,000
10,000
12,000
14,000
16,000
2000 2005 2010 2015
Government Private Sector
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0%
10%
20%
30%
40%
50%
60%
70%
2002 2003 2004 2005 2006 2007 2008 2009 2010 2011 2012 2013 2014
Orange County
New York City
Middletown
Westchester
CountyRockland
CountyMechanicstown
Scotchtown
0%
5%
10%
15%
20%
25%
30%
35%
40%
45%
2002 2003 2004 2005 2006 2007 2008 2009 2010 2011 2012 2013 2014
Living in City,
Employed
Outside
Employed in
City but Living
Outside
Living and
Employed in
City
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MAIN
EAST
NO
RTH
WICKHAM
MILL
SOU
TH
ACAD
EMY
HIG
HLA
ND
FULTON
LIN
DEN
CO
TTAG
E
LITTLE
RAILROAD
SPR
AGU
E
PROSPECT
GR
OV
E
JOHN
MO
NTG
OM
ERY
LAKE
OG
DEN
WASHINGTON
WAL
LKIL
L
LIBERTYM
ULB
ERR
Y
SPR
ING
LEN
OX
ROBERT
CANTRELL
HOUSTON
JAMES
HANFORD
CAN
AL
OAK
WAW
AYAN
DA
GENUNG
UNION
PRINCE
HARDING
WIL
KIN
GRANT
WIL
CO
X BENTONKING
WILBUR
STERLING
SMIT
H
ORCHARD
KNAPP
BEAC
ON
HENR
Y
SCHOOL
DEPOT
COURTLAND
FRANKLIN
BENJ
AMIN
BEAT
TIE
MONHAGENHILL
SIDE
WILLIAM
CE
NTE
R
MIL
LS
GROO
GRANDVIEW
COURTLAND
RAI
LRO
AD
MONHAGEN
Source: Orange County Land Use Data, City of Middletown
Legend
Parking Lot
Municipal Parking
Middletown City Hall
Middletown City Court
AcademyAvenue
Park
Erie WayParking Lot
Library
ThrallPark
Paramount Theater
Figure 9. Parking Lots
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Middletown downtown Revitalization initiative (dRi)5000
To: Community Campus
To: Park Ave
To: Galleria at Crystal Run
To: Big Lots
To: Senior Way
To: SUNY Orange
To: Myrtle Ave
MAIN
EAST
NO
RTH
WICKHAM
MILL
SO
UTH
ACA
DEM
Y
HIG
HLA
ND
FULTON
LIN
DEN
CO
TTA
GE
LITTLE
RAILROAD
SPR
AG
UE
PROSPECT
GRO
VE
JOHN
MO
NTG
OM
ERY
LAKE
OG
DEN
WASHINGTON
WA
LLKIL
L
LIBERTYM
ULB
ERRY
SPRI
NG
LEN
OX
ROBERT
CANTRELL
HOUSTON
JAMES
HANFORD
CA
NA
L
OA
K
WAW
AYAND
A
GENUNG
UNION
PRINCE
HARDING
WIL
KIN
GRANT
WIL
CO
X BENTON
KING
WILBUR
STERLING
SM
ITH
ORCHARD
KNAPP
BEA
CO
N
HENR
Y
SCHOOL
DEPO
T
COURTLAND
FRANKLIN
BENJ
AM
IN
BEAT
TIE
MONHAGENHILL
SIDE
WILLIAM
CEN
TER
MIL
LS
GROO
GRANDVIEW
COURTLAND
RA
ILRO
AD
MONHAGEN
Middletown City Hall
Middletown City Court
Hillside Cemetery
AcademyAvenue
Park
Erie WayParking Lot
Library
Bus Terminal
ThrallPark
Paramount Theater
Mid City Transit Bus Routes
Route 1Route 2Route 3Route 4
Source: Orange County Land Use Data, Transit Orange
Figure 10. Public Transportation
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Figure 11. Flood Zones
Orange County Community
College
Orange County Community
College
Hillside Cemetery
Fletcher Davidge Park
WattsPark
John ChorleyElementary School
Twin Towers Middle School
MiddletownHigh School
Middletown Community
Campus
Touro College
Wickham Ave
East Main St
Lin
den
Ave
Fulton St
South
St
Dolso
n Ave
Lake Ave
Star
have
n Ave
Californ
ia Ave
Waw
ayan
da A
ve
Hig
h Ba
rney
Ave
Genung St
Wisner Ave
Com
mon
wea
lth A
veAc
adem
y Av
eSp
ragu
e Av
e
Beat
tle A
ve
Nor
th S
t
Prince St
Pros
pect A
ve
Hig
hlan
d A
ve
Bedford Ave
Cotta
ge S
t
Monhagen Ave
Spro
at St
Wat
kins
Ave
Irw
in A
veGra
nd A
ve
Legend
100-Year Floodplain
500-Year Floodplain
Wetland
Lake
Park
Middletown BID
City Boundary
0 0.5 10.25Miles
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O&W Station
D
A
DC
BA
B
C
Webb HortonHouse(SUNY Orange)
HillsideCemetery
John G. Beakes NO
RTH
LINDEN PL.
HILLSID
E
AVE.
SOU
TH
E. MAIN
W. MAIN
Figure 12. Historic Properties Map
Source: Orange County Land Use Data, City of Middletown
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Middletown downtown Revitalization initiative (dRi)5000
West side of North Street, 1901 (left) and 2016 (right) showing earlier wood-framed buildings replaced by masonry buildings.Photo credit (left): Historical Society of Middletown and the Wallkill Precinct, Inc.
Franklin Square looking northeast, 1933 (left) and 2016 (right) showing loss of buildings along North Street and changes in facade signage styles. Photo credit (left): Historical Society of Middletown and the Wallkill Precinct, Inc.
East Main Street near Orchard Street, looking east, 1939 (left) and 2016 (right) showing the transition to smaller scale commercial and residential uses along the perimeter of the Business Improvement District. Photo credit (left): Library of Congress
Figure 13. Historic Photos
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Middletown downtown Revitalization initiative (dRi)5000
West Main Street at Canal Street, looking eastward to Franklin Square, 1888 (left) and 2016 (right). The facade of Bull’s Opera House has been covered with metal panels while the commercial buildings on the south side of the street maintain their variation in massing and treatment. Photo credit (left): Historical Society of Middletown and the Wallkill Precinct, Inc.
Mixed-use buildings on West Main Street at Franklin Square retain the majority of historic facade elements.
Examples of mixed-use and commercial buildings that retain original historic elements and older changes to the facades: South Street (left), North Street (center) and Center Street (right).
Example of a large commercial building on North Street that retains unified facade elements.
Figure 13. Historic Photos
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MAIN
EAST
NO
RTH
WICKHAM
MILL
SO
UTH
ACA
DEM
Y
HIG
HLA
ND
FULTON
LIN
DEN
CO
TTA
GE
LITTLE
RAILROAD
SPR
AG
UE
PROSPECT
GRO
VE
JOHN
MO
NTG
OM
ERY
LAKE
OG
DEN
WASHINGTON
WA
LLKIL
L
LIBERTY
MU
LBER
RY
SPRI
NG
LEN
OX
ROBERT
CANTRELL
HOUSTON
JAMES
HANFORD
CA
NA
L
OA
K
WAW
AYAND
A
GENUNG
UNION
PRINCE
HARDING
WIL
KIN
GRANT
WIL
CO
X BENTON
KING
WILBUR
STERLING
SM
ITH
ORCHARD
KNAPPBE
AC
ON
HENR
Y
SCHOOL
DEPO
T
COURTLAND
FRANKLIN
BENJ
AM
IN
BEAT
TIE
MONHAGENHILL
SIDE
WILLIAM
CEN
TER
MIL
LS
GROO
GRANDVIEW
COURTLAND
RA
ILRO
AD
MONHAGEN
City Hall
City Court
AcademyAvenue
Park
Erie WayParking Lot
Library
ThrallPark
Paramount Theater
1
2
3
4
5
7
10
6
6
13
11
17
14
12
15
15
Recently Completed Projects:1. King Street Pedestrian Walkway2. Da Tang Supermarket 3. Clemson Brothers’ Brewery4. Equilibrium Brewery5. The Mill
In Progress Projects:6. Transportation Center7. Heritage Trail, Phase III Segment8. Complete Streets/ADA improvements at 25 intersections*9. Woolworth’s building redevelopment10. Orchard Street Parking Lot development11. Middletown Skateboard Park 12. Soccer complex13.Paramount Theater Energy Improvements
Potential/Planned Projects:14. Relocation of City Courthouse15. Student Housing (Location TBD)16. Middletown Community Campus Redevelopment *17. Phase II Improvements at Skateboard Park* Project not mapped
16
Source: Orange County Land Use Data, City of Middletown
9
Middletown downtown Revitalization initiative (dRi)
Figure 22. Current Projects in DRI Area
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