BELMONT PARK REDEVELOPMENT STUDY Elmont, New York December 2008 A B
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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
3BELMONT PARK REDEVELOPMENT STUDY
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
BELMONT PARK REDEVELOPMENT STUDY4
EXECUTIVE SUMMARY
BELMONT PARK REDEVELOPMENT STUDY6
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.
7BELMONT PARK REDEVELOPMENT STUDY
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
RACINO INCORPORATED IN BASE OF GRANDSTAND
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
BELMONT PARK REDEVELOPMENT STUDY8
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
BELMONT PARK REDEVELOPMENT STUDY10
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.
Gov
erno
r Pat
erso
n’s
Ann
ounce
men
t
Stake
hold
er M
eetin
g:
Elect
ed O
ffici
als
Stake
hold
er M
eetin
gs:
Tech
nica
l Advi
sory
Gro
up
Civic
Lea
ders
Public
Mee
ting w
ith N
YRA
Progre
ss M
eetin
g
Final
Rep
ort to
ESD/R
WB
OC
TO
BE
R 3
0th
NO
VE
MB
ER
13
th
NO
VE
MB
ER
25
th
DE
CE
MB
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5th
DE
CE
MB
ER
10
th
Stake
hold
er M
eetin
g:
Que
ens BP a
nd C
B 13
DE
CE
MB
ER
23
rd
Inte
rim R
evie
w o
f
Dra
ft R
eport
DE
CE
MB
ER
18
th
Draft Report Final ReportStakeholder Input
Mee
ting w
ith N
YRAN
OV
EM
BE
R 5
th
FXFOW
LE K
ick-
off
NO
VE
MB
ER
21s
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Stake
hold
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eetin
g: Site Analysis
ESD/R
WB K
ick-
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OC
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BE
R 2
4th
Final
Rep
ort to
FOB &
Gov
erno
r
DE
CE
MB
ER
31s
t
11BELMONT PARK REDEVELOPMENT STUDY
SITE A(8 ACRES)
SITE B(28 ACRES)Cambria
Heights
Queens Village
South Floral Park
Elmont
Elmont City Boundary
Nassau County
QueensCounty
Belmont Park Boundary
Qu
ee
ns/
Nass
au
Co
un
ty L
Ine
730
’2,3
00
’
350’
800’
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
feet
BELMONT PARK REDEVELOPMENT STUDY12
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