Elmont, New York December 2008 - Times Union€¦ · 2 BELMONT PARK REDEVELOPMENT STUDY ... (240,000 sf) • Option 2.1: Small Hotel (Stand Alone) with VLTs in Grandstand (130,000

BELMONT PARK REDEVELOPMENT STUDYElmont, New York

December 2008

A

B

1BELMONT PARK REDEVELOPMENT STUDY

ACKNOWLEDGEMENTS

Prepared By: Empire State Development NYS Racing & Wagering Board

With The Assistance Of : FXFOWLE Planners & Architects,LLP

BELMONT PARK REDEVELOPMENT STUDY2

TABLE OF CONTENTS

EXECUTIVE SUMMARY............................................................................................................5

INTRODUCTION........................................................................................................................9 Project Mission Site Understanding SITE ANALYSIS......................................................................................................................13 Site Elements Site Access RegionalInfluences SiteInfrastructure Recent Plans for the Area: Elmont Vision Plan SiteAandBOpportunitiesandConstraints

STAKEHOLDER AND DEVELOPER OUTREACH.................................................................19 StakeholderMeetings/OutreachforPublicInput ObjectivesandCriteriaforEvaluation DeveloperOutreach SITE A REDEVELOPMENT OPTIONS...................................................................................25 Site A Overview SiteACirculation Site A Option 1: Racino (Stand Alone) Site A Option 2.1: Small Hotel (Stand Alone) with VLTs in Grandstand Site A Option 2.2: Large Hotel (Stand Alone) with VLTs in Grandstand Site A Option 3.1: Small Hotel with Racino Site A Option 3.2: Large Hotel with Racino

SITE B REDEVELOPMENT OPTIONS...................................................................................39 Site B Overview SiteBCirculation Site B Option 1: Lifestyle Retail with Small Hotel SiteBOption2:BigBoxPowerRetailCenterwithSportsFacilityOption SiteBOption3:RetailwithSeniorHousing

EVALUATION OF LAND USE OPTIONS................................................................................49 EvaluationofSiteAandSiteB

FUTURE CONSIDERATIONS FOR BELMONT PARK...........................................................51 Redevelopment of the Belmont Park Area BelmontParkasaCommunityAsset Empire Zone Program Video Lottery Terminals

NEXT STEPS...........................................................................................................................53 EconomicAnalysis/FiscalImpactStudy Gaming Analysis Prepare RFP


LIST OF FIGURES

REDEVELOPMENT STUDY FIGURES

Figure1:SiteUnderstandingFigure2:SiteElementsFigure3:RegionalUnderstandingFigure4:SiteAOpportunitiesandConstraintsFigure5:SiteBOpportunitiesandConstraintsFigure6:AssessmentOfUsesinResponsetoCriteriaforEvaluationFigure7:DevelopersAssessmentofDevelopmentViabilityFigure8:SiteACirculationFigure9:StandAloneRacinoPrecedentFigure10:Option1:SitePlanFigure11:Option1:PerspectiveFigure12:SmallHotelPrecedentFigure13:Option2.1:SitePlanFigure14:Option2.1:PerspectiveFigure15:Option2.1withVLTsinGrandstand:PerspectiveFigure16:LargeHotelPrecedentFigure17:Option2.2:SitePlanFigure18:Option2.2:PerspectiveFigure19:Option2.2withVLTsinGrandstand:PerspectiveFigure20:SmallHotelwithRacinoPrecedentFigure21:Option3.1:SitePlanFigure22:Option3.1:PerspectiveFigure23:LargeHotelwithRacinoPrecedentFigure24:Option3.2:SitePlanFigure25:Option3.2:PerspectiveFigure26:SiteBCirculationFigure27:LifestyleRetailPrecedentFigure28:Option1:SitePlanFigure29:Option1:PerspectiveFigure30:BigBoxRetailandSportsFacilityPrecedentFigure31:Option2:SitePlanFigure32:Option2:PerspectiveFigure33:SeniorHousingPrecedentFigure34:Option3:SitePlanFigure35:Option3:PerspectiveFigure36:AssessmentofLandUseOptionsinResponsetoCriteriaforEvaluation


EXECUTIVE SUMMARY


EXECUTIVE SUMMARY

As directed by Governor David A. Paterson, in October 2008, Empire State Development (ESD) and the New York State Racing & Wagering Board (RWB) have explored redevelopment options for two parcels at Belmont Park, totaling 36 acres. The objective has been to work with stakeholders to define a range of possible options for these parcels that will create new jobs, generate additional tax revenue, and bolster economic development in Elmont, Bellerose, Floral Park, Queens Village and surrounding communities.

In response, ESD, RWB and their consultant, FXFOWLE Architects and Planners, have performed the following tasks:

Analyzed the two sites at Belmont Park in regard to regional and local opportunities and • constraintsIdentified and conducted stakeholder interviews with elected officials, technical advisers, • and community representatives with regard to defining opportunities for redevelopmentDefined criteria for evaluation in response to the Governor’s request• Synthesized stakeholder feedback to formulate a wide range of development options• Evaluated stakeholder options in the context of evaluation criteria• Solicited developer input from members of the development community involved with simi-• lar development projects in Long Island and Queens to help evaluate viability of land-use optionsDefined viable development options for each development site in response to stakeholder • interests and developer inputPrepared graphic presentations that included precedents, site plans and a 3-D sketch for • each optionEvaluated each plan in response to the identified evaluation criteria• Identified next steps and recommendations for future initiatives at Belmont Park•

This report is a summary of the findings.

The following are potential land-use options for the two development sites:

Site A Options:

Option 1: Racino (Stand Alone) (240,000 sf)• Option 2.1: Small Hotel (Stand Alone) with VLTs in Grandstand (130,000 sf)• Option 2.2: Large Hotel (Stand Alone) with VLTs in Grandstand (300,000 sf)• Option 3.1: Small Hotel with Racino (370,000 sf)• Option 3.2: Large Hotel with Racino (540,000 sf)•

In general, Site A options are defined by a hotel and racino. A racino is a facility in which Video Lottery Terminals (VLTs) are located, and is usually implemented in correlation with a horse racing venue. A racino can also be referred to as a VLT facility. Both of the hotel and racino uses in Site A options create jobs, reinforce the interests of a majority of the stakehold-ers and enable a sustainable, pedestrian-friendly environment.

Site B Options:

Option 1: Lifestyle Retail with Small Hotel (355,500 sf)• Option 2: Big Box Retail (with Sports Facility Option) (280,000 sf)• Option 3: Mixed-Use Retail with Senior Housing (463,500 sf)•

Site B redevelopment options include retail uses, a small hotel, senior housing, and some recreational opportunities. These uses maximize economic benefits, address community interests and create a lively urban center.

Both Site A and Site B options aim to transform the vacant parking lot parcels into vibrant des-tination centers. The redevelopment of the sites under any of these options can help revitalize Belmont Park and the surrounding neighborhoods, creating healthy, thriving communities.


SITE A REDEVELOPMENT OPTIONS

Option 1: Racino (Stand Alone) Option 2.1: Small Hotel (Stand Alone) with VLTs in Grandstand Option 2.2: Large Hotel (Stand Alone) with VLTs in Grandstand

Option 3.1: Small Hotel with Racino Option 3.2: Large Hotel with Racino

RACINO

EXISTING GRANDSTAND

SMALL HOTEL

RACINO INCORPORATED IN BASE OF GRANDSTAND

LARGE HOTEL


COMBINED SMALL HOTEL WITH RACINO

EXISTING GRANDSTAND EXISTING GRANDSTAND

COMBINED LARGE HOTEL WITH RACINO

SURFACE PARKING

EXISTING PARKING

SURFACE PARKING

EXISTING PARKING

STRUCTURED PARKING(LOWER TWO LEVELS)

EXISTING PARKING

STRUCTURED PARKING(LOWER TWO LEVELS)

EXISTING PARKING


SITE B REDEVELOPMENT OPTIONS

Option 1: Lifestyle Retail with Small Hotel Option 2: Big Box Power Retail Center with Sports Facility Option Option 3: Mixed-Use Retail with Senior Housing

RETAIL

SMALL HOTEL

RETAIL

TOWNHOUSES

APARTMENTS

SMALL SCALE RETAIL

BIG BOX RETAIL

NEIGHBORHOOD PARK

NEIGHBORHOOD/ RECREATIONAL PARK

NEIGHBORHOOD PARK

SURFACE PARKING

SURFACE PARKING

SURFACE PARKING

INTRODUCTION


INTRODUCTION

PROJECT MISSION

AsdirectedbyGovernorDavidA.Paterson,EmpireStateDevelopment(ESD)andtheNew York State Racing & Wagering Board (RWB) have explored redevelopment options fortwoparcelsatBelmontPark,totaling36acres.Themission,asdefinedbytheGov-ernor,istoworkwithstakeholderstodefinearangeofpossibleoptionsfortheseparcelsthatwillcreatenewjobs,generateadditionaltaxrevenue,andbolstereconomicdevelop-mentinElmont,Bellerose,FloralPark,QueensVillageandsurroundingcommunities.

InresponsetotheGovernor’sinitiative,ESD,RWBandtheirconsultant,FXFOWLEArchitectsLLP,haveanalyzedbothsitesandmetwithlocalelectedofficials,communityleadersandtechnicaladvisorygroupstodefineredevelopmentoptions.Additionally,theteamhasalsosoughtinputfromdeveloperswhohaveworkedonLongIslandandQueenstoascertainbothlong-termandshort-termredevelopmentpotential.Thetime-linebelowisasummaryoftheplanningprocess.

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SITE A(8 ACRES)

SITE B(28 ACRES)Cambria

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FIGURE 1: SITE UNDERSTANDINGSITE UNDERSTANDING

Thetwoparcelsdesignatedfordevelopment,SiteAandSiteB,arelocatedwithinthebound-ariesofBelmontPark,inthesouthernmostportionoftheParkarea.BelmontParkislocatedwithintheunincorporatedcommunityofElmontintheTownofHempsteadinNassauCounty.ThewesternborderoftheBelmontParkandthewesternbordersofSitesAandBabuttheNassauCountyborder.QueensCountyisdirectlywestofthesites.(See Figure 1)

SiteA,totalingapproximately8acres,isborderedbyHempsteadTurnpiketothesouthandbytheCrossIslandParkwaytothewest.ItisdirectlyadjacenttheracetrackGrandstandandtheopen space/park that is associated with the racetrack.

SiteB,totalingapproximately28acres,isborderedbyHempsteadTurnpiketothenorth,bytheCrossIslandParkwaytothewestandbysinglefamilyresidentialneighborhoodstotheeast.

N 0 600 1200

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SITE ANALYSIS


SITE ANALYSIS

Asiteanalysisofthetwoparcelswasconductedtohelpunderstandsiteelements,infrastruc-tureandaccessissues,regionalinfluences,andthemajoropportunitiesandconstraintsthatare likely to shape development options.

SITE ELEMENTS

WithinBelmontParkandthesurroundingarea,therearearangeofsiteelementsthatinflu-encebothSiteAandSiteB.Figure 2locatestheelementslistedbelow:

Racetrack1. Grandstand(+/-120’inheight)2. Belmont Open Space/Park3. Training Area4.HorseStablesandRacetrackWorkerHousing5.Parking6.VehicularAccess7.Single Family Residential8.CrossIslandParkway9.Major Local Roads10.LIRR Stations11. LIRR Train Tracks12. RetailCorridors13. Schools14.QueensVillageBusDepot15.

SITE ACCESS

TransitBothregionallyandlocally,SitesAandBarewellservedbymasstransit.TherearethreeLongIslandRailRoad(LIRR)stopswithinonemileofthetwosites:BelmontPark,QueensVillage,andBellerose.However,thecloseststation,BelmontPark,isaspuroftheHemp-steadBranchoftheLIRR,andprovidesonlylimitedserviceduringracingseason.

BothNassauCountyandQueensCountybuslinesserveSiteAandSiteB,includingtheN1,N2,N3,N6,Q110andQ2.Thesebuslinesstopincloseproximitytothesites.

VehicularInadditiontobeingnearmasstransit,thesitesarealsowellservedbymajorandminorvehicularroadways.ThesitesarebisectedbyHempsteadTurnpike,andareborderedtothewestbytheCrossIslandParkway.ThesemajorroadsprovideregionalaccesstoHempstead,Jamaica Station, JFK Airport, and the Throgs Neck Bridge.

PedestrianIngeneral,pedestrianaccesstothetwositesislimitedbecauseHempsteadTurnpikeisacar-dominatedandpedestrianunfriendlyroadway.However,walkingdistancestonearbytransitstationsandretailcentersaremanageableandvaryfromahalfmiletoamile.Inaddi-tion,SiteAhaseasyaccesstothepedestrianbridgethatconnectstheBelmontStationLIRRplatform to the Racetrack.

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FIGURE 2: SITE ELEMENTS

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REGIONAL INFLUENCES

Beyond the transit stations and roadways that allow regional connections, there is a variety of regionalelementsthatinfluencedevelopmentonSiteAandSiteB.Theseincludenumerousneighborhoodretailnodesaswellasregionalretailareas.Regionalretailareascontainlarge-scalecommercialusessuchasbig-boxretail.ThecommercialcoreclosesttoSiteAandSiteBislocatedatthesouthwestcornerofHempsteadTurnpikeandElmontRoad,wherethereare plans to develop the former Argo Theater site into a large food and grocery center. The nearestregionalretailareaoccurseastofthesitesalongHempsteadTurnpikeandcontainsaHomeDepot,Marshall’sandanOfficeMax.Otherregionalshoppingdestinationswithinafive-to-sixmileradiusofthesitesincludeGreenacresMallandRooseveltFieldMall.

Additionalregionalinfluencesincludecorridorretailalongmajorroads,numerousparksandopenspaces,institutionsandschools.(SeeFigure 3)

SITE INFRASTRUCTURE

WaterServiceandSupplyTheWaterAuthorityofWestNassauCountyprovideswaterserviceforBelmontPark.Toensurethatanadequatesupplywillexistfornewdevelopment,thedeveloperofthesiteswillneedtoworkwiththeWaterAuthorityofWestNassauCountyandtheNassauCountyDepart-mentofPublicWorks.

Electricity and GasTheLongIslandPowerAuthorityprovidesbothelectricandgasserviceforthesites,whichifdevelopmenttakesplacewillrequireupgradedandexpandedservice.

Sewage and DrainageAsewerlinecurrentlyexistsunderneathSiteA.However,developmentonSitesAandBwillrequireupgradestoanyexistingseweranddrainagesystem,andwillrequireworkingwithNassauCountyDepartmentofPublicWorkstoprovideanadequatedrainagesystem.TheareasurroundingBelmontParkhasbeenpronetofloodinginpaststorms.

RECENT PLANS FOR AREA: ELMONT COMMUNITY VISION PLAN (2008)

InJune2008,theElmontCommunityVisionPlanwaspublished,settingforthaseriesofgoalsandobjectivesforthecommunity.DuringtheVisionPlan’sconception,thetotalamountandlocationoflandavailablefordevelopmentinBelmontParkwasnotknown.ThereforethoughtheVisionPlanspecificallyaddressesBelmontPark,itonlylooksatSiteB.TheobjectivesstatedbytheVisionPlanforthisareaincluded:

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FIGURE 3: REGIONAL UNDERSTANDING

Createmixed-usedevelopment•-Hotel/convention center-Retail-Recreation

RedevelopparkingareasouthofHempsteadTurnpike•CreategatewaytoElmont•ImprovestreetscapealongHempsteadTurnpike•EncourageBelmont-orientedbusinesses,activitiesanduses•

ZONING

Underexistingzoning,BelmontParkisdesignatedforresidentialuse.TheElmontCom-munityVisionPlanproposesanewzoningdistrictforthearea,the“BelmontSpecialUseDistrict”,thatwouldallowBelmontParktoberezonedanddevelopedinacoordinatedmatter.Theproposedspecialusedistrictwouldalsoallowamixofusesbeyondresidentialthatcouldlead to economic growth.

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Site B Opportunities and Constraints (See Figure 5)

Adjacent Single Family Residential HousingProvides a street grid that allows for potential connections•Front-yard conditions on Huntley Road and rear-yard conditions on Wellington Street•Setback or landscaping may be required to appropriately buffer existing residential •neighborhoods from Site B

Dense Tree CoverCreates a buffer from Cross Island Parkway and Hempstead Turnpike•

New York State Empire ZoneAllowsforcertaintaxbenefitssubjecttorequirements•Potential to change borders of zone or move to Site A•Future status of Empire Zone program is under consideration•

Site B Existing Circulation Vehicular access is maintained on the northern and western borders of Site B Tunnel allows for vehicular access between sites- must be maintained Tunnel allows for pedestrian access between sites- may be relocated VariousaccesspointsallowforefficientcirculationVariousegresspointsallowforefficientcirculation-mustbemaintained Access to Site B from Hempstead Turnpike is limited because of non-signalized intersection

Site B Land Use Restrictions Site B has no land use restrictions.

FIGURE 5: SITE B OPPORTUNITIES & CONSTRAINTS

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SITE A & B OPPORTUNITIES & CONSTRAINTS

Site A Opportunities and Constraints (See Figure 4)

Racetrack and Field Couldserveasopenspacewithabucolicatmospherewhenracesarenottakingplace•Focusofactivityduringlargeracingevents•Gatedofffromthesurroundingcommunity•Largelyunderutilized:notbeingusedforrecreationpurposesorforeconomicbenefitfora•large portion of the year

Grandstand (+/- 120 feet in height) ServesasanarchitecturaliconforthecommunityofElmontandBelmontPark•Grandstand height allows for views to and from Site A•

Belmont Open Space/ParkIncludesparkandopenspaceamenitiessuchasactivegreenspace,picnicbenchesand•gatheringareasforBelmontParkusesCouldprovidepedestrian-friendlyfeaturesandallowsforpedestrianconnectionstoSiteA•

LIRR Belmont Station & Platform/Pedestrian Bridge Couldprovideanintegraltransitandpedestrianconnectiontothesite•Allowsforopportunitytocreate365-daytransitserviceasinfrastructureisalreadyinplace•(currentlytheBelmontspurisutilizedonlypart-time)

Bus Staging Area Allowsforefficientbustransittoandfromsite•

Site A Existing Circulation“Gateway3”existsasamainentryintoSiteAVehicularaccessismaintainedonthenorthernandeasternbordersofSiteATunnelallowingforvehicularaccessbetweensites-mustbemaintainedTunnelallowingforpedestrianaccessbetweensites-mayberelocatedVariousaccesspointsallowforefficientcirculationVariousegresspointsallowforefficientcirculationAccesstoSiteAfromHempsteadTurnpikeislimited

Site A Land Use RestrictionsSiteAmayonlybeusedforoperationofVideoLotteryTerminals(VLT),hotel,resortandspafacilities;orforanyotherusethatiscomplementarytohorseracingandpari-mutuelwagering.

FIGURE 4: SITE A OPPORTUNITIES & CONSTRAINTS

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STAKEHOLDER AND DEVELOPER OUTREACH


STAKEHOLDER AND DEVELOPER OUTREACH

STAKEHOLDER MEETINGS / PLANNING PROCESS

Apublicinputprocesswasinitiatedinordertofullyunderstandcommunityissuesandtoexplore redevelopment options for the site.

MeetingswereheldonNovember21standNovember25thattheElmontMemorialLibraryinElmont,NewYorkwithelectedofficials,atechnicaladvisorygroup,civicgroupleadersandresidents.AmeetingwasalsoheldonDecember5thwiththeQueensBoroughPresidentandCommunityBoard13,asthetwoparcelsavailablefordevelopmentatBelmontParkarelocatedjusteastoftheQueensCountyboundaryline.Allofthestakeholdersinvolvedinthepublicprocessforthisredevelopmentstudyarelistedbelow:

Elected Officials and their Representatives (November 21: 1pm-3pm)New York State Senate•NewYorkStateAssembly•CountyRepresentatives•Mayoral Leaders •Town of Hempstead•QueensBoroughPresident*•

Technical Advisory Group (November 25: 3pm-5pm)LIRR•NassauCounty•Town of Hempstead•New York State Department of Transportation•LongIslandRegionalCouncil•RegionalPlanAssociation**•

‘Community (November 25: 6pm-8pm)CivicGroupRepresentatives•Residents•CommunityBoard13* •

**RPAwascontactedseparately.

November 21st Stakeholder Meeting

November 25th Stakeholder Meeting

*AseparatemeetingwasheldwithQueensBoroughPresidentandCommunityBoard13DistrictManageronDecember5th.


ThechallengesandopportunitiesforSiteAandSiteB,aswellasalistofpossibleredevelopmentusesforthetwosites,werediscussedwiththevariousstakeholdersandarelistedinthesectionsbelow.

Pleasenote,aracinoislistedasoneofthepossibleusesidentifiedbythestakeholdersandisatermusedrepeatedlyinthisdocument.AracinoisdefinedasafacilityinwhichVideoLotteryTerminals(VLTs)arelocated,andisusuallyimplementedincorrelationwithahorseracingvenue.AracinocanalsobereferredtoasaVLTfacility.

ChallengesSubstandardconditionsinsurroundingareas,includingracetrackhousing•Safetyandsecurity•PedestriansafetyduetohightrafficvolumesonHempsteadTurnpike•ProximitytosinglefamilyresidentialhousingoneasternedgeofSiteB•Floodinganddrainageissues•IsolationofBelmontParkfromsurroundingcommunity•Need for open space•Need for family-oriented retail•

OpportunitiesCreatejobopportunitiesandtaxreliefforsurroundingcommunity•EnhanceLIRRserviceattheBelmontStationto365-daysayear•CreategatewayentranceintoNassauCounty•BuilduponequinehistoryusingBelmontParkasculturalresource•Makesitesa“destination”•Integratepedestrianfriendlyfeatures/streetscapingonHempsteadTurnpike•Createawalkablecommunity/environment•

Possible Redevelopment Uses for Site A and Site BTransportation center • (LIRR +bushub)Racino(4500VLTstationsplusamenities)•Lifestyle retail center•Mixed-useresidential/office•300-400roomhotel/conferencecenterfacility•100-150roomhotel(minimalamenities)•Seniorhousing•Neighborhoodretailcenter•Outletretailcenter•Big-boxpowerretailcenter•Open space/park•Recreational/entertainment complex•Horseracingmuseum/historiccenter•Medicalarts/professionaloffice•Corporateofficepark•Equineuses/equinelearningcenter•Green technology/development park•Workforcehousing•Communityyouthfacility•Universityresearchcampus •


CRITERIA FOR EVALUATION

Based on the key findings of the site analysis and the stakeholder input, a set of Criteria for Evaluation was created.

Positive economic benefits for state and community • Economically viable • Buildable without public subsidy• Creates destination opportunities• Complements racing culture of Belmont Park• Supports pedestrian friendly environment• Supports sustainable development and planning•

ESD, RWB and the consultants undertook an evaluation process to determine the best uses for Site A and Site B. The Criteria for Evaluation listed above were utilized to assess each possible use, identifying the 10 uses with the highest ratings:

Transportation center (1. liRR + bus hub)Racino (4500 station plus amenities)2. lifestyle retail center3. Mixed-use residential/office4. 300-400 room hotel conference center facility5. 100-150 room hotel (minimal amenities)6. Senior housing7. Neighborhood retail center8. Outlet retail center*9. Big-box power retail center10.

* Retail radius restrictions for outlets limit viability.

DEVELOPMENT USES

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EVALUATION CRITERIAPostitive Economic Benefits for State/Community 4 4 3 3 3 3 2 2 3 3 1 1 1 2 3 1 2 1 1 2Economically Viable (Based on Developer Input) 3 4 4 3 2 3 3 2 1 4 0 1 0 1 1 0 0 2 0 0Can Be Built Without Public Subsidy 1 4 3 3 2 4 2 2 2 4 0 1 0 1 1 0 0 1 0 0Reinforces Stakeholder Interests 4 3 3 3 4 3 3 3 3 1 3 3 2 2 2 2 2 2 3 2Creates Destination Opportunities 4 3 3 3 4 2 1 1 3 2 2 3 2 2 1 1 1 1 2 2Complements Racing Culture of Belmont Park 2 4 2 2 3 2 1 2 2 1 2 2 4 1 1 4 1 1 2 1Supports Pedestrian Friendly Environment 4 2 3 3 2 2 3 3 2 1 4 2 3 2 1 2 2 2 2 2Supports Sustainable Development and Planning 4 2 2 3 2 2 3 3 2 1 4 2 2 2 2 2 4 2 2 2

TOTALS 26 26 23 23 22 21 18 18 18 17 16 15 14 13 12 12 12 12 12 11

Notes(1) Assumes that transit improvements would be made at the existing station (off-site)(2) Residential assumes senior housing(3) Large hotel requires adjacency to LIRR and transit hub(4) Retail radius restrictions for outlets limit viability(5) Local stakeholders want neighborhood parks and more access to Belmont open space(6) Local stakeholders do not want housing that will add to school population

FIGURE 6: ASSESSMENT OF USES IN RESPONSE TO CRITERIA FOR EVALUATION

4-Excellent3-Good2-Fair1-Poor0-None


DEVELOPER OUTREACH

Beyond using the Criteria for Evaluation to recognize the best uses for the site, ESD, RWB and the consultants reached out to members of the development community to understand the economic feasibility of the different possible uses presented by the stakeholders. This provided information on market realities, which are integral to the success of any redevelopment on the sites. The summary of the development community’s assessment of viable uses for the sites is represented in Figure 7. In addition, the following are the different challenges and opportunities identified by the developers:

ChallengesRadius restrictions prevent outlet retail opportunities (development too close • in distance to Green Acres Mall, Queens Center and Roosevelt Field Mall)Lack of 365-day LIRR service at the Belmont Station• Large hotel may not be economically viable• Lifestyle center may not be economically viable •

Opportunities Create 365-day LIRR service at Belmont Station• VLT facility may be economically viable (economic and gaming analyses • recommended)Senior housing has strong economic future• Mixed-use center may be economically viable and creates a walkable • communitySmall hotel may be economically viable• Large hotel may be economically viable, especially if LIRR service in place• Big box retail may be economically viable•

Belmont Park Redevelopment StudyDevelopers Assessment of Development Viability: 5-Immediate Potential; 4-Excellent; 3-Good (Long Term); 2-Fair; 1-Poor; 0-None

Site A Site B

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Development Groups NotesDeveloper A 4 4 3 3 2 3 3 3 1 1 0 1 1 1 1 1 Lifestyle Retail is not viable

Developer B 4 4 3 1 0 3 3 2 3 3 1 3 1 0 - 0 Large Hotel Unlikely (Not a Travel Destination)

Developer C 4 4 3 1 0 3 4 2 3 4 3 1 1 0 2 0 Outlet Retail Unlikely (radius restrictions)

Developer D 4 4 3 - - 3 3 - 3 - - - - = - - Financing Concerns

Developer E 4 4 3 3 2 3 3 3 2 2 2 1 1 0 2 0 Possible Long Term Office Potential

Developer F 4 4 3 4 3 4 - - - - - - - 3 - 3 Multi-Hotel Village Concept with VLT's

Developer G 3 4 3 1 0 4 3 4 0 1 0 1 1 0 - 0 Financing Concerns (Demand for Super Big-Box)

Developer H 3 2 2 4 4 3 4 - 4 4 3 - - 2 1 2 LIRR Service to Belmont Essential to Area

Developer I 2 1 1 1 0 1 1 3 0 1 1 2 1 0 0 0Developer J 4 4 2 1 0 2 4 3 2 2 1 2 0 0 - 0Developer K 3 2 1 1 0 1 4 2 3 3 4 1 3 0 2 0 Hotel needs to be subsidized & Big Demand for VLT's

Developer L 0 0 3 0 3 3 3 1 0 - 3 0 3 3 - - Strongly suggests market analysis for proposed uses

Developer M 0 0 3 0 3 2 - - - - - - - 1 - 1 Large Hotel Only Possible with Casino (Financing)

Developer N 5 4 4 3 2 4 3 2 2 2 0 4 4 1 1 1 Sr Hsg- Strong Future

Totals 44 41 37 23 19 39 38 25 23 23 18 16 16 11 9 8

FIGURE 7: DEVELOPER ASSESSMENT OF DEVELOPMENT VIABILITY

5-Immediate Potential 4-Excellent3-Good (Long Term)2-Fair1-Poor0-None

From a developer’s perspective, the following are the most viable options:

Racino or VLT facility 1. 100-150 room economy hotel (with racino)2. 100-150 room economy hotel (alone)3. 300-400 room hotel/conference center (with racino)4. 300-400 room hotel/conference center (alone)5. 100-150 room economy hotel/long stay residential hotel6. Senior housing7. Big box power retail center8. Medium density workforce housing9. Mixed use housing/retail/professional office10. Lifestyle retail center11. Outlet retail center*12.

* Retail radius restrictions for outlets limit viability.





SITE A OVERVIEW

In general, Site A options include, either alone or in combination: a racino, a small hotel, a large hotel and parking. As represented in Figure 6 (page 22), the racino and hotel uses are highly responsive to the Criteria for Evaluation. Both a racino and hotel bring income into the community, are economically viable, and reinforce the interests of the majority of the stake-holders. Each option is characterized by a pedestrian friendly environment and sustainable urban design principles, offering walkable entertainment centers. A racino may entail the need for increased security, which would be addressed during Site A implementation.

In all of the redevelopment options, Site A is transformed from a vacant parking lot into a 24-hour vibrant destination center. The synergies between this new center and the existing racetrack can act as a catalyst for revitalization for Belmont Park, as well as the surrounding neighborhoods.

Site A: Existing Conditions

SITE A LAND USE OPTIONS

Development options for Site A are described in detail in the following sections and are listed below:

Option 1: Racino (Stand Alone) •Option 2.1: Small Hotel (Stand Alone) with VLTs in Grandstand•Option 2.2: Large Hotel (Stand Alone) with VLTs in Grandstand•Option 3.1: Small Hotel with Racino •Option 3.2: Large Hotel with Racino •


N0 400 800

feet

OFF-SITE PARKING

OFF-SITE PARKING

Hempstead Turnpike

Cro

ss Isl

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d P

ark

way

GRANDSTAND

GATEWAY GREEN

SERVICE &PARKING

PRIMARY ENTRANCE

FIGURE 8: SITE A CIRCULATIONSITE A CIRCULATION

TheproposedcirculationforSiteAfirstandforemostmaintainsaccessonthenorthandeastedges of the site. In addition, new circulation elements for the site are introduced, such as anewtrafficsignalattheintersectionofHempsteadTurnpikeandtheentrytoSiteA.Anewroad is proposed within the boundaries of Site A that loops around the perimeter of the site, allowingforefficientaccessaroundthesitewithoutenteringtheformalBelmontParkroadwaynetwork. Service loading and entry to parking occurs along the west edge of the site. Lastly, a green space is proposed to buffer the site from Hempstead Turnpike, creating a gateway into Elmont and Nassau County from the west.

The proposed circulation plan and the gateway green for Site A remain in place in for each of the redevelopment options since these elements provide a sound planning framework for all the options. In each option, new development can easily access the Cross Island Parkway and the Hempstead Turnpike from the southern end of the site.

SITE A:6 BUILDABLE ACRES

STREET DIRECTION

PARKING EDGE

SIGNALIZEDINTERSECTION

GATED ENTRY


RACINO 240,000 SF2 FLOORS

SURFACE PARKING 68,000 SF 195 SPACES

OFF-SITE PARKING 80,000 SF 228 SPACES


Hempstead Turnpike

Cro

ss Isl

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d P

ark

way

GRANDSTAND

GATEWAY GREEN

N0 400 800

feet

Aerial of Finger Lakes with Site A Overlay

Birds-eye View of Finger Lakes Site Floor Plan of Finger Lakes Gaming Room

SITE A: OPTION 1: RACINO (STAND ALONE)

Option 1 for Site A proposes a stand-alone racino with Video Lottery Terminals (VLTs). The racino brings revenues into Elmont and the surrounding community and is seen as comple-mentary to the horse racing uses taking place in the adjacent racetrack. The proposed racino occupies 240,000 square feet on the northern portion of the site, in close proximity to the Grandstand. The racino would include amenities such as a cafe/restaurant and a bar and lounge area. New parking is proposed on the southern portion of the site. This option assumes that racino parking demands can utilize off-site existing parking lots within Belmont Park, so that the racino and racetrack can coexist compatibly. (See Figures 10 and 11)

FIGURE 10: OPTION 1: SITE PLANFIGURE 9: STAND ALONE RACINO PRECEDENTFinger Lakes Gaming and Racetrack: Farmington, NY

A precedent for a stand-alone racino adjacent to a racetrack is Finger Lakes Gaming and Raceway in Farmington, New York. Finger Lakes Gaming occupies a 60,000 square foot building pad with a 27,000 square foot gaming floor, and includes a food court and sports bar. The facility contains 990 VLTs, allowing approximately 29 square feet per VLT. In looking at the Finger Lakes Gaming facility as well as other VLT facilities in New York, the average square footage per VLT was determined to be 28 square feet. This average was utilized in all redevelopment options with VLT facilities in this Redevelopment Study. (See Figure 9)

BRIDGE TO GRANDSTAND


FLOOR AREA SUMMARy

Racino240,000 SF(2floors@120,000SFperfloor)28 SF per VLT4,500 VLTs

Surface Parking68,000 SF195 spaces(assumes shared parking)

Existing Surface Parking188,000 SF536 spaces

FIGURE 11: OPTION 1: PERSPECTIVE

RACINOEXISTING GRANDSTAND

SURFACE PARKING

EXISTING PARKING





Hempstead Turnpike

Cro

ss Isl

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ark

way

GRANDSTAND

GATEWAY GREEN

VLT ON GROUND LEVEL (OPTIONAL) 240,000 SF

SMALL HOTEL 130,000 SF100-150 ROOMS

4 FLRS

6 FLRS

FUNCTION/SPA/LOBBY @ BASE

N0 400 800

feet

WESTIN GOVERNOR MORRIS2 WHIPPANY ROAD, MORRISTOWN, NJ

BELMONT SITE A 344,000 SF SITE B 946,000 SF220 ROOMS

18,000SF MEETING SPACE W/ 7,500SF BALLROOM




Aerial of Fairfield Inn with Site A Overlay

Exterior of Fairfield Inn Site

FIGURE 13: OPTION 2.1: SITE PLAN

SITE A: OPTION 2.1: SMALL HOTEL (STAND ALONE) WITH VLTS IN GRANDSTAND

Option 2.1 for Site A proposes a stand alone small hotel with the option to place VLTs in the ground level of the Grandstand. The small hotel provides accommodations and limited meet-ing/banquet space for people visiting the racetrack as well as for the surrounding community. Thehoteloccupies130,000squarefeetonfourtosixfloors,withagroundlevellobbyandfunction space. Surface parking to support the hotel uses is located on the northern portion of the site. With VLTs in the ground level of the Grandstand, climatization of the VLT area is required. Parking demands for VLTs in the Grandstand can use existing parking lots within Belmont Park. (See Figures 13,14 and 15)

AprecedentforasmallstandalonehotelisFairfieldInninJamaica,NewYork.Thishotelincludes110roomsonfivefloorswithasmallmeetingroom.(SeeFigure 12)

FIGURE 12: SMALL HOTEL PRECEDENTFairfield Inn: Jamaica, New York


FLOOR AREA SUMMARy

Hotel130,000 SF100-150 rooms (4to6floors)

Surface Parking123,000 SF 330 spaces

VLTs on Grandstand Ground Level (Optional)(See Figure 15)240,000 SF 28 SF per VLT4,500 VLTs

FIGURE 15: OPTION 2.1 WITH VLTS IN GRANDSTAND: PERSPECTIVEFIGURE 14: OPTION 2.1: PERSPECTIVE

Existing Surface Parking188,000 SF 536 spaces

SMALL HOTEL

EXISTING GRANDSTAND

SMALL HOTEL

RACINO INCORPORATED IN BASE OF GRANDSTANDSURFACE

PARKINGSURFACE PARKING

EXISTING PARKING

EXISTING PARKING


Hempstead Turnpike

Cro

ss Isl

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way

GATEWAY GREEN



GRANDSTAND

VLT ON GROUND LEVEL (OPTIONAL) 240,000 SF

LARGE HOTEL 300,000 SF300-400 ROOMS



8 FLRS

N0 400 800

feet







Aerial of Marriott with Site A Overlay

Interior and Exterior of Marriott Hotel

FIGURE 17: OPTION 2.2 SITE PLAN

SITE A: OPTION 2.2: LARGE HOTEL (STAND ALONE) WITH VLTS IN GRANDSTAND

Option 2.2 proposes a stand-alone large hotel on Site A with the option to place VLTs in the ground level of the Grandstand. The large hotel provides accommodations and meeting/ban-quet space for people visiting the racetrack as well as for the surrounding community. If LIRR serviceisexpandedatBelmontStation,alargehotelcouldalsobeusedbypeopleflyingintoandoutofJohnF.KennedyAirportandLaGuardiaAirport,asthesitewouldmaintaineasypublictransitaccesstotheseairports.Thehoteloccupies300,000squarefeetoneightfloors,with a ground level lobby and function space. Surface parking to support the hotel uses is located on the northern portion of the site. With VLTs in the ground level of the Grandstand, climatization of the VLT area is required. Parking demands for VLTs in the Grandstand can use existing parking lots within Belmont Park. (See Figures 17, 18 and 19)

A precedent for a large stand alone hotel is the New York LaGuardia Airport Marriott in East Elmhurst, New York. This hotel includes 430 guest rooms, 23 meeting rooms, a grand ball-room, an on-site lounge, a restaurant and a coffee shop. (See Figure 16)

FIGURE 16: LARGE HOTEL PRECEDENTNew York LaGuardia Airport Marriott: East Elmhurst, New York


FLOOR AREA SUMMARy

Hotel300,000 SF300-400 rooms(8floors)

Surface Parking123,000 SF330 spaces

VLTs on Grandstand Ground Level (Optional)(See Figure 15)240,000 SF 28 SF per VLT4,500 VLTs

FIGURE 19: OPTION 2.2 WITH VLTS IN GRANDSTAND: PERSPECTIVEFIGURE 18: OPTION 2.2: PERSPECTIVE


LARGE HOTEL LARGE HOTEL


EXISTING GRANDSTANDSURFACE PARKING

SURFACE PARKING

EXISTING PARKING EXISTING

PARKING


Hempstead Turnpike

Cro

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way

GATEWAY GREEN



GRANDSTAND

RACINO240,000 SFFLOORS 3 & 4

SMALL HOTEL 130,000 SF100-150 ROOMS

4 FLRS

6 FLRS


STRUCTURED PARKING 240,000 SF660 SPACESFLOORS 1 & 2

VLT DROP OFF

N0 400 800

feet

RACINO HOTEL

Aerial of Vernon Downs Racino and Hotel with Site A Overlay

Vernon Downs Hotel Exterior Vernon Downs Restaurant and Bar


SITE A: OPTION 3.1: SMALL HOTEL WITH RACINO

Option 3.1 proposes a small hotel with a racino facility for Site A. Similar to Option 2.1, the hotel occupies 130,000 square feet on four to six floors, with a ground level lobby and func-tion space. However, in this option the small hotel is directly connected to a new racino on the northern portion of the site. This option requires two levels of structured parking located below the racino. Hotel patrons can enter the hotel from a front door drop off area or from the structured parking. Racino customers can either enter directly into the racino through a cen-tral drop off area or from the structured parking, or could access the facility through an escala-tor/passageway from the small hotel. Customers could also enter the racino via an elevated bridge from the Grandstand. As the hotel patrons and racino customers may be two different user groups, hotel patrons who do not want to use the VLTs could use the hotel and ameni-

ties while remaining completely separated from the racino. Possible hotel amenities include a restaurant, bar, banquet and meeting rooms, and spa facilities. (See Figures 21 and 22)

A precedent for a small hotel with a racino facility is Vernon Downs Racino and Hotel in Vernon, New York. This hotel and racino are adjacent to Vernon Downs Racetrack. At Vernon Downs, the hotel and racino are in close proximity to each other but are located in two sepa-rate structures. The hotel includes 173 guest rooms, some meeting and banquet facilities, a restaurant and bar, and pool and spa facilities. (See Figure 20)

FIGURE 20: SMALL HOTEL WITH RACINO PRECEDENTVernon Downs Racino and Hotel: Vernon, New York



FLOOR AREA SUMMARy

Racino240,000 SF(2floors@120,000SFperfloor)28 SF per VLT4,500 VLTs

Hotel130,000 SF100-150 rooms(4-6floors)

Structured Parking240,000 SF(2floors@120,000SFperfloor)660 spaces


FIGURE 22: OPTION 3.1: PERSPECTIVE

COMBINED SMALL HOTEL WITH RACINO

EXISTING GRANDSTANDSTRUCTURED PARKING(LOWER TWO LEVELS)

EXISTING PARKING


Hempstead Turnpike

Cro

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way

GATEWAY GREEN



GRANDSTAND

RACINO 240,000 SFFLOORS 3 & 4 STRUCTURED PARKING

240,000 SF660 SPACESFLOORS 1 & 2VLT DROP OFF

LARGE HOTEL 300,000 SF300-400 ROOMS


8 FLRS

N0 200 400

feet

Aerial of Dover Downs Hotel and Casino with Site A Overlay

Exterior of Dover Downs HotelBirds-eye view of Dover Downs


SITE A: OPTION 3.2: LARGE HOTEL WITH RACINO

Option 3.2 proposes a large hotel with a racino facility for Site A. The hotel occupies 300,000 square feet on eight floors, with a ground level lobby and function space. The large hotel is directly connected to a new racino on the northern portion of the site, with two levels of struc-tured parking located below the racino. Hotel patrons can enter the hotel from a front door drop off area or from the structured parking. Racino customers can either enter directly into the racino through a central drop off area or from the structured parking, or could access the facility through an escalator/passageway from the large hotel. Customers could also enter the racino via a elevated bridge from the Grandstand. As the hotel patrons and racino customers may be two different user groups, hotel patrons who do not want to use the VLTs could use the hotel and amenities while remaining completely separated from the racino. (See Figures 24 and 25)

A precedent for a large hotel with a racino is Dover Downs Hotel and Casino in Dover, Delaware. The hotel and casino complex is adjacent to Dover Downs Racetrack and includes multiple bars and restaurants, entertainment venues and spa amenities. (See Figure 23)

FIGURE 23: LARGE HOTEL WITH RACINO PRECEDENTDover Downs Hotel and Casino: Dover, Delaware



FLOOR AREA SUMMARy

Racino 240,000 SF(2floors@120,000SFperfloor)28 SF per VLT4,500 VLTs

Hotel300,000 SF300-400 rooms(8floors)

Structured Parking240,000 SF(2floors@120,000SFperfloor)660 spaces


FIGURE 25: OPTION 3.2: PERSPECTIVE

COMBINED LARGE HOTEL WITH RACINO

EXISTING GRANDSTANDSTRUCTURED PARKING(LOWER TWO LEVELS)

EXISTING PARKING





SITE B OVERVIEW

Based on the Criteria for Evaluation, the most appropriate uses for Site B include: retail uses, a small hotel, senior housing and the opportunity for sports recreation facilities. Similar to the redevelopment options for Site A, the program elements in each Site B option provide eco-nomic benefits, are economically viable, and meet the majority of stakeholder and community interests.

In addition, the different options are physically designed to be walkable, lively destination cen-ters. Small-scaled retail uses, large-scale commercial uses, recreational facilities and mixed-use housing all work together to create an urban core, giving the surrounding community a place to live, work and play. Site B also offers open space amenities. Each option includes not only a gateway green at the northern end of the site, but also a neighborhood park at the southern end of the park where picnic areas or playing fields can be incorporated.

Site B: Existing Conditions

SITE B LAND USE OPTIONS

Development options for Site B are described in detail in the following sections and are listed below:

Option 1: Lifestyle Retail with Small Hotel• Option 2: Big Box Retail (with Sports Facility Option)• Option 3: Mixed-Use Retail with Senior Housing •


15’ BUFFER

Hempstead TurnpikeGATEWAY GREEN

NEIGHBORHOODPARK

N0 200 400

feet

Cro

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way

FIGURE 26: SITE B CIRCULATION

SITE B CIRCULATION

Site B includes vehicular access easements that must be maintained. These access areas are kept in place in the proposed circulation plan for Site B at the north and west edges of the site. NewcirculationelementsproposedincludeatrafficsignalattheintersectionofHempsteadTurnpikeandtheentrytoSiteBtoallowwestboundtraffictoenterthesite,andanewroadthat follows the western boundary of Site B. Another new road is proposed at the northern portion of the site alongside a gateway green that buffers the site from Hempstead Turnpike and provides a landmark space for the Elmont community and Nassau County. These two roadsallowforefficientaccesstoallportionsofthesiteaswellastotheCrossIslandPark-wayandHempsteadTurnpike.Inadditiontothenewroads,afifteen-footwidelandscapedarea is proposed along the east boundary of the site to buffer any new development from the existing single family residences at this location. Lastly, the circulation plan for Site B allows for a neighborhood park at the southern tip of the site.

The proposed circulation plan and the gateway green for Site A remain in place in for each of the redevelopment options since these elements provide a sound planning framework for all the options. The neighborhood park at the southern tip of the site stays in place, but changes in size according to the various program needs for each option.

SITE B:22 BUILDABLE ACRES

STREET DIRECTION

PARKING EDGE

SIGNALIZEDINTERSECTION

GATED ENTRY


90,000 SF

10,000 SF

20,000 SF

23,000 SF

20,000 SF RETAIL 243,000 SF

HOTEL 112,500 SF150 ROOMS4 FLRS

GATEWAY GREEN

PARKING 365,000 SF1,050 SPACES

Hempstead Turnpike

Cro

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way

N0 200 400

feet

FIGURE 28: OPTION 1: SITE PLAN

SITE B: OPTION 1: LIFESTYLE RETAIL CENTER WITH SMALL HOTEL

Option 1 presents lifestyle retail with a small hotel for Site B. This option is envisioned as a mixed-used commercial development that combines the traditional retail functions of a shop-ping mall with leisure amenities such as movie theaters and restaurants, along with a small hotel that can support the retail uses. Option 1 includes 243,000 square feet of retail, a four story,150-room hotel, and surface parking. Some of the smaller stand alone retail pads can be used by family-oriented restaurants. The retail and parking areas both have direct access to Hempstead Turnpike and the Cross Island Parkway via the new road on the western border of the site. (See Figures 28 and 29)

A relevant “design” precedent for Option 1 is The Shops at Atlas Park development in Glendale, New York. This walkable shopping/lifestyle center includes over 30 retail stores, a movie theater complex with multiple restaurants, and a large food market. The development also includes public spaces such as plazas and green spaces that act as central nodes for the complex. (See Figure 27)

FIGURE 27: LIFESTYLE RETAIL PRECEDENTThe Shops at Atlas Park: Glendale, New York

Exterior of Atlas ParkAerial of Atlas Park with Site B Overlay

NEIGHBORHOOD PARK


10,000 SF

FLOOR AREA SUMMARy

Hotel112,500 SF(4floors)

Retail243,000 SF

Surface Parking1,050 spaces


RETAIL

SMALL HOTEL

NEIGHBORHOOD PARK

SURFACE PARKING


120,000 SF

10,000 SF

30,000 SF

120,000 SF

BIG BOX RETAILOR SPORTS COMPLEX 280,000 SF

GATEWAY GREEN

PARKING 412,500 SF1,200 SPACES

SERVICE LANE

Hempstead Turnpike

Cro

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way

WALMART SUPERCENTER1220 OLD COUNTRY ROAD, WESTBURY, NY

BELMONT SITE A 344,000 SF SITE B 946,000 SFWALMART: 106,000SF

SPORTS AUTHORITY: 40,000SFMARSHALL’S: 45,000SFCOSTCO: 140,000SF

WALMART SUPERCENTER1220 OLD COUNTRY ROAD, WESTBURY, NY

BELMONT SITE A 344,000 SF SITE B 946,000 SFWALMART: 106,000SF

SPORTS AUTHORITY: 40,000SFMARSHALL’S: 45,000SFCOSTCO: 140,000SF

FOREKICKS NORFOLK10 PINE STREET, NORFOLK, MA

BELMONT SITE A 344,000 SF SITE B 946,000 SF85,000SF INDOOR SPORTS COMPLEX

9 HOLE GOLF COURSE

FOREKICKS NORFOLK10 PINE STREET, NORFOLK, MA

BELMONT SITE A 344,000 SF SITE B 946,000 SF85,000SF INDOOR SPORTS COMPLEX

9 HOLE GOLF COURSE

N0 200 400

feet


SITE B: OPTION 2: BIG BOX POWER RETAIL CENTER (WITH SPORTS FACILITy OPTION)

Option 2 for Site B proposes big box retail with two large retail pads in the center of the site and smaller retail pads at the north end of the site. The smaller retail uses at the north end of the site act as a front door to the development and can support restaurants and more walk-able, smaller-scaled retail. The two large retail pads each occupy 120,000 square feet, with 412,500 square feet of surface parking. This option also shows the opportunity for an indoor sports facility in place of one of the large retail pads. There is a service road between the small and large retail and along the northern edge of the neighborhood park that allows ac-cess to Hempstead Turnpike and the Cross Island Parkway. Lastly, the neighborhood park in thisoptionshowsasoccerfield,astheprogrammingofthisparkcanberelatedtoapotentialindoor sports facility. (See Figures 31 and 32)

A precedent for Option 2 is the WalMart supercenter in Westbury, New York. This big box cen-ter includes WalMart, Costco, Marshalls and Sports Authority, with building pads ranging from 40,000 to 140,000 square feet. A precedent that includes a sports facility is Forekicks Norfolk in Norfolk, Massachusetts, a 85,000 square foot indoor sports complex. (See Figure 30)

FIGURE 30: BIG BOX RETAIL & SPORTS FACILITY PRECEDENTWalMart Supercenter: Westbury, New YorkForekicks Norfolk, Norfolk, Massachusetts

Birds-eye View of WalMart Supercenter

Aerial of WalMart Supercenter with Site B Overlay

Birds-eye View of Forekicks Norfolk Site

Interior of Forekicks Norfolk

NEIGHBORHOOD PARK


Hempstead Turnpike

FLOOR AREA SUMMARy

Small Scale Retail40,000 SF

Big Box Retail or Sports Complex240,000 SF

Surface Parking412,500 SF1,200 spaces


BIG BOX RETAILSMALL SCALE RETAIL

NEIGHBORHOOD PARK WITH PLAYING FIELD

SURFACE PARKING


RETAIL 176,500 SF

PARKING 215,000 SF605 SPACES

23,500 SF

30,000 SF

105,000 SF

SENIOR HOUSING 287,000 SF



TOWNHOUSES82,000 SF (2 FLRS)


APARTMENTS30,000 SF (3 FLRS)



CLUBHOUSE20,000 SF

5,000SF

8,000SF

5,000SF



THE WATERFALLS400 CASSATA ROAD, LAKE RONKONKOMA, NY

BELMONT SITE A 344,000 SF SITE B 946,000 SFAGE RESTRICTED TO 55+

45 ACRES OF SITE AREA324 APARTMENT UNITS OF ONE AND TWO BEDROOMSONE CLUBHOUSESUFFOLK COUNTY BUS STOP







Hempstead Turnpike

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SITE B: OPTION 3: SENIOR HOUSING WITH RETAIL CENTER

Option 3 explores the concept of mixed-use by proposing 176,500 square feet of retail at the north end of the site and 287,000 square feet of senior housing at the south end. The retail development has the potential to support neighborhood retail, restaurants, and profes-sionalofficesthatcanservetheregion.Theseniorhousingprovidesatotalof333 units of townhouses and apartments. These units are grouped into three clusters that are built around a common green space and parking to create a village like setting. A club house for social gatherings anchors the southern tip of the development and fronts the neighborhood park. The retail development and each of the housing clusters have direct access to the Cross Island Parkway and Hempstead Turnpike via the new road on the western border of the site. (See Figures 34 and 35)

A relevant precedent for the senior housing development shown in Option 3 is The Paddock ApartmentsinLexington,Kentucky.Thisdevelopmentincludes160seniorhousingunitsandisincloseproximitytoKentuckyHorsePark.(SeeFigure 33)

FIGURE 33: SENIOR HOUSING PRECEDENTThe Paddock Apartments: Lexington, Kentucky

Aerial of WalMart Supercenter with Site B Overlay

Exterior of The Paddock Apartments

NEIGHBORHOOD PARK


Hempstead Turnpike

FLOOR AREA SUMMARy

Retail176,500 SF

Senior Housing 287,000 SF333 units120ApartmentUnits(3floors/building)213Townhouses(2floorseach)20,000 SF Clubhouse

Surface Parking318,500 SF896 spaces


RETAIL

TOWNHOUSES

APARTMENTS

NEIGHBORHOODPARK

SURFACE PARKING


EVALUATION OF LAND USE OPTIONS


SITE A SITE B

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EVALUATION CRITERIAPostitive Economic Benefits for State/Community 4 3 4 3 4 3 3 3Economically Viable (Based on Developer Input) 3 3 2 3 2 2 4 3Could Be Built Without Public Subsidy 4 3 3 3 3 3 3 2Reinforces Stakeholder Interests 3 3 4 3 4 4 2 3Creates Destination Opportunities 4 2 4 3 4 4 3 3Complements Racing Culture of Belmont Park 3 2 3 3 4 2 1 2Supports Pedestrian Friendly Environment 2 2 2 2 2 3 1 3Supports Sustainable Development and Planning 2 2 2 2 2 2 1 3

TOTALS 25 20 24 22 25 23 18 22

Notes(1) Assumes VLT racino could be built in base of existing Grandstand(2) Could include small hotel and professional offices(3) Could also include additional small hotel and professional offices

FIGURE 36: ASSESSMENT OF LAND USE OPTIONS IN RESPONSE TO CRITERIA FOR EVALUATION

4-Excellent3-Good2-Fair1-Poor0-None

EVALUATION OF SITE A AND SITE B

ESD, RWB and the consultants undertook an evaluation process to quantify the benefits and challenges of each option. The Criteria for Evaluation were used to assess each scheme. (See Figure 36)

The preferred options for Site A are a stand-alone Racino, a stand-alone large hotel, or a large hotel with a Racino. These options were selected because they were the most responsive to the criteria; they provide economic benefits, create destination opportunities and are complementary to the racetrack.

The preferred options for Site B are a lifestyle retail center, and senior housing with a retail center. These options also provide economic benefits, enable walkable environments and create destination centers for the surrounding neighborhood.

If implemented, the preferred options for Site A and Site B could work together to revitalize Belmont Park. Opening its gates to the surrounding community, the Park would no longer be isolated from its neighbors, but rather integrated into the contextual urban fabric as a modern landmark for the area. Offering places to shop, dine, live and work, Belmont Park would reach its potential as a major local and regional attraction and economic driver for Nassau County.

FUTURE CONSIDERATIONS FOR BELMONT PARK


FUTURE CONSIDERATIONS FOR BELMONT PARK

ThisstudydefinedtwodistinctparcelsavailablefordevelopmentatBelmontPark:SiteAand Site B. However, during the site analysis and planning process, certain considerations and recommendations were suggested that pertained to areas beyond these parcels. These considerations are discussed in the following paragraphs.

REDEVELOPMENT OF THE BELMONT PARK AREA

In meetings with stakeholders and by examining the physical characteristics of Belmont Park, anopportunitywasidentifiedtoupgradetheracetrackanditssupportingfacilities.Manyof the supporting structures of the racetrack, including the stables and the racetrack worker housing (the “Backstretch”) are in need of upgrading. A future consideration for Belmont Park should be to renovate and upgrade these areas.

Furthermore, to fully realize the greatest economic and social potential for the Belmont Park area,redevelopmentoftheentireBelmontParkareashouldbeconsidered.Manyofthecurrent housing areas and vacant parking lots could be relocated or redeveloped to better supporttheracetrack,createnewjobs,generateadditionaltaxrevenueandbolstereconomicdevelopment in Elmont and other surrounding communities in Nassau and Queens Counties.

Lastly, sustainable and green building practices should be utilized to the maximum extent possible in the renovation and redevelopment of Belmont Park. The Park could serve as a county-wide model of innovative green design.

BELMONT PARK AS A COMMUNITY ASSET

Belmont Park as it currently exists is isolated and gated off from the surrounding community. Theracetrackandinnerfieldoffervastopenspaceamenities,yettheyarenotavailabletothepublic at large and are only utilized for a small portion of the year. The Grandstand at Belmont Park is longer in length than Empire State building is tall, but is only used to capacity one dayayearattheBelmontStakesevent.Opportunitiestofullyutilizetheracetrack,fieldandGrandstand as community assets should be explored. These areas could be used in non-racingseasonsforoutdoorconcerts,recreationalusesormajorpublicevents.

EMPIRE ZONE PROGRAM

The northern portion of Site B is within a New York State Empire Zone, which under certain circumstancesallowstaxbenefitsfordevelopmentwithintheZoneinordertoincentivizeeconomicrevitalization.Inconversationswithstateandcountyofficials,itwassuggestedthatthe boundaries might be able to be moved to Site A. New development on Site B might also qualifyfortheEmpireZonebenefits.

It should also be noted that the future status of the Empire Zone program is currently under consideration.TheGovernor’s2009-2010fiscalyearbudgetproposesdramaticreformstotheprogram,whichmayaffecttheabilityofanyredeveloperstoaccessEmpireZonebenefits.

VIDEO LOTTERY TERMINALS

Video Lottery Terminals, or VLTs, have recently been installed at Yonkers Raceway in Yonkers, New York, and have been approved for installation at Aqueduct Racetrack in South Ozone Park, New York. The VLTs are seen as a way to aid the struggling racetracks, bring-ing income into the communities in which they are located and provide funds for education. Like many racetracks around the state, Belmont Park has been in economic decline and the surroundingcommunitiesstandtobenefitfromitsrevitalization.TheGovernorhasrecentlyintroduced a bill that would provide for VLT gaming at Belmont Park Racetrack and for the establishment of a a local advisory committee that would, among other responsibilities, be involved with the master planning and redevelopment of Belmont Park.

NEXT STEPS


NEXT STEPS

To realize the goals of this Redevelopment Study, certain next steps are critical. These steps are listed below.

ECONOMIC IMPACT ANALySIS

To determine the economic viability of the land uses and amount of development feasible for Sites A and B, an economic analysis should be undertaken for the development options that havebeenidentified.TheoptionsproposedinthisRedevelopmentStudyarereflectiveofstakeholder input and feedback from a sample of developers in light of current market condi-tions.Theoptionspresentedherehavenotbeensubjectedtorigorouseconomicorfinancialanalysis. Such analyses would be needed to understand the viability of the uses, and their appropriateness in either the short or long term.

GAMING ANALySIS

A gaming analysis should be completed to understand the feasibility of placing a VLT facility in Belmont Park, and to determine how many VLTs should be installed and what supporting amenities are needed. This gaming analysis can help inform the physical and social con-nections between the VLTs and the Belmont Park existing facilities, such as the Grandstand. This gaming analysis can also examine any interplay between VLTs at Belmont Park and at Aqueduct Racetrack.

IMPLEMENTATION PROCESS

Before any redevelopment steps are taken in the implementation process, the New York State Franchise Oversight Board (FOB) must unanimously approve the redevelopment of Sites A and B.

Upon approval by the FOB, information from the economic and gaming analyses, as well as from this Redevelopment Study, should be used to prepare a Request for Proposals (RFP) based on the preferred redevelopment options for the sites. Based on the responses, a preferred developer would be expected to be conditionally designated. A public environmental review process could then be conducted based on the conditionally designated developer’s proposal. As part of the environmental review process, an Environmental Impact Statement (EIS)wouldbepreparedthatanalyzesthepotentialimpactofnewdevelopmentontraffic,pedestrians, open space, schools and other facets.

Before the conclusion of the environmental review process can be completed, planning frame-workdecisionsmustbefinalized.Theseincludeidentifyingthezoningforthesites,requiredtransportation and infrastructure improvements, any plans for additional site upgrades, and the parties responsible for all proposed improvements.

Beforeanydevelopmentplanisfinalized,thepublicandstakeholdersshouldbegivenop-portunities to provide their input and feedback.

Documents

Elmont, New York December 2008 - Times Union€¦ · 2 BELMONT PARK REDEVELOPMENT STUDY ... (240,000 sf) • Option 2.1: Small Hotel (Stand Alone) with VLTs in Grandstand (130,000