HomeMy WebLinkAboutBFJ Planning Zoning ProposalREQUEST FOR PROPOSAL :
SOUTHOLD TOWN ZONING UPDATE
JUNE 1, 2022
TOWN OF SOUTHOLD,
NEW YORK
ZONING UPDATE
TOWN OF SOUTHOLD
NOAH LEVINE, AICP, PP
Associate Principal
115 5th Avenue, New York, NY 10003
646.225.6221
n.levine@bfjplanning.com
TABLE OF CONTENTS
INTRODUCTION LETTER
PAGE
1. FIRM BACKGROUND 1
2. PROJECT UNDERSTANDING + APPROACH 7
3. SCOPE OF SERVICES 11
4. TIMELINE + BUDGET 23
5. FIRM EXPERIENCE + REFERENCES 27
6. TEAM RESUMES 41
June 2, 2022
Town of Southold
Heather Lanza, Town Planning Director
Town Clerk’s Office
53095 Main Road
Southold, NY 11971
RE: Southold Town Zoning Update
Dear Ms. Lanza,
BFJ Planning is pleased to submit this proposal to overhaul Southold’s Zoning Code
Regulations, including corresponding changes to the Zoning Code Map. The BFJ team is
uniquely qualified to undertake this effort, given our experience working on zoning updates
for other municipalities in the New York Metropolitan area, combined with our extensive
background revising zoning codes in communities on Long Island. We also have experience
in the creation and adoption for contextual form-based codes, hybrid-codes, and design
guidelines, should the Town choose to pursue one of these regulatory approaches.
The BFJ Team provides the expertise needed to update the zoning code in line with objectives
established in the Town’s Comprehensive Plan. Our approach is community centric to ensure
that the community is supportive and engaged in the process. We bring a high level of
creativity in achieving zoning recommendations/amendments and design guidelines that
have a high level of design integrity and are easy to implement. We also have a track record of
getting zoning adopted.
Joining BFJ on the project team for this proposal is North Fork Authentic, Inc., a pending
MWBE firm led by Brent Robertson and Barbara J. Cohen, full-time Southold Town residents.
Their deep local knowledge combined with professional communications and real estate
expertise uniquely qualifies them to implement and manage the stakeholder and community
engagement tasks necessary to support this project.
I would act as Principal-in-Charge and would oversee all aspects of the project such as the
coordination of day-to-day communication, production of deliverables, public outreach,
and subconsultant management. I am very familiar with the area as my family resides on
the South Fork. Frank Fish, FAICP would act as a resource principle for zoning and quality
assurance. The core BFJ team includes Silvia Del Fava as Project Manager with Christine
Jimenez as Planner/Urban Designer. The BFJ Team also includes senior staff who would act
as resource experts for various topics including Jonathan Martin, Ph.D., AICP as the lead
urban designer, Thomas Madden, AICP for economic development, and Georges Jacquemart,
P.E., AICP for transportation. Lastly, Dwight H. Merriam joins as a legal advisor to help to
ensure zoning recommendations are legally defensible.
BUCKHURST FISH
& JACQUEMART, INC.
115 FIFTH AVENUE
NEW YORK, NY 10003
T. 212.353.7474
F. 212.353.7494
PLANNING
URBAN DESIGN
ENVIRONMENTAL ANALYSIS
REAL ESTATE CONSULTING
TRANSPORTATION PLANNING
WWW.BFJPLANNING.COM
FRANK S. FISH FAICP
GEORGES JACQUEMART PE, AICP
SUSAN FAVATE, AICP
SARAH YACKEL, AICP
CHARLOTTE
CHICAGO
NEW YORK CITY
PITTSBURGH
STAMFORD
Collectively, our firms are composed of highly qualified consultants with proven experience
completing zoning code updates and projects of similar scope and scale in the New York
Metropolitan area. We have a record of completing projects on-time, on-budget, and with a
special attention paid to developing an inclusive process that results in zoning updates that
can be adopted by the Town.
We look forward to having an opportunity to discuss this project with you further.
If you have any questions about our proposal, please call me at 646-225-6221 or email me at
n.levine@bfjplanning.com.
Sincerely,
Noah Levine, AICP
Principal
1
1
FIRM BACKGROUND
2 SOUTHOLD TOWN ZONING UPDATEBFJ PLANNING
BFJ Planning (BFJ) is a consulting firm providing
professional expertise in planning and related fields
since our establishment in 1980. BFJ provides the
following services for public, private, and non-profit
clients throughout the country and overseas:
• Planning
• Urban design
• Environmental analysis
• Real estate consulting
• Transportation planning
This range of services enables BFJ to bring a project from the initial feasibility stage, through planning and
approvals, to site design and implementation. Principals and staff provide expertise in many areas, which is
highly beneficial for complex development projects that require informed, innovative thinking from different
professional points of view. This inclusive approach ensures that BFJ’s planning and design recommendations
are realistic and achievable within project constraints.
BFJ’s expertise includes developer negotiations, impact mitigation, and government programs. We also have
extensive experience with consensus building and the public participation process, conducting public meetings,
workshops, and other community liaison programs aimed at public participation and review. These programs
allow us to provide innovative solutions that fulfill the needs of clients and communities.
The BFJ Team for the Southold Zoning Code Update proposal also includes North Fork Authentic, a local business,
marketing and communications consulting firm, who will focus on public engagement tasks. North Fork
Authentic, led by Brent Robertson and Barbara Cohen, have many years of experience working with land use
planning and development issues on Southold and throughout the North Fork.
Finally, our team includes as a legal advisor Dwight H. Merriam, who has practiced law for four decades. He
represents land owners, developers, governments, and individuals in land use matters. Mr. Merriam is a Fellow
and Past President and of the American Institute of Certified Planners, a former Director of the American
Planning Association, a former chair of APA’s Planning and Law Division, a former chair of the American
Bar Association’s national Section of State and Local Government Law, the Connecticut member of Owners’
Counsel of America, a former Fellow of the Royal Institution of Chartered Surveyors, a Fellow of the American
Bar Foundation, a member of the Rocky Mountain Land Use Institute National Advisory Board, a Fellow of the
Connecticut Bar Foundation, a Counselor of Real Estate, a member of the AARPI, and a Fellow of the American
College of Real Estate Lawyers.
We are strongly positioned to produce a successful zoning code update for the Town of Southold due to our
local knowledge and broad experience. Our team has the requisite experience to conduct the full scope of work
required for this opportunity. Our philosophy is to provide principal- and senior-level staffing on all of our projects.
Between the team of planners that we at BFJ have dedicated to this project, as well as the strong team of
subconsultants that we have assembled, we have adequate capacity to provide senior-level staffing throughout
the course of the planning process. Resumes for staff members can be found in the Appendix of this proposal.
Firm Background: BFJ Planning
3
The following is a summary of the key areas of expertise that our team would bring to the Town of Southold:
Zoning
BFJ has wide experience in crafting both full zoning code updates and selected zoning revisions. BFJ’s
ordinances are written in plain English, organized logically and sequentially, and efficient in their execution. They
are based on state law and applicable case law, and seek to retain those parts of the existing text that produce
acceptable development, while incorporating new language and techniques in order to realize the Town’s
planning goals. The firm’s experience includes traditional zoning approaches as well as contextual and form-
based zoning and the incorporation of sustainability provisions such as solar, energy efficiency measures, and
transit-oriented development.
Planning
BFJ Planning brings more nearly 40 years of planning experience to this project, having prepared plans and
planning studies at a range of scales, in municipalities throughout the region and around the world. We work
closely with municipal staff and steering committees throughout the planning process, providing drafts for review
prior to working meetings, taking comments and making revisions as necessary. This close working relationship
allows us to be responsive to comments and make corrections promptly to ensure that the process continues to
move forward at an appropriate pace.
Community Outreach and Visioning
The BFJ Team strongly believes that it is critical to encourage and seek public input in order to craft zoning
recommendations that are embraced by the community and reflective of local priorities. We are community-
based planners at heart and are committed to bringing the public into the planning process. Input received from
the community will guide development of the Southold Zoning Regulations. Our proposed outreach approach
discussed in this proposal is informed by a diversity of strategies aimed at eliciting meaningful input from
representative stakeholders about how these areas of the Town should change over time—and what should
remain constant.
Urban Design
The BFJ Team employs the latest graphic and visualization technologies to assist in the planning process. Our
in-house graphic designers and GIS technicians understand the power of compelling and informative visuals in
providing the audience with a clear understanding of the built and natural environment, both in terms of what
exists and in looking at hypothetical build-out scenarios.
Some of our recent projects which involved creation of a series of graphical representations of redevelopment
options are listed below. In each case, we worked with municipal or private-sector clients to develop a range of
conceptual design options for discussion and review.
• Farmingdale Design Guidelines
• Melville Employment Center
• Port Washington Main Street Design Guidelines
4 SOUTHOLD TOWN ZONING UPDATEBFJ PLANNING
North Fork Authentic™ is the homegrown regional umbrella brand of the North Fork, Long Island, NY. We
are a sustainable economic development platform that empowers the community to thrive through connection,
collaboration, innovation, education and promotion.
North Fork Authentic1 is spearheaded by a small, local team with a world of experience. We are business,
marketing and communications professionals, brand builders, product and supply chain innovators, and
technology mavens. We build and grow brands with passion and purpose to thrive in the marketplace.
We connect community through ground game and modern marketing methods, including on-going real world and
digital outreach.
We tailor our outreach efforts to meet the needs of the local community, but maintain a consistent process:
meet, listen, learn, connect and encourage collaboration and cross-pollination for the benefit of all.
We think globally and act locally. We connect the dots, the people and suggest growth opportunities based
on insight and a broader view with the goal of guiding the region ‘beyond the farm stand’ to year-round
sustainability. In many instances, the high-quality goods of the North Fork are rarely seen and represent
missed opportunities.
We seek to unify all North Fork sectors: agriculture, aquaculture, food & beverage, hospitality, retail, services,
community and cultural organizations by connecting and promoting this diverse region.
The North Fork Authentic Marketplace
The Marketplace is a directory that connects consumer and trade buyers with 185+ producers – a showcase that
features North Fork makers and their authentic goods. This resource features a profile page for each producer
that connects to their website / social media platform.
The current focus on “underserved” producers is expanding to include all North Fork businesses: hospitality,
retail, services and community and cultural organizations, with the goal of becoming the most comprehensive
resource directory of the North Fork region – for the benefit of the local community and the world at large.
The “Savor the North Fork” Campaign
This on-going integrated communications campaign consists of email to our 7,500+ subscriber database, social
media and a feature on the North Fork Authentic homepage, promoting North Fork producers across all sectors.
The weekly distribution pairs two producers on a rotating basis, tells their authentic story and links directly to
their profile page to increase awareness for their brand and drive sales.
1 NYS MWBE certification – pending application
Firm Background: North Fork Authentic
5
The campaign is designed to create awareness for the region, show the diversity of the community and increase
producer sales while onboarding local businesses to participate and grow our database.
BUSINESS BUILDING SERVICES WE PROVIDE
On the North Fork, one size or approach doesn’t fit all! Our core business – creative and critical thinking – is
broad and deep.
Business Building Solutions – Designed to meet the specific marketing and product development needs of each
business or organization to fulfill their growth potential.
Strategic Planning – Developing a Strategic Action Plan requires research and analysis, understanding of target
audiences, the marketplace and potential opportunities. We develop a unique market position based on our due
diligence, years of experience and insights to reflect their brand promise, mission and values. The objective is to
find the most compelling message(s) to communicate and develop the most effective and efficient action plan
and methods to engage.
Brand Development – Develop, create, design, and position brands that bring the business idea to life.
Product Development | Packaging – Expand existing products and develop and package for new markets.
Creative | Marketing | Communications – Implement integrated communications utilizing all tools, channels,
touch points and media to drive brand awareness and demand, building databases at every turn.
The lead principals, Brent Robertson and Barbara J. Cohen, are full-time Southold Town residents with deep local
knowledge, engaged in a wide variety of community activities.
6 SOUTHOLD TOWN ZONING UPDATEBFJ PLANNING
Town of Southhold
Noah Levine, AICP
Principal-in-Charge
Frank Fish, FAICP
Resource Principal,
Zoning + Quality Assurance
Christine Jimenez, LEED GA
Project Planner
Georges Jacquemart,
PE, AICP, PP
Mark Freker
Transportation + Parking
Staffing
Jonathan Martin, PhD, AICP
Urban Design
Key staff from BFJ Planning are shown in the organizational chart below. The BFJ Team also includes North Fork
Authentic and Dwight Merriam. Full resumes for BFJ Planning and all sub-consultants can be found in Section 6 of
the proposal.
Silvia del Fava, LEED AP ND
Project Manager
Thomas Madden AICP
Economic Development
North Fork Authentic
Public Engagement
BFJ Planning
Dwight Merriam
Legal AdviceBrent Robertson
Founder / President
Barbara J. Cohen
Executive Vice President
Lidija Markes
Interactive Designer
Peggy Low
Digital Programs Manager
2
PROJECT UNDERSTANDING + APPROACH
8 SOUTHOLD TOWN ZONING UPDATEBFJ PLANNING
The Town of Southold’s recently adopted Comprehensive Plan serves as a guide to managing growth and
development within the framework of its vision statement that recognizes and seeks to preserve the Town’s
key assets – rural landscapes, natural and historic resources and the small-town quality of life. As was stated
by Supervisor Russell, “no matter which chapters [of the Comprehensive Plan] you look at, they all get back to
one concept: land use and zoning.” The Town’s next step to update the zoning code to be consistent with the
Comprehensive Plan is the primary focus of this proposal.
In addition to the Comprehensive Plan, the zoning work would build upon the Hamlet focused studies completed
in 2005 to identify the needs of the local communities, to ensure that the pattern and quality of land uses and
the quality of life reflect the needs of Southold’s residents. This process resulted in the adoption of HALO zones in
each hamlet area which identify targeted areas for growth. While there are no formal designations or special zoning
associated with the HALO zones (except for the Light Industrial District), it is envisioned that this zoning update will
help to identify appropriate recommendations for each area.
The Comprehensive Plan was developed in the months leading up to the outbreak of COVID-19 in 2020. Many of
the issues identified in the Plan have only been exacerbated since adoption. For example, the challenge to meet
the needs for both year-round residents as well as seasonal visitors and weekenders has become even more
difficult. The Town’s popularity accelerated during the COVID-19 pandemic, where summer-time residents from the
metro area’s urban core relocated to the North Fork during winter months. This brought unprecedented commercial
traffic, and a spike in residential growth with many tear-downs of older homes in favor of newer homes that
maximize their building envelope. Some impacts of the COVID-19 pandemic are plain to see while others, like the
potential growth in year-round residents, will take time to fully understand.
In effect, the Town of Southold is seeking to “manage its success” as it faces growth and development pressures,
traffic congestion, limited affordable housing, limited sewer capacity and the need to preserve resources of natural
and historic significance. The Town of Southold’s 10 hamlets, along with the incorporated Village of Greenport,
reflect a varied landscape and require a recognition of the uniqueness of each hamlet and how it incorporates
growth and development.
A recent example of a single change in the zoning code is represented by Local Law No. 5 as it relates to
agricultural uses, adding and modifying certain definitions in recognition of the changes in modern farm operations.
However, the complexity and integration of the various components of the zoning code require both a broad
understanding of the goals of the Comprehensive Plan and the very specific regulations in the code that will
produce the desired effect. By no means a simple task, but certainly a necessary one.
We expect intensive public engagement on a range of issues – density, traffic, transportation and parking, house
sizes, water quality and conservation, storm water and sanitary system management, hotels and related event
activities, agri-tainment, Airbnbs, economic development, and more – to inform an updated zoning code.
Our best collaborative effort will be made to listen closely and to strike a balance represented by: (1) the
fundamental concept behind local planning and zoning regulations that private property rights are not absolute,
and are subject to the constraint that one should use their property so as not to harm others, and (2) the strength
of the public purpose against the impact that regulations might have on private property.
Project Understanding
9
The following is our proposed approach to completing the Southold Zoning Update project. We have outlined a
scope of work with a timeline of 16 months, however we are flexible in this timeline and can adjust based on
further refinement with the Town. The timeline provides for two revisions, as indicated in the RFP, however, more
time would be needed if there are unexpected delays, additional revisions, etc. The scope includes bimonthly
meetings with Town staff and meetings with the Town Board roughly every three months. The meetings on the
timeline are aligned with the presentation or discussion of outreach events or major deliverables as they are
developed.
We have organized our approach into five phases. Each of the items listed in the scope of work in the RFP are
included and organized into this phased approach. For clarity, each RFP item is located in the phased approach
according to the matrix below:
Method And Approach
RFP Scope Item and Description Phase and Task
A Southold Town Comprehensive Plan. Phase 1, Task 1.1 for
B Existing zoning code assessment. Phase 3, Task 3.1
C Research and provide a menu of options for zoning and include
successful examples from other places.
Phase 3, Task 3.2
D Provide visual tools, including 3D visual simulations and modeling to
demonstrate the visual and other impacts of existing and proposed
code and zoning changes.
Phase 3, Task 3.3
E Conduct assessments comparing potential impacts of new zoning
options on traffic, community character, quality of life and the
environment.
Phase 3, Task 3.5
F Citizens & Other Stakeholders (Public Involvement). Phase 2, Tasks 2.1-2.4
G Draft the update to the code. Phase 4
H Review the zoning map and make recommendations for updates
needed to be consistent with the Southold Town Comprehensive
Plan, using GIS maps.
Phase 3, Task 3.4 & Phase 4, Task 4.4
I Attend meetings as necessary with the Town Board and Town staff
for direction, to provide updates on the progress of the project, and
to review drafts of the work.
Phase 1
J Deliverables. See deliverables 1-7 in Timeline
It is important to note that the timeline assumes that the State Environmental Quality Review Act (SEQR)
process in Phase 5 would determine whether proposed action will result in significant adverse impacts on the
environment. Our scope includes assistance with preparation of an EAF and the potential issuance of a negative
declaration (“Neg Dec”). However, it is possible that the Lead Agency will find it necessary and appropriate to
issue a Positive Declaration, in particular when there are significant development projects that are likely to result
from zoning changes. If the Town Board issues a Positive Declaration, a GEIS must be prepared. If the Town
would like technical assistance with this component, it would require an additional budget allocation and will add
approximately 5 months to the timeline. The timeline shows only the Neg Dec option.
3
SCOPE OF SERVICES
12 SOUTHOLD TOWN ZONING UPDATEBFJ PLANNING
PHASE 1: PROJECT INITIATION, COORDINATION,
AND PROJECT MANAGEMENT
Task 1.1 Review of Existing Regulations, Zoning Map,
Comp Plan, and Other Relevant Plans and Documents
Review of Southold’s existing regulations, recent plans,
and zoning code evaluations will provide critical context
for this scope of work. Much study has been done in
recent years that our team can build upon, including the
recently developed Comprehensive Plan.
A critical component of reviewing recent plans and
evaluations is to refresh community input. As we get
into Phase 2: Community Engagement, we believe
that it will be helpful to learn from prior engagement
efforts that we can learn from feedback during those
processes, avoid duplication of effort, and target our
public outreach toward stakeholders and topic areas
that require further study.
Task 1.2 Town Board Updates/Meetings
Overall direction, policies, and decisions during the planning process will be solicited through consultation with
the Town Board, as they are the agency that will adopt proposed zoning changes. We anticipate regular meetings
with the Board, allowing them to provide feedback on draft products before distribution to a broader range of
stakeholders and the general public. At meetings, BFJ will also provide updates on the planning process and debrief
on community engagement events. Core members of the BFJ Team will attend all meetings, with attendance by
other members of the team as appropriate. For each meeting, BFJ will prepare an agenda, relevant materials and
handouts, and a meeting summary.
If Town Board meetings are held remotely due to COVID-19, we can facilitate these meetings using Zoom. We can
assist in streaming Zoom meetings Facebook Live or YouTube. Remote meetings can be held either using our Zoom
account or they can be set up by the Town.
Task 1.3 Meetings with Town Zoning/Planning staff and key personnel
Close coordination between our team and Town staff is critical to a successful zoning code update. It keeps us on
track, ensures that our work is aligned with Town priorities, and allows for flexibility to respond to new policy and
planning ideas throughout the process. We propose to schedule bimonthly meetings with staff to discuss policy
decisions and draft deliverables throughout the process. These meetings could be either remote or in-person. We
also anticipate additional conference calls, video calls, and meetings as needed.
Task 1.4 Ongoing Coordination and Contract Management
Contract management involves regular, ongoing contact between our team and the client to ensure that we are
remaining on schedule and on budget.
Scope of Services
13
PHASE 2: COMMUNITY ENGAGEMENT
Task 2.1 Develop a work program to gather adequate
community feedback
The Community Engagement Phase will be led by
North Fork Authentic, however, BFJ will be involved in
all meetings and tasks. At the onset, we will develop a
community engagement work program in coordination
with Town staff and the Town Board. Our approach
is to identify a wide range of strategies to reach out
to the public, disseminate information in digital and
printed media, and provide diverse opportunities for
participation throughout the planning process.
Strategy for Outreach and Communications
The design and implementation of the outreach and
communications strategies will be presented in a
variety of formats designed to gather data and insights
to inform the effort to update the Town’s zoning code, reflective of the goals and vision of the Comprehensive Plan,
and to provide on-going, coordinated, interactive communications that raise awareness, educate, engage, motivate
participation by stakeholders and the community throughout all phases of the project.
Rationale & Benefits for Communications Right from the Start:
• Proactive and transparent approach by the Town shows action and responsiveness to needs of stakeholders
and constituents.
• Builds goodwill and encourages participation throughout the process
• Increases equity and inclusion / informs constituents / gains feedback / improves usability / minimizes time
/ improves effectiveness and efficiency.
• A positive experience throughout the process is a good reflection on the Town
• Clearly defines the project and communicates the goals and objectives
Special attention will be devoted to database building to bolster existing and future endeavors as well as the
processes that guide the interaction between the public and the Town.
14 SOUTHOLD TOWN ZONING UPDATEBFJ PLANNING
Task 2.2 Community Meetings, Workshops &
Focus Groups
Internal: Meetings with Town
• •Meetings with Town officials and staff throughout
the project as needed.
• Meetings with individual Town departments/
committees closely involved with land use related
topics to gain insights as to what works and
where the trouble spots and inconsistencies
occur. Moreover, gather contact information
for past and current applicants and their
representatives to incorporate into the master
database from which a series of focus group
meetings can be developed.
External: Meetings with Stakeholders & Public at Large
It can be said that anyone who owns property will at some point in time be faced with zoning code issues, and
therefore, the entire community is a stakeholder. However, not all property owners share the same types of projects,
nor is it simply residential vs. commercial, as industry sectors reflect their own unique experience and operating
requirements. Therefore, public outreach cannot simply be one big “Community Town Hall” meeting.
• Utilizing North Fork Authentic’s proprietary database and the master database established at the start of
the project as well as other reliable sources, identity sectors of the community and key individuals who
specialize in land use and development issues as well as other stakeholder groups. Develop an outreach
and communications strategy for recruitment and on-going engagement to support the project.
• Conduct a series of focus meetings and one-on-one interviews with individuals to hear their stories and
experiences as it relates to land use, development, and zoning code impacts, in particular. A short survey
to gather demographic and other information will be administered, and an interview guide will be used to
direct specific questions as well as the broader discussions about striking a balance between the vision and
goals expressed in the Comprehensive Plan and how they are achieved in the everyday actions by the Town
and the community. This will also help us to understand if there are zoning barriers for businesses wanting
to relocate or start up in the area. Both off-line and on-line tools will be applied to gain the greatest level of
stakeholder and community-wide engagement, insight and feedback.
• From each stakeholder group assign an individual(s) to act as representative for the respective constituent
group and related concerns and issues.
• Synthesize the feedback in an Interim Memo highlighting key issues and themes to inform the work to
update the zoning code.
• Utilizing the website as the portal / information hub and engagement tool combined with direct
communications with group representatives noted above, provide on-going updates, feedback requests, and
follow-up meetings as key components of the zoning code update as they are formulated.
Online Interactive Mapping & Visualizations
As part of the broader planning process, visualization of land use issues is a critical tool in communicating
technical and complex concepts in an easy to read and understandable format. Our GIS specialists will support
the project by collecting, managing, streamlining and sharing data to work efficiently and across disciplines. As
15
required, webapps and interactive maps will provide
access to GIS data for non-GIS users. Whether virtual
or in-person, plans and visualizations can be explored
and commented on, instant polls and surveys taken
and interactive whiteboards can facilitate stakeholder
meetings. These tools are all available to bridge
the gap between the Town, Project Consultants and
the community.
The BFJ Team has become adept at a series of online
tools, which have been helpful in gathering feedback
during the COVID-19 pandemic. Our experience has
shown the effectiveness of different online tools
in getting feedback and communicating ideas in a
different way than a traditional in-person event. One
tool which could be very effective for this project would be to create an online interactive map which highlights the
proposed zoning approach and key recommendations for different areas throughout the Town. Participants would
have the ability to scroll the map, and click on pins in different areas to see a pop up of what is being proposed.
Participants would then have the ability to leave comments, or give it an up- or down-vote. The standalone
interactive map would be linked from the project website.
Public and Official Meetings
• In compliance with local regulation, assist with coordination and dissemination of project information and
meeting notices.
• Assist with the preparation of meeting agendas, presentation materials for review, questions and comments.
Task 2.3 Outreach and Communications
Communications
Providing an effective and efficient public outreach process lends credibility and transparency to any
communications effort. With deep local knowledge, North Fork Authentic is uniquely positioned to fully connect and
collaborate with the diverse audiences of the Town of Southold, and to humanize policy by translating technical
information into tangible messaging that reaches every stakeholder. When combined with the marketing and
communications expertise of North Fork Authentic’s principals, robust outreach opportunities will play a key role in
supporting the zoning code update project.
Town of Southold – Website Evaluation
• Assess the existing Southold Town website to confirm the technology, user experience, team access and web
master capacity to determine if it satisfies the requirements for effective, timely communications.
• If determined that the existing Southold Town website is not suitable / robust enough for this project, a
prominently placed link from the existing website to a newly created dedicated planning website will be
required.
• North Fork Authentic will strategize, create, connect, engage and motivate using the following methods and
leverage every relevant point of contact
• Create a “brand identity” for the project, including name, branding elements / related graphics for easy
recognition to use in all communications from the start through the entire planning process.
16 SOUTHOLD TOWN ZONING UPDATEBFJ PLANNING
• Ensure consistency across all touch points,
channels and media: website, social media,
Channel 22, local press, email, digital and print
collateral and advertising
• Based on the outreach strategy outlined
above, provide a communications framework
that integrates the key components of the
planning process from start to finish; give &
get information, engage relevant audiences to
inform the process, expand outreach through
collaborative efforts with key stakeholder groups
and civic and related organizations.
• Develop all relevant communication tools:
creative / content; website; digital program; print;
collateral; video; public status reports
Task 2.4 Zoning Handbook
Town of Southold Zoning | Land Use Development Guide
We will coordinate with Town to incorporate a 10 to 15 page executive summary of the new code and important
changes into a format that is accessible for the community. We strongly believe that access to clear regulations
should not serve as a barrier to understanding local regulations.
• Based on the final draft of the updated zoning code, prepare a “Guide” or “Handbook” for development
professionals, community advocates, and the public at large to present zoning in a more accessible format
and to a broader range of people. The “handbook” would include an introduction, highlights of the changes
from existing code, examples of applied zoning, agency jurisdiction, application and approval processes, FAQ,
and any other pertinent issues that require special attention.
• Upon approval of updated zoning code, finalize “Handbook” for public release
• Document to be formatted for either digital or hard copy format. Printing not included.
• A press release will be prepared for distribution. Under separate contract, North Fork Authentic is available
to fulfill all public relations functions to promote the release of the updated zoning code.
Deliverable: Zoning Handbook (PDF)
17
PHASE 3: EXISTING ZONING CODE ASSESSMENT.
Task 3.1 Zoning Assessment and Organization
This task will entail a comprehensive review of
Southold’s existing zoning regulations, as well as the
processes by which the regulations are administered.
This diagnostic review will help us to understand which
aspects of the code are functioning well, and which
need to be addressed. In addition to reviewing the code
itself, this task will involve close coordination with Town
staff, land use boards, and department heads to gain a
sense of how the code is functioning in practice. A key
outcome of this analysis will be a rough organizational
outline of the revised zoning code, indicating which
sections will need to be maintained, revised or
replaced. This outline can continue to be modified over
the course of the project, but it will provide a baseline
for the drafting of the code in Phase 4.
Deliverable: Zoning Assessment and Organization Technical Memorandum (presentation)
Task 3.2 Preliminary Zoning Approach and Case Studies
Following the first community workshop we will begin to prepare preliminary recommendations, based on public
input, discussions with Town staff, and coordination with the Town Board. This first draft of recommended zoning
changes will also draw heavily from prior work, Task 3.1 and the Town’s Comprehensive Plan. Key issues that we
anticipate addressing include:
• Land Use and Building Density (height, setbacks, and FAR): Balancing community preferences with
market forces;
• Neighborhood Character: Encouraging preservation of existing homes while promoting appropriate
redevelopment that is consistent with surrounding neighborhood character;
• Redevelopment: Controlling the potential for out-of-scale development but allowing for upgrades that are
consistent with modern preferences;
• Parking requirements: Ensuring the provision of adequate parking without negative impacts on open space
and curb appeal; and
• Encouraging vibrant neighborhoods and hamlet centers
• Economic Development: Review “as of right” uses to see if there is the potential to reduce red tape for
businesses wanting to relocate or start up in the area.
• Promoting historic preservation.
• Balanced regulation of short-term rentals.
• Zoning that promotes pedestrian and bicycle friendly streetscapes, and that protects
environmental resources.
• Consistent signage requirements that respond to current case law.
• Zoning that responds to housing and demographic trends.
• Updated subdivision regulations.
18 SOUTHOLD TOWN ZONING UPDATEBFJ PLANNING
• Design guidelines that are clear to applicants,
easy to administer for the Town, and lead to
development that benefits the public realm.
As part of this task, the team will also conduct research
into pertinent case studies and relevant benchmark
best practices in long island municipalities and other
comparable communities in the region to provide a
series of realistic alternative regulatory ideas. We will
use examples of contextual or other innovative zoning
changes that have been effective in addressing similar
goals for the various districts. These case studies are
expected to include well-known and accepted zoning
strategies as well as more innovative ones including
special purpose districts, inclusionary zoning, formula
retail zoning, historic preservation and other tools.
The consultant team will compile all of the analyses and case studies from this task to create a presentation and
memo, which will provide a thorough and accurate picture of existing state and help define zoning objectives to
guide the project further.
Deliverable: Zoning Approach and Case Studies (Powerpoint)
Task 3.3 Review of Districts and Design Concepts
In this task, we will evaluate existing neighborhoods and district with the objective of identifying where the
zoning code is leading to development that is not desired by the Town. In many modern zoning codes, outdated
requirements regarding use restrictions, area and bulk regulations, and process can set up barriers to the
type of development that the Town may want. In some cases, such requirements could actually be requiring
uses or building configurations that the community no longer favors. An important facet of this task will be the
determination of which areas (such as hamlet centers) will require additional design guidance, potentially as design
guidelines or a hybrid form-based code.
The BFJ Team will work with the Town to select areas for development of a hybrid form-based code or design
guidelines. The Town has already done a lot of work on identifying areas for growth (i.e. HALO districts), and we
would build on this work. These areas could be broadly defined such as all hamlet centers, or specific to certain
geographic areas. Parameters for a hybrid form a form-based code relating to the regulating plan, building form
standards, street standards, use regulations, descriptive building or lot types, and other elements will be developed
through the broad outreach process that includes meetings with Town staff, feedback from stakeholder interviews,
and robust public outreach. Development of the Design Parameters is an iterative process—we expect to receive
preliminary guidance from Town staff early in the process, refine our understanding of community priorities during
stakeholder interviews, and detail Design Parameters based on interactive input at public workshops.
Deliverable: Selection of Focus Areas for Design Guidance and Preliminary Design Concepts (Powerpoint)
19
Task 3.4 Preliminary Zoning Map Revisions
In coordination with Tasks 3.2 & 3.3, we will also
produce a draft map of proposed zoning map changes.
Deliverable: Draft Zoning Map Revisions
Task 3.5 Impact Assessment (i.e. visual, traffic)
This task will utilize inputs from the previous tasks,
including various stated and agreed upon building
form and use preferences developed, to estimate
and describe the amount and location of future
development that is likely to occur. This will include
a soft site analysis to determine where and when
development is likely to occur, something in which BFJ
Planning has extended experience, including recently
a soft site analysis conducted for Rockville Centre and
Great Neck Estates. We will utilize scenario planning
software to project a reasonable build-out of focus
areas, considering existing site conditions, utility and infrastructure capacity, including sewer, water, and traffic,
and development constraints and impacts to estimate the potential number of dwelling units and gross square feet
of residential and non-residential development that can potentially occupy the soft sites. The output could be 2D
plans showing growth scenarios or 3D drawings showing visual modeling of potential zoning changes. We will work
with you to develop a workplan for which graphics would be most appropriate.
Deliverable: Technical Memorandum – Impact Assessment (Powerpoint)
PHASE 4: FINAL ZONING CODE REVISIONS
Task 4.1 Final Recommendations
After we have produced the preliminary recommendations and map revisions in Phase 3, we will hold a second
community workshop to receive comments and feedback. We will also discuss these preliminary deliverables with
Town staff and the Town Board. Based on feedback on the preliminary recommendations, we will produce final
recommendations for consideration at public hearings.
As shown in the timeline, we have provided for two revisions of the zoning code, in coordination with Town staff and
the Town Board. As we are finalizing zoning code recommendations, we will coordinate with Town staff on the best
strategy to make the final code available upon completion of the process (see Task 4.3).
Deliverable: Zoning Update Draft #1
Task 4.2 Design Guidelines or Hybrid Form-Based Code for selected areas
During this task, we will craft and present draft versions of essential elements of a hybrid form-based code or
design guidelines for selected focus areas (i.e. hamlet centers and transitional areas). Hybrid codes involve the
meshing of conventional zoning codes with graphic urban design standards that typically address setbacks, parking
placement, building bulk, materials, and architectural features. It is our understanding that the Town isn’t looking to
do a full form-based code, however, if that option was desired, we could revise our proposal and budget accordingly.
20 SOUTHOLD TOWN ZONING UPDATEBFJ PLANNING
During this task the code will be integrated as a
cohesive and graphically clear set of form standards,
which will help to illustrate zoning concepts and would
be integrated into the updated regulatory framework
in a manner that is clear and transparent. These
standards will focus on the importance of creating
pedestrian-oriented places, civic spaces, streets and
buildings where the design of the public realm is the
priority. Other possible design standards may include
Architectural Standards, Landscape Standards and/
or Parking Standards. In general, these forms should
reinforce existing traditional neighborhood patterns of
the community and aspire to redefine key nodes of the
Town as pedestrian-oriented places for commerce and
civic activities.
Deliverable: Draft Design Guidelines/Hybrid FBC Concepts
Task 4.3 Develop a navigable/searchable document that is available on the Town’s website
As we are finalizing building zone map revisions, we will also coordinate with Town staff on the best strategy to
make the zoning code and map available in an online, interactive format. We will provide zoning text and diagrams
that are well organized and clear for Town staff and members of the public.
The Town currently uses General Code’s eCode360 service. If the Town wishes to pursue another option which
provides for a more graphic friendly format, we can assist the Town in helping to identify alternatives. Two
candidates include Maplink (a General Code product) and CodeHUB (a service provided by Gridics). Pricing,
features, user-friendliness, and speed of updates by each service are key factors that we will explore with the Town
in helping to identify which service is preferred.
Task 4.4 Final Zoning Map revisions
In this task, we will make final revisions to the Town’s Zoning Map, and we will provide in a variety of graphic
formats as well as the underlying data for the Town to utilize for other means.
Deliverable: Zoning Map Draft #2
PHASE 5: ADOPTION AND ENVIRONMENTAL REVIEW
Task 5.1 Public Hearings
Upon completion of final zoning code and map revisions, we will provide support to the Town in holding public
hearings on the code. As appropriate, we will produce a presentation and other meeting promotional materials. We
will also be available to hear and compile comments from the public during the hearings.
Task 5.2 SEQR
BFJ will prepare a Part 1 Environmental Assessment Form in accordance with the State Environmental Quality
Review Act (SEQR). This scope of work assumes any proposed zoning changes would result in a Negative
Declaration under SEQR, and that an EAF would be sufficient to address any potential environmental impacts
associated with the zoning updates. However, if a GEIS is required, technical assistance for that work would be
21
covered under a separate contract. A GEIS would also
likely add 6-8 months to the timeline.
Deliverable: SEQR EAF Part 1
Task 5.3 Final Revisions and Adoption
Following the public hearings, we will meet with Town
staff and the Town Board to set up a final time to
evaluate comments at the hearings and determine final
revisions to the zoning code and map. Upon finalizing
these revisions based on public hearing comments,
the Town would be in a position to adopt the proposed
zoning code and map changes.
Deliverable: Final Zoning Update Text, Map, and Design Guidelines/FBC for 2 areas
4
TIMELINE + BUDGET
24 SOUTHOLD TOWN ZONING UPDATEBFJ PLANNING
Timeline
PROPOSED PROJECT SCHEDUE12345678910111213141516Phase 1: Project Initiation, Coordination, and Project ManagementTask 1.1Review of Existing Regulations, Zoning Map, Comp Plan, and Other Relevant Plans and DocumentsTask 1.2Town Board Updates/MeetingsTask 1.3Meetings with Town Zoning/Planning staff and key personnelTask 1.4Ongoing Coordination and Contract ManagementPhase 2: Community EngagementTask 2.1Develop a work program to gather adequate community feedback Task 2.2Community Meetings, Workshops & Focus GroupsTask 2.3Community Meetings/WorkshopsTask 2.4Outreach & CommunicationsTask 2.5Zoning HandbookPhase 3: Existing Zoning Code Assessment.Task 3.1Zoning Assessment and OrganizationTask 3.2Preliminary Zoning Approach and Case StudiesTask 3.3Review of Districts and Design ConceptsTask 3.4Preliminary Zoning Map RevisionsTask 3.5Impact Assessment (i.e. visual, traffic)Phase 4: Final Zoning Code RevisionsTask 4.1Final Recommendations Task 4.2Design Guidelines or Hybrid Form-Based Code for Hamlet AreasTask 4.3Develop a navigable/searchable document that is available on the Town’s website Task 4.4Final Zoning Map revisionsPhase 5: Adoption and Environmental ReviewTask 5.1Public HearingsTask 5.2SEQRTask 5.3Final Revisions and AdoptionTOWN OF SOUTHOLD ZONING CODE UPDATEDeliverable 1: Zoning Assessment and OrganizationDeliverable 3: Preliminary Design Concepts and Proposed RevisionsDeliverable 4: Draft Zoning Text/Map Changes (1) and Impact Assessment ReportDeliverable 5: Draft Zoning Text/Map Changes (2)Deliverable 6: Final Zoning Text/Map ChangesDeliverable 7: AdoptionDeliverable 2: Zoning Approach and Case StudiesMeetings with Department Reps and Technical Advisors,build stakeholder databaseFocus Groups/ Interviews with Stakeholder Groups | Stake-holder Group RepresentativesTest recommendations with key stakeholder groupsWorkshop 1Workshop 2Online Interactive MapDeliverable 8: Zoning Handbook
25
Budget
BFJ
Planning
North Fork
Authentic
Dwight
Merriam Total
Phase 1: Project Initiation, Coordination, and Project Management
Task 1.1 Review of Existing Regulations and Plans $5,000 $1,000 $6,000
Task 1.2 Town Board Updates/Meetings $8,000 $1,500 $9,500
Task 1.3 Meetings with Town Staff $8,000 $3,000 $11,000
Task 1.4 Ongoing Coordination and Contract Management $2,000 $2,000
Phase 2: Community Engagement
Task 2.1 Develop a work program $1,000 $2,000 $3,000
Task 2.2 Community Meetings, Workshops & Focus Groups $3,000 $8,500 $11,500
Task 2.3 Community Meetings/Workshops $3,000 $10,000 $13,000
Task 2.4 Outreach & Communications $3,000 $8,000 $11,000
Task 2.5 Zoning Handbook $2,000 $8,000 $10,000
Phase 3: Existing Zoning Code Assessment.
Task 3.1 Zoning Assessment and Organization $11,000 $11,000
Task 3.2 Preliminary Zoning Approach and Case Studies $11,000 $3,000 $14,000
Task 3.3 Review of Districts and Design Concepts $14,000 $14,000
Task 3.4 Preliminary Zoning Map Revisions $4,500 $4,500
Task 3.5 Impact Assessment (i.e. visual, traffic)$8,000 $8,000
Phase 4: Final Zoning Code Revisions
Task 4.1 Final Recommendations $22,000 $5,000 $27,000
Task 4.2 Design Guidelines or Hybrid Form-Based Code $16,000 $16,000
Task 4.3 Develop a navigable/searchable document $5,000 $5,000
Task 4.4 Final Zoning Map revisions $6,000 $6,000
Phase 5: Adoption and Environmental Review
Task 5.1 Public Hearings $4,000 $4,000
Task 5.2 SEQR $5,000 $5,000
Task 5.3 Final Revisions and Adoption $8,000 $8,000
TOTAL:$149,500 $45,000 $5,000 $199,500
5
FIRM EXPERIENCE + REFERENCES
28 SOUTHOLD TOWN ZONING UPDATEBFJ PLANNING
FORM BASED ZONING
Hempstead, NY
BFJ Planning was retained by the Village of Hempstead’s Community Development Agency (CDA) to serve as their
planning consultant on the redevelopment of Downtown Hempstead, a culturally, ethnically, and economically
diverse downtown area that includes a multi-modal transit center.
BFJ reviewed and provided recommendations on the master developer’s Master Conceptual Plan, including
strategies to improve design, street-grid layout, traffic and pedestrian circulation, parking layout and efficiency, the
siting of parks and open space, and other recommendations that are in the best interests of the community. BFJ
also reviewed and provided recommendations on the proposed form-based zoning amendments for the downtown
area. The zoning amendments made the Village’s existing zoning code more current by including standards for
green buildings and infrastructure, building façades, onsite stormwater retention, and bicycle parking. Together, the
Master Conceptual Plan and proposed form-based zoning served as a road map for future planning efforts in the
creation of a sustainable and vibrant mixed-use downtown.
29
MIDDLE NECK ROAD CORRIDOR PLAN
Great Neck Estates, NY
BFJ Planning is currently developing a Corridor Plan for the west portion of Middle Neck Road in the Village of Great
Neck Estates. The Village retained BFJ Planning to study the existing conditions of the Corridor, which included
developing an inventory of uses, building types and property sizes within the Business D zoning district. Zoning and
parking regulations were also examined to provide recommendations for an incentive overlay zone that would allow
multifamily residential use in the Business D zone. A build-out analysis was conducted to estimate the number of
residential units as a result of the incentive zoning. Impacts on schools, traffic and community facilities utilization
were assessed and presented to the community. The final Corridor Plan, which is currently being developed, would
serve to guide development along Middle Neck Road in a way that is sustainable for the Village and contextual with
the surrounding environment.
30 SOUTHOLD TOWN ZONING UPDATEBFJ PLANNING
ZONING CODE REVISION
Rockville Centre, NY
The Village of Rockville Centre, on Long Island, hired BFJ Planning to revise the Village’s zoning code and map.
The primary objectives were to modernize and reorganize the code to strengthen the urban quality of the Village,
require higher performance standards of applicants, provide site plan review, and eliminate confusing or unclear
regulations that created interpretation and enforcement problems.
BFJ prepared new area and bulk schedules of land-use controls on various zoning districts, and amended or wrote
wholly new district regulations, definitions, supplemental regulations, and procedural sections on site plan review
and special permits. The firm also amended other chapters in the local village code to bring them into conformance
with the zoning code changes. These comprised changes to building code administration, exterior building design,
and the sign ordinance. As the Village had not prepared a comprehensive plan preceding the zoning code project,
BFJ provided the necessary planning background in the form of technical memos to support the technical exercise
of zoning recodification.
31
NASSAU COUNTY COMPREHENSIVE MASTER PLAN
Nassau County, NY
BFJ Planning worked with Nassau County, Long Island to develop a Master Plan to address the many interrelated
land use, environmental, socioeconomic, infrastructure and transportation issues facing the County over the next
twenty years. The plan focused on key resident concerns such as the need to preserve the character of residential
neighborhoods, parks, low crime and great schools, while addressing the formidable challenges of high property
taxes, retention of young people, traffic congestion and underserved communities. The Master Plan provided an
action plan for achieving a sustainable future for the county’s residents and businesses.
26 Master Plan for New Suburbia
G. New Suburbia: The 90/10 Solution
The vision for New Suburbia is a “90/10 Solution.” Fix those things that need fixing
and retain those things that make Nassau County a great place to live. Protect and
enhance existing assets, while decreasing taxes and increasing employment and
housing opportunities.
While this solution may seem simple, implementing it will require Nassau residents
and their local governments to overcome fear of change and embrace the oppor-
tunities now before them. Adhering to the old rhetoric that change can only be
bad for Nassau and that downtown development will result in “Queensification”,
will prevent the county from addressing the real issues it now faces and attain-
ing a healthier, more sustainable future. In the face of an uncertain future where
property taxes continue to rise and threaten residents’ quality of life now is the
time for action.
Glen Cove Waterfront
105 Acres at Bethpage
Nassau Hub
Belmont
Racetrack
Great Neck Plaza
Glen Cove
Mineola
Garden City
Valley Stream Lynbrook
Rockville Centre
Long Beach
Freeport
Farmingdale
Hempstead
Westbury
West Hempstead
Baldwin
Elmont
Hicksville
Port Washington
Syosset
The vision for New Suburbia
is a “90/10 Solution.” Fix
those things that need fixing
and retain those things that
make Nassau County a great
place to live.
In the face of an uncertain
future where property taxes
continue to rise and threaten
residents’ quality of life now
is the time for action.
32 SOUTHOLD TOWN ZONING UPDATEBFJ PLANNING
Village of Farmingdale, New York
Design Guidelines
September, 2010
design guidelines
15
C. Guiding Design Principles for Downtown Farmingdale
New development and redevelopment should strengthen the identity and importance of the
downtown;
New development and redevelopment should promote creation of an identifiable downtown
center and strengthen the connection between the train station and Main Street;
New development and redevelopment should promote a mix of uses, with less active uses
such as offices and residential uses located above street level retail;
Building design should promote a strong, vibrant pedestrian environment in the downtown,
especially along Main Street and South Front Street to the train station;
Building design should be sensitive to Farmingdale’s traditional architectural heritage and
small village character;
Building facades, especially storefronts in the downtown, should conform to a traditional
architectural vocabulary; and
Signage and lighting in the downtown should strengthen the traditional character of the
downtown by complimenting rather than competing with buildings’ architectural features.
1
6
5
4
3
2
7
village of farmingdale
22
4. Federal:
The “Federal” style of architecture developed in the latter decades of the 18th century. It
is basically Georgian style with Adamesque enhancements. Identifying features include:
x Fan light over door (almost always rounded, rarely squared)
x Classical/Greek detailing of entryway
x Palladian windows
x Symmetrical as Georgian style
x Windows: double-hung sash
5. Queen Anne Stick:
An Eclectic style used predominately in residential architecture, although there are a few
examples of “Queen Anne” style buildings along Main Street. It is a combination of the
picturesque, romantic styles of 19th century. The style itself is based on "decorative
excess" and variety. Identifying features include:
xHalf-timbered and/or masonry construction
xSteeply pitched, irregular roof shapes
xDominant, front-facing gable
xPatterned shingles
xBay windows
xDecorative ornamentation
xMultiple gables and dormers
6. Art Deco:
Art Deco was the first popular style in the United States to break with the revivalist
tradition represented by period houses. The style uses modern and artistic expression to
complement the machine age, with an emphasis on the future rather than the past. The
Art Deco Style is identified by the following:
xSmooth wall surfaces, often made of stucco, smooth-faced stone, or metal
xPolychromy, often with vivid colors
xForms simplified and streamlined, with a vertical empahsis
xGeometric designs (zigzags, chevrons, towers, and other vertical projections)
Examples of new development that evokes traditional design without replicating styles of the past. New development in the downtown should employ elements of traditional proportioning, rhythm and the principles that contribute positively to streetwall unity and a strong, vibrant pedestrian environment.
design guidelines
23
xEncourage mixed-use buildings that place pedestrian-oriented uses on the ground floor,
such as retail and restaurant uses. Professional offices, including medical and other
personal service-oriented uses, should be accommodated on the second floor above a
retail liner.
xAvoid box-like appearance through the provision of building offsets, projections,
balconies, setbacks, and distinctive architectural elements, especially on corner
buildings.
xProvide heavier-looking base through use of materials or rustication and lighter-looking
upper stories for all building designs.
xStep building mass down when abutting (or in proximity to) lower-density residential
uses.
Façade Treatment
xUtilize traditional building materials such as brick, wood, or stucco (not synthetic) for
façade treatments. Avoid excessive usage of glass in building facades, except in the case
of window display areas as part of a traditionally proportion storefront.
xIncorporate traditional façade elements to create an active streetscape and interesting
pedestrian experience.
xAny change to an existing storefront of a building should comply with the following:
xProvide kick plate (knee wall) at storefront at a minimum height of 18-inches
xKick plate to be brick, stone, masonry, or concrete/stucco with ledge or sill to
complement building style
xAll new glazing to be insulated and comply with New York State Energy Code
xUse clear glass at street level; tinted glass is acceptable on upper stories, although is
less preferred than clear glass
xMaintain any recessed entryways to building
xAny existing brick is to be repaired and maintained whenever structurally feasible
xAny existing painted brick façade to be painted in colors as listed in the Village of
Farmingdale Color Palette for façades
Examples of new development that evokes traditional design without replicating styles of the past. New development in the downtown should employ elements of traditional proportioning,
rhythm and the principles that contribute positively to streetwall
unity and a strong, vibrant pedestrian environment.
An example of higher density multifamily building “stepping down” to conform to the abutting lower density property. This simple strategy helps development fit better into the neighborhood.
“stepping down”
DOWNTOWN DESIGN GUIDELINES
Farmingdale, NY
During the course of creating the Village’s Downtown Master Plan, Jonathan Martin, Senior Associate at BFJ
Planning, completed design guidelines to assist the Planning Board, the Architectural Review Board (ARB) in
reviewing proposed projects in the Village’s downtown. The purpose of the design guidelines is to help ensure
that new development better retains the visual, environmental, and architectural characteristics that historically
characterized the Village’s downtown area along Main Street. This handbook serves as a guide to residents,
developers, and design professionals wishing to build new development in the downtown area of the Village of
Farmingdale and presents concepts related to the compatible scope of site design, building design, and signage
designs that the Village prefers in new development. Recommendations on façade treatments and suggested
building materials are also provided in the handbook. Visual examples from the Village and other communities
in the New York metropolitan area, and elsewhere are included to depict design treatments appropriate for
downtown Farmingdale.
(This project was completed by Jonathan Martin with Saccardi & Schiff, Inc., prior to joining BFJ Planning)
33
LAND USE AND ZONING RECOMMENDATIONS
Town of Islip, NY
BFJ Planning is working with the Town of Islip to develop land use and zoning recommendations for three distinct
areas in the Hamlet of Bayport, including: a 1.2 mile stretch of Montauk Highway (CR 85); Bayport’s historical
hamlet center; and an industrial area that is largely occupied by Wenner Bakery. Each of the three “sub-areas”
has its own unique character and different characteristics with regard to land use, circulation patterns, and
development pressure on vacant and underutilized properties. The plan’s recommendations will include identifying
strategic infill development opportunities, zoning code changes to encourage mixed-uses, urban design strategies,
multi-modal transportation improvements; streetscape improvements such as landscaping signage, bicycle
infrastructure, increasing access to open space, and area-wide sewer and stormwater management strategies to
address future growth
34 SOUTHOLD TOWN ZONING UPDATEBFJ PLANNING
PORT WASHINGTON DESIGN STANDARDS
Port Washington, NY
BFJ Planning worked with Residents for a More Beautiful Port Washington (RFMBPW) to create a “PortFolio” of
design guidelines for downtown Port Washington. The study was designed to promote architecturally sensitive
mixed use development that will enhance the streetscape along Main Street. Design guidelines were informed by
prior visioning efforts, as well as input from the Town of North Hempstead, local business owners, developers and
residents.
The PortFolio provided a preliminary analysis of best practices as well as a palette of options with regard to site
design, façade treatments, lighting, landscaping, site circulation, and parking areas. The study also included a
detailed design analysis for a model block area adjacent to the LIRR train station. Work on this focused area
included recommendations for streetscape and landscape design, façades and signage related to commercial
buildings, traffic improvements and zoning/regulatory proposals.
New cornice to form
strong roof line
Window planters
Restore original
brick finish
Down lighting
Sign scaled to relate
to facade
Hanging sign
Awnings over
display window
Display window with
minimal signage
Recessed entry
35
PLANNING ADVISORY SERVICES
Garden City, NY
BFJ Planning has worked in Garden City for over 20 years on a variety of planning projects. Our work for the
Village includes:
Downtown Urban Design Study
BFJ prepared an urban design study for Seventh Street in Garden City’s downtown. The study recommended
upgrading of streetscapes and landscaping on Seventh Street and Franklin Avenue and a future parking study
for the downtown. Streetscape recommendations included a coherent design approach for signage and street
furniture as well as upgrades at selected traffic entry points into the Village.
Environmental Review
As consultant to the Village, BFJ assisted Garden City with the environmental review process for development
applications, as required by State Environmental Quality Review (SEQR). Environmental work included review of
Adelphi College’s expansion plans and Nassau County’s Environmental Impact Statement prepared for its Real
Estate Consolidation Plan.
Zoning Study of County Properties
BFJ assisted with the rezoning of approximately 85 acres of County-owned property, located between Old Country
Road and 11th Street. The rezoning plan responded to the Nassau County Executive’s 2002 announcement
for a county-wide consolidation plan that included the sale of properties located within Garden City. The County
properties were located within a Public “P” Zoning District, which under the Village code offered no specific controls
for bulk, floor area, and building height, and permitted only governmental uses. BFJ completed a zoning analysis,
and provided research and data on potential development scenarios and impacts to the Village. In June 2004,
based on BFJ’s recommendations, the Village adopted new zoning for residential growth while accommodating the
County’s plans for consolidation.
Planning and Development Advisory Services
BFJ provided planning and development advisory services to the Village. Our advisory work includes development
of potential reuse options for a former gas station site and analysis of corner lots in the Village. The gas station site
analysis recommended that the site located on Seventh Street and Franklin Avenue allow for off-street parking at
basement level by providing an access ramp off Seventh Street leading to below-grade parking.
The corner lot study included a survey and analysis of existing lots and recommended enhanced treatment of entry
points and open space. The study proposed modifications to existing regulations to improve the appearance and
function of corner lots.
36 SOUTHOLD TOWN ZONING UPDATEBFJ PLANNING
COMPREHENSIVE PLAN
Mount Kisco, NY
BFJ Planning worked with the Village of Mount Kisco to create a comprehensive plan update that capitalized on the
Village’s strategic location in Westchester County along the Metro-North Harlem Line. The 2018 update built on the
Village’s existing Vision and Goals while adding new focus areas on Sustainability and the Downtown. With a walkable
downtown and many open space resources, the Village is well-placed to further promote active design and complete
streets programs to link neighborhoods to parks and schools.
Even with these advantages, BFJ focused on strategies to assist the Village in preparing for evolving trends in the
local and regional economy, transportation options, and principles of smart growth and sustainability. The area
around the Mount Kisco train station was a key focus area, with the North and South Moger Lots great opportunities
for new transit-oriented development. As part of the plan update, BFJ created a new downtown form-based overlay
zoning code to promote contextual design, improved streetscapes, and walkability. The plan also included conceptual
designs for the Moger Lots to assist a parallel effort to prepare the Village to seek a development partner to create
a mixed-use development near the train station. BFJ also prepared a Generic Environmental Impact Statement
analyzing the Comprehensive Plan Update and proposed Zoning Code Amendments.
For this project, BFJ was the leader of a multi-disciplinary team of consultants, which included Barton Partners, JMC
Engineering, Urbanomics, and MUD Workshop.
The comprehensive plan and zoning revisions were adopted in early 2019.
Voted the 2021 recipient of the Heissenbuttel Award for Planning Excellence by the New York Planning Federation.
Village of Mount Kisco
Comprehensive Plan Design Workshop 2, May 12th, 2018
77
Keep Contextual Scale: South Moger Lot
Conceptual view showing civic plaza
37
COMPREHENSIVE PLAN AND ZONING CODE UPDATE
Ossining, NY
BFJ Planning has worked with the Village of Ossining on a Comprehensive Plan and Zoning Code update between
March 2020 and June 2021. The plan has a focus on economic development, zoning code updates, and resilience
to sea level rise on the Village’s Hudson River waterfront. The process has also been conducted in the context of the
COVID-19 pandemic. The project team has worked closely with the Village and the Ossining community on a series
of online community engagement strategies, from virtual village halls, zoom meetings, and social media. We have
gotten great feedback using Social Pinpoint, an online community engagement platform that includes a virtual ideas
wall and interactive mapping.
Zoning code updates include new Form-Based Code Overlays for the Downtown area and the Croton Avenue corridor,
in addition to changes to the Village’s Two-family district, as well as setback requirements modifications to the S-75
district. These zoning ideas are intended to encourage more investment in the Village by allowing residential use in
the downtown, higher standards of street front and walkability, and removing barriers in transitional neighborhoods
that currently limit renovations and development of new housing.
After incorporating community feedback, BFJ has prepared a full draft of the plan and zoning code updates, which
have been adopted by the Board of Trustees, by unanimous vote, in July 2021.
38 SOUTHOLD TOWN ZONING UPDATEBFJ PLANNING
NEW ROCHELLE DOWNTOWN OVERLAY ZONE (DOZ)
New Rochelle, NY
The City of New Rochelle retained BFJ Planning in 2015 to assist in the review of the New Rochelle Downtown
Development Plan (RAP), the proposed Downtown Overlay Zone, and the associated review of the SEQR Generic
Environmental Impact Statement (GEIS). The City and RDRXR, the selected Master Developer, with assistance from
BFJ, developed a new form-based DOZ for an approximately 309-acre area of Downtown New Rochelle. The adopted
DOZ is an optional overlay district, whereby landowners can choose to opt into development under the proposed
DOZ requirements. The DOZ encourages redevelopment through the creation of an active, mixed-use district with
convenient, safe and pleasant access to the New Rochelle Transportation Center. The DOZ Plan was the New York
Metro Chapter of the American Planning Association’s 2015 winner of the William H. White Award, which recognizes
creativity and ingenuity in planning. The DOZ code also was the 2016 winner of a Westchester Municipal Planning
Federation Award for planning excellence.
BFJ played an integral part in refining development and zoning recommendations and assisted the City in reviewing
and coordinating the Full Environmental Assessment Form (FEAF) Part 1, preparing the FEAF Parts 2 and 3 and
positive declaration, outlining the technical aspects to be analyzed in the Generic Environmental Impact Statement
(GEIS), review of the Draft and Final GEIS, assistance with the development of mitigation measures, preparation
of the SEQR Findings Statement, and filing of required notices in DEC’s Environmental Notice Bulletin. Significant
issues analyzed in the GEIS included, land use, urban design, water and sewer infrastructure, demand for City
services, including impacts on the New Rochelle School District and New Rochelle Police and Fire Departments,
visual resources, transportation networks and capacity, energy demand, generation and disposal of solid waste,
growth inducement, and community character.
Following adoption of the DOZ amendments in 2015, BFJ has continued to provide on-call planning and SEQR
services to the City of New Rochelle with respect to the DOZ. BFJ assisted the City in 2016 and 2017 with minor
modifications, and the associated analysis, to increase the maximum allowable development density (Theoretical
Development Scenario) permitted in the DOZ as analyzed in the GEIS. BFJ, on behalf of the City, also assists in the
review of DOZ projects before the Planning Board as part of Site Plan Review. BFJ reviews each site-specific EAF’s
and other SEQR documentation for completeness, accuracy, and consistency with the 2015 GEIS and adopted SEQR
Findings Statement, as amended.
39
Municipal Place Gateway and North Riverside Neighborhood Zoning Study
BFJ worked with the Village on a land use plan and potential zoning
amendments for two adjacent commercial areas: the Municipal Place
Gateway and the North Riverside Avenue Corridor. Public outreach was a
critical component of the study to test redevelopment approaches with the
community. In the Municipal Place Gateway, zoning changes were focused
on select areas that could accomodate growth and improve the streetscape.
Along the North Riverside Avenue corridor, the zoning approach was relatively
modest, and focused on maintaining the core commercial area and reducing
the number of non-conforming uses in the area.
Local Waterfront Revitalization Program (LWRP)
The LWRP provided a future land use plan and established policies for
the Village’s two coastal areas, the Hudson River and the Croton River.
Together, the rivers constitute approximately 71,280 feet of shoreline, which
are host to a variety of Village and County owned parks. BFJ worked with
the Village to identify measures to maintain and upgrade their extensive
park network, improve waterfront access, preserve natural habitats, and
guide future development that is harmonious with the goals established by
the community.
Comprehensive Plan (2003) and Comprehensive Plan Update (2017)
BFJ Planning prepared the Comprehensive Plan for the Village of Croton-
on-Hudson in 2003 and then assisted the Village in updating the document
in 2017. The Plan’s goals centered on preserving and enhancing the
Village’s unique resources, including its waterfronts and open space, small-
town quality and historic character, and economic diversity. The 2017
Comprehensive Plan Update builds on the 2003 document, with updated
background information and community data plus consolidated community-
wide goals to be achieved in the near term. It also provides specific and
actionable objectives to carry out the recommendations proposed, both in
2003 and 2017.
Croton Yacht Club Site Evaluation Study
This study evaluated alternative development options including relevant
market and financial implications, and provides a recommended future
strategy for this important 1.5-acre waterfront area. A focus of the study
was to identify potential revenue-producing options as well as physical
improvements and added development adjacent to the property to help offset
the costs of needed bulkhead repairs and shoreline stabilization. The analysis
determined that a waterfront restaurant, built independently or in conjunction
with the Yacht Club would be the most viable revenue-generating opportunity.
The study included 2-3 conceptual layout plans and supporting illustrations to
show how a restaurant could be integrated into the existing site.
CROTON-ON-HUDSON LAND USE AND ZONING WORK
Croton-On-Hudson, NY
Proposed RestaurantProposed Restaurant3,000 sq ft3,000 sq ft
Existing Boat Existing Boat Storage AreaStorage Area
ServiceService
Parking: 20 SpacesParking: 20 Spaces
Kayak, Canoe, Etc. Kayak, Canoe, Etc.
LaunchingLaunching
Croton Landing Croton Landing ParkPark
Pedestrian Link to Pedestrian Link to Existing ParkingExisting Parking
Existing Limit of Existing Limit of
Boat StorageBoat Storage
Elliott WayElliott Way
40 SOUTHOLD TOWN ZONING UPDATEBFJ PLANNING40
References
A. Thomas Levin, Legal Counsel to Rockville Center and Village of Great Neck Estates
P: 516 741-6565 | E: atlevin@msek.com
Michael A. Levine, AICP, Commissioner of Planning and Environmental Protection, Town of North Hempstead
P: 516- 869-6311 | E: levinem@northhempsteadny.gov
Sean Sallie, Deputy Commissioner of Planning, Nassau County Planning Commission
P: 516 571 9600 | E: Sean Sallie
6
TEAM RESUMES
42 SOUTHOLD TOWN ZONING UPDATEBFJ PLANNING
Noah Levine is a project manager and design professional with a broad
range of planning experience. He has worked with private and public
sector clients on projects ranging from master/comprehensive plans,
traffic, pedestrian and parking studies; land use and zoning plans;
neighborhood and downtown revitalization; site design; municipal
consulting; and environmental review. He has also been actively involved
in BFJ visioning workshops, charrettes, and other outreach methods,
including interviews and surveys.
EDUCATION
Master of Urban Planning, New York
University, Robert F. Wagner Graduate
School of Public Service
Bachelor of Arts: Science and Society,
Wesleyan University
MEMBERSHIPS
American Institute of Certified
Planners (AICP)
New York Metro Chapter
American Planning Association (APA)
ASSOCIATE PRINCIPAL | PRINCIPAL IN CHARGE
Noah Levine AICP, PP
Select Experience
Route 25A Community Visioning Land Use Plan
Town of Brookhaven, New York
BFJ Planning currently is working with the Town of Brookhaven on a
community visioning and land use, zoning, and design study for the Route
25A corridor. The purpose of the study is to update previous Hamlet
studies, implement zoning changes, improve vehicular and pedestrian
safety, revitalize existing Hamlets while preserving unique attributes, and
maximizing citizen participation.
Nassau County Comprehensive Master Plan Update
Nassau County, New York
Developed a Master Plan that addresses the many interrelated land
use, environmental, socioeconomic, infrastructure and transportation
issues facing the County over the next twenty years. The Plan describes
the County Executive’s vision of “New Suburbia” for this first generation
suburb, which is now approaching 60 years old. The goal of New Suburbia
is to preserve what residents love about Nassau County, including its
residential neighborhoods, parks, low crime and great schools, while
addressing the formidable challenges of high property taxes, retention of
young people, traffic congestion and underserved communities.
NY Rising Community Reconstruction Program
New York
As part of a multidisciplinary team hired by the Governor’s Office of
Storm Recovery (GOSR) to develop reconstruction plans for communities
impacted by Hurricane Sandy. BFJ completed one plan in Staten
Island, three in Nassau County, one in the Gravesend and Bensonhurst
neighborhoods of Brooklyn and another in Southeast Queens (“Idlewild
Watershed Communities”). The community-based planning process
included extensive meetings with the local committees, multiple public
43
workshops with a diversity of stakeholders and frequent
coordination with multiple governmental agencies.
Neighborhood Plans: Cos Cob, Old Greenwich/
Riverside/North Mianus, And Glenville/Pemberwick
Greenwich, Connecticut
Over a period of several years, the Town of Greenwich,
Connecticut retained BFJ Planning to create
neighborhood plans for several areas within Greenwich
that developed as distinct communities. For each of
the three plans the most recent of which was adopted
in 2017, the process included working closely with the
public to ensure that recommendations reflected the
goals of the residents and the Town.
Downtown Revitalization Initiative
Middletown, New York
Managed the development of the Downtown
Revitalization Initiative (DRI) Strategic Investment
Plans, allocating a total of $40,000,000 in grant
funding. The DRI program is overseen by Empire State
Development and the New York State Department of
State to distribute funds for projects, programs, and
initiatives to spur economic development for downtown
communities. Worked with local stakeholders to create
plans for affordable housing, business expansion,
mobility improvements, placemaking, competitive grant
programs, and urban design initiatives.
Downtown Revitalization Plan
Tenafly, New Jersey
A collaborative effort led by the Borough to develop
a vision, goals, and actionable strategies to make
downtown more attractive for residents, businesses,
and visitors. The Plan is comprehensive, addressing
a range of interrelated topics such as transportation
and mobility, urban design, placemaking and branding,
economic development, and community facilities
and programming.
Master Plan Re-Examination and Land Use Element
Hoboken, New Jersey
Preparation of an update to the City’s 2010 Master Plan
Re-Examination to incorporate a comprehensive vision
for orderly and sustainable growth while preserving
community character. Preparation of a new Land Use
Element of the Master Plan to identify appropriate uses
and density throughout the City and set the stage for a
significant update to the zoning map and regulations.
Master Plan and Land Use Element
Jersey City, New Jersey
Prepared an update to the Land Use Element of the
Master Plan. Since its 2000 Master Plan, the City
has experienced broad-based economic growth,
accompanied by employment and income gains and
significant development activity. Incorporated principles
such as neighborhood-scaled, contextual planning;
smart growth; mobility for all users; preservation of
valuable historic, scenic, and environmental assets;
reinforcement of retail and commercial uses at a
variety of scales; and support for a range of housing
opportunities serving residents of varying ages
and incomes.
Downtown Zoning Impacts Analysis
Ridgewood, New Jersey
Project manager for impacts analysis of proposed
zoning ordinances to promote multifamily housing
development at key sites in downtown Ridgewood.
Incorporated work from multiple consultants into a unified
report that assessed potential impacts on traffic, fiscal
health, school district capacity and community facilities
and infrastructure.
44 SOUTHOLD TOWN ZONING UPDATEBFJ PLANNING
Frank Fish has over 40 years of experience in urban planning. He directs
the firm’s master planning, zoning, economic and development feasibility
practice areas. He has worked on a range of planning projects from
countrywide master plans and statewide housing studies to large-scale
development proposals for private sector clients.
EDUCATION
Master of Science, Planning,
Pratt Institute
Bachelor of Arts, Political Science,
Boston College
Associate of Arts, Classics, St.
Thomas Seminary
MEMBERSHIPS
Fellow, American Institute of
Certified Planners
Board Member, New York
Planning Federation
Past Commissioner, AICP Commission
Past President, New York Metropolitan
Chapter APA
Past President, American Society of
Consulting Planners
TEACHING
New York University, Robert Wagner
School of Public Service, Adjunct
Professor of Planning
Pratt Institute, Graduate Planning
Program, Adjunct Professor (1988-1999)
RESOURCE PRINCIPAL, ZONING AND QUALITY ASSURANCE
Frank Fish FAICP
Select Experience
Nassau County Comprehensive Master Plan Update
Nassau County, New York
Developed a Master Plan that addresses the many interrelated land
use, environmental, socioeconomic, infrastructure and transportation
issues facing the County over the next twenty years. The Plan describes
the County Executive’s vision of “New Suburbia” for this first generation
suburb, which is now approaching 60 years old. The goal of New Suburbia
is to preserve what residents love about Nassau County, including its
residential neighborhoods, parks, low crime and great schools, while
addressing the formidable challenges of high property taxes, retention of
young people, traffic congestion and underserved communities.
Route 25A Community Visioning Land Use Plan
Town of Brookhaven, New York
BFJ Planning currently is working with the Town of Brookhaven on a
community visioning and land use, zoning, and design study for the Route
25A corridor. The purpose of the study is to update previous Hamlet
studies, implement zoning changes, improve vehicular and pedestrian
safety, revitalize existing Hamlets while preserving unique attributes, and
maximizing citizen participation.
Hempstead Neighborhood Improvement Plan
Hempstead, New York
Preparation of a Neighborhood Improvement Plan. Assisted in setting
the CDA’s goals for future work, and identify techniques to achieve the
objectives of the Neighborhood Improvement Plan.
North Hempstead Master Plan
North Hempstead, New York
Review and update of the Town’s Master Plan. The updated Plan focused
on eight communities for in-depth analysis which were identified by the
Town Board and the consultant team. Policies developed in the Plan
stressed controlling growth, preserving natural resources, and enhancing
the quality of the life for the future.
45
Rockville Centre Code Revision
Rockville Center, New York
Revisions to the Village’s zoning code and map. The
objectives were to modernize and reorganize the code
to strengthen the Village’s urban quality, require higher
performance standards of applicants, provide site plan
review, and eliminate confusing or unclear aspects that
created interpretation and enforcement problems.
Garden City Zoning Study of County Properties
Garden City, New York
Rezoning of 85 acres of County-owned property. The
study included zoning analysis, and research and data
on potential development scenarios and impacts to
the Village.
NY Rising Community Reconstruction Program
New York
BFJ Planning was part of a multidisciplinary team hired
by the Governor’s Office of Storm Recovery (GOSR) to
develop reconstruction plans for communities impacted
by Hurricane Sandy. The Community Reconstruction
Plans identified projects backed by CDBG-DR funding
for implementation in areas hit hardest by Sandy. BFJ
completed one plan in Staten Island, three in Nassau
County, one in the Gravesend and Bensonhurst
neighborhoods of Brooklyn and another in Southeast
Queens (“Idlewild Watershed Communities”). In
each of these communities, BFJ worked closely with
committees made up of local residents, business
leaders and activists. The community-based planning
process included extensive meetings with the local
committees, multiple public workshops with a diversity
of stakeholders and frequent coordination with multiple
governmental agencies.
Cold Spring Harbor Laboratory
Laurel Hollow, New York
Generic Environmental Impact Statement (GEIS) for
proposed future projects and site-specific plans for a
childcare center on a laboratory set on a rural campus.
Comprehensive Plan And Rezoning GEIS
Mount Kisco, New York
Worked with the Village of Mount Kisco to create a
comprehensive plan update that capitalized on the
Village’s strategic location in Westchester County along
the Metro-North Harlem Line. The 2018 update built
on the Village’s existing Vision and Goals while adding
new focus areas on Sustainability and the Downtown.
Prepared a Generic Environmental Impact Statement
analyzing the Comprehensive Plan Update and
proposed Zoning Code Amendments.
Transit Oriented Development (TOD) Study
Mamaroneck, New York
Completed a Transit Oriented Development (TOD) and
Zoning study for the Washingtonville neighborhood,
which is within a half-mile of the village’s train station
and adjacent to the central business district. BFJ
adopted revisions to the village’s zoning code and map
to implement the TOD study’s recommendations.
Comprehensive Plan
Village of Croton-on-Hudson, New York
Prepared the Comprehensive Plan for the Village of
Croton-on-Hudson in 2003 and then assisted the
Village in updating the document in 2017. The Plan’s
goals centered on preserving and enhancing the
Village’s unique resources, including its waterfronts and
open space, small-town quality and historic character,
and economic diversity.
Subase New London Joint Land Use Study (JLUS)
Implementation Project
Southeastern Connecticut Region
Led a multi-disciplinary team on behalf of the
Southeastern Connecticut Council of Governments
(SCCOG) to implement the 2017 Joint Land Use Study
(JLUS) focused around the Submarine Base New
London (SUBASE) and its neighboring Towns of Groton,
Ledyard, Waterford, and Montville, and the Cities of
Groton and New London.
46 SOUTHOLD TOWN ZONING UPDATEBFJ PLANNING
Georges Jacquemart is a Principal of BFJ and directs the firm’s
transportation work. Mr. Jacquemart has extensive experience in managing
and undertaking traffic impact and circulation studies as well as projects
related to transit planning, parking, and bicycle and pedestrian circulation.
He worked on assignments for a variety of clients in North and South
America, Europe, Asia, and Africa.
EDUCATION
Master of Science, Urban Planning,
Stanford University
Post-Graduate Coursework, Systems
Analysis, Federal Polytechnic School of
Lausanne, Switzerland
Civil Engineering Diploma, Transportation,
Federal Polytechnic School of Lausanne,
Switzerland
REGISTRATIONS
American Institute of Certified
Planners (AICP)
New Jersey Professional Planner (PP)
Professional Engineer: California, New
Jersey, New York
TEACHING
New York University Robert F. Wagner
Graduate School of Public Service, Adjunct
Professor of Transportation Planning
(2002-2008)
Pratt Institute, Adjunct Professor of
Transportation Planning (1986-2017)
PUBLICATIONS
“Toolbox on Intersection Safety and
Design”, ITE and FHWA, September 2004
“Determining the Ideal Location for
Pedestrian Crossings at Signalized
Intersections,” ITE Journal,
September 2012
“Shared Parking: Effective and Simple”
ITE Journal, April 2018
RESOURCE PRINCIPAL: TRANSPORTATION AND PARKING
Georges Jacquemart PE, AICP, PP
Select Experience
Huntington Village Parking Study
Town of Huntington, New York
Comprehensive and detailed parking study for the Huntington Village
CBD. The study sought to develop specific solutions to the Village parking
problem. The options investigated included parking management and
enforcement strategies and providing additional parking spaces (at grade
and in a structure).
Long Island Rail Road Transportation Hub Study
Long Island, New York
Study to develop concept plans for five LIRR hub stations, with a goal of
increasing suburban mobility.
Port Washington Parking Study
Village of Port Washington, New York
Study of the existing parking conditions in the Village’s Business District.
Recommendations included changes in parking regulations, stricter
enforcement, shuttle bus operation, and potential construction of a
parking garage.
Southampton Master Plan
Village of Southhampton, New York
Traffic calming strategies to reduce the amount of through traffic using
local, residential roads as short-cuts. Improvements were made in the
traffic circulation and parking during summer months.
Princeton University Traffic and Parking Studies
Princeton, New Jersey
Traffic and parking consultation since 1988, including traffic impact
analysis, assistance with the strategic master plan, and development of a
circulation and parking plan.
47
Bloomfield Station Area Development
Bloomfield, New Jersey
Traffic circulation plan and impact study and to assist in
the development of the parking plan. A new garage was
proposed to serve the retail customers, the commuters
and some of the residents. The development plan and
traffic study were approved by the Township.
Wilton Center Circulation Plan
Wilton, Connecticut
The plan included pedestrian and vehicle circulation
improvements, streetscape recommendations, shared
parking strategies, and zoning code changes for an
existing retail center.
Citywide Parking Study
Stamford, Connecticut
Citywide review of parking issues in Stamford,
Connecticut in response to recent development trends,
expected growth, and the opportunity to provide data-
driven recommendations for parking regulations and
management.
Transportation Plan
New Canaan, Connecticut
Transportation plan centered around traffic and
pedestrians. Concerns that were addressed included
regional traffic using certain residential streets as
short-cuts and traffic congestion in the downtown.
Comprehensive Parking Study
Hartford, Connecticut
Working with the City of Hartford on a Parking
Study, examining parking issues and opportunities
citywide with a focus on downtown neighborhood
commercial corridors. The study included a robust
pub;ic engagement program and helped identify where
parking is needed and also how to maximize land
use efficiencies.
Transportation Study
Saratoga Springs, New York
Transportation and parking improvement plan for
downtown Saratoga Springs, and evaluating and
refining the City’s form-based zoning.
CDTA Park & Ride And Express Bus Study
Albany, New York
Undertook comprehensive surveys of all P&R users,
recommended improvements to the P&R system and for
the express buses serving the P&R lots.
Clifton Park and Halfmoon Exit 9 Land Use and
Transportation Study
Saratoga County, New York
Land use and transportation study for the Exit 9 area.
The purpose of this study was to determine how best
to integrate land use and transportation cohesively in
the area.
Route 67 Corridor Study Towns of Malta and Ballston,
Saratoga County, New York
Arterial management study providing short-
term suggestions on how to accommodate the
increasing traffic demand in the corridor without
widening Route 67.
Route 9W Corridor Management Plan
Towns of Marlborough and Lloyd, New York
Arterial management study providing short-
term suggestions on how to accommodate the
increasing traffic demand in the corridor without
widening Route 67.
University At Buffalo Transportation Plan
Buffalo, New York
Transportation plan as part of the “UB 2020” Master
Plan. The plan includes traffic, parking, transit, and
bicycle elements. Developed a TDM program for the
three campuses.
48 SOUTHOLD TOWN ZONING UPDATEBFJ PLANNING
Thomas Madden is an urban planner and economic developer with
more than 25 years of experience in land use, economic development,
environmental and transportation planning in the public and
private sectors.
Prior to joining BFJ Planning, Mr. Madden held several cabinet level
positions with municipalities including Director of Economic Development
for the City of Stamford, CT and Commissioner of the Department of
Community Development and Conservation for the Town of Greenburgh,
NY. Prior to this, he worked for the Westchester County Planning
Department, Maricopa County Department of Transportation and several
private consulting firms.
EDUCATION
University of Victoria
B.A Geography 1997
MEMBERSHIPS
Mr. Madden is a member of the American
Institute of Certified Planners and the
American Planning Association.He also
belongs to the New York Metro and
Connecticut Chapter of the American
Planning Association.
Board Member of the Connecticut
Economic Development Association
Chairman of the Connecticut Convention
and Sports Bureau
Treasurer for Stamford Next, Stamford’s
Innovation District
Governor Ned Lamont Regional Workforce
Task Force
Senator Chris Murphy Transportation
Advisory Council
AWARDS
Business Council of Westchester “Forty
under Forty” Award
ASSOCIATE PRINCIPAL| RESOURCE: ECONOMIC DEVELOPMENT
Thomas Madden AICP
Select Experience
Leadership in Energy and Environmental Design (LEED) code)*
Greenburgh, New York
Development of new environment standards for the Town of Greenburgh,
including the adoption of Leadership in Energy and Environmental Design
(LEED) code for new commercial and municipal site development and
revisions to the Energy Star code.
Historic Preservation Code*
Greenburgh, New York
Updated zoning regulations and tax abatement policy aimed at
encouraging and simplifying a cumbersome code to help preserve and
protect potential historic buildings in the community.
Zoning Code Revisions*
Greenburgh, New York
Produced significantly updated zoning regulations aimed at modernizing,
clarifying, and simplifying a cumbersome obsolete code based on the
comprehensive plan.
Master Plan Update*
Stamford, Connecticut
Comprehensive update of the 2002 Plan to respond to the
significant level of development activity and demographic changes
of the last decade and to expand and refine policies, particularly as
applied to the Downtown, the Stamford Transportation Center, and
adjoining neighborhoods.
49
South End Neighborhood Study*
Stamford Connecticut
The South End Neighborhood Study (SENS) analyzed
the opportunities for growth, development, and
heritage preservation in the growing South End of
Stamford. The final conceptual designs and policy
recommendations create a vision for a walkable and
engaging development plan that celebrates diversity of
architecture and people living in an area that has been
transforming since 2002
Comprehensive Plan Update*
Greenburgh, New York
Comprehensive plan that provides a framework to guide
long-range policy decision-making affecting growth and
development in the Town. The Plan identified goals,
objectives and strategies to address a variety of issues,
including economic development, housing, community
character, land uses, natural and historical resources,
community facilities and services, infrastructure and
transportation. The Plan looked to incorporate the
policies established by the Mid-Hudson REDC.
Innovation District*
Stamford, Connecticut
Creation of an Innovation District through CT Next’s
Innovation Place award. The City was selected as a
region created its own organization to plan and manage
funding for growth-spurring programs, ensuring that
every program had local leadership and community-
wide buy-in.
Economic Development Plan*
Stamford, Connecticut
A economic development plan that helped provide the
vision for the City and economic strategies and specific
actions that would help develop partnerships across
the main industries of Stamford and promote diversity,
inclusion and equity to the residents.
Mid-Hudson Regional Sustainability Plan*
Mid-Hudson REDC
Co-Chair of the Mid-Hudson Regional Sustainability Plan
that utilize the combined knowledge of stakeholders
in the seven counties of the Mid-Hudson Regional
Economic Development Council Region (REDC) to create
a plan that will lead to a more sustainable region.
Stamford Affordable Housing Plan*
Stamford, Connecticut
Steering committee member for the Stamford Housing
Affordability Plan. The plan was developed over a
10-month planning process to evaluate conditions in
Stamford and prioritize strategies for the future.
Affordable Housing Zoning Revisions*
Greenburgh, New York
Development of new affordable housing code to
allow for the construction of new units in the town
of Greenburgh, while preserving affordability and
scalability for developers.
*Projects completed prior to joining BFJ PLanning
50 SOUTHOLD TOWN ZONING UPDATEBFJ PLANNING
Jonathan Martin is an urban designer with more than 20 years of
experience in community planning and project management. He leads
BFJ’s design practice, contributing expertise in site planning, design
guidelines and interactive community engagement. Mr. Martin is also a
professor in graduate programs at Pratt Institute and Columbia University.
EDUCATION
Doctor of Philosophy, City and Regional
Planning, Cornell University
Master of Regional Planning,
Cornell University
Bachelor of Science, Architecture, Arizona
State University
MEMBERSHIPS
Mr. Martin is a member of the American
Institute of Certified Planners (AICP),
as well as a member of the New York
Metro Chapter of the American Planning
Association. He is also a member of the
Association of American Geographers,
the Association of Collegiate Schools of
Planning, and the National Low Income
Housing Coalition.
TEACHING
Pratt Institute Center for Planning and the
Environment, Professor
Columbia University Department of Urban
Planning, Adjunct Professor
AWARDS
Japan Foundation, Center for Global
Partnership Education Grant, 2011.
SENIOR ASSOCIATE | RESOURCE: URBAN DESIGN
Jonathan Martin PH.D, AICP,
Select Experience
Lower Main Street Design Study
Trumbull, Connecticut
Design study and public outreach program for Lower Main Street in the
Town of Trumbull. The study objectives were to evaluate the existing
overlay zoning, identify community preferences for future development
and suggest appropriate regulatory tools to balance growth while
protecting community character.
Stamford Master Plan
Stamford, Connecticut
Urban design component for Stamford’s master plan, with a focus on the
downtown, South End and neighborhood “village” areas.
Transit-Oriented Development Study
Branford, Connecticut
Worked with the Town of Branford to develop a Transit Oriented
Development (TOD) Master Plan for the area around the expanded
Branford Shoreline East Train Station. The Branford TOD Plan provides
the Town with direction and tools to promote the long term transformation
of the outdated industrial and commercial legacy uses in the study area,
particularly near the AMTRAK rail line, to more productive uses better
suited to the current local and regional economy.
Neighborhood Plans: Cos Cab, Old Greenwich/Riverside/North Mianus
And Glenville/Pemberwick
Greenwich, Connecticut
Over a period of several years, the Town of Greenwich, Connecticut retained
BFJ Planning to create neighborhood plans for several areas within Greenwich
that developed as distinct communities. For each of the three plans, the most
recent of which was adopted in 2017, the process included working closely with
the public to ensure that recommendations reflected the goals of the residents
and the Town.
51
Comprehensive Plan Update
Beacon, New York
Consultant services to update its 2007 Comprehensive
Plan to reflect current conditions, create a more user-
friendly document and incorporate a special focus on the
Hudson River waterfront and train station area.
Freightway Site Redevelopment Study
Scarsdale, New York
Worked with the Village of Scarsdale to develop a
community vision for the future development of the
Freightway Site, an underutilized 2.5-acre parking facility
adjacent to the Scarsdale Metro-North Railroad Station.
This study provides realistic and publicly supported
development goals and objectives for the Village-owned
site, which has long been seen as an opportunity for
transit-oriented development (TOD) given its proximity
to the train station, bus lines, and one of Westchester’s
most walkable and active village downtowns.
Downtown Transit-Oriented Zoning
Pleasantville, New York
Currently reviewing the application for the first
development project to utilize the new downtown
zoning development incentives, a proposed
110,000-square-foot mixed-use building fronting
Memorial Plaza, across from the train station.
Comprehensive Plan Update
North Castle, New York
The Town of North Castle, New York, retained BFJ
Planning to update its 1996 Comprehensive Plan, to
incorporate the community’s goals and policies regarding
commercial vitality, housing, open space, community
facilities and infrastructure. Particular attention was
sought for ensuring the continued strength of North
Castle’s non-residential areas, including the hamlet
centers, office zones and industrial areas
Gardens At Harriman
Harriman, New York
BFJ Planning developed a Concept Plan for a proposed
130-acre transit-oriented community adjacent to the
Harriman Train Station in Orange County, NY. The Plan
features approximately 1,500 residential units, as well
as shopping, restaurants, recreational and community
facilities in walkable, vibrant neighborhood.
Local Waterfront Revitalization Plan
Port Chester, New York
Directed urban design elements including improved
design of a half-mile waterfront promenade and design
of a new 2.5-acre downtown waterfront park. Other
design initiatives include providing waterfront access
to an existing public park outside of downtown and a
redesign of a peninsula area to create new public open
space along the waterfront and improve operations for
a publicly operated yacht club.
Facilitation Process To Inform A Vision For SoHo/
NoHo Zoning
New York, New York
Lead facilitator for SoHo/NoHo Advisory Group sponsored
by Gale Brewer, Manhattan Borough President; Council
Member Margaret Chin and the New York City Department
of City Planning. The project involved conducting a six-
month public outreach process to address outdated
zoning and quality of life challenges facing these two
iconic mixed-use neighborhoods in Lower Manhattan.
Facade Improvement Program
Farmingdale, New York
As part of a Village-led facade improvement program
that built on a comprehensive plan and design
guidelines manual, this ongoing project develops
conceptual designs for 70 existing downtown
storefronts and buildings. To date, approximately 35 of
these have been successfully implemented.
52 SOUTHOLD TOWN ZONING UPDATEBFJ PLANNING
Silvia Del Fava brings a diverse background in planning, policy, and urban
design in the public and private sectors. She has experience in facilitating
stakeholder engagement, zoning and development analysis, and graphic
rendering and analysis. Prior to joining BFJ, Ms. Del Fava worked for
New York City’s Economic Development Corporation (NYCEDC) and
Department of Transportation (NYCDOT), as well as in the private sector
for a planning firm and architecture studio.
EDUCATION
Master of Science in Sustainable
Environmental Systems, Pratt Institute,
Graduate Center for Planning and
the Environment
Bachelor of Arts, Double Major in Urban
Studies & Planning and Geography, SUNY
University at Albany
MEMBERSHIPS
Ms. Del Fava is a LEED AP ND Professional
ASSOCIATE | PROJECT MANAGER
Silvia Del Fava LEED AP ND
Select Experience
Middle Neck Road Corridor Study
Village of Great Neck Estates, NY
The Village retained BFJ to conduct a corridor existing conditions analysis
and provide a zoning strategy for an incentive zone that would allow
residential use along the commercial corridor. The project is currently
ongoing and Silvia is the Project Manager.
Transit-Oriented Development (TOD) Zoning Study
Rockville Centre, New York
Work involved zoning changes in the downtown area of the Village near
the train station. This created an overlay district in which residential uses
would be allowed with new parking standards. The work also included
an environmental assessment of likely impacts, including school children
and traffic.
Ludlow Station Transit-Oriented Development (TOD) Study
Yonkers, New York
On behalf of the City of Yonkers, completion of an area master plan for
the area around the Ludlow Metro-North Station. This area is primarily
light industrial in nature, but its proximity to the Hudson River and access
to public transportation create an opportunity for a mixed-use district that
provides new housing while preserving existing jobs.
Downtown Revitalization Plan
Tenafly, New Jersey
A collaborative effort led by the Borough to develop a vision, goals, and
actionable strategies to make downtown more attractive for residents,
businesses, and visitors. The Plan is comprehensive, addressing a range
of interrelated topics such as transportation and mobility, urban design,
placemaking and branding, economic development, and community
facilities and programming.
53
Comprehensive Plan
Ossining, New York
Comprehensive Plan and Zoning Code update with a focus
on economic development, zoning code updates, and
resilience to sea level rise on the Hudson River waterfront.
The process was conducted in the context of the COVID-19
pandemic and involved working closely with the Village
and the community via online community engagement
strategies including virtual village halls, Zoom meetings,
and social media.
Civitas C1-9X Zoning Recommendations
New York, New York
Proposed new zoning recommendations for the C1-9
area of the Upper East side on behalf of Civitas. These
recommendations kept the allowable floor space of a
building to remain the same as the exisinting zoning
but put a hight cap on the proposed buildings. The work
involved different building envelope scanarios.
Downtown Revitalization Initiative
Owego, New York
Comprehensive economic development plan to
reinforce Owego’s downtown mixed-use core, revitalize
the North Avenue corridor, reconnect with the
Suquehanna River and Owego Creek waterfronts, and
restore Owego’s residential neighborhoods.
Route 9W Traffic Calming Redesign
Ulster County, New York
Designed two traffic calming alternatives for this 6-mile
long arterial in the Towns of Marlborough and Lloyd.
The goal was to transform the four-lane segment
without protected turn lanes into a three-lane roadway
with protected left-turn lanes where warranted, to slow
down speeds, enhance safety and provide shoulders for
bicycles.
Downtown Vision Plan
Millburn, New Jersey
Development of strategies to support the Downtown’s
retail base and position it for future growth and long-
term sustainability. Recommendations include zoning
and marketing initiatives, traffic improvements,
development proposals, and capital projects to
strengthen the sense of place and establish the
Downtown as a premier destination in the region.
The project included substantial public engagement,
conducted entirely during the COVID-19 pandemic.
Subase New London Joint Land Use Study (JLUS)
Implementation Project
Southeastern Connecticut Region
Worked with the Southeastern Connecticut Council of
Governments (SCCOG) to implement the 2017 Joint
Land Use Study (JLUS) around the Submarine Base New
London (SUBASE) and its neighboring communities of
Groton, New London, Ledyard, Waterford, and Montville.
The project focused on strategies to prepare for
employment, housing, and other impacts of significant
new military contracts.
The New York Landmarks Conservancy Historic
Districts Report
New York, New York
Conducted research and wrote a report on NYC’s
Historic Districts socio-demographic patterns and
changes overtime, and their relation to transit access.
The report included an atlas of socio-demographic
profiles of 50 historic district areas compared with the
community district in which they are located, five case
studies and a summary of findings.
Bronxville Field Club Upgrades
Bronxville, New York
Work involved the presentation of different view
sheds from various neighborhoods around the club to
determine the impact of a proposed tennis bubble.
54 SOUTHOLD TOWN ZONING UPDATEBFJ PLANNING
Mark Freker is a senior planner with a range of experience, focusing on
land use planning, community engagement, and transportation planning.
He has more than five years of experience in both planning and public
health work in urban and suburban contexts, with projects including
development studies, transportation plans, land use analysis and public
health research.
EDUCATION
Master of Science in Urban Planning,
Pratt Institute
Bachelor of Arts in Public Health,
Beloit College
RESOURCE: TRANSPORTATION AND PARKING
Mark Freker
Select Experience
Princeton Forrestal Campus GDP Traffic Impact Study
Plainsboro, New Jersey
Coordinated the traffic impact study related to the approval of the General
Development Plan for this large commercial and research campus
belonging to Princeton University.
Princeton University East Campus Traffic Impact Study
Princeton, New Jersey
Provided technical support to traffic impact analysis and study graphics.
Princeton Forrestal Campus TDM and Shuttle Study
Princeton, New Jersey
Coordinated this comprehensive Study analyzing current traffic loads in
the Princeton Forrestal area in view of future development projections
and developed transportation demand management (TDM) strategies to
reduce the peak loads. These strategies include employer-based policies
that encourage shifts from single-occupancy vehicles (SOV) to other
modes of transportation, better pedestrian and bicycle connectivity within
the overall Forrestal Center and transit shuttle operations.
Mobile NR - New Rochelle Shuttle Feasibility Study
New Rochelle, New York
Retained by New York State Research and Development Authority (NYSERDA)
to work with the City of New Rochelle on a downtown shuttle system feasibility
study to enhance existing transit options and provide greater connectivity for
users in the area.
55
Master Plan Land Use Element
Jersey City, New Jersey
Update to the Land Use Element of the Master Plan.
Since its 2000 Master Plan, the City has experienced
broad-based economic growth, accompanied by
employment and income gains and significant
development activity. Incorporated principles such
as neighborhood-scaled, contextual planning;
smart growth; mobility for all users; preservation of
valuable historic, scenic, and environmental assets;
reinforcement of retail and commercial uses at a
variety of scales; and support for a range of housing
opportunities serving residents of varying ages
and incomes.
Ludlow Street Transit-Oriented Development:
Yonkers, New York
Retained by the City of Yonkers to complete an area
master plan for the area around the Ludlow Metro-
North Station. Provided technical support to traffic
impact analysis and study graphics.
Traffic Impact Study For Acquest Development
Mount Pleasant, New York
Conducted traffic impact study for proposed expansion
of the Acquest development site. Conducted fieldwork
efforts and assisted with final report.
Downtown Pleasantville Parking Study
Pleasantville, New York
Coordinated limited parking study. Analyzed parking
conditions in downtown section of Pleasantville, NY.
Conducted on-street and off-street parking occupancy
surveys to determine actual parking demand.
New York City Non-Residential Parking Study
New York, New York
Co-coordinated extensive survey effort to inventory on
and off-street parking locations and regulations in the
Bronx, Brooklyn, Manhattan, and Queens. Over 2,500
intercept surveys were administered by team along
with detailed site fieldwork.
Facilitation Process To Inform A Vision For SoHo/
NoHo Zoning
New York, New York
Supported the facilitation of the SoHo/NoHo
Advisory Group which was sponsored by Gale Brewer,
Manhattan Borough President; Council Member
Margaret Chin and the New York City Department of
City Planning. The project involved conducting a six-
month public outreach process to address outdated
zoning and quality of life challenges facing these two
iconic mixed-use neighborhoods in Lower Manhattan.
Citywide Parking Study
Stamford, Connecticut
Citywide review of parking issues in Stamford, Connecticut
in response to recent development trends, expected growth,
and the opportunity to provide data-driven recommendations
for parking regulations and management.
Comprehensive Plan
Ossining, New York
Working with the Village of Ossining on a Comprehensive
Plan and Zoning Code update in March of 2020. The
plan has a focus on economic development, zoning code
updates, and resilience to sea level rise on the Village’s
Hudson River waterfront. The process has also been
conducted in the context of the COVID-19 pandemic. The
project team has worked closely with the Village and the
Ossining community on a series of online community
engagement strategies, from virtual village halls, zoom
meetings, and social media.
City of Hartford Parking Study
Hartford, Connecticut
Currently working with the City of Hartford to examine
parking issues and opportunities citywide with a focus
on downtown and neighborhood commercial corridors.
BFJ planning is leading public engagement efforts and
an assessment of transit and transportation demand
management in relation to parking. The study will
help identify where parking is needed and also how to
maximize space for alternative uses.
56 SOUTHOLD TOWN ZONING UPDATEBFJ PLANNING
Select Experience
New Rochelle DO-8 Overlay Zone
New Rochelle, New York
The City of New Rochelle selected BFJ Planning to assist the City in the
creation of a form-based code and related planning documents for the
proposed DO-8 District. In 2019, the City’s Downtown Revitalization
Initiative (DRI) Strategic Investment Plan included the creation of the
DO-8 District as one of the projects recommended for funding. With
the State funding awarded, the City is in the process of implementing
the DO-8 project and many other of the DRI projects recommended
for funding.
Pine Plains Comprehensive Plan
Pine Plains, New York
The Town of Pine Plains requested consultant services to update its 2004
Comprehensive Plan. Reviewed conditions in the Town and worked with
the Comprehensive Plan Update Committee to identify issues related to
conservation, housing, traffic and transportation, and demographics.
Ludlow Station TOD
Yonkers, New York
Retained by the City of Yonkers to complete an area master plan for the area
around the Ludlow Metro-North Station. This area is primarily light industrial
in nature, but it’s proximity to the Hudson River and access to public
transportation create an opportunity for a mixed-use district that provides
new housing while preserving existing jobs.
Soho/Noho Rezoning Facilitation
New York, New York
Support the facilitation of a five month community engagement process
that includes project partner meetings, key stakeholder Advisory Group
engagement, and public topical workshops. Process will culminate in a
Christine Jimenez recently joined BFJ with a range of experience from
planning, architecture, parks and open space, and urban design. She has
experience working in both the public and private sectors on planning
and zoning analysis, community engagement, and graphic representation.
Prior to joining BFJ, Ms. Jimenez worked for a local architecture firm
in Bedford, New York as an architectural designer on architecture and
planning work for large-scale residential developments.
EDUCATION
Master of Science in City and Regional
Planning, Pratt Institute, Graduate Center
for Planning and the Environment
Bachelor of Science in Architecture, The
Catholic University of America
MEMBERSHIPS
Ms. Jimenez is a LEED Green Associate
PROJECT PLANNER
Christine Jimenez LEED GA
57
community-based vision and planning strategy for the
SoHo & NoHo neighborhoods
Poughkeepsie LWRP
Poughkeepsie, New York
Retained by the City of Poughkeepsie to update its Local
Waterfront Revitalization Program (LWRP) and conduct
a Build-Out Impact Analysis for the City’s Waterfront
Transit-Oriented Development district. The updated LWRP
reflects changes that have occurred in the Waterfront
Revitalization Area (WRA) since the City last adopted
an LWRP in 1999. It also expands the WRA boundary to
include areas along the Fall Kill Creek. Key objectives
of the LWRP process were to expand public access to
the Hudson River and Fall Kill waterfronts, improve
environmental conditions, and update the City’s policies
for consistency in the waterfront area.
Comprehensive Plan
Ossining, New York
Working with the Village of Ossining on a Comprehensive
Plan and Zoning Code update in March of 2020. The
plan has a focus on economic development, zoning code
updates, and resilience to sea level rise on the Village’s
Hudson River waterfront. The process has also been
conducted in the context of the COVID-19 pandemic. The
project team has worked closely with the Village and the
Ossining community on a series of online community
engagement strategies, from virtual village halls, zoom
meetings, and social media.
Downtown Revitalization Initiative
Peekskill, New York
Recently completed the City of Peekskill DRI, with a focus
on connecting its Hudson River waterfront area (including
a Metro-North train station) with the downtown core of
shops, restaurants, and services. Key projects include
substantial streetscaping improvements that enhance
pedestrian and bicylist safety while improving aesthetics;
branding and wayfinding efforts; a robust network of
public art; and support for expanded downtown uses
including an arts and media facility and a new location for
a Boys & Girls Club. The Strategic Investment Plan also
recommends a long-planned rebuilding of the historic
Fleischmann Pier, to support docking of tour boats along
Peekskill’s revitalized waterfront.
Master Plan Land Use Element
Jersey City, New Jersey
Working with the City of Jersey City to prepare an update
to the Land Use Element of the Master Plan. Since its
2000 Master Plan, the City has experienced broad-based
economic growth, accompanied by employment and
income gains and significant development activity.
Plan Of Conservation And Development (POCD)
Meriden, Connecticut
On behalf of the Town of Meriden, BFJ Planning updated
its Plan of Conservation and Development (POCD) with
a focus on creating a hub around the Town’s downtown
train station. The POCD outlines Meriden’s vision for the
future and provides community-established principles
for the orderly and balanced future economic, social,
physical, environmental, and fiscal development.
58 SOUTHOLD TOWN ZONING UPDATEBFJ PLANNING
Brent Robertson
Founder / President
North Fork Authentic
Brent is a 25+ year, highly experienced multi-disciplinary communications professional, brand builder and
serial entrepreneur with a diverse career. He has provided strategic and creative counsel to clients locally
and globally to build and grow brands, promote organizations, regions, and countries. Brent was a former
principal in various New York City brand strategy and communications agencies serving a breadth of
clients.
A South Fork transplant, Brent worked in a variety of family hospitality businesses including The American
Hotel in Sag Harbor. Brent resides in Greenport and is a volunteer on the Southold Town Economic
Development Committee*. Brent has won five gold awards from the American Marketing Association for
effective communications. His work is in the permanent collections of MoMA and The Library of
Congress.
Brent is also principal of Brand Robertson, a brand strategy and marketing communications agency
serving local and global clients. BrandRobertson.com
EDUCATION
Bachelor of Fine Arts, Communications Design, Pratt Institute
MEMBERSHIPS
American Institute of Graphic Arts
American Marketing Association
NORTH FORK AUTHENTIC
As Founder and President of North Fork Authentic, I spent the latter half of my ‘service’ career primarily
devoted to building and growing global and regional economic development, promotional and community-
based brands for clients. I believed the time was right to now focus on my community. Based on needs
not addressed by single sector and advocacy organizations, I assembled a team of professionals with
complementary skill sets, all vested in the community, to build, launch and grow a regional brand with the
goal of economic sustainability for future generations.
North Fork Authentic is the homegrown regional umbrella brand of the North Fork – a sustainable
economic development platform that empowers the community to thrive through connection,
collaboration, innovation, education and promotion. Our objectives are to increase awareness for the
region and value and demand for North Fork goods, services and experiences to drive the local economy
and create jobs for the community.
Our ongoing marketing, outreach and community building efforts are making a difference to the region.
We are a marketplace, showcase directory, resource and springboard for businesses to grow and thrive
on the East End and the world beyond.
NorthForkAuthentic.com
SELECT CLIENT EXPERIENCE
GatewayJFK
Agency lead and Creative Director responsible for brand identity development and integrated
communications for a startup, hybrid commercial and community Business Improvement District.
Conducted surveys and interviews, informal research and analysis to provide insights to create the brand
identity that’s a true reflection of the District, and the needs and desires of all stakeholders, resulting in
GatewayJFK – Off Airport. On the Move.
GatewayJFK is a public-private partnership providing neighborhood services, improvements and
advocacy for the District’s off-airport cargo community and all who live, work or visit the area. A vital link
59
in the global supply chain, GatewayJFK is a distinct and unique NYC neighborhood of major economic
significance to the region, the nation, and the world.
GatewayJFK.org
Morningside Park Conservancy
Provided strategic and creative consulting services for integrated communications programs including
community building and donor outreach, corporate sponsorship and developed digital, collateral and in-
park wayfinding systems.
As partners of the New York City Parks and Recreation Department, their mission is to preserve, enhance
and promote the 29.6 acres of Morningside Park by contributing to capital projects through fundraising
from individuals and corporations; encouraging community and volunteer involvement; and creating new
opportunities for all Harlem residents and tourists to enjoy the Park.
https://mpcnyc.org
DOCa Rioja
10+ year client relationship as Brand Strategist and Creative Director for robust U.S. integrated
communications program.
Rioja, Spain’s premier wine region and the first DOCa, was revered in Europe but little known in the U.S.
market. Many Americans knew little of Spain, and even less of Spanish wine. Awareness and education
about the country, the lifestyle and the benefits of premium wine from Spain at great value were required
to make a dent in the market, expand distribution and adoption by the trade, media and consumer
audiences. Big, bold ideas were needed to move the needle.
The creation of stylish, fashion forward lifestyle brand “Vibrant Rioja” was the answer – cutting through
the cluttered market of me-too wines that all looked the same. Through wide range StorySelling, clear,
vivid and modern branding, and partnering with image-makers like NY Fashion Week, Rioja became the
darling of the wine world. Gen X, Y and Z were the target audience – each not wanting to drink what their
fathers drank! The “Vibrant Rioja” strategy has been borrowed by many wine regions, but none with the
lasting success of Rioja.
At the start of the campaign Rioja was virtually unknown to most U.S. consumers. Today, Rioja is known
and revered in the U.S. and around the world. Year one Rioja imported 250k cases of wine to the total
U.S. market – the year two milestone was 500k cases, with over 4MM cases, and growing, today.
Food & Wines from Spain / ICEX (The Spanish Institute for Foreign Trade)
20+ year relationship with client as Brand Architect, Strategist and Creative Director responsible for
integrated marketing communications programs driving economic growth for Spain’s food & beverage
producers who export to the North American market. Engineered brand strategy, brand development,
messaging and implementation through integrated campaigns that created awareness, understanding
and adoption by trade, media and consumer audiences to increase perceptions, distribution, sales and
margins.
https://www.foodswinesfromspain.com/spanishfoodwine/index.html
Vins de Bordeaux (Bordeaux Wine Council)
Agency lead and Creative Director responsible for integrated communications programs for Bordeaux
Wines in the U.S. market. Developed brand strategy, integrated communications campaigns and
management of seamless implementation that created awareness to Next Gen audiences while changing
negative perceptions resulting in expanded distribution and increased market share and sales.
https://www.bordeaux.com/us
Switzerland Tourism
Agency lead and Creative Director responsible for 3 year advertising & communications programs for
Switzerland. Managed integrated programs targeting trade, media and consumer audiences driven by
needs and desire based data to personalize seamless, memorable experiences. ‘MySwitzerland’ is the
ultimate brand ambassador, personal guide and concierge catering to prospect questions, needs and
60 SOUTHOLD TOWN ZONING UPDATEBFJ PLANNING
desires for this highly sophisticated marketer of year round destination and cultural experiences. Migrated
a combination of traditional and online communications tools to purely digital.
https://www.myswitzerland.com/en-us/
Bermuda Tourism Authority
Agency lead and Creative Director responsible for “Go To Bermuda” advertising & integrated
communications programs that drove awareness to travel agent and tour operator trade, media and
consumer audiences, resulting in increased bookings and database growth. Implementation included
trade programs, travel guides, digital and print trade and consumer advertising and direct mail.
www.gotobermuda.com
The James Beard Foundation
Agency lead, Creative Director and core team member of The James Beard Foundation and the launch of
The James Beard Awards – now referred to as the Academy Awards of the hospitality industry.
Responsible for all Foundation and Awards communications. The James Beard Foundation is a nonprofit
organization whose mission is to celebrate, support, and elevate the people behind America’s food
culture and champion a standard of good food anchored in talent, equity, and sustainability.
https://www.jamesbeard.org
Central Park Conservancy
Agency lead and Creative Director responsible for a variety of integrated communications programs,
visitor experiences, wayfinding signage systems, collateral, capital improvement and donor campaigns.
The mission of the Central Park Conservancy is to preserve and celebrate Central Park as a sanctuary
from the pace and pressures of city life, enhancing the enjoyment and wellbeing of all. Central Park is
New York City’s 843-acre backyard, an essential space that welcomes over 42 million visitors annually.
The City of New York has entrusted the Central Park Conservancy with the complete day-to-day care of
this iconic public space.
https://www.centralparknyc.org
New York Wine & Grape Foundation
Creative Consultant for a variety of outreach programs including GrowNYC Greenmarkets designed to
create awareness, educate consumers and drive traffic to the organization website for more information
and to grow the database. The mission of the New York Wine & Grape Foundation is to promote the
world-class image of New York grapes and wines from their diverse regions to responsibly benefit
farmers, producers and consumers through innovative marketing, research, communication, and
advocacy.
https://newyorkwines.org
City Harvest - Food Rescue for New York’s Hungry
Strategic Brand consultant for strategic planning initiative focused on reimagining the organization. In the
added role as Agency lead and Creative Director spearheaded brand repositioning and rebranding to
more clearly reflect the breadth, depth and mission of the organization. Initiated multiple new outreach /
sponsorship and communications programs to drive awareness of the importance of City Harvest to New
Yorkers while onboarding corporate sponsors to cover the annual cost of 10 trucks and drivers to better
fulfill the goal of feeding more than 1.5 million people. Launched a school lunch program through a brown
bag direct mail campaign to further communicate the scope of City Harvest that garnered $350,000 in
donations year one while winning a gold Effie Award for effective communications. Initiated and
communicated a retail & hospitality program onboarding businesses with an abundance of food to benefit
those who are food deprived – resulting in the creation of an Advisory Council of industry leaders who
continue to onboard peers to extend City Harvest’s reach and value.
https://www.cityharvest.org
* As President of North Fork Authentic and part of the BFJ Planning team submission for the Southold Town Zoning RFP, immediate
action will be taken, if necessary, to resign from the Southold EDC.
61
Barbara J. Cohen
Executive Vice President
North Fork Authentic
Barbara, a resident of Peconic, brings over 30 years of professional experience in a real estate
development, Business Improvement Districts (BID), community planning and small business
assistance. North Fork Authentic benefits from her hands-on approach and long-standing reputation,
ensuring the highest quality of technical expertise and professional judgment.
Background and Education
Ms. Cohen received a BA in Architectural History & Historic Preservation and a Master's degree in Urban
Planning. Her work experience for both private and public sector clients reflect assignments involving
market research, data analyses, field inventories, feasibility and revitalization studies, project supervision,
Business Improvement District (BID) formation and operations, and other planning and real estate
development functions.
SELECT PROJECT EXPERIENCE
Financial Feasibility Studies
NYC Board of Standards & Appeals
On behalf of real estate development applicants, prepared numerous economic feasibility analysis reports
to support zoning variance applications to the BSA along with testimony at public hearings.
Market Studies
Involved with the preparation of many market studies for public and private clients for virtually all types of
projects including retail, office, industrial, hotel, residential, and recreational uses. These studies have
analyzed market demand, pricing, absorption, demographic characteristics, zoning requirements, user
availability and political climates in order to determine feasibility.
Business Improvement District (BID) Planning & Development
On behalf of neighborhood organizations and stakeholders seeking BID formation, expansion, or start-up
of governance and operations, Barbara J. Cohen has a proven track record demonstrated by the
formation of the Pitkin Avenue BID (1993), Glen Cove BID (1996), Belmont Avenue BID (2008), SoHo
Broadway BID (2013); Hudson Yards | Hell’s Kitchen Alliance (2013); GatewayJFK (2016)
Advisory BID Services: Pitkin Avenue BID (Executive Director) • Lower East Side BID (Proposed
Expansion) • HUB-Third Avenue BID (Amended District Plan) • Alliance For Downtown New York
(Developed/Implemented Storefront Improvement Program) • Village Alliance BID (Property Database,
Market Demographics, Shopper Survey) • Garment District Alliance (Economic Profile; Storefront
Improvement Program); Alliance for Coney Island (BID Formation); GatewayJFK (Strategic Planning |
Interim Exec. Dir.)
Community Planning
Provided urban planning expertise to a variety of organizations to implement their strategies and goals.
Clients include Sutton Area Community-Manhattan • Bay Ridge Development Corporation – Brooklyn •
Church- Schenectady Merchants Assn., Brooklyn • Phipps Houses, New York City • Journal of American
Planning Assn. • Center for Building Conservation, New York City • NYC Landmarks Preservation
Commission • F. L. Olmsted National Historic Site, Brookline, MA.
Small Business Assistance
Con Edison – Brooklyn: Developed, implemented, and tabulated a survey of small business owners in
over 30 retail districts throughout Brooklyn in an effort to improve and expand customer outreach
activities.
62 SOUTHOLD TOWN ZONING UPDATEBFJ PLANNING
Coalition for Electrical Safety – NYC: On behalf of a consortium of electrical trade groups and industry-
related safety organizations, prepared a white paper, “NYC’s Proposed Self Certification of Electrical
Contractors: A Threat to Public Safety” to comment on a public policy proposal.
Small Business Clients: Guidance to individual firms in overall business organization and finance,
specializing in the full range of bookkeeping tasks utilizing Quickbooks accounting software. Clients
include: AJW Ltd.; Balancing the Executive Life; MetroHort Group; APM Model Management; Stooz
Records Inc.; Terry Design & Construction; Beat Street Productions.
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Lidija Markes
Interactive Designer
North Fork Authentic
Lidija has over seventeen years of experience working in web development. She has
a passion for digital content and her past work experience in business, higher
education, fundraising and development provides the interdisciplinary perspective
well suited to serve a broad range of clients. North Fork Authentic relies on Lidija’s
special attention to detail, business acumen, understanding of organizations, brands
and community, and her insightful, common-sense approach to engaging audiences.
Background and Education
She holds a Bachelor's degree in Communication and International Politics and has a
strong business background stemming from an MBA in Accounting currently in progress.
For the past 12 years she has managed digital and research programs for a breadth of
clients including Food & Wines from Spain, DOCa Rioja and many more. Her skills
include web development, database creation and management, social media and email
marketing, as well as media buying, monitoring, and reporting
For five years she worked in a Public Relations department of a large metropolitan area
university and has worked on a freelance basis with a wide variety of businesses
developing their web content and social networking presence.
Technical expertise is demonstrated by her skills in web development (HTML, PHP,
MYSQL), graphic design (Photoshop, InDesign), database creation and
management. Additionally, Lidija has developed various aspects of online social
networking including blogs (Wordpress, Squarespace, Movable Type, Joomla) and
sites associated with Facebook, Instagram, LinkedIn and Twitter.
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63
Peggy Low
Digital Programs Manager
North Fork Authentic
Peggy provides strategic and hands-on marketing and social media services with a keen eye and
attention to detail to ‘keep the trains running’ for on-going outreach campaigns and events at North Fork
Authentic.
Education and Background
As a graduate of Parsons School of Design with a Bachelors of Fine Arts and prior coursework at SUNY
Purchase’s Department of Visual Arts, Ms. Low demonstrates almost 30 years of experience as a graphic
designer and content provider, a children’s book illustrator, and an arts educator.
SELECT PROJECT EXPERIENCE
SoHo Broadway Initiative, Manhattan NY - Social Media coordinator and site content manager tasks
that included content creation for the organization’s website (writing and graphics), production of a
monthly newsletter for 2000+ subscribers along with a weekly Social Media plan with monthly reporting
and community building strategies via social platforms.
GatewayJFK, Queens NY - Social Media coordinator supporting programming of the off-airport cargo
community (a business improvement district) adjacent to JFK as well as website updates and content
creation and community building for 3 platforms.
Cobalt Illustration Studios Inc. - Private studio for author / artist William Low. Manage logistics for
overseas art transports, client, all social media promotions and manage regional agency public art
installations. Administrative support for art sales regionally and internationally.
Huntington Arts Council, Huntington NY - Arts in Education Coordinator for the Arts in Education
program JOURNEY, coordinating with 7 school district administrators, teachers and artists. Developed
NYS Certified continuing teacher and leader education (CTLE) for K-12 teachers from 48 schools. Other
initiatives include professional development for professional artist membership, and managing digital
website content for the not-for-profit organization.
Arts in Education for Huntington UFSD - Programming committee member for curriculum related AIE
programs for grades K through 12. Worked closely with HUFSD Administrators and Eastern Suffolk
BOCES. Activities included marketing AIE programs to the community and grant writing and management
of a $70K budget.
Write Design, Hauppauge NY - Developed websites for small businesses, including all aspects of
interface design, graphics and coding. Clients included Martin Viette Nurseries and Story Arts.
IBM Software Research, Hawthorne NY - Worked with software programmers and graphic design team
to develop early touch screen systems for IBM clients in auto dealership industries.
Additional design work for Gap, Macmillan Publishing, NYC MTA Arts & Design and Rosewood Hotels.