HomeMy WebLinkAboutCommercial Development Analyses 1982COIYII (RCI L
D I LOPI HT
LONG
ISLAND
REGIONAL PLANNING
BOARD
Commercial
Development
Analyses
- 1982
LONG ISLAND REGIONAL PLANNING BOARD
James M. Shuart
Chairman
Patrick F. Caputo
John V.N. Klein
John Wickham
John W. Wydler
Lee E. Koppelman
Executive Director
John J. Hart
Vice Chairman
NASSAU COUNTY
Ludwig Hasl
Commissioner
Department of Public Works
EX OFFICIO
SUFFOLK COUNTY
A. Barton Cass
Commissioner
Department of Public Works
Peter T. King
Comptroller
Honorable Francis T. Purcell
County Executive
Honorable Thomas S. Gulotta
Presiding Supervisor
County Board of Supervisors
Herbert J. Libert
Director
Department of Planning
ADVISORY
HONORARY
H. Lee Dennison
John V.N. Klein
Joseph Caputo
Comptroller
Honorable Peter F. Cohalan
County Executive
Honorable William Richards
Presiding Officer
County Legislature
PARTICIPATING STAFF
Assistant Director of Planning
Arthur H. Kunz
Planning Staff
Roy Fedelem
Peggy Wagner
Carol Walsh
Cartography - Book Preparation
Anthony Tucci
Carl Lind
Thomas Frisenda
Secretarial
Paula Davantzis
Penny Kohler
iii
Preface
The Long Island Regionat Planning Board has completed
numerous studies since 1965 designed to provide the people of
the two counties with workable blueprint for the future of the
area. The first major product was the Nassau-Suffolk
Comprehensive Development Plan released in 1970. The Plan,
funded by the Department of Housing and Urban Development,
examined the land uses, transportation networks, economic ac-
tivities, demography and housing; community facilities, open
spaces and related environmental issues, that, in sum,
characterize the more than five score communities. Projections
of growth were made to 1985 and recommendations were of-
fered to enable government leaders and private citizens to guide
development in accord with rational and orderly growth policies.
The essence of the study has come to be known as the three
C's--Corridors, Clusters, and Centers. By and large, many of the
recommendations have been implemented.
Parallel to this work the agency also concentrated on the en-
vironment of Long Island, and specifically on its costal zone and
marine environment. Funds were awarded to the Board by the
Sea Grant office of the National Oceanographic and At-
mospheric Adminsitration of the Department of Commerce,
These monies enabled the staff, together with nationally
selected consulants, to carry out basic applied research on
wetlands, shellfish, erosion, costal protection and marine related
economic development. These landmark efforts earned
favorable national recognition and led to a decade of major plan-
ning studies. The Office of Policy Development and Research of
the Department of Housing and Urban Development provided a
contract for the development of a menthodology and guidebook
that explains the integration of regional land use planning and
costal zone science. The passage in 1972 of two key environmental
statutes by the Congress--The Costal Zone Management Act and
The Pure Waters Act as Amended--provided the opportunity and
the means to update and upgrade the environmental portions of the
basic Development Plan.
As we progress to the last decades of this century, there is an
increasing awareness that the measure and degree of public
concern that has been given to environmental and land use
issues during the past decades of unparalleled growth must now
be focused on the health of the Long Island economy. A three
year comprehensive economic planning study has been in-
itiated. This document is the second published product. In one
sense the study will provide the economic equivalent of the
earlier Comprehensive Development P/an. In conjunction with
the Costal Zone Management Plan, Comprehensive Waste Treat-
ment Management P/an, and updated Comprehensive Develop-
ment Plan, the governments and people in the two counties will
have a complete guide for the management of growth (positive
and negative) through the next two decades.
Seven major components will constitute the economic plan.
They include:
· industry studies
· government sector
· transportation
· industrial location
· labor force and employment
· industrial financing
· contingency planning
Problems related to each sector will be identified and recom-
mendations will be made for level and areas of action, e.g., by
unit of government or private group, and by function capital
formation, land use, investment options etc. Four components
were initiated simultaneously: · industry studies
· government sector
· location
· contigency planning
The remainder require data from the 1980 census and will com-
mence as the material is received from the Bureau of the Census.
The prime focus of the industry studies will be on the deter-
mination of Long Island's strengths and weaknesses for given in-
dustries. This will enable development specialists to pinpont
areas of potential growth or decline and thus to concentrate on
issues and projects to enhance sound economic growth. Each of
the six major segments of the Long Island industrial family will be
analyzed individually. They are:
· manufacturing
· services
· wholesale and retail trade
· construction
· tourism
· agriculture and mariculture
Examination of the government sector will concentrate on the
impact of public costs--education, municipal and county
budgets, and the potential for reduced Federal/State sup-
port--on the overall economic structure of the Island.
The emphasis in transportation will be on the identification of
the dependency of labor and industry on given modes of
transportation. Three major areas will be evaluated, The first is
the pattern of transportation and related economic linkages with
New York City and the remainder of the New York Metropolitan
Region. The second is the pattern of transportation within the
two counties. The third will address freight costs.
The purpose of the location component is to identify the rela-
tionships of location on industrial growth.
Labor force and employment studies wilt inventory the current
profile of population, labor force and jobs in order to identify the
composition of Long Island's labor force and employment mix.
Projections will be made of the future character of the labor
force and jobs. Mismatches can then be identified. This informa-
tion will highlight future problems and needs for training or
retraining or new directions in job development.
Federal, state and local initiatives necessary to augment
private capital formation and related industrial financing will be
identified and quantified.
The last component is concerned with contingency planning.
Although it is not truly possible to anticipate future occurences,
several events can be envisioned that could have a catastrophic
impact on the Long Island economy. The most obvious include
serious energy shortages, closures of major industrial firms, and
the loss of public revenues due to state and federal budget shifts
of local referenda. It is in such situations that planning may offer
its greatest benefits. Truly, to be forewarned is to be forearmed.
This document, Commercial Development Analyses- 1982, is
designed to provide a summary of commercial data that can be
useful to development agencies and brokers.
The report inventories all major retail center, regional, com-
munity, and neighborhood shopping centers, single retaii com-
munity centers, and central business districts. This is followed by
a discussion of strip commercial development. The report then
inventories private offices, and hotels/motels.
The balance of the study contains a brief summary of business
failures; a projection of future commercial opportunities and
lands available for commercial development; and finally, our
planning recommendations for the enhancement of commercial
activities and development in the two counties.
LIST OF CONTENTS
Chapter 1. Introduction Page
Previous Economic Reports t
Scope of Study
Impact of Population Change on Commercial Growth
Illustrations 2
Chapter 2. Commercial Overview
Major Retail Centers 3
Standards 3
Location and Change in Status 3
Retail Sales 1972-77 6
Other Retail Space 7
Regional Shopping Centers 7
Community Shopping Centers 7
Neighborhood Shopping Centers 7
Single Retail Community Centers 7
Central Business Districts 9
Service Area Analysis 9
Major Retail Centers 9
Regional Shopping Centers 9
Central Business Districts 10
Vacant Commercial Space 10
Strip Commercial Development 27
General Location 27
Case Studies 27
Chapter 3. Offices
Private Offices 41
Chapter 4. Hotels/Motels
Introduction 47
Inventory 47
Comparability of Inventory Categories 48
Service Areas 49
Conversions 51
Chapter 5. Business Failures
Retail Business Failures 57
Chapter 6. Conclusions & Recommendations
Future Commercial Needs 63
Availablility of Land for Commercial Development 64
Recommendations
Comprehensive Plan Implementation 68
Population Growth and Available Land 69
Zoning and Land Use 69
New Zoning Concepts 70
Rehabilitation 70
Appendix 73
vi
LIST OF TABLES
Table No. Title Page
2.
3.
4.
10.
11.
12.
13.
14.
15.
16.
17.
Major Retail Centers ..... 4,5
Major Retail Centers with Highest Sales 6
Vacancy Rates in Commercial Concentrations 11
Nassau County - Ranking of Central Business Districts by Percent of
Vacant Stores & Offices - 1978 11
Suffolk County - Ranking of Central Business Districts by Percent of
Vacant Stores- 1978 26
Commercially Zoned Land and Its Use, 1978-81 - Selected Commercial
Strips 30
Meacham Avenue- Land Use in Strip Zones, 1981 30
Jerusalem Avenue Commercial Strip- 1981 Land Use 34
Communities with Major Office Space - Existing & Under Construction -
1981 42
Proposed Office Development at Mitchel Field 43
Hotels and Motels With Over 100 Units (Existing, Under Construction
and Proposed) 48
Motel Conversion Locations 52
Discount Department Store Failures in the Last Decade 58
Discount Type Stores in Retail Centers that Failed in the Last Decade 59
Department Stores in Shopping Centers and Central Business Districts
that Closed in the 1970's 60
Anticipated Change in Population - 1980-1995 64
Commercial Land and Population Growth 69
vii
LIST OF APPENDIX TABLES
Table No.
2.
3.
4.
5.
6.
7.
8.
9.
Page
Regional Shopping Centers on Long Island 74
Community Shopping Centers on Long Island 75, 76
Neighborhood Shopping Centers - Suffolk County 77-78
Single Retail Community Centers 81
Central Business Districts 82-85
Suffolk County Commercial Vacancies- 1981 86-93
Strip Commercial Zones 94-96
Major Office Buildings 97-1 t 1
1981 Hotel/Motel Inventory 112-114
Summary of Telephone Interview with Michael Sanchirico, Esq. - 8/31/81 115-116
Municipalities with Zoning Ordinances that Permit Commercial Development 117-118
LIST OF MAPS
Map No. Title Page
1. Major Retail Centers- 1977 .......... 14,15
2. Major Retail Centers- 1981 16,17
3. Areas Unserved by Major Retail Centers- 1981 18,19
4. Regional Shopping Centers-Service Areas- 1981 20,21
5. Central Business Districts-Service Areas-1981 22, 23
6. Tourist Oriented Central Business Districts-Service Areas- 1981 24,25
7. Strip Commercial Zone-Meacham Avenue 31
8. Commercial Analyses-Long Beach Road-Austin Boulevard-1976 &1981 32, 33
9. Commercial Development-Jerusalem Avenue 35
10. Commercial Development-Old Country Road 36, 37
11. Commercial Development-Newbridge Road 38
12. Strip Commercial Alternative-Middle Country Road (Centereach) 39
13. Commercial Development-Montauk Highway(Lindenhurst) 40
14. Major Office Space- 1981 44,45
15. Hotel/Motel Concentrations- 1981 54,55
viii
LIST OF PHOTOGRAPHS
Photo
NO.
1.
2.
3~
4.
5.
6.
7.
8.
9,
10.
11.
12.
13.
14.
15,
16.
17.
18.
19.
20.
21.
22.
23.
24.
25.
26.
27,
28.
Elwood
North MassaDec~ua
Farmingaa~e
Plainedge
Oceanside
East NorthDort
North MassaDeaua
Hempstead
Baldwin
East NorthDort
Elmont
Elmont
North New Hyde Park
Melville
Hauppauge
Shelter Island
East NorthDor~
North Lawrence
Hempsteaa
Baldwin
Valley Stream
Sag Harbor
Hemps~eaa
Umondale
Valley Stream
East Northoor~
Deer Park
Deer Park
Location
Page
6
7
9
9
12
12
13
13
28
28
29
29
46
46
53
53
61
61
62
62
71
71
72
72
73
73
74
74
Chapter I....
Introduction
Previous Economic Reports
The economic development potential of Long Island is
related to the industrial and commercial resources of the region.
The first part of the economic development analysis of Nassau
and Suffolk Counties was completed by this agency in 1980. A
report entitled Industrial Location Analyses was released at the
end of that year. The report surveyed the land zoned for indus-
trial purposes and classified it according to existing use and its
availability for new construction or redevelopment. Concentra-
tions of key manufacturing and non-manufacturing uses were
identified to determine the strengths in the Long Island employ-
ment picture along with the possibilities of new job growth. Tax
advantages of industrial development plus land use recommen-
dations relating to industrial location rounded out the survey.
Beginning in 1971 a series of reports relating to business
development were released by the Nassau County Planning
Commission. These reports have been incorporated into this
study and updated where necessary. Three reports entitled Of-
fice Study were released in January 1971, January 1973 and July
1980. Three Shopping Center reports were prepared in Novem-
ber 1971, October 1976 and September 1980, A report entitled
Strip Commercial Study was released in March 1976 and a Cen-
tral Business District Study was prepared in November 1979. A
Suffolk County Planning Commission Study of Office Buildings
was released in January 1974 and the data is included in this
study. New Suffolk County inventories have been produced to
match the format of the Nassau County studies.
Scope of Study
This study focuses on the commercial resources of Long
Island and how they can be utilized to obtain the necessary
economic growth that would be compatible with the anticipated
population mix and the proposed development pattern of the re-
gion. Major types of commercial uses, such as retail centers,
personal and business services, offices and tourist facilities, are
inventoried and analyzed. Turnover, vacancies, service areas,
and reuse possibilities have been studied and recommendations
have developed relating to central business districts, strip com-
mercial corridors, free standing businesses and commercial
uses on the waterfront.
Impact of Population Change on Commercial Growth
The need for retail commercial space is related to population
growth, changes m age and family type, income growth and tour-
ism. In light of the expected losses of population in various parts
of Long Island, income and other family characteristic changes
will determine the need for new business growth. New employ-
ment clusters and transportation facility changes will also create
a market for new retail facilities.
The needs for additional commercial space cannot be solely
related to a population increase since some areas can
accommodate new growth while population is declining. The
reasons could be a lack of variety in the commercial space or an
amount that has not been meeting the community needs for a
period of time. The income level of the area and household com-
position are often more important when determining the changes
in the need for commercial development.
Long Island has been undergoing changes in the type of
households that reside in the region. In the immediate postwar
period, the construction tended to be concentrated in small
single family homes that were expandable to meet the needs of
young families who were expanding themselves. In the last 35
years, there has been a change from the small homes to the
more recent construction of large single family homes, to more
apartments and then to condominiums and cooperatives.
The following graph shows the change in household size in
the postwar period. Peak sizes occurred during the sixties and at
the present time household size is decreasing.
There are now more young peopte living alone and famities
are having only one or two children. These changes sometimes
indicate a higher income because younger people without
children and families whose children have moved out are often
comprised of two working spouses which raises the overall fami-
ly income.
The implications of these trends can be related to a variety of
commercial activities that should be present now or will be needed
in the future.
Those commercial categories which are likely to be less in
demand would include furnishings for new homes since the
amount of new construction is limited and many of the rental or
condominium units are occupied by people who already have
Persons Per Household, 1950-1980
1950 1960 1970
1980
4.0
3.9
3.8 3.70
3.7 3.66
3.6
3.5 3.51
3.4
3.3 3.31
3.2 ~ 3.25
3.1 Nassau Co. , ~e 3.08
3.0 Suffolk Co.
Source: Bureau of the Census
homes and thus have purchased the furnishings some time in the
past. There is also less of a demand for children-oriented goods
due to the lower birth rate and the related smaller amount of
children as a proportion of the total population. Food prepared in
the home is also likely to be less in demand since there are
larger proportions of working mothers and fewer families with
large numbers of children.
The commercial activities likely to benefit from these
changes are those that are related to the preparation of food out-
side of the home. Restaurants and fast food facilities are the
beneficiaries of the changing family structure. The demand for
luxury and specialty items rather than necessities often found in
discount stores increases with the smaller family size. The shift
away from families with children and to two or more worker
households creates a greater demand for specialty items. These
same changes can also have an effect on travel and recreation
activities, as families without children or with grown children
have more opportunity for these activities.
The following sections categorize the wide variety of com-
mercial establishments on Long Island from major retail centers
down to the large individual business buildings. The trend in com-
mercial expansion or failure are documented and reasons for the
changes are outlined.
Chapter 2....
Commercial
Overview
Major Retail Centers
a--Standards
Major retell centers are defined as groups of commercial
buildings that meet a criteria established by the U.S. Bureau of
the Census for use in the economic censuses provided every 5
years. In 1972, the criteria for establishing a major retail center
was 10 retail establishments, one of which was classified as a
department store. In addition, the center had to have at least
$5,000,000 in retail sales. The 1977 definition was changed to a
group of 25 retail stores which would include a department store,
variety store, or miscellaneous general merchandise store with
at least 100,000 square feet of total floor space.
Major retail centers include planned shopping centers along
with unplanned groups of commercial establishments that are
within walking distance of one another. Some older central
business districts are included in the major retail center
classification, However, most do not quality because they lack a
general merchandise store of 100,000 square feet located in the
middle of the district. In 1972, eight of the central business
districts were included since they either had the required large
store or met the total sales criteria*. In 1977 only 6 central
business districts - Garden City, West Bempstead, Hempstead,
Manhasset, Smithtown and Lake Ronkonkoma - were included in
the economic census. In 1982, only Hempstead, Manhasset and
Garden City are expected to remain,
b--Location and Change in Status
Table 1 shows the 31 major retail centers that were noted in
the 1972 Economic Census. Eleven did not qualify in the 1977
Economic Census. Numbers 32 through 45 were the 14 new
areas that were added for the 1977 census. A total of eleven
centers from the 1977 report are not expected 1o qualify in 1982
*Some of the retail centers are newly constructed groups of business buildings
and community shopping centers and thus act as the central business district for
some areas. However, these are not included in the discussion of central
business districts The central business districts included in 1972 were West
Hempstead, Hempstead, Garden City, Huntington, Smithtown, Patchogue,
Riverhead and Southampton
TABLE 1
Major Retail Centers
1. Miracle Mile - Manhasset
2. Great Bay Shore
3. Great Midway- Plainview
4. Great South Bay- West Babylon
5. Green Acres - Valley Stream
6. West Hempstead CBD
7, Lake Success - N. New Hyde Park
8. Levittown (Hempstead Turnpike)
9. Mid Island - Hicksville
10. Patchogue CBD
11. Riverhead CBD
12. Roosevelt Field
13. Smithtown CBD
14. South Gate - West Islip
15. Great Neck Plaza
16. Garden City CBD
17. Hempstead CBD
18. Sears- Massapequa
19. Gardiner Manor - Bay Shore
20. Huntington Center
21, Huntington CBD
22. Wait Whitman Mall - Huntington Station
23. Commack Plaza
24. Mayfair - Commack
25. South Shore Mall - Bay Shore
26. Birchwood Park - Jericho
27. Bar Harbour- Massapequa Park
28. TSS - Oceanside
29. Five Towns Plaza - Woodmere
30. Southampton CBD
31. Smith Haven Mall - Lake Grove
yes
no
yes
yes
yes
yes
yes
yes
yes
no
no
yes
yes
no
yes
yes
yes
yes
no
yes
no
yes
yes
yes
yes
no
no
no
no
no
yes
yes
no
no
yes
yes
no
no
yes*
yes
no
no
yes
no
no
yes
yes
yes
yes
no
no
yes
yes
no
yes
no
no
no
no
no
yes
32. TSS- Elmont yes
33. Manhasset CBD -- A&S Center yes
34. Carle Place no
35. Westbury Mall (Ohrbachs, Fortunoffs) yes
36. Great Eastern - East Meadow no
37. Sunrise Mall - Massapequa no
38, Brooktown Plaza - Stony Brook no
39. Woolco - Lake Ronkonkoma yes
40. Modells Plaza - Centereach yes
41, Sunvet Mall - Holbrook yes
42. College Plaza - Selden no
43, Coram Plaza no
44, Point Plaza - Rocky Point yes
45. Riverhead Plaza yes
46. Huntington Square-Elwood/Commack
47. Woolco- N. Lindenhurst
48. Pergament - Plainedge
49. East Meadow Plaza
*To be redefined as Nassau Mall
because of the loss of the major department store, However,
one, the Gardiner Manor Center that existed in 1972 and did not
qualify in 1977, has had one satellite store added and is expected
to be included in the 1982 census. Four existing commercial
centers (numbers 46-49 are expected to be added in 1982
because of additional construction or full occupancy of existing
stores. Therefore, 26 major retail centers could be surveyed in
the beginning of 1983 for inclusion in the 1982 census of Retail
Trade.
c--Retail Sales 1972-77
There were 31 major retail centers in the 1972 economic
census. Their total sales volume was $1,686,475,000. The 1977
economic census shows 34 major retail centers with sales of
$2,454,332,000. Even though this represents a 3/'4 billion dollar
increase in total retail sales attributed to tho MRC's, their share
of total retail sales only went from 247% to 268%. The 1982
economic census should show an increase ~n this percentage
due to the loss of single purpose commercial establishments.
However, the resurgence of older central business districts will
limit the percentage increase. Table 2 provides data for the ma-
lot retail centers with the highest sales. All are in Nassau County
except Smithaven Mall.
The major retail center with the highest sales in 1977 was
Roosevelt Field Shopping Center. The Economic Census from
that year show sales of $192,899,000 dollars. The Economic
Census five years earlier ranked Roosevelt Field ~n seventh
place; however, there are 53 new stores added to the center
since 1972. Other competing shopping centers added stores but
not as many as Roosevelt Field and no others added a depart-
ment store as did Roosevelt Field.
The Central Business District in the Village of Hempstead
was the major retail center leader Jn sales in 1972, A drop to
fourth place was the result of a loss of 28 stores and more
specifically a 50% drop ~n apparel and accessory stores.
Smithaven Mall and Mid Island Shopping Plaza retained second
and fifth positions, Green Acres Shopping Center dropped from 3
in 1972 to number 6 in 1977. The A & S Center in Manhasset and
the Manhasset Central Business District when combined were
rated third. This area did not quality as a major retail center in
1972. The major retail center in Levittown and the Walt Whitman
Shopping Center are no longer on the list of the top six.
TABLE 2
Major Retail Centers with Highest Sales
Nassau-Suffolk SMSA
1972, 1977
Roosevelt F~eld Smithaven Manhasset-
Shopping Center Marl A&S Center
CENTER 1977 1972 1977 1972 1977 1972
Sates ($1,000) 192,899 180,299 160,567
Ranking 1 7 2 2 3
All Stores 148 95 130 102 182
Type of Stores;
· Building materials, hardware, garden sup-
ply and mobile homes 1 7
· General merchandise 5 6 6 6 6
· Department Stores 4 3 4 4 2
· Food Stores 10 3 10 8 14
· Automotive Dealers 1 2 2 9
· Gasoline Service Station 3
· Apparel and Accessory Stores 63 37 54 47 24
· Furniture, Home Furnishings, and Equip-
ment 15 7 10 8 35
· Eating and Drinking Places 15 9 12 10 30
· Drug and Proprietary Stores 1 1 1 4 5
· Miscellaneous Retail Sales 38 28 35 22 40
Source: Census of Retail Trade 1972, 1977
order to compare 1972 and 1977, Sales figures would have to be converted into constant dollars
Hempstead Central
Business District
1977 1972
Shopp~g P~za
1977 1972
149,572 143,176
4 1 5 5
222 250 159 110
4 4 4 3
2 2 3 3
4 5 4 3
32 74 39 31
40 47 12 13
36 25 32 12
6 5 4 2
70 63 38 19
Green Acres
Shopping Center
1977 1972
139,353
6 3
100 92
6 8
4 5
3 3
32 30
13 12
8 9
22 17
5
Other Retail Space
Retail facilities are grouped into large and small shopping
centers central business districts, single establishments and
strip commercial. Major retail centers cut across these different
groups. Therefore; the following section disects the commercial
facilities to allow analysis of the indiyidua! categories,
a--Regional Shopping Centers
Ten regional shopping centers exist on Long Island and two
are under consideration in the Middle IslandZYaphank area. One
expansion of free-standing department stores into a regional
center is under consideration near Westbury Appendix Table 1
lists the regional shopping centers on Long island and indicates
size and number ef stores in each center. A planned regional
shopping center usually has at least one department store of
over 100;000 square feet and in this region has an average of at
least 100 retail establishments. The service area is five miles
serving a population of approximately ~ million.
Nassau County has five shopping centers, classified as re-
gional, distributed throughout the County: The service areas of
these shopping centers overlap; however, each center has uni-
que attractions which relate to different groups of population and
therefore do not create unhealthy competition between the
centers. A!SO, Nassau County, with a 1980 population of
1,321,582 can support 5 regional centers. The south central and
northeast portions of the County are outside of the five~mile
radius service area; however, no area in Nassau is more than 10
miles from a regional center and the service areas of 4 of the 5
regional centers encompass parts oW Queens or Suffolk Coum
ties.
Suffolk County's regional shopping centers are concentrated
in the heavily populated areas of western Syffolk. Babylon Town
is the only town which is totally served by regional centers; ~n
fact, it is over-served, Unserved areas exist in eastern Hunting-
ton and western Smithtown Towns, eastern Islip Town, most of
Braokhaven Tpwn and a!! of the five eas!ern towns,
1. Elwood
In the last twenty years all new regional shopping centers
have been constructed as enclosed malls, Huntington Square
shown is last year~s example. All of the original centers that were
built in the 1950!s are now similarly enclosed.
b--Community Centers
A community shopping center usually includes a variety
store or junior department store and has a total area of 100.000
sq. ft. The population served is between 20,000 and 100,000 peo-
ple within a 3 mile radius. Discount or department stores with
fewer than 4 other establishments are not included in this
category. There are 22 community centers in Nassau County
and 31 in Suffolk County Appendix Table 2 provides a list of the
existing community centers
c--Neighborhood Centers
Neighborhood Centers are small groupings of convemence
and personal service stores They are best located within or adja-
cent to residential clusters of 7,500 to 20,000 people. The ser-
wce area is one and one-half miles, There are 129 neighborhood
centers with 5 or more stores in Nassau County and 123 with 4 or
more stores in Suffolk County A complete listing of the
neighborhood centers in Nassau County is found in the report en-
titled Shopping Centers - Update 1980 which was compiled by
the Nassau County Planning Commission in September 1980.
The Suffolk County neighborhood centers are found in Appendix
Table 3.
d--Single Retail Community Centers
There are 20 large retail establishments that either stand
alone on a site or have only 3 or 4 satellite stores Eight of these
are in Nassau County and twelve in Suffolk. They are listed in Ap*
pendix Table 4 Additional stores would classify these retail
establishments as community centers and would make the ma-
jor store more competitive The major store is either vacant or
has recently turned over in many of the places in this category.
2. North Massapequa
Typical neighborhood shop-
ping center,
e--Central Business Districts
Prior to the construction of the first regional shopping center
~n 1956, the historic downtown areas of Nassau and Suffolk
Counties served the daily shopping needs of local residents.
Specialized services or access to the large department stores
that did not exist in the central business districts were available
in New York City. Congestion, lack of room for expansion, new
mobility and whole new residential communities forced changes
in the central business districts so that most have reverted to the
more localized functions of many years ago.
The only two central business districts on Long Island proper-
ly classified as regional centers are Hempstead and Garden City.
Each of these villages have large department stores and special-
ty stores and have a service area of at least three miles.
Most of the older central business districts on Long Island
have limited drawing power and act as neighborhood or com-
munity service areas. This type of retail cluster does not have a
major department store over 100,000 square feet and generally
has a service area of 1 V2 miles. Neighborhood business districts
provide convenience goods for people in the immediate vicinity,
while community business districts have services attractive to
the entire village or hamlet in which the business area is located
along with some of the adjacent communities. See Appendix
Table 5 for a list of central business districts.
Another type of central business district is the tourist
oriented area. These districts are generally small but have wide
drawing power because of specialty shops, historic attractions
and services for visitors. These business districts also act as
neighborhood or community centers for the year-round
residents.
Service Area Analysis
One way of evaluating the need for additional major commer-
cial space is to analyze existing concentrations of commercial
development along with their related service areas.
a--Major Retail Centers
The major retail centers that were identified in the 1977 cen-
sus of retail trade include the regional shopping centers along
with other commercial concentrations that have less retail space
and do not attract people from long distances. Using a three mile
serwce area for these other centers and then superimposing the
data over the service areas of the nine regional shopping centers
provides a more realistic picture of the accessibility to major
concentrations (See Map 1). The Gardiner Manor Center was not
classified as a regional shopping center in 1977. It is now includ-
ed in the list of 10 in Appendix Table 1.
There were additions and subtractions to the major retail
centers between 1977 and 1981. Map 2 incorporates these
changes. Map 3 shows the area that is currently outside the
usual service areas of major retail centers and regional shopping
centers in 1981. This map shows areas on the north shore, south
central Nassau and all of Suffolk County east of central Brook-
haven, with the lone exception of the Riverhead area, not being
conveniently located to major retail facilities. The 1980 populat-
ion in this so-called unserved area is approximately V2 million or
20% of the bi-county population. This is the population require-
ment for approximately two regional shopping centers. However,
the location of the population is such that only one center in the
Yaphank area, if constructed at the present time, would serve
the largest concentration of population that is presently not
within five miles of a major retail center.
b--Regional Shopping Centers .....
The Walt Whitman Mall in Huntington Station and the
Smithaven Mall in Lake Grove have service areas that are con-
tiguous with the service areas of the three south shore regional
centers. On the south shore of Suffolk, the services areas of the
South Shore Mall and Gardiner Manor overlap. The service areas
of the Sunrise Mall in Nassau County and Gardiner Manor over-
lap, and the service areas of the three aforementioned centers
overlap the service area of the Great South Bay Shopping
Center. Great South Bay Shopping Center, which was the first
regional center to be built in Suffolk County, has a service area
that is now within the same area as three much newer regional
centers. This center is presently being reconstructed to reverse
the loss of tenants; however, the loss of major department stores
will not allow the center to continue to be classified in the
regional category. (See Map 4).
8
3. Farmingdaie
Example of a medium-sized central
business district.
4. Plainedge
Szhgle purpose retail community center
that will be classified as a major retail
center ~n the 1982 economic census.
c--Central Business Districts ............
Map 5 shows the location and service areas of the various
types of central business districts, The two regional business
districts are shown with 3 mile service areas, along with the
community and neighborhood centers with one and one-half mile
service zones. The tourist oriented central business districts are
assigned service areas of at least three miles. (See Map 6),
Comparing the map of the major retail centers with that of
the central business districts shows that the latter are concen-
trated on the shorefront where most of the early Long Island
settlement took place. A few exceptions to this pattern are along
the main line of the railroad where some older central business
districts were established and still exist today. The major retail
centers are concentrated in the postwar communities where
large tracts of land were available, population growth was very
rapid and generally no competition existed, Most of these post-
war areas are now beginning to decline in population and will
probably continue to do so for the next decade or two, On the
other hand, revitalization efforts in prewar settlements are likely
to reverse the decline in population and some new growth will
occur for the next decade or two, Therefore, the strengthing of
the older cenffal business distriets becomes more important in
the projections for new retail space needs,
New regional shopping centers are unlikely to occur outside
of the Yaphank area since there are few areas that are still grow-
ing rapidly and will not have access to an existing center. Some
existing groups of retail establishments may be expanded into
centers of regional scale. The aforementioned expansion near
Westbury is an example of this type of change,
The best plan for the unserved areas are to strengthen those
central business districts or commercial concentrations that
now serve the immediate communities and would benefit by ex-
pansion to serve a slightly wider area. A good example would be
the Village of Freeport in south central Nassau which has a pub-
lic transportation-accessible central business district that could
be expanded to act as the prime shopping area for the south cen-
tral portion of Nassau County. The business districts in the cities
of Glen Cove and Long Beach which are generally removed from
major retail centers have both undergone renewal in recent
years and have the potential for service area expansion. If a
department store of 100,000 sq. ft. could be attracted, they could
qualify as major retail centers.
The Village of Patchogue has a strong central business dis-
trict now and also has potential for serving as the major retail
center in the south central portion of Suffolk County, The unserved
area in the vicinity o1 Commack is presently served by a
multitude of middle sized commercial facilities in that communi-
ty. Upgrading of these existing commercial clusters could result
m 2 or 3 commercial concentrations that would meet the needs
of the population that is served by neither the Smithaven Mall 1o
the east nor the Walt Whitman Mall to the west,
10
Vacant Commercial Space
Vacant commercial space is an indicator of poor economic
conditions in a community, competition from newer or better
located business areas or the loss of a major tenant that helped
support adjacent stores, There is more historic data on vacan-
cies in Nassau County as a result of studies done by the Nassau
County Planning Commission. However, some bi-county com-
parisons are now possible due to more recent studies in Suffolk
County. Table 3 summarizes the vacancy information for the
various types of commercial concentrations in the region:
All types of shopping centers in Nassau County were tabulated
in 1976 and the overall vacancy rate was 7,2%. The overall rate
in the county in 1972 was 2.8% and 5.0% in 1980, Therefore, the
vacancy rate has improved since the mid 1970's when the first
effects of the gasoline shortages and price increases were felt,
Comparable data is not available for Suffolk County, There are in-
dications that the same pattern was present,
Tables 4 and 5 compare the central business districts in both
counties according to the percentages of vacant commercial
establishments, The data was completed in 1978 and indicates a
lower overall vacancy in Suffolk County. Competition from shop-
ping centers is greater in Nassau; however, a few of the com-
munities near the top of the list are not directly in the service
areas of regional centers. The Suffolk County central business
districts, especially those in the east end, have little direct com-
petition from large shopping centers. Ten eastern business
districts have vacancy rates below the county average.
The business districts at the top of the list in both counties are
in communties that have income below the county average.
TABLE 3
Vacancy Rates in Commercial Concentrations
Regional Shopping Centers Nassau County 1972 3.6
Nassau County 1980 6.9
Suffolk County 1981 6.8
Community Shopping Centers
Nassau County '1972 4.2
Nassau County '1980 7.6
Suffolk County 1981 6.1
Neighborhood Shopping Centers Nassau County 1972 1.9
Nassau County 1980 3.5
Suffolk County 1981 8.6
Central Business Districts
Nassau County 1978 10.4
Suffolk County 1978 5.8
Suffolk County 1981 4.7
Strip Commercial Nassau County 1976 3.5
Suffolk County 1981 3.9
Single Retail Establishments Suffolk County 1981 25.0
(With less than 5 stores)
*Includes single retail establishments with less than 5 stores.
TABLE 4
Nassau County · Ranking of Central Business Districts
by Percent of Vacant Stores & Offices 1978
1. Hempstead 32.0 506 162
2. Inwood 25.8 66 17
3, Long Beach 19.0 268 51
4. Glen Cove 16.7 162 27
5. EImont 16.0 50 8
TABLE 4 (cont'd.)
6. Bellmore 15.3 111 17
7. Mineola 15.0 140 21
8. Merrick 13.3 143 19
9. Great Neck Plaza 12.9 319 41
10. Lynbrook 12.2 188 23
11. Island Park 12.0 50 6
12. Bethpage 11.7 103 12
13. Freeport 10.0 291 20
14. Hicksville 9.7 113 11
15. Wantagh 9.4 117 11
16. Westbury 9.0 111 10
17. Manhasset 8.9 169 15
18. Williston Park 8.9 112 10
19. Franklin Square 8.6 139 12
20. Oyster Bay 8.4 95 8
21. Massapequa 8.1 74 6
22. Hewlett 7.6 131 10
23. Baldwin 7.6 92 7
24. East Rockaway 7.6 66 5
25. Seaford 7.1 56 4
26. Syosset 6.5 108 7
27. Lawrence 6.3 80 5
28. Garden City 5.7 139 8
29. New Hyde Park 5.7 88 6
30. Cedarhurst 5.3 265 14
31. Farmingdale 5.3 113 6
32. Valley Stream 5.2 192 10
33. Port Washington 4.8 146 7
34. Glen Head 4.6 65 3
35. Floral Park 4.2 72 3
36. Rockville Centre 3.7 272 10
37. Locust Valley 3.4 87 3
38. Woodmere 3.3 91 3
39. Roslyn 3.3 60 2
40. Malverne 2.6 76 2
41. Oceanside 1.9 107 2
Total
11.2 5,633 632
11
5. Oceanside
A gas station which is an example of
commercial vacancy at the edge of an
existing business district.
6. East Northport
Vacancy in a strip
corridor.
commercial
12
7. North Massapequa
Entire neighborhood shopping center
that is currently abandoned.
8. Hempstead
Abandoned commercial buildings in a
central business district.
13
?
mile service area)
0 C E A N
Maio~ RetaiJ Centers
(other than Regional Shopping Centers)
(3 miJe service area)
Map 1
'iS Numhers referfoMajorRela,,Centersln]977ontahJet MAJOR RETAIL CENTERS - 1977
L 0 N
i
i
!
South
Boy
t S L A N D
SOUND
LittlePecon)c
Gardiner$
Bay
T L
A N T I
Regional Shopping Centers
{$ mile service area)
Block
Island
Sound
O C E A N
Major Retait Centers
(other than Regional Shopping Centers)
(3 mile service area}
Map 2
17 Numbers refertoMaiorReloi'Ce.tersin'98'antoble' MAJOR RETAIL CENTERS - 1981
S L A
N D
A T L A N T I C
S 0 U N
Bay
0 C E
A
: .. Gardiners
Block
Island
Areas Unserved by Regional Shopping Centers
anc~ Major Retait Cenlers
Map 3
AREAS UNSERVED
BY MAJOR RETAIL CENTERS - 1981
Block
~sland
Gardeners
Bay
Peconic
Bay
Areas Served by Regional Shopping Centers
A T ~ A N T I C
0 C E A N
Map 4
REGIONAL SHOPPING CENTERS
- SERVICE AREAS - 1981
0 U N D
Regional Central Business Districts
13 mile service area )
A T L A N T I C
0 C E A N
Numbers refer to Appendix Table
Neighborhood and Community Centra~ Business District
(l~/z mile service area)
Map 5
CENTRAL BUSINESS DISTRICTS
- SERVICE AREAS - 1981
[excluding tourist oriented districts)
L 0 N G
S 0 U N D
25
0 C E A N
Tourist Oriented Central Business District
Map 6
TOURIST ORIENTED
CENTRAL BUSINESS DISTRICTS
- SERVICE AREAS - 1981
TABLE 5 TABLE 5 (contd.)
Suffolk County - Ranking of Central Business Districts
by Percent of Vacant Stores & Offices 1978
1. Wyandanch 21.1 76 16
2. Mastic Beach 19.2 52 10
3. Central Islip 13.0 100 13
4. Mattituck 12.5 40 5
5. Greenport 11.6 121 24
6. Farmingville 11.4 44 5
7. Eastport 11.1 27 3
8. East Moriches 10.7 28 3
9. Bay Shore 10.5 228 24
10. Lake Ronkonkoma 9.8 51 5
11. Center Moriches 9.6 83 8
12. Cutchogue 8.3 24 2
13. Brightwaters 8.0 25 2
14. East Patchogue 8.0 88 7
15. Amagansett 7.9 38 3
16. East Islip 7.7 39 3
17. Patchogue 7.5 267 20
18. Amityville 7.3 110 8
19. Riverhead 6.7 164 11
20. Rocky Point 6.5 92 6
21. Bellport 6.3 48 3
22. Islip 6.3 63 4
23. Huntington Station 6.3 192 12
24. Babylon 6.1 165 10
25. Port Jefferson
Station 5.9 119 7
26. Smithtown 5.9 169 10
27. Sag Harbor 5.8 104 6
28. Huntington 5.3 337 18
29. Lindenhurst 4.6 87 4
30. East Northport 4.5 132 6
31. Water Mill 4.3 47 2
32. East Hampton 4.3 115 5
33. Hampton Bays 4.3 116 5
34. Setauket 4.2 71 3
35. Port Jefferson 4.1 148 6
36. Sayville 4.0 202 8
37. Bridgeh'ampton 3.8 52 2
38. Westhampton Beach 2.9 138 4
39. East Quogue 2.8 36 1
40. Montauk 2.5 80 2
41. Greenlawn 2.4 84 2
42. Cold Spring Harbor 2.2 45 1
43. Copiague 2.0 50 1
44. St. James 2.0 98 2
45. Medford 1.9 53 1
46. West Islip 1.7 58 1
47. Southampton 1.3 231 3
48. Kings Park 1.1 89 1
49. West Sayville 0.0 18 0
50. Halesite 0.0 25 0
51. Southold 0.0 26 0
52. Stony Brook 0.0 26 0
53. North Babylon 0.0 31 0
54. Brentwood 0.0 83 0
55. Northport 0.0 98 0
56. Deer Park 0.0 134 0
Total 5.8 5,267 308
Appendix Table 6 lists the various types of commercial con-
centration in Suffolk County with the latest information on vacan-
cies. This data represents the first county-wide tabulation of all
retail and service establishments and will be useful in comparing
commercial vacancy and space statistics in future Suffolk Coun-
ty surveys along with the earlier information compiled in Nassau
County.
26
Strip Commercial Development
a--General Location
The commercial development outside of existing central
business districts or planned centers is generally categorized as
strip commercial. This development is usually an area of one to
two-hundred feet deep along heavily travelled state or county
roads that do not have restricted access for parcels adjoining the
road. The narrow 100' strip does not allow adequate parking or
buffer from adjoining residences. Much of the strip commercial
development is unsightly since there has always been a large
amount of land available for this type of use which results in
underutilized properties. Commercial sites that have been aban-
doned for various reasons often are not redeveloped since it is
easier to find a vacant parcel somewhere else in the strip than
clear a site or rehabilitate a building. Parking is usually uncon-
trolled, signs are larger and more numerous than in planned
areas or in central business districts and ameneties such as
landscaping are often lacking. In addition, continuous strip com-
mercial development along a major corridor encourages exten-
sive turning movements, thus diminishing the safety and traffic
carrying capacity of the major roadways.
Strip commercial development often includes highway oriented
uses that are best located along a major road or near an inter-
change. However, the vast majority of strip commercial is com-
prised of commercial or wholesale uses that would be better
located in neighborhood or regional centers or as a part of a con-
centrated central business district. Central business districts are
adversely affected by the proliferation of strip commercial
development since the lure of inexpensive land near the central
business district rather than within it, where prices are often
higher, is an attraction to various business enterprises.
b--Case Studies
Studies have shown that commercial strips that exist along
the major roads actually are very underdeveloped uses of land.
What might appear to be total commercial saturation along the
roadway leading into a community might, in fact, only be partially
utilized. The scattered nature of the strip commercial gives the
appearance of an extensive development, but this is often mis-
27
leading. Table 6 shows the percentage of commercial uses and
amount of vacant land in a few selected strips in Suffolk County.
The Middle Country Road strip in Middle Island is the only
one which is in an area where new development is occurring.
The others are in built up communities; yet, there is between 15
and 21 percent of the frontage unused. The heavily traveled sec-
tions of Route 25 have approximately three quarters of the fron-
tage used for commercial purposes, while lesser traveled State
Route 109 and County Road 17, Carleton Avenue, have less than
half of the commercial frontage used for that purpose. The de-
mand for business use on the latter roads is not as great as on
Route 25; therefore, residential uses remain or are constructed
in the strip zone which accounts for the high use ~n the other
category.
The 15% gain in commercial use in the Middle Island strip be-
tween 1978 and 1981 reflects the new residential growth nearby.
The ten percent growth in Centereach is related to a major road
improvement during the period. Otherwise, the examples show
minor changes in the use of the commercially zoned property.
A good example of an underutilized strip zone is a secondary
street, Meacham Avenue, in the community of Elmont. (See Map
7.) The residential land in this community has been totally used
for a number of years, yet the 100' deep business zone on both
sides of the street which extends from Hempstead Turnpike to
Dutch Broadway has a surplus of land and buildings that could
accommodate additional business uses. Table 7 shows the cur-
rent use of the frontage.
The commercial category includes retail business and ser-
vices plus offices. Only one-quarter of the area is used for that
purpose since nearby streets such as Hempstead Turnpike,
Franklin Avenue, Dutch Broadway and Elmont Road have clus-
ters or strips of business use. The one-quarter industrial use con-
sists of small manufacturing and wholesaling operations that
have been allowed throughout the business area. Almost half of
the entire strip is in residential use which reflects a lack of de-
mand for commercial space. There is also an indication of the
demand for residential land since half of the residential land use
consists of new or converted commercial structures that house
2 or 3 families. The end results of this surplus of commercial zon-
ing is a mix of old and new residences interspersed with
business and industrial buildings. The same pattern is repeated
many other times throughout Long Island.
9. Baldwin
Typical strip commercial develop-
ment with no off street parking.
10, East Northport
Str~o commercial area that is included
in a business district.
28
11. Etmont
Meacham Avenue strip commercial
zone--intermixing of commercial and
residential uses.
12. Elmont
Meacham Avenue strip commercial
zone--commercial conversion to
residential use
29
TABLE 6
Commercially Zoned Land and its Use
1978-1981 Selected Commercial Strips
7.55 acres
25.0%
Main Artery
Carleton Ave.
Jericho Tpke
(Rt. 25)
Middle Country Rd.
Middle Country Rd.
(Rt. 25)
Route 109
Community Year Acres %
East Islip 1981 24.28 47.6
1978 23.70 46.5
Change .58 1.1
Huntington Station 1981 66.49 72.3
1978 61.01 66.4
Change 5.48 5.9
Centereach 1981 153.99 83.2
Change 10.31 5.6
Middle Island 1980 88.00 26.8
1978 73.14 22.3
Change 14.86 4.5
North Lindenhurst 1981 14.95 43.0
1978 14.18 40.8
Change .77 2.2
TABLE 7
Meacham Avenue - Land Use in Strip Zone, 1981
Industrial Residential Pubfic Vacant Total
7.50 acres 13.60 acres .63 acres .89 acres 30.17 acres
24.9% 45.1% 2.1% 2.9% 100%
Vacant Other Use Total
Acres % Acres % Acres
9.62 18.9 17.08 33.5 50.98
10.95 21.5 16.33 32.0 50.98
-1.33 -2.6 .75 1.5 0.0
19.69 21.4 5.77 6.3 91.95
24.86 27.0 6.08 6.6 91,95
-5.17 -5.6 -.31 -.3 0.0
27.57 14.9 3.50 1.9 185.06
-11.31 -6.1 1.00 .5 0.0
207.33 63.1 33.38 10.2 328.71
227.46 69,2 28.11 8.6 328.71
-20.13 -6.1 5.27 1.6 0.0
5,55 16.0 14.24 41.0 34.74
6.12 17.6 14.44 41.6 34.74
-.57 -1.6 -.20 -0.6 0.0
Appendix Table 7 contains an inventory of strip commercial
development that exists in Nassau and Suffolk Counties. A brief
description of the type of commercial development follows the
location of the commercial strip. The category of mixed commer-
cial means a combination of highway and retail uses along with
small offices. WSI means wholesale, services and small in-
dustrial uses.
Long Beach Road in Rockville Centre, Oceanside and Long
Beach, plus Austin Boulevard, which is the connecting road in
Island Park, were surveyed by the Nassau County Planning Com-
mission in a 1976 report. The road is tined with a commercial
strip for the majority of its length. A few medium sized shopping
centers and the Oceanside business district are included in the
strip while the central business district of the City of Long Beach
anchors the southern end. (See Map 8.)
There were 96 auto related uses and fast food drive-ins and
70 other food related facilities in the strip in 1976. A resurvey of
the area 5 years later shows demolition or abandonment of some
3O
scale ~ feet
400 0 400
LEGEND
Residential
Commercial
IndustriaJ
Other
Vacant
Map 7
Strip Commercial Zone
MEACHAM AVENUE
Town of Hempstead
County of Nassau, New York
32
33
LEGEND
AUTOMOBILE RELATED
GasoJlne Station
([ii[~ Other Auto Related
FOOD RELATED
~ Fast Food Drive-In
~r!~ Restaurant, Dinner,
Tavern, Luncheonette,
Supermarket, Grocery,
Delicatessen
SHOPPING CENTER
CENTRAL BUSINESS DISTRICT
Map 8
Commercial Analyses
LONG BEACH ROAD
- AUSTIN BLVD
1976 1981
Town oF Hempslead
County of Nassau, New York
of the buildings plus conversion of many others. The result is that
there is little change in the total of highway oriented uses, but
there is an expansion of other food facilities. The gas stations,
other automotive uses and fast food drive-ins now account for 97
buildings. Other food facilities have increased to 85. Since popu-
lation is stable or declining in the area, the increase is probably
attributable to the changes in family sizes and composition
which allow or encourage people to eat away from the home.
Jerusalem Avenue is a secondary roadway that extends from
Hempstead to Massapequa. The commercial development adja-
cent to the road includes narrow strips interspersed with
neighborhood shopping centers. Residential development oc-
cupies the remainder of the frontage. Map 9 shows the location
of the commercial development. Table 8 summarizes the type of
commercial uses that exist in the corridor. Residential and public
uses are not included.
TABLE 8
Jerusalem Avenue Commercial Strip
1981 Land Use
Total establishments--
304 -- 100%
Eating and drinking-- 46 -- 15.1%
Food stores 49 -- 16.1%
Building Materials 15 -- 4.9%
General Merchandise 1 -- 0.3%
Apparel 8 -- 2.6%
Home Furnishing's 6 -- 2.0%
Automotive 29 -- 9.5%
Miscellaneous 34 -- 11.2%
Personal and Business services 94 -- 30.8%
Offices 13 -- 4.5%
Industrial 9 -- 3.0%
The commercial mix is typical of many of the secondary
roadways throughout the region in that there is a limited amount
of highway orientation. Almost one-third of the uses are personal
and business services while another one-third relate to food,
Few of the food uses are drive-in facilities which depend on tran-
sient traffic. The automotive uses are generally highway
oriented, but overall, most of the business uses could be grouped
in clusters of establishments that would be directly related to the
adjacent neighborhoods rather than being oriented to persons in
vehicles.
Case studies of other commercial strips have been done by
the Planning Departments in each County and illustrate prob-
lems created by strip zoning and opportunities for improvement.
The Nassau County Planning Commission example of Newbridge
Road (State Route 106) from Bellmore to H icksville shows a com-
mon pattern of commercial uses in continuous and broken strips.
(See Map 11.) Old Country Road from Mineola to Plainview is a
similar strip through five different municipalities. (See Map 10.)
The Nassau County study outlines various methods to improve the
land use pattern and aesthetics of this heavily traveled corridor.
The Middle Country Road commercial strip in the community
of Centereach is in reality the main business area of the com-
munity. In 1978 the Suffolk County Planning Commission under-
took a study of the area at the request of local business groups.
The goal of the study was to recommend short term and long
term changes that could improve the appearance of the corridor,
which is the most visible portion of the community, and make it
function more like a central business district. Map 12 illustrates
the long range concept which calls for connecting the uncon-
nected roadways adjacent to the strip into access roads, in-
creasing the intensity of use at four locations where business
clusters exist and discouraging infilling of new commercial along
other parts of the road.
The Montauk Highway strip in the Village of Lindenhurst is
completely different from Centereach. Lindenhurst has a large
central business district near the railroad station so the strip is
competitive with the downtown area. A study done by the Suffolk
County Planning Commission in 1980 recommended a concen-
tration of marine commercial uses at the juncture of four creeks
with Montauk Highway. The concentration of marine and tourist-
related uses as shown on Map 13 can enhance the waterfront
and add uses that will not have an adverse effect on the down-
town. The intervening areas along the road are recommended for
Iow intensity or residential use to improve the appearance and
the traffic carrying function of the road.
34
Commercial Development
JERUSALEM AVENUE
[ow~ oJ Oyster Bay
Town of Herrpsteac
County of Nassau New York
Map 9
35
37
Map 10
Commercial Development
OLD COUNTRY ROAD
Town of Hernpstead
Town of OysTer Bay
County of Nassau New York
Map 11
Commercial Development
NEWBRIDGE ROAD
Town of Oyster Bay
Town of Hempstead
County of Nassau, New York
38
3g
LEGEND
Map 12
Strip Commercial Alternative
MIDDLE COUNTRY ROAD
[Centereachl
Town of Brookhaven
County of Suffolk, New York
Commercial Development
MONTAUK HIGHWAY
LINDENHURST NAUTICAL MILE
Town o~ Babylon
County of Suffolk, New York
LEGEND
4O
Chapter
Offices
41
Private Offices
The construction of large scale office buildings is a relatively
recent phenomenon in the bi-county region. Major office space is
defined as buildings over 15,000 square feet in Nassau County
and over 10,000 square feet in Suffolk County. At present, there
are almost 20,000,000 square feet of major office space existing
in the two counties. A complete inventory of space by community
is found in Appendix Table 8.
Suffolk County accounts for only 1/3 of the bi-county total
even though the single largest concentration in any one com-
munity is within Suffolk County. Twenty years ago, there was only
800,000 square feet of major office space which means that over
95 % of the inventory was built in the last twenty years. The peak
period of growth was the years between 1970 and 1975 when 1/3
of the entire inventory was constructed. The present activity in the
early 1980's could equal this record.
Table 9 summarizes the location of the major office space in
the two-county region.
The community of Melville heads the list with 3,500,000
square feet which is one million more than the concentration that
is found in the second place Lake Success area. The Village of
Garden City has one and one-half million square feet in 29
buildings and most are concentrated near Roosevelt Field Shop-
ping Center and the Nassau County Governmental Center.
Almost half of the communities with large office concentra-
tions are ones that have major industrial space and the offices
have been developed as an adjunct to that space. Some of the
office space is on land or property intended for industrial devel-
opment. A half dozen of the office complexes are found in the
vicinity of central business districts but only one is directly re-
lated to a regional shopping center. Only a few concentrations of
offices could be characterized as being developed because of an
expressway interchange. However, most of the office space is
within a few miles of the expressway and parkway systems. (See
map 14.)
Some communities have concentrations of small office build-
ings which if added together would equal the space in a few ma-
jot buildings. Often these are medically-related structures or are
occupied by other non-medical professionals. The Merrick Road
area in Freeport and the Farmingdale and Glen Cove central
TABLE 9
Communities with Major Office Space*
Existing and Under Construction
1981
Rank Community
1 Melville
2 Lake Success/North Hills
North New Hyde Park
3 Jericho
4 Village of Garden City
5 Garden City East
6 Great Neck Peninsula
7 Hauppauge
8 Village of Hempstead
9 Syosset
10 Woodbury
11 Manhasset
12 Village of Mineola
13 Village of Lynbrook
14 Hicksville
15 Village of Rockville Centre
16 Huntington
17 Carle Place
18 Smithtown/Village of the Branch
19 Farmingville
20 East Meadow
Sq. Ft Private
Ofhce Space
3,580,000
2,536,200
1,661,250
1,584,9O0
1,190,800
1,072,650
804 300
728 950
718 050
667 900
390 000
367 000
361 250
345 000
333 000
292 000
296 600
289 000
285 000
213 600
Buildings
34
23
2O
29
tO
23
21
14
7
13
2
5
7
8
8
14
2
11
2
3
business districts are examples in Nassau County. In Suffolk
there are a number of small buildings clustered along Deer Park
Avenue in Deer Park and along Montauk Highway in the Town of
Islip. In addition, there are concentrations in the central business
district of Huntington, Bay Shore, Patchogue and Riverhead.
The current plans for new growth in major office space are
generally confined to those areas that already have high square
footage of such uses. The Lake Success area, Jericho and Gar-
den City are typical examples.
The major exception is the Mitchel Field area in central
Nassau County. At present there are 15 major office buildings
either planned or under construction. Over 150 acres is ex-
pected to be occupied by office buildings in the next few years.
The sites are interspersed among the attractions in the area
which include college campuses, the coliseum, a new hotel, park
facilities and industries. Table 10 summarizes the private office
activity at Mitchel Field.
Melville and East Farmingdale are expected to grow exten-
sively and expand office space in accordance with development
proposals for the Route 110 Corridor*. The Hauppauge area and
the Bohemia/Ronkonkoma industrial areas near Long Island
MacArthur Airport are also possibilities for extensive new office
growth.
*"Industrial Location Analyses, 1980", LIRPB, Hauppauge, NY
*(15,000+ in Nassau County)
(10,000 + in Suffolk County)
42
TABLE 10
Proposed Ollice Development at Mitchel Field
Name Location Stories
EAB Plaza Glen Curtiss Blvd. 15
(2 bldgs.)
Nassau West Corp. Chas. Lindbergh 2 (1)
Center Blvd. 6 (2)
2 (3)
lo(4)
Meadowbrook Plaza 5 (1)
5 (2)
2 (3)
Interstate Cigar 4
Helmsley Stewart Ave. (1)
(2)
Breslin Hempstead Tpk.
Stewart Ave. and Merrick Ave. Site
Stewart Ave. and Glen Curtis Blvd. Site
Total 15 (bldgs.)
Sq, Ft, Acres Status
1,115,000 36.4 U.C.
160,000 U.C.
225,000 23.1 U.C.
100,000 U.C.
425,000 23.5 Prop.
90,000 Prop. 1983
90,000 6.2 Prop. 1983
30,000 Prop. 1983
100,000 19.9 Prop.
100,000 Prop. 1983
100,000 12.9
350,000 6.5 Prop.
200,000 6.4 Prop.
400,000 23.9 Prop.
3,485,000 158.8
43
I S L A N D
Gardiners
A T L A N T I C
O C E A N
i~ I/4 Million
~/2 Million
1 MiJlion
2 MiiJion
3 MiJJion
45
Major Highway System
Proposed
Map 14
MAJOR OFFICE SPACE - 1981
13. North New Hyde Park
New construction as part of a planned
office center that was formerly land used
for industrial purposes.
14, Melville
New office construction in the Route
110 Corridor area.
46
Chapter
Hotels-Motels
47
HOTELS -- MOTELS
a--Introduction .....
The earliest location of hotels and motels on Long Island was
confined to shorefrent resort areas and a few central areas such
as Garden City. The new industrial and commercial development
on Long Island that has occurred in recent years has generated
a need for commercial accommodations in a wide variety of
communities throughout the Island. Nassau County has over
3,000 motel units plus almost 700 under construction. In Suffolk
County 7,000 units exist and 1,000 are proposed to be added in
the next few years. Table 11 indicates the status of the largest
hotels and motels in the bi-county region.
The entire hotel-motel inventory has been undergoing rapid
changes in the last few years. As Table 11 shows, most of the
largest units are either under construction or proposed. The
Sheraton Smithtown was built in 1980. Previously, the commer-
cial accommodations consisted of medium size motels in scat-
tered locations. For all of the new construction, there has been a
corresponding loss in existing accommodations, especially in
the resort areas. Some motels have been converted to adult
homes or apartments. The small resort motels in eastern Suffolk
County have been undergoing conversions to seasonal or year-
round apartments or condominiums. Even some of the larger fa-
cilities have recently been included in the conversion process.
The Lido Hotel in Lido Beach is being converted to a year-round
condominium, and Gurneys, in Montauk, is proposed to become
a year-round, time sharing condominium.
b--Inventory .....
The hotel and motel inventory was assembled using Nassau
and Suffolk County Health Department records, the 1980 Long
Island Lodging Guide, the 1979 Long Island Recreation and Visi-
tor's Guide, and Long Island Lighting Company information.
When necessary, field checks were made to verify location and
size of establishments. The 46 establishments reported for Nas-
sau County are year round, serving primarily as accommoda-
tions for business and social visitors to the urbanized area of the
Long Island region. Suffolk County's 360 establishments are
divided in use with almost 2/3 in seasonal and 1/3 in year-round
operation.
TABLE 11
Hotels and Motels with Over 100 Units
(Existing, Under Construction and Proposed)
1 Marriott-Mitchel Field 391 (Under Construction)
2 Colonie Hill Galleria-Hauppauge 550 (Proposed)
3 Garden City Hotel 280 (Under Construction)
4 Huntington Hilton-Melville 250 (Proposed)
5 Westhampton Beach and Tennis
Club (Seasonal) 250
6 Smithtown Sheraton-Hauppauge 212
7 Island Inn-Westbury 204
8 Old Mill Inn-Ronkonkoma 194
9 Howard Johnsons-Plainview 183
10 Holiday Inn-Hempstead 182
11 Ramada Inn-East Farmingdale 162 (Proposed)
12 Holiday Inn-Carle Place 150
13 Harrison Conference
Center-Glen Cove 133
14 Gurneys Inn-Montauk 125
15 Holiday Inn-Hauppauge 120
16 Holiday Inn-Plainview 119
17 Panoramic-Montauk (Seasonal) 115
18 Ramada I nn-Hauppauge 110 (Proposed addition)
19 Coliseum Inn-East Meadow t 10
20 North Fork Motel-Southold
(Seasonal) 106
21 Howard Johnsons-Commack 105
22 Ramada Inn-Woodbury 104
23 Holiday Inn-Rockville Centre 100
24 Holiday Inn-Riverhead 100
25 Glen Cove 100 (Proposed)
The complete inventory by community is shown in Appendix
Table 9. In Suffolk's five western towns, the hotels and motels
are almost all year-round with a usage similar to Nassau
County's and including a recent addition to the motel/hotel
business community, the convention type hotel. Motels and
hotels in the rural east end of Suffolk are predominantly seasonal
and geared to tourist accommodation. Map 15 shows the major
concentration of seasonal and year-round hotels/motels plus
units under construction and proposed.
In Suffolk, town officials have been concerned about the im-
pact on the tourism industry of motel conversion to condominium
or cooperative ownership, fearing that eventually there will be a
shortage of vac. ation accommodations. Conversions are not per-
ceived as a problem in Nassau County since few establishments
have found it necessary to change ownership in this manner.
c--Comparability of Inventory Categories
Motel use differences, along with size and quality variability,
have made comparisons between communities difficult. In addi-
tion to the seasonal and year-round establishments accom-
modating tourists, businessmen and other visitors to an area,
there are motels and hotels which are used to house welfare
recipients and other emergency clients or which operate as
year-round rooming and boarding residences. These last two
categories are not easily identified, so none of them have been
indicated in a separate category in the inventory.
The size and quality of establishments range from 2-3 unit
modest, family motels to 200-400 unit luxury vacation or conven-
tion hotels. Visually, several would qualify as substandard, while,
at the other end of the spectrum, many could compete with the
most luxurious and attractive.
Most motels rent by the day, although many of the vacation
resorts and inns rent only for long week-ends or entire weeks.
Some rent only by the month or season. Rents vary from $10 for
short stays in the transient type motel to several thousand
dollars for the season in luxury hotels or cottages.
Unit sizes vary so greatly that unit data for the individual
areas cannot legitimately be compared. Included in unit count
are single and double motel rooms, suites, one to six room cot-
tages and the smaller room typical of many inns or boarding
houses. The latter usually accommodates one or two persons at
the most. Cottages can accommodate four to ten persons or
more. The typical double motel room has two double beds, but
even the single motel room often includes a convertible couch.
Motel owners opt for versatility of accommodations in plan-
ning establishments. Folkane Associates, the planner-builders of
48
the new convention-oriented Sheraton Smithtown in Hauppauge
said ptanning for the large-scale convention hotel is based on
feasibility studies which show a usage of about 25% tourist and
75% business related. They indicated the Sheraton's single
rooms are the same dimension as double rooms and that the
fold-out couches include a standard mattress. Cots can be added
to any room so that each room can accommodate either a mini-
mum or maximum number of people. Staff at Gurney's Inn, the
year-round vacation resort in Montauk, indicated a similar
philosophy, but a different manner of fulfilling it. Each of their
rooms in the main hotel has two twin beds and can be used for
single or double occupancy. Cots can be added to accommodate
three people. In addition, Gurney's maintains a number of suites
and cottages with multiple bedrooms and living rooms with con-
vertible couches. They are prepared to cater to individuals,
couples or larger parties.
This variation ~n unit size made it difficult to estimate capaci-
ty when figures were not available from a reliable source. In
general, when no qualifying information was available, the stan-
dard used was three persons per unit for motel capacity
estimates; six persons per cottage; two persons per inn room;
and one person per boarding house room. Health department in-
formation was available for most Suffolk establishments. Nassau
establishments were more similar in type so that most estimates
were based on the same standard. Capacity for all
establishments is reliable enough to make it the best basis for
comparison of overall motel density. In considering the capacity
data for certain areas of Suffolk County, however, one must
understand that rooms in establishments with coverted owner-
ship are available to the general public only a portion of the time.
d--Service Areas .....
The retention of existing commercial accommodations and
the development of additional units should be based on a Ioca-
tion criteria for hotels and motels. The following types of ac-
tivities centers are ones in which public accommodations are
necessary to adequately serve the area. The list includes:
l--government centers,
2--educational complexes,
3--transportation centers,
4--industrial parks,
49
5--major office centers,
6--central business districts,
7--resort areas,
8--waterfront communities with extensive boatin~l and
fishing activities.
In addition to this list, a grouping of a few of the aforementioned
categories can result in a location that would be ideal for
9--convention facilities.
This latter use is relatively new to Long Island since large scale
accommodations and display facilities with a series of satellite
motels and hotels nearby has never been available.
l--Government Centers
There are four identifiable government centers in the region.
Mineola, Garden City, Hauppauge, Riverhead and Yaphank. The
Nassau County government center in Mineola and Garden City is
not presently served by any hotel facilities. However, there are
quite a few within a couple of miles and a new facility in Garden
City is under construction. The Hauppauge area is adequately
served by over 700 units, while Riverhead has 265 year-round
units in the vicinity of the government center. The Yaphank area
will require additions in the future which will serve the nearby
Brookhaven National Laboratory and expanded commercial
facilities.
2--Educational Complexes
The universities in the Mitchel Field-Garden CityoHempstead
area will be well served when the 700 additional units are com-
pleted and added to the 364 that are presently in place. The
universities in the East Farmingdale area are presently served by
less than 100 units and since additional facilities in this com-
munity would be within the Route 110 Corridor area, there is an
overwhelming need for new hotel accommodations. Educational
clusters around Old Westbury and the State University at Stony
Brook are unserved at the present time. A large Holiday Inn that
was in the vicinity of Stony Brook has now been converted to an
adult home.
3--Transportation Centers
The Hicksville Railroad Station is the most heavily used rail
facility in the region. There are no accommodations within walk-
lng distance of the station. Hotels and motels adjacent to air-
ports are rarely within walking distance so that the Ronkonkoma-
Bohemia area around Long Island MacArthur Airport with 340
units is reasonably well served. Republic Airport in East Farm-
ingdale is not well served at the present time. The Suffolk County
Airport at Westhampton lacks accommodations in the immediate
vicinity of the airport even though the community of Westhamp-
ton Beach has over 400 units, 93% of which are available only
on a seasonal basis.
4--Industrial Parks
The Route 110 Corridor which includes the many industries
in Melville and East Farmingdale has fewer than 100 units
available and 250 proposed. There are immediate needs for even
more facilities in this multi-use employment center. The in-
dustrial concentrations in Piainview and Woodbury are presently
served by 555 units. The Syosset-Jericho industrial concentra-
tions have less than 300 and there is a potential for additional in-
dustrial development that could demand more motel space. A
large industrial concentration in New Cassel and part of
Hicksville is presently unserved, while the Bethpage-Hicksville
concentration near Grumman has over 200 existing units. Adja-
cent to the Roosevelt Field industrial complex are over 400 units.
The Port Washington area is developing as one of the newest job
development concentrations in Nassau County and the entire
Port Washington Peninsula has less than 100 units. On the south
shore, Freeport has high density industrial development along
with marine commercial uses; however, fewer than 100 accom-
modations exist and more could be needed in the future. The
Hauppauge-Commack industrial concentration is well served
with over 700 units. The large industrial cluster that stretches
from Deer Park to Brentwood and includes North Bay Shore has
less than t5 units in the component communities. The Bohemia-
Ronkonkoma-Holbrook industrial corridor has a high growth
tential and may need more than the 444 units that already exist if
airport operation increase.
5--Major Office Centers
The recently developed office center at Lake Success and
North New Hyde Park has no accommodations in the immediate
area. The office concentrations that include Mineola-Garden City
and Roosevelt Field-Mitchel Field area has almost 800 units and
over 700 under construction. The Jericho Office Center has
5O
almost 300 units; however more office development is likely in
this highly visible location, thus additional accommodations may
be needed. The offices in the Greak Neck area have access to
400 units. The offices that are found in the Lynbrook-Rockville
Centre area are served by over 300 units. The extensive concen-
tration of new offices in Melville is currently unserved, while to
the north i.n Huntington, there are almost 200 units to serve the
offices that are clustered in that part of town. The Hauppauge in-
dustrial area also has office buildings on the periphery and the
more than 700 units there serve both purposes. Recently
developed offices in Smithtown are served by almost 100 units
while those in Ronkonkoma and Bohemia which are within the in-
dustrial complex have access to the nearly 400 that presently ex-
ist.
6--Central Business Districts
The central business districts on Long island are generally
not as large as those found in other communities. However,
there is some need for accommodations in the vicinity of the
downtown area. A few districts that are of medium to large size
such as Valley Stream, Long Beach, Glen Cove and Cedarhurst,
have no accommodations within walking distance. Garden City
presently has none but 300 units are under construction. Only
the Hempstead central business district has more than 200 units
available. Rockville Centre has almost 200, while Bay Shore and
Lynbrook have o~)er 100. Medium to large size central business
districts with less than 100 units include Freeport, Patchogue,
Huntington, Smithtown, Greak Neck Plaza and Port Washington.
7--Resort Areas
The Montauk area with almost 2,000 hotel and motel rooms
and the Hampton Bays-Shinnecock Canal area with over 1,000
are the largest concentrations of rooms anywhere on Long
Island. Other areas like Southampton have over 500 and
Westhampton Beach has over 400. Based on these numbers, it
appears that other communities that are attractive for seasonal
purposes could easily accommodate additional units. East
Hampton, Amagansett and Greenport each have over 200 units.
Southold has less than 200 while Sag Harbor has less than 100
units; all of which are seasonal. There are only a few units in Mat-
tituck, South Jamesport, Orient and Bridgehampton. in Nassau
County there will be no remaining hotel-motel facilities in the
oceanfront communities of Long Beach, Point Lookout, Lido
Beach and Atlantic Beach.
8-- Waterfront Communities--Boating and Fishing
Communities with good harbors and extensive facilities for
boaters and fishermen which are not included in the resort areas
require overnight accommodations. Montauk and Hampton Bays
have many units and the community of Bay Shore has 135 motel
units; however, the majority have few facilities in close proximity
to waterfront. There are approximately 100 units in the
Manhasset Bay area, fewer than 100 in Freeport and less than
50 in Hempstead Harbor, Port Jefferson and Sayville. Huntington
Harbor and Northport Harbor have no motel units nor do any ex-
ist around Oyster Bay Harbor or on the Lindenhurst waterfront.
9--Convention Fac/I/ties
There are four or five sites throughout Nassau-Suffolk that
can now attract convention facilities or will be able to accom-
modate major conventions in the near future. The prime area is
in central Nassau County and involves the area around the
Nassau Coliseum. There are 797 motel units in the surrounding
communities and 700 hotel units under construction including a
major hotel connected to the coliseum.
At the far end of Long Island, there are over 2,000 motel units
in the Montauk area and the nearby communities of Napeague
and Amagansett. Spring and fall conventions are possible in this
area unless the trend towards conversion of transient units to
apartments or condominiums accelerates.
The Hauppauge area will have the potential for conventions
with the construction of an additional 500 units at Colonie Hill,
since there are already 720 units in the immediate vicinity.
In the future, the Melville-East Farmingdale, Route 110 Cor-
ridor area, should have some convention potential if all of the
proposed and often discussed hotel units materialize at this site
of major employment concentrations. The construction of an ac-
tivity center to serve the 110 Corridor could also be a major at-
traction for convention trade.
The last area that has potential for convention activities, yet
lacks hotel facilities today, is the Long Beach area. The board-
walk, extensive oceanfront beach, access to commercial
facilities and mass transit all make this a candidate for conven-
tion activities.
e--Conversions ......
Motel conversion in some eastern Suffolk towns has been
seen as a potential problem for the reason that there might be
less rentable rooms for tourists which in turn would injure the
tourist economy. The conversion process is discussed in more
detail in Appendix Table 10 which contains an interview with
Michael Sanchirico, counsel for the majority of motel owners
who have applied to the New York State Attorney General's of-
f/ce for conversion to condominium or cooperative ownership.
Table 12 is a summary of conversion activity, including both
converted establishments and those which have applied for con-
version since 1979, and shows a significant proportion of the
motel capacity for Eastern Suffolk available on a full-time basis
for rental by transient visitors. In Suffolk County and the Region
as a whole, the proportion becomes less significant.
It is difficult to assess just what the impact of motel conver-
sions on the local and regional economies will be. A relatively re-
cent phenomenon, these conversions may not continue in-
definitely. No one knows just how many more people will want to
invest discretionary funds into long-term recreational ownership
of this type. Since it is just one possibility in a wide array of vaca-
tion alternatives, it would seem unlikely that the market could
continue indefinitely, particularly in an uncertain economic
climate.
Since so few motels are actually operating now under condo-
minium or cooperative ownership, no evaluation can be made as
to the current effects on the tourism industry. Certain observa-
tions are the result of the initial research. For instance, many of
the new owners may be the same occupants of previous years. If
the new owners previously rented elsewhere on Long Island,
there may be units now available for specific time periods which
were unavailable before. Since the new owners are not commit-
ted to their units for a specific vacation week, the result can be
that during unfavorable weather conditions fewer vacationers
will be around to add money to the local economy. Overall, it is
possible that on the regional level, the convention hotels in plan-
ning and under construction may balance losses which are oc-
curring because of the conversions.
51
TABLE 12
Motel Conversion Locations
Eastern Suffolk
Location
Amagansett
East Hampton Village
Montauk
East Quogue
Hampton Bays
Southampton Village
W. Hampton Beach Village
Southold
Total Eastern Suffolk
Location
Suffolk County
Nassau County
Long Island Region
Estab~hments
~tal Convers~ns ~tal
% # %
9 100.0 1 11.1 660
14 100.0 1 7.1 637
86 100.0 3 3.5 5499
5 100.0 1 20.0 289
67 100.0 14 20.9 3356
24 100.0 1 4.2 1537
10 100.0 1 10.0 1471
4 100.0 1 25.0 344
219 100.0 23 10.5 13793
Regional Summary
Estab~hments
~tal Convers~ns
# % # %
360 100.0 23 6.4
46 100.0 1 2.2
406 100.0 24 5.9
Capacity
Converted
Estab~hments
% # %
100.0 144 21.8
100.0 100 15.7
100.0 398 7.1
100.0 64 22.1
100.0 1266 37.7
100.0 160 10.4
100.0 28 1.9
100.0 170 49.4
100.0 2330 16.9
Capac~y
Converted
~tal Estab~hments
# % # %
25712 100,0 2330 9.0
9905 100.0 370 3.8
5617 100.0 2700 7.6
52
15. Hauppauge
Example of new hotel located ad-
jacent to an industrial area.
16. Shelter Island
Resort-motel located /n the eastern
portion of Long Island,
53
°I
$ 0 U N D
Bay
Block
Island
Under Const. and
Year Round Seasonal Proposed
A T L A N T I C
O C E A N
100+ 100+
200+ 200+
300+
300+
~) Hate] and Motel Opportunities
Major Industrial Concentrations
500+
500+
Map 15
Major Highway System HOTEL and MOTEL CONCENTRATIONS - 1981
Chapter 5....
Business
Failures
Retail Business Failures on Long Island
Large retail establishments, such as discount department
stores, appeared throughout Long Island from the late 1950's to
the middle 1970's. Many were built as freestanding structures on
sites adiacent to major highways, which made them neither part
of a planned shopping center nor part of the older central
business districts. In the 1970's when the population growth
slowed and fewer young families moved into the area shopping
patterns changed. Sharply increased gasoline prices caused
decreases in the ability of the single discount-type department
store to attract enough customers in order to surwve. Table 13
lists the chains that failed in the last decade along with the cur-
rent disposition of the buildings that were vacated.
Most of the failures were located on isolated sites or in areas
with few adjoining stores.* The major exception was three of the
Korvette stores that were located within regional centers. The
original Korvette policy was to locate in areas with no other retail
establishments, even though the chain was first successful in a
major central business district. The later policy evolved into
locating adjacent to regional centers, but without a direct con-
nection to the center. The final stores in the chain were an in-
tegral part of new and existing regional shopping centers on
Long Island.
The reuse of some of these vacated stores by other chains
has often been coupled with the development of satellite stores
to complement the maior buildings and thus provide a stronger
attraction to the retail establishments.
Two other discount-type chains that failed in the last decade
were Robert Hall Clothes and John's Bargain Stores. These
stores were primarily free standing buildings outside of maior
business centers. The stores were smaller than the aforemen-
tioned group and most have been recycled into other business
uses.
There were discount type chains that failed in the last decade
that were not located on isolated sites and should not have been
subiected to the same limitations as the stores in the previous
group. The establishments were Klein's, Masters and May's and
the disposition of the buildings is shown in Table 14.
*Some met the definition of major retail centers because of small stores
within a block or two that could be considered within walking distance of the large
store
57
Establishment
Billy Blake
Great Eastern
(Floyds)
Whites
Korvettes
TABLE 13
Discount Department Store Failures in the Last Decade
Smithtown 110,000 sq. ft.
West Babylon 110,000
Sayville 110,000
Pt. Jefferson Station 110,000
Riverhead 110,000
Islip 110,000
Middle Island 120,000
Current Use
Flea Market
Rickels/Pathmark
Amusement Center
Brent City/Small Stores
Vacant
Marshalls, Channel/Small Stores
Vacant
North Patchogue 135,000 Modells
Jericho 140,000 Woolco
Elmont 245,000 TSS
East Meadow 106,000 Woolco
Valley Stream 75,000 Toys R Us
North Lindenhurst 103,000 Woolco
Pt. Jefferson Station 110,000 Mid Island Dept, Store/
Pathmark/Pergament
Massapequa 210,000 Sears
Middle Island 125,000 TSS
Sayville 207,000 TSS
West Hempstead 325,000 sq. ft. Shoppers Village Flea Market
(part)
Commack 210,000 Gertz/Waldbaums
Lawrence 180,000 Vacant
Lake Grove 155,000 Gertz
Carle Place 162,000 BOCES
West Islip 110,000 Small Stores
Huntington Station 190,000 Vacant
Hicksville 250,000* Vacant
Valley Stream 188,000' * Gertz
Massapequa NA *** A&S (1982)
Winstons Hempstead 250,000
*In Mid Island Shopping Center
** In Green Acres Shopping Center
***In Sunrise Mall Shopping Center
TSS
58
TABLE 14
Discount Type Store in Retail Centers that Failed
in Last Decade
Klein's
Establishment
Location Size
North New Hyde Park 125,000 sq. ft.
West Hempstead* 272,000 sq ft.
Commack* 210,000 sq. ft.
Hicksville* 250,000 sq. ft.
Valley Stream* 188,000 sq. ft.
Current Use
Chase Manhattan Bank Com-
puter Center
Shoppers Village Flea Market
Gertz/Waldbaums
Vacant
Gertz
Masters
North New Hyde Park 30,000 sq. ft. Modell's
Bay Shore 132,000 sq. ft. Modell's
Centereach 132,000 sq. ft. Modell's
Mays
*The last 4 stores in the Klein's list
Some large department store chains have failed in the last
few years. Included in this group is the W.T. Grant Company.
Other failures included Martins and Franklin Simon which were
located in central business districts and shopping centers.
Therefore, these failures cannot be attributed to poor location,
except where the downtowns were not competing successfully
with nearby shopping centers. The reuse of these recently
available buildings has been slow in some communities and as a
result, a mix of public and private uses occupy either the entire
store or subdivided portions of the original establishment. Table
15 summarizes the reuses of these department stores.
At present very few large department stores that do not have
adjacent satellite stores exist outside of major retail centers or
central business districts. Ohrbach's and Fortunoff's in
Westbury are two large retailers that have operated as free-
standing units. However, plans have been drawn to join the two
as part of a regional shopping center. The energy concerns
relating to individual structures, the desirability of enclosed com-
mercial space, changing travel patterns and reliance on mass
Levittown 180,000 sq. ft. Vacant
Massapequa 270,000 sq. ft. Vacant
Woodmere 230,000 sq. ft. Vacant
were occupied by Korvettes until the failure of that chain last year.
transportation all work against the concept of scattered single
purpose retail uses. Therefore, this type of structure is expected
to have a limited life expectancy and the remaining generally
isolated structures will either be expanded to include a greater
concentration of retail activities or will be converted to some
type of non-retail use.
Supermarket failures have also been a significant occur-
rence in the retail industry. A number of Long Island firms such
as Hills and Bohack have disappeared completely while national
chains such as Safeway, Finast and A & P have either left the
local market or reduced their outlets in the region. Small super-
markets in central business districts and neighborhood shopping
centers have been closed and supermarkets in regional shop-
ping centers are non-existant. A larger store in a community
center or well located neighborhood center reflects the current
situation. This trend often leaves downtown areas with transit
dependent population without the convenience of a super-
market. Cider central business districts such as Mineola, West-
bury, Great Neck, Huntington and Babylon have recently lost the
remaining supermarkets within the downtown area.
59
TABLE 15
Department Stores in Shopping Centers and Central Business
Estabhst~ment
W.T. Grant
Districts that Closed in the 1970's
Babylon 26,000 sq. ft.
Bay Shore 56,000
Brentwood 70,000
Bridgehampton 103,000
Copiague 22,000
Coram 107,000
East Patchogue 109,000
Hempstead 85,000
Lake Ronkonkoma 100,000
Levittown 32,000
Massapequa Park 25,000
Mattituck 54,000
Merrick 24,000
No. New Hyde Park 100,000
Patchogue 40,000
Riverhead 128,000
Rocky Point 93,000
Smithtown 63,000
Kings Park 25,000
Commack 17,000
Oakdale 14,000
Huntington 26,000
Freeport 33,000
Port Jefferson Sra. 40,000
Plainview 22,000
Plainview 43,000
Garden City 40,000
Huntington Station 75,000
West Babylon 45,000
Lake Grove 75,000
Manhasset na
Hicksville 24,000
Garden City 20,000
Huntington 13,000
Roosevelt Field 10,000
Valley Stream 10,000
Martin's
Franklin Simon
*3 store chains tailed at end of 1981 one unit atree-standingstorein Freeport
60
Builders Emporium
Vacant
Brent City
Woolco
Merrineck Mart Discount
Department Store
Two Guys*
Woolco
Fine Arts Museum
Woolco
Uncle Sam's Disco
Demolished
Vacant
Consumers Distributors
Two Guys*
Library
Woolco
Woolco
Child World
Ben Franklin
Vacant
Ben Franklin
Austin Drugs
Vacant
Jeffreys
Small stores
Pergament
Vacant
Marshalls (part)
Jeffreys
Vacant
Altmans expansion
Vacant
W&J Sloane
Wooley's
Lane Bryant
Wonderland of Fun (part)
17. East Northport
Supermarket chain failure
neighborhood shopping center.
in a
18. North Lawrence
Typical business failure of a free
standing discount department store.
61
19, Hempstead
Clothing chain failure in a central
business district.
20. Baldwin
Small size supermarket conversion to
other commercial use. Most small
supermarkets are being replaced by
larger facilities in neighborhood and
community shopping centers.
62
Chapter 6....
Conclusions and
Recommendations
63
Future Commercial Needs
The need for additional commercial space dwindles as popu-
lation increase slows. While there is continued strength in office
development and its related job creation, the mercantile sector
is less affected, At the same time, the older central business
district continues to change roles in the developing economy.
Some have recognized this changing role and are succeeding;
most have not and have regressed, resulting in a lessened par-
ticipation in the suburban economy, Some have diminished to a
point where major reinvestment is required. Many still have the
infrastructure of roadways, sewers, water, offstreet parking and
even rail access. Few have used imaginative techniques to build
upon this substantial investment. Despite the call of most plans
for the strengthening of the downtowns, little has happened.
Many still remain as underutilized investments. There is a con-
tinued reluctance to intensify the development of these com-
munities. This is based on long standing opposition to the types
of uses, multi-storied offices and apartment development, that is
needed to lure private investment. The work of assembling, ac-
quiring, demolishing and building must result in an economic
benefit, usually in the form of more intense development than
previously existed. The key then is to determine what a com-
munity can be, not necessarily what it thinks it should be, and
move toward that goal.
Energy concerns usually lead to less discretionery trips for
shopping purposes and more trips to locations that allow access
on foot to more than one establishment. The central business
districts and larger shopping centers should be the major benefi-
ciaries of this change in travel pattern in this region. The single
purpose commercial establishment and the strip commercial
corridors which are notoriously energy inefficient will be weak-
ened as evidenced by the trends since 1973. Strip commercial
areas are likely to remain economically viable if they are service
areas for the immediate neighborhoods and thus provide neigh-
borhood stores within walking distance, or short multi-purpose
auto trips. Concentrations of highway business uses such as gas
stations, fast food restaurants, etc., that conflict with pedestrian
oriented downtown commercial areas, are not usually found in
regional shopping centers and are also likely to remain suc-
cessful in strip business areas. Widely separated groups of retail
stores that form a business area are not an effective land use
pattern and do not lend themselves to service by mass transpor-
tation.
The relationship between shopping areas and office develop-
ments will likely be one of the primary demands of future com-
mercial development. Existing centers such as Roosevelt Field
which is surrounded by extensive office space, have already
developed a close relationship. A large amount of any office con-
struction will create an immediate demand for new commercial
activities if the office space is not within a downtown or very
close to a major retail center.
The high cost of operating private vehicles has led to a
resurgence in mass transit use on Long Island. For example, the
Metropolitan Suburban Bus Authority ridership has grown from
18 million in 1974 to 26.5 million in 1981. The concentration of
new office space, the development of industrial parks, the re-
vitalization of older business areas and a cluster/n9 of new res/-
dent/al developments are ail trends which make the use of mass
transit feasible. The commercial development that is needed in
the future also has to be related to the mass transit patterns,
especially the bus networks in both counties. Therefore, the Ioca-
t/on of new commercial that is accessible to new mass transit
should be more important in the 1980's and the 1990's.
Growth of population over the next 15 years is to be much
slower than in the past. Brookhaven, Islip and Southampton are
likely to have the largest numerical growth while the largest
percentage growth is confined to the 5 eastern towns of Suffolk
County. Table 16 shows the projected growth of Long Island to
the year 1995. The Figures reflect the first population projection
revisions as a result of the receipt of early 1980 census data.
The needs for retail space which are directly linked to popula-
t/on can be approximated from Table 16 when existing retail
establishments are taken into account. The demand for office,
hotel--motel and other specialty commercial is not as directly
related and depends on labor force availability, industrial growth
and tourism promotion.
Availability of Land for Commercial Development
Appendix Table 11 summarizes the business zoning cate-
gories for all municipalities in Nassau and Suffolk Counties that
allow some type of business development. The business devel-
TABLE 16
Anticipated Change in Population, 1980-1995
Change
PrOlected Popu NO of Per
Town or City Population 1980 /at/on 1995 sons Percent
Glen Cove 24,618 25,800 1,182 4.8
Hempstead 738,517 752,870 14,353 2.0
Long Beach 34,073 35,930 1,857 5.5
N. Hempstead 218,624 226,800 8,176 3.7
Oyster Bay 305,750 315,500 9,750 3.2
Nassau County 1,321,582 1,356,900 35,318 2.7
Babylon 203,483 217,000 13,517 6.6
Brookhaven 365,015 447,075 82,060 22.5
E. Hampton 14,029 23,300 9,271 66.1
Huntington 201,512 210,500 8,988 4,5
Islip 298,897 325,750 26,853 9.0
Riverhead 20,243 26,750 6,507 32.1
Shelter Island 2,071 3,500 1,429 69.0
Smithtown 116,663 121,850 5,187 4.4
Southampton 43,146 63,100 19,954 46.2
Southold 19,172 23,750 4,578 23.9
Suffolk County 1,284,231 1,462,575 178,344 13,9
The Bi-County
Region 2,605,813 2,819,475 213,662 8.2
Source: US. Census of Population 1980, Long Islar~d Regional Planning Board
opments include retail stores, personal services, offices, shop-
ping centers, gas stations and auto related uses, nursing homes,
hotels and waterfront related commercial uses.
The needs for retail space are directly linked to population
can be approximated from Table 16 when existing retail estab-
lishments are taken into account, The demand for office, hotel-
motel and other specialty commercial is not as directly related
and depends on labor force availability, industrial growth and
tourism promotion.
64
Forty-nine out of 69 municipalities in Nassau County allow
some type of business development, while 30 out of the 39 in Suf-
folk County are in the same category. Overall, three quarters of
all Long Island municipalities allow some type of business activity.
Business development is restricted to the specific commer-
cial zones in most mumcipalities; however, others have cumula-
tive zoning ordinances that allow business uses to locate in in-
dustrial zones. Restaurants, office buildings, furniture and appli-
ance, plus automotive serwces, are the typical businesses that
are found in industrial areas where this type of zoning prevails.
Some municipalities automatically allow the above uses in indus-
trial areas while others require special permits or special excep-
tions.
Residential zones in some communities allow limited busi-
ness type uses with or without a special permit. These uses in-
clude professional offices, hotels, nursing homes and rooming
houses.
Some municipalities have most or all of the commercial land
in a strip commercial pattern while others have a concentration
in a planned center or in the original central business district.
The majority have combinations of the above types. The follow-
ing section summarizes the commercial zoning and land use pat-
terns for the two cities and the thirteen towns in the region. The
Town Summaries also refer to the villages within each town.
a--City of Glen Cove
Most of the commercially zoned land within the city is used.
Only a few percent of the land is available and it is concentrated
in the downtown urban renewal area. Strips of highway commer-
cial extending out from the business area have allowed neighbor-
hood and community shopping centers to be constructed and
they provide competition for the downtown business area. The
downtown has been extensively revitalized and in the near future
should become a more active retail center, This means that the
outlying areas should be more neighborhood oriented.
b--Town of Hempstead
The commercially zoned land in the town is found on most of
the major highways and in the central business districts of the
older communities, Only about 5% is not occupied by some use
at the present time. The largest sites available for community
size shopping centers are found in Levittown and the redevelop-
ment area in Hempstead Village, plus a strip of land at the fringe
of Roosevelt Raceway. There are also strips of commercial land
that are currently unused in Oceanside and Atlantic Beach.
The largest commercial center in the town, Roosevelt Field
Shopping Center, is not found in the commercial zoning cate-
gory, but in an industrial district. This is also true of some of the
major retail centers in the Inwood-North Woodmere area and in
Oceanside, which explains why a quarter of the industrially zoned
land in the town is being used for commercial purposes. There-
fore, the availability of commercial land is larger than indicated
by current zoning since industrially zoned property at locations
such as Roosevelt Field can accommodate retail expansion.
Some of the private and publicly owned beach clubs along the
oceanfront are in the commercially zoned land inventory. These
parcels should not be considered as sites for the expansion of
business development.
c--City of Long Beach
There is virtually no vacant zoned commercial land within the
city. All of the new growth in commercial development to meet
the needs of an increasing population will have to come from the
continued redevelopment of existing commercial or other pro-
perties. Some waterfront commercial development in the form of
tourist facilities, such as hotels and related services is possible
on underutilized parcels along the southern tier of the city.
d--Town of North Hempstead
Less than 5% of the commercially zoned land in the town is
not occupied at the present time. Most of the land is comprised
of small private parcels scattered throughout the town. There is
also commercially zoned land that is available near the Roslyn
Railroad Station that is part of Roslyn Heights urban renewal
district. Industrially zoned land in North Hempstead could be
classified as part of the commercial resources since major office
buildings are being built on some of the land.
65
e--Town of Oyster Bay
Only a few percent of the total of the commercially zoned
parcels in the town are unoccupied. There are not large sites
available at the present time for shopping centers or malor office
complexes. Most of the commercial land is used for various
business purposes except in the downtown Hicksville area,
where older residences occupy a significant portion of the land,
and in the Village of Earmingdale, where new apartments are
found on the commercial land.
The only major commercial development in the town that is
not on business zoned property is the Sunrise Mall in Massape-
qua which is on industrial land. In addition, retail establishments
exist at the periphery of planned industrial areas, which accounts
for the over 12% commercial use of the industriall,zoned land in
the town.
f--Town of Babylon
The commercial zoning in the Town of Babylon is generally
found along the major roadways and in the older business
centers, The one big commercial complex is at West Babylon
and a secondary one is at North Babylon. Most of the zoned land
in the older business districts in Lindenhurst, Babylon and
Amityville is occupied. The approximate 10% that is vacant is in
scattered parcels along the strip commercial corridors in the
vicinity of Wet Babylon and the central portion of Wyandanch,
Since the commercial zomng is often found on individual parcels
not connected to other commercially zoned pieces, there is a
significant amount of land that is difficult to keep from being con-
verted to allow additional commercial use, These zoning changes
would account for more available business land which would be
added to the 10% of the zoned land that is already vacant,
There are no large sites available for community shopping
centers. However, there is zoned land in the vicinity of the Great
South Bay Shopping Center which allows the expansion of that
regional center. The competition of other regional shopping
centers close to this center may make it feasible to convert the
commercial land to a supportive multifamily housing category.
g--Town of Brookhaven
The Town of Brookhaven has extensive strip commercial
zoning along with major clusters, some of which are extensions
of the original strip zone, At least one-third of all of the zoned
land is currently unoccupied and is available for immediate busi-
ness development, A large amount of residential and Iow intensi-
ty commercial uses are found on the land that is commercially
zoned, which means that almost half of all of the commercially
zoned land could be made available for additional development,
At present there are eight sites available for regional shop-
ping centers. Large parcels in Centereach, Port Jefferson Sta-
tion, Mount Sinai, and Yaphank are of an adequate size and at a
location that can accommodate a regional center. Aisc, there
are a pair of sites in the communities of Ridge and Coram.
Community shopping centers that may qualify as a major re-
tail center could be constructed on at least 22 sites within the
town, Coram already has four parcels zoned accordingly. Middle
Island, East Patchogue and Farmingville all have at least two
such sites. The remaining sites are in Lake Grove, East Setauket,
Port Jefferson Station, Selden, Mount Sinai, Miller Place, Med-
ford, Ridge, North Bellport, North Patchogue, Lake Ronkonkoma
and Shirley,
There are many areas where strip commercial zoning exists
with virtually no use of the land and vacant land exists ~mme-
diately adjacent to the property. It is in these locations that an
unlimited number of sites for at least neighborhood or communi-
ty shopping centers could be created with a minimal amount of
zone changes. However, the greatest amount of additional com-
mercially zoned land is likely to come from the so-called commit-
ted parcels. These parcels are ones that are located between
sites already zoned for non-residential purposes and would be
unlikely to remain in a residential zone unless there were an en-
tire revision of the zoning ordinance and map. Brookhaven Town
has many of these parcels which are surrounded on at least
three sides by commercially zoned land and the usual trend is to
add them to the overall business land inventory,
h--Town of East Hampton ....
Commercial zoning ~n the town is concentrated around the
village centers in Sag Harbor, East Hampton, Amagansett and
Montauk. The remainder is on some small strips along the high-
way or adjacent to some ef the harbors in the town. Even though
almost 40% of the commercially zoned land is vacant, the ex-
66
isting zoning does not allow significant expansion of strip com-
mercial use or downtown business development except in the
Montauk commercial district. There are no large sites available
for shopping centers that would serve the entire town and
available land for a community center exists only in the
Amagansett area.
i--Town of Huntington
The business zoned land in the Town of Huntington includes
general commercial categories, shopping center districts and
various special commercial zones. Approximately 5% of the
land in these zoning categories is vacant. The 95% that is used
includes that property that is used for business purposes and all
other uses. The use also includes residential buildings that could
be redeveloped for commercial purposes. Much of the business
zoned land can be redeveloped because the uses are often less
intensive than is allowed by the zoning ordinances.
There are limited opportunities for large scale business
development on commercially zoned sites in the town. A hotel
site and surrounding land in Melville area offers one opportunity
followed by land on Jericho Turnpike in Dix Hills and in Hunting-
ton Station,
Expansion of existing commercial development is possible in
a few locations. The most significant would be the Commack-
Elwood area where commercial redevelopment of former indus-
trial land has been underway for the last decade. The Walt Whit-
man Shopping Center, which can be expanded through the use
of vacant land and/or the construction of parking garages, is
another example.
Significant redevelopment of underutilized commercially
zoned land can occur in the Huntington Station area on the pro-
perty near the railroad station. This is also true of the land on
Route 25 immediately west of Route 110.
j--Town of Islip
Very little commercial development in the town exists on land
that is not zoned for that purpose. One major exception is older
residences, especially in the downtown Bay Shore area.
At least one-quarter of all of the commercially zoned land is
vacant at the present time. The largest concentrations are in
Hauppauge, Holbrook. Bohemia, Sayville and Islip Terrace.
There are parcels of zoned land that could accommodate 25
community or neighborhood shopping centers, which are sites
generally between 10 and 40 acres. At least 5 of these sites ad-
join large tracts of vacant land and, therefore, could be expand-
ed to the size necessary for regional shopping centers. Two
regional centers already exist in the western part of the town and
smaller community centers and central business districts serve
the eastern part of the town. Therefore, many of the sites that
might allow shopping centers can be expected to be more desir-
able for additional office development and residential units that
could be in close proximity to existing commercial concentrations.
k--Town of Riverhead
The Town of Riverhead for its size has a large proportion of
its land area in a commercial zone. At present, 2,134 acres are
zoned for some type of business uses. Almost half of this land is
available for additional development. A few large tracts of
business zoned land in the South Jamesport, Aquebogue and
Riverhead communities are mostly occupied by residential and
park uses. If you discount the waterfront locations, there are
more than 1/'2 dozen sites currently zoned that would allow com-
munity size shopping centers. Extensions of the strip commer-
cial pattern are allowed under current zoning in the Wading
River, Aquebogue and Jamesport communities.
I--Town of Shelter Island ....
Two-thirds of the commercially zoned land on Shelter Island
is presently occupied by some commercial use or other build-
ings. Some of the uses are of Iow intensity and can be expanded.
Strips of business zoned land extend away from the core area of
the main business district. A more desirable pattern would con-
centrate the business within an area that would allow
pedestrians to walk from one end to the other and the Island's
business and government center. This central area can accom-
modate almost all of the future demand for commercial struc-
tures within the town.
m--Town of Smithtown
Most of the commercial zoning in the Town of Smithtown is
67
concentrated in the business centers of Smithtown, St. James
and Kings Park. Community and regional shopping centers oc-
cupy the land in Hauppauge, Commack and at the eastern end of
the town. The wholesale service area is a strip along Route 25
and the only other significant amount of strip commercial runs
throughout the middle of Nesconset along Smithtown Boulevard
and Terry Road,
At present, more than a quarter of all of the zoned land is not
occupied. There are sites available for community centers in
Commack and Nesconset. The wholesale service zoning allows
at least doubling of that use and only half of the business strip
running through Nesconset is currently occupied by commercial
buildings.
Since the town population is stable, the total amount of land
available is greater than the retail and wholesale business needs
in the foreseeable future. Office use can utilize some of the land
but residential development is likely on certain parcels.
n--Town of Southampton
Almost 30% of the land zoned for commercial purposes in
the Town of Southampton is presently vacant. However, Iow in-
tensity commercial use and residences in the commercial zone
can be added to the available resources which would mean that
about 1/2 of the zoned land amounting to 1,758 acres could ac-
commodate new development.
The commercial zoning is almost exclusively confined to the
business centers in each community in the town along with a few
key waterfront locations, such as the Shinnecock Canal. The
typical highway strip commercial corridor has generally been
avoided except for a few sections of heavily travelled County
Route 39.
Most of the business centers have an adequate amount of
commercially zoned land for future expansion. There appears to
be enough to meet the population growth that is occurring in the
town. The village centers in the stable population areas of
Westhampton Beach, Sag Harbor and Southampton are the
most heavily used and offer little room for substantial new
growth. Sites for small shopping complexes are very limited and
are confined to Hampton Bays, the area north of Southampton
Village and Bridgehampton.
o--Town of Southold
Over 60% of all of the land that is zoned for business pur-
poses within the town is occupied at the present time. However,
there are a number of residences and farm buildings in the com-
mercial zone which could add to the availability of the commer-
cial resources if they were removed. The abandoned military
buildings and surrounding land at the former Ft. Wright on
Fisher's Island could also be included in the available land
category.
There is one large tract of land zoned for commercial pur-
poses in West Greenport that could be assembled for the
development of a large shopping center. Smaller community
centers could be built in Mattituck. Strip commercial develop-
ment ~s a possibility on County Route 48 in the northern part of
the community of Southold. This latter strip of land, if fully
developed, could provide competition to the well developed
Southold central business district. Expansion of this business
district is preferable to the development of competing strip com-
mercial in the same community. The vacant Mattituck parcels
are near the central business district and because of slow
population growth are unnecessary in the same community. The
vacant Mattituck parcels are near the central business district
and because of slow population growth are unnecessary in the
immediate future, especially since nearby shopping centers in
the community are wholly or partially abandoned.
Commercial expansion is most desirable around the pre-
viously mentioned Southold and Mattituck business districts and
adjacent to the small clusters that exist in Laurel, Peconic and
East Marion.
Recommendalions
a--Comprehensive Plan Implementation
The Bi-County Comprehensive plan which was completed ~n
1970 recommended that all new commercial development be
concentrated in or around existing central business districts, at
major activity locations such as shopping centers and in new
centers needed to serve expanded populations. The latter
recommendation generally was confined to Brookhaven in com-
68
munities such as Coram, Middle Island, Yaphank, Rocky Point
and Manorville.
In the last decade there has been little expansion of strip
commercial zoning with the exception of parts of Route 25A.
Contractions occurred along some other roads. Rezonings for
large new shopping centers have been rejected from central
Nassau County out to Riverhead. Approvals were usually in plan
recommended locations. Some of the largest scale commercial
rezonings have been for major office complexes in areas that
were desirable for high intensity use.
There is still an excessive amount of land set aside for com-
mercial purposes most of which existed prior to any county or
local planning activities. Since the establishment of overall
regional plan objectives, land use patterns have improved and
the amount of available land has become more realistic. There-
fore, revisions of the original comprehensive plans will restate
the recommendations which are still pertinent.
b--Population Growth and Available Land
There should be a relationship between population growth
and land available for new business development. Table 17 com-
pares the percentage growth rate of the major municipalities
over the next 15 years to the percentage of commercially zoned
land that is presently vacant.
Seven of the municipalities have a close relationship be-
tween population growth and available land while the Towns of
Smithtown, Islip, Brookhaven, Southold and Riverhead have an
excess. The three towns on the top of the list appear to need ad-
ditional land; however, the redevelopment of underutilized
business land should be able to supplement the vacant land, thus
making large scale rezonings unnecessary in these towns.
Many of the sites of major retail centers have room for addi-
tional commercial space that can be used for expansion needs
plus a closer coordination of buildings and related pedestrian
movements. Nearby tracts of land zoned for more commercial
would be ideal candidates for rezoning to multifamily which
would provide needed housing land plus strengthen the retail
center by introducing a complementary rather than competitive
use.
TABLE 17
Commercial Land and Population Growth
% Growth % of Commercially
Municipality 1980-1995 Zoned Land Vacant
Shelter Island 69% 25%
East Hampton 66% 25%
Southampton 46% 33%
Riverhead 32 % 50 %
Southold 24% 50%
Brookhaven 23 % 33 %
Islip 9% 25%
Babylon 7% 10%
Long Beach 6% 1%
Glen Cove 5% 2.3%
Huntington 5% 5%
Smithtown 4% 25%
North Hempstead 4% 5%
Oyster Bay 3% 2.3%
Hempstead 2 % 5 %
c--Zoning and Land Use
Local zoning regulations are an important factor in the effi-
cient development of business uses in the region. Ordinances
that encourage planned centers, strong central business
districts, controls on potentially incompatible uses and
ameneties such as landscaping, buffering, sign and architectural
regulations, are the most effective.
Communities that have viable central business districts or
wish to upgrade such areas have to have ordinances that allow
higher densities, different parking rules and restrictions on in-
compatible uses. A general commercial category for a down-
town and an outlying area is not desirable since there As no bonus
for development where At is more advantageous to the communi-
ty.
Neighborhood business areas are often Iow intensity uses
that can be accommodated in most neighborhoods to allow max-
69
imum pedestrian access. Zoning ordinances must be able to re-
flect this difference in order to obtain optimum locations for
neighborhood commercial uses.
Business uses that are highway oriented are not compatible
with neighborhoods or downtown. Ordinances that provide service
zones for highway uses and require special permits for drive-in
establishments are usually able to limit land use conflicts.
Strip commercial zones that are either vacant or occupied by
homes in sound condition should be changed to a residential dis-
trict. Restrictions to office use only or a multiple dwelling
category are other options that should be considered. Existing
strip commercial areas can be improved through the use of sign
controls, combined parking and access, connections of separate
buildings with architectural coordination and a unified landscap-
ing pattern.
d--New Zoning Concepts
The concept of an automotive related center that resembles
a planned shopping mall has not occurred on Long Island. It ~s a
land use pattern that offers a very desirable alternative to strip
commercial corridors and there are a few locations in the region
that could accommodate such a center. A planned center of this
type would include new and used car dealers, gas stations, auto
repair centers, car washes, inspection stations, parts stores and
specialty auto related establishments dealing with seat covers,
mufflers, transmissions, tires and alignment, batteries, etc. The
center could be designed as a single unit with controlled access,
coordinated signs and landscaping, buffering from adjoining
uses and the ability to be served by mass transit, The accessibili-
ty to mass transit is especially important for all activities related
to vehicle servicing because of the need to leave vehicles at the
site. The advantages to the participating businesses are joint
advertising, easy recognition of the business location by the
public, reduced parking requirements because of sharing of
spaces and the interchange of parts and facilities,
Other retail uses that are usually found in strip commercial
corridors include various food related establishments. Fast food
outlets often vie for the most highly visible locations, Since they
require separate parking areas, access points, signs and other
services, they also could benefit from being part of a planned
grouping of eating places,
e--Rehabilitation
The reuse of existing business land and buildings ~s an impor-
tant policy for all mumcipalities to pursue. Many commercial
zones are occupied by marginal uses or wholly or partially aban-
doned structures. Where there is a great excess of available zon-
ed land, it is often easier to develop new land than revitalize used
land. The overall effect in central business districts or strip zoned
areas is a scattered pattern of sound development intermixed
with property in various stages of decline,
Energy concerns, historic preservation interest and related
tax advantages plus the high cost of new construction should
lead to local policies that encourage rebuilding of commercial
structures.
7O
21. Valley Stream
Department store located adjacent to
original shopping center, Expansion of
the shopping center will bring it closer to
the freestanding store. Future connec-
tions could benefit both commercial
facilities.
22. Sag Harbor
Central bus/ness district walkway
which provides an attractive and func-
tional corridor between the off street
parking facilities and the stores in the
bus/ness area.
71
23. Hempstead
Reuse of strip commercial develop-
ment for a church,
24. Uniondale
Reuse of the neighborhood shopping
center for a public office use.
72
25,
Valley Stream
A gas station converted to a store.
26. East Northport
Convenience store converted to a
hea/th faci/ity,
73
27. Deer Park
Use of frontage on major road for
office use which acts as a transit/on
zone between the highway and a
res/dent/a/neighborhood.
28. Deer Park
New office space along a major road
which acts as an alternative to strip
retail expansion outs/de of the main
bus/ness d/strict,
74
Appendix
Tables
75
APPENDIX TABLE 1
Regional Shopping Centers on Long Island
NASSAU COUNTY
Miracle Mile
Roosevelt Field
Green Acres
Mid Island Plaza
Sunrise Mall
SUFFOLK COUNTY
Great South Bay
Walt Whitman Mall
Gardiner Manor
South Shore Mall
Smithaven Mall
Northern Boulevard
Old Country Road
Sunrise Highway
Broadway
Sunrise Highway
Montauk Highway
Walt Whitman Road
Sunrise Highway
Sunrise Highway
Nesconset Highway
Community
Manhasset
Garden City East
Valley Stream
Hicksville
Massapequa East
West Babylon
South Huntington
West Bay Shore
North Bay Shore
Lake Grove
Constructed
1945
1956
1956
1956
1973
1959
1962
1962
1963
1969
Number of
Stores
106
181
102
120
169
37
9O
43
91
109
Total Square
Footage
648,O65
1,767,901
1,295,988
953,634
1,310,375
650,000
1,045,800
555,O0O
857,00O
1,400,000
NASSAU COUNTY
A&S Center
Soundview
Lake Success
Birchwood Park
Plainview
Great Midway
TSS
5 Towns
TSS
TSS
APPENDIX TABLE 2
Community Shopping Centers on Long Island
Address Community
Middle Neck Road
Northern Boulevard
Shore Road
Hillside Avenue
Union Turnpike
Broadway
South Oyster Bay Rd.
South Oyster Bay Rd.
Hempstead Turnpike
Rockaway Turnpike
Rockaway Turnpike
Long Beach Road
Hempstead Turnpike
Hempstead Turnpike
Great Neck Plaza
Manhasset
Port Washington N.
N. New Hyde Park
N. New Hyde Park
Jericho
Plainview
Plainview
Elmont
Woodmere
Inwood
Oceanside
Levittown
East Meadow
76
No of
Stores
18
6
24
11
37
24
42
21
5
33
6
21
32
29
107,094
275,265
131,261
179,602
252,303
195,030
135,112
109,412
196,708
475,965
275,711
241,377
365,125
259,662
[~ame
Nassau Mall
Inter-County
Southgate at Bar Harbor
Wheatley Plaza
SUFFOLK COUNTY Big H
Korvettes Shopping Ctr.
Huntington Square Mall
TSS Mall
Sunset City
Rickels-Pathmark
Commack Plaza
Mayfair Shopping Plaza
Branch Shopping Plaza
Brentwood Shopping Plaza
Korvettes Shopping Ctr.
Great Bay Shore Center
Modell's Plaza
East Islip Centre
Oakdale Shopping Center
Sun Vet Mall
Smithaven Plaza
Brooktown Shopping Ctr.
Port Haven Shopping Ctr.
Nesconset Shopping Ctr.
Jefferson Shopping Plaza
Point Plaza
Modell's Plaza
College Plaza
Coram Plaza
Woolco Plaza
Sun Wave Plaza
Shirley Mall
Riverhead Plaza
Mattituck Shopping Ctr.
Plaza East
APPENDIX TABLE
Address
Hempstead Turnpike
Carmans Road
Sunrise Highway
Sunrise Highway
Merrick Road
Front St. & Newbridge Ave.
Old Country Rd.
Glen Cove Rd.
New York Avenue
Walt Whitman Mall
Jericho Turnpike
Walt Whitman Road
Deer Park Avenue
Montauk Highway
Veterans Memorial Highway
Jericho Turnpike
Main Street
Brentwood Road
Sunrise Highway
Montauk Highway
Sunrise Highway
Sunrise Highway
Montauk Highway
Sunrise Highway
Nesconset Highway
Nesconset Highway
Nesconset Highway
Nesconset Highway
Route 112
Route 25A
Middle Country Road
Middle Country Road
Middle Country Road
Ronkonkoma Avenue
Sunrise Highway
Montauk Highway
Old Country Road
Main Road
Montauk Highway
2 (cont'd.)
Community
Levittown
West Amityville
East Massapequa
East Massapequa
Massapeq'ua Park
East Meadow
Carle Place
Greenvale
Huntington
South Huntington
Elwood
Melville
North Babylon
West Babylon
Commack
Commack
Village of the Branch
Brentwood
West Islip
Bay Shore
Islip
East Islip
Oakdale
Holbrook
Lake Grove
Stony Brook
East Setauket
Port Jefferson Station
Port Jefferson Station
Rocky Point
Centereach
Selden
Coram
Lake Ronkonkoma
North Patchogue
Shirley
Riverhead
Mattituck
Bridgehampton
NO of ~tal
Stores ~ Footage
45 277 260
39 125 284
11 292 749
22 332 288
20 120 953
26 143 052
13 125 157
24 116,613
36 350,000
9 276,000
24 285,000
18 250,000
21 165,000
15 155,500
17 268,300
30 188,200
15 117,300
19 162,200
9 110,000
18 137,800
11 221,200
10 110,000
20 107,700
30 267,OOO
13 103,100
19 258,000
11 110,000
23 104,400
24 112,000
20 219,000
19 275,000
16 170,000
30 238,500
9 122,900
15 101,000
17 110,000
17 170,500
18 121,800
9 146,500
77
No. Name or Major Store
1. Ground Round
2. Grand Union
3. Foodtown
4. Key Food
5. Greenlawn Plaza
6. Bohack Center
7. King Kullen
8. Tick Tock Center
9. (Vacant Appliance)
10. Waldbaums
11.
12. Loehmans
13. Waldbaums
14. Dix Hills Plaza
15. EIwood Center
16. Rickels Plaza
17. Pathmark Center
18. Heatherwood Center
19. Commack Corners
20. Grand Union
HUNTINGTON TOWN TOTAL
BABYLON TOWN
21. Wheatley Hollow Shpng. Ctr.
22. King Kullen
23. Waldbaums
24. Deer Park Shpng. Plaza
25 Deer Cross Square
26. Deer Shore Center
27* Pathmark Super Center
28. Mid Island Dept. Store
29. Channel
30 Waldbaums
31. Pathmark
32. Shoprite
33. (Roller Skating)
34. The Finast
35. Merrineck Shpng. Ctr.
BABYLON TOWN TOTAL 15
20
APPENDIX TABLE 3
Neighborhood Shopping Centers in Suffolk County
Street Community
Fort Salonga Rd. Northport
Fort Salonga Rd. East Northport
Fort Salonga Rd. East Northport
Broadway Greenlawn
Pulaski Rd. Greenlawn
Larkfield Rd. East Northport
Larkfield Rd. East Northport
Larkfield Rd. Elwood
Larkfield Rd. Elwood
Larkfield Rd. Elwood
New York Ave. Huntington Station
Jericho Tpke. Huntington Station
Jericho Tpke. Huntington Station
Jericho Tpke. Dix Hills
Jericho Tpke. Dix Hills
Jericho Tpke. Commack
Jericho Tpke. Commack
Jericho Tpke. Commack
Jericho Tpke. Commack
Commack Rd. Commack
Colonial Springs Rd.
Straight Path
Deer Park Ave.
Deer Park Ave.
Deer Park Ave.
Deer Park Ave.
Deer Park Ave.
Deer Park Ave.
Wellwood Ave.
Sunrise Highway
Sunrise Highway
Babylon-Farmingdale Rd.
Little East Neck Rd.
Montauk Highway
Montauk Highway
Wyandanch
Wyandanch
Deer Park
Deer Park
North Babylon
North Babylon
North Babylon
North Babylon
North Lindenhurst
West Babylon
Copiague
West Babylon
West Babylon
Amityville
Copiague
78
# of Stores
9
10
9
7
22
18
8
13
8
13
7
4
14
10
22
13
17
15
26
16
261
18
5
11
12
17
11
19
7
18
16
9
15
11
15
8
192
To~l Square
Footage
27,600
33,900
19,600
23,000
71,200
32,800
43,300
43,400
32,400
34,0OO
27,300
31,000
52,500
79,000
75,400
75,000
75,100
45,600
60,300
42,500
924,900
28,100
33,600
37,900
31,500
69,600
54,600
93,700
53,700
49,300
58,600
47,400
57,500
48,300
47,100
53,100
764,000
2.6
2.5
2.2
2.7
7.6
3.3
3.7
5.0
1.8
3.6
1.9
2.9
5.2
7.6
7.1
5.0
7.5
4.9
6.6
4.0
88.7
3.0
4.3
3.8
2.8
5.2
5.1
8.1
3.9
7.4
6.5
5.1
9.0
2.2
5.7
4.6
76.7
NO.
SMITHTOWN
ISLIP
54.
55.
56.
57
58.
59.
60.
61
62.
63.
64.
65.
66.
67,
68.
69.
70,
71.
72.
73.
74,
Name or Ma/or Store
36. A&P
37. Kings Park Plaza
39. (Vacant Supermarket)
39. Consumers
40.
41. Morewood Mall
42. Penney's
43. Hillside Village Ctr.
44. Pathmark
45. Vets Mall
46. Bonwit Village
47. A&P
48.
49. Channel
50. Mid Island Dept. Store
51. Hauppauge Center
52. King Kullen
53. Nesconset Plaza
SMITHTOWN TOWN TOTAL
TOWN
IGA
Hauppauge Family Mkt.
Vanderbilt Shpng. Ctr.
Village Green
Brentwood Shpng Ctr.
SOS
C-Town, Woolworth
A&P (Vacant)
PLUS (Vacant)
King Kullen
Child World
King Kullen
William Dzus Plaza
Captree Shpng. Village
King Kullen
PLUS
Waldbaums
Waldbaums
Bohemia Shpng. Plaza
Grand Union
ISLIP TOWN TOTAL 21
18
APPENDIX TABLE 3 (cont'd.)
Street Community
Fort Salonga Rd.
Indian Head Rd.
North Country Rd.
Jericho Tpke.
Jericho Tpke.
Jericho Tpke.
Jericho Tpke.
Hauppauge Rd. (Rt. 111)
Nesconset Hwy.
Veterans Memorial Hwy.
Motor Pkwy.
Motor Pkwy.
Nesconset Hwy.
Nesconset Hwy.
Nesconset Hwy.
Nesconset Hwy.
Nesconset Hwy.
Smithtown Blvd.
Fort Salonga
Kings Park
St. James
Commack
Commack
Smithtown
Smithtown
Village of the Branch
St. James
Smithtown
Commack
Commack
Hauppauge
Hauppauge
Hauppauge
Hauppauge
Hauppauge
Nesconset
Second St.
Veterans Memorial Hwy.
Wheelers Rd.
Veterans Memorial Hwy.
Suffolk Ave.
Second Ave.
Wheelers Rd.
Suffolk Ave.
Commack Rd.
Connetquot Ave.
Sunrise Hwy.
Sunrise Hwy.
Udall's Rd.
Union Blvd.
Union Blvd.
Montauk Hwy.
Montauk Hwy.
Montauk Hwy.
Sunrise Hwy.
Sunrise Hwy.
Montauk Hwy.
Brentwood
Hauppauge
Central Islip
Hauppauge
Brentwood
Brentwood
Central Islip
Central Islip
Brentwood
North Great River
North Bay Shore
North Bay Shore
West Islip
West Islip
West Islip
Bay Shore
Islip
East Islip
Oakdale
Bohemia
Sayville
79
# of Stores
Total Square
Footage
Acreage
5 24,700 2.3
8 36,600 3.5
19 85,700 9.3
22 59,200 8.2
17 28,100 2.6
5 25,500 2.1
17 71,800 6.3
4 19,300 2.5
22 60,800 4.9
9 28,200 3.9
19 46,500 3.9
8 42,500 4.2
10 21,500 1.7
11 63,300 9.1
23 68,600 6.6
6 49,700 5.2
6 23,100 1.7
14 48,800 6.5
14 71,700 7.7
18 63,700 8.9
14 34,800 4.9
271 974,100 106.0
16 48,900 7.5
15 66,900 10.0
11 26,700 3.7
9 24,400 2.6
13 18,400 1.0
9 24,3OO 2.6
20 62,000 5.4
29 91,9OO 8.3
13 73,500 8.5
9 16,200 2.5
15 20,000 2.1
14 54,000 4.7
12 22,3OO 4.3
14 65,200 7.8
8 36,3OO 3.4
16 23,400 3.1
11 50,000 7.4
14 21,800 3.8
248 747,100 88.7
No Name or Ma/or Store
BROOKHAVEN TOWN
75. Three Village Plaza
76. King Kullen
77. Finast
78. Waldbaums
79. Western Beef
80. Arcade Shpng. Ctr.
81. Three Roads Plaza
82. Wedgewood Square Plaza
83. A&P
84.
85. Sears Surplus Stores
86. Waldbaums
87. Coventry Commons
88. Smith Point Plaza
89. Lake Grove Shpng. Ctr.
90. Lake Grove Shops
91. A&P
92. Harrows
93. Centereach Green
94.
95. Country Corners
96.
97. Selden Plaza
98. Tanglewood Hills Shpng. Ctr.
99. Middle Island Plaza
100. A&P
101. Lake Ronkonkoma Shpng Ctr.
102. A&P
103. Waldbaums
104. Shoppingville
105. Shoprite
106. Medford Plaza
107. Waverly Plaza
108. King Kullen
109. Shirley Plaza
110. The Green
111. Wm. Floyd Plaza
112. A&P (Vacant)
113. Waldbaums
114. Center Moriches Shpng. Town
115. Eastport Plaza
BROOKHAVEN TOWN TOTAL
41
APPENDIX TABLE 3 (cont'd.)
Street Commumty
N. Country Rd. (25A)
N. Country Rd. (25A)
N. Country Rd. (25A)
Nesconset Hwy.
Old Town Rd.
Rte. 112
Rte. 112
Hallock Ave.
Rte. 25A
Rte. 25A
Rte. 25A
Rte. 25A
Nesconset Hwy.
Nesconset Hwy.
Middle Country Rd.
Middle Country Rd.
Middle Country Rd.
Middle Country Rd.
Middle Country Rd.
Middle Country Rd.
Middle Country Rd.
Middle Country Rd.
Middle Country Rd.
Rte. 112
Middle Country Rd.
Hawkins Ave.
Portion Rd.
Union Ave.
Horse Block Rd.
Horse Block Rd.
N. Ocean Ave.
Horse Block Rd.
Sunrise Hwy.
Montauk Hwy.
William Floyd Pkwy.
William Floyd Pkwy.
William Floyd Pkwy.
Montauk Hwy.
Montauk Hwy.
Montauk Hwy.
South Country Rd.
Setauket
Setauket
Setauket
East Setauket
Port Jefferson Station
Coram
Port Jefferson Station
Mt. Sinai
Miller Place
Sound Beach
Sound Beach
Sound Beach
Stony Brook
Stony Brook
Lake Grove
Lake Grove
Centereach
Centereach
Centereach
Centereach
Selden
Selden
Coram
Coram
Middle Island
Lake Ronkonkoma
Lake Ronkonkoma
Holbrook
Farmingville
Farmingville
Farmingville
Medford
North Patchogue
Blue Point
Shirley
Shirley
Shirley
Mastic
Mastic
Center Moriches
Eastport
8O
# of Stores
18
12
7
15
14
19
14
16
10
6
8
21
39
15
9
16
12
10
12
10
14
11
21
22
21
12
22
8
21
7
14
15
27
5
18
10
21
12
8
14
11
597
Total Square
Footage
65,300
39,800
39,800
60,000
53,200
59,400
53,400
21,000
59,200
19,400
42,300
55,000
46,600
30,800
68,500
30,600
80,000
50,200
68,5O0
31,400
20,900
46,300
67,000
90,000
68,200
47,700
85,100
40,400
82,500
50,000
58,300
56,700
88,800
26,200
27,90O
16,300
82,400
41,300
51,900
70,000
48,t00
2,140,400
10.3
4.1
3.7
9.6
6.3
9.3
6.8
2.6
8.1
2.5
4.6
7.3
6.2
4.9
6.3
3.4
10.4
3.6
9.7
3.1
2.3
5.0
14.7
12.0
10.6
5.9
7.9
4.6
10.1
4.5
16.5
6.8
13.4
3.2
2.7
1.7
10.9
5.6
6.7
6.2
6.9
281.0
No Name or Ma/or Store
RIVERHEAD TOWN
116. King Kullen
117. A&P
118. Harrow's
RIVERHEAD TOWN TOTAL
SOUTHOLD TOWN
119. National 5&10 (Vacant)
120. Key Food Shpng. Plaza
SOUTHOLD TOWN TOTAL
2
SOUTHAMPTON TOWN
121. King Kullen
122. Gertz
123. IGA
SOUTHAMPTON TOWN TOTAL
SUFFOLK COUNTY TOTAL 123
*Enclosed Mall
**includes an Enclosed Mall
APPENDIX TABLE 3 (cont'd.)
Street
Community
Rte. 25A
Old Country Rd.
Old Country Rd.
Wading River
Calverton-Roanoke
Riverhead
Main Rd.
Main Rd.
Laurel
Cutchogue
Montauk Hwy.
Montauk Hwy.
Montauk Hwy.
East Quogue
Hampton Bays
Hampton Bays
# of Stores
11
16
11
38
5
8
13
8
U.C.
7
15
1,635
Total Square
Footage
39,300
81,800
33,200
154,300
40,500
41,600
82,100
42,000
50,000
26,900
118,900
5,905,800
Acreage
6.2
11.5
3.1
20.8
7.1
4.7
11.8
5.0
9.8
2.9
17.7
691.4
81
APPENDIX TABLE 4
Single Retail Community Centers
Name
NASSAU COUNTY
Sears
Hempstead Shopping Ctr.
Korvettes (Vacant)
Orbachs
Fortunoffs
Woolco
Pergament
TSS
Address
Broadway
Hempstead Turnpike
Rockaway Turnpike
Old Country Road
Old Country Road
Hempstead Turnpike
Hempstead Turnpike
Hempstead Turnpike
SUFFOLK COUNTY
Modell's
Woolco
TSS
Tri-County Flea Market
TSS
Mid Island Dept. Store
Gertz
Billy Blake (Vacant)
TSS
Modell's
Woolco Plaza
Great Eastern (Vacant)
Jericho Turnpike
Wellwood Avenue
Montauk Highway
Jericho Turnpike
Sunrise Highway
Nesconset Highway
Middle Country Road
Middle Country Road
Middle Country Road
Sunrise Highway
Montauk Highway
Old Country Road
Community
Hicksville
West Hempstead
Inwood
Garden City East
Garden City East
East Meadow
Bethpage
Levittown
Commack
North Lindenhurst
West Babylon
Smithtown
Bohemia
Pt. Jefferson Sra.
Lake Grove
Middle island
Middle Island
East Patchogue
East Patchogue
Riverhead
No of
Stores
2
1
3
1
5
3
1
1
2
1
3
1
Total
Square Footage
229,004
277,701
112,406
329,600
204,100
181,364
139,876
194,076
157,000
103 000
185 000
110 000
164 000
110 000
155 000
120 000
120 000
110 000
147 300
110 300
82
No. Central Bus,ness District
HUNTINGTON TOWN
1. Cold Spring Harbor
2. Huntington
3. Halesite
4. Northport
5. Huntington Station
6. Greenlawn
7. East Northport
HUNTINGTON TOWN TOTAL
BABYLON TOWN
8. Wyandanch
9. Deer Park
10. North Babylon
11. Amityville
12. Copiague
13. Lindenhurst
14. Babylon
BABYLON TOWN TOTAL
APPENDIX TABLE 5
Central Business Districts
Street
Main St.
Main St.
New York Ave.
Main St.
New York Ave.
Broadway
Larkfield Rd.
7
Straight Path
Deer Park Ave.
Deer Park Ave.
Broadway Ave.
Great Neck Rd,
Weltwood Ave.
Main St.
7
# o!
Stores
39
334
32
94
185
60
94
838
59
62
33
113
42
112
159
580
# of
Vacant
Stores
1
11
1
2
13
0
5
33
6
2
0
6
0
8
4
26
%
Vacant
2.6
3.3
3.1
2.1
7.0
0.0
5.3
3.9
10.2
3.2
0.0
5.3
0.0
7.1
2.5
4.5
SMITHTOWN TOWN
15. Kings Park
16. St. James
17. Smithtown
SMITHTOWN TOWN TOTAL
ISLIP TOWN
18. Brentwood
19. Central Islip
20. West Islip
21, Brightwaters
22, Bay Shore
23. Islip
24. East Islip
25. West Sayville
26. Sayville
ISLIP TOWN TOTAL
Main St.
Lake Ave.
Main St.
3
Second Ave.
Carleton Ave.
Highbie Lane
Orinoco Dr.
Main St.
Montauk Hwy.
Main St.
Montauk Hwy.
Main St.
9
83
59 3 5.1
66 2 3.0
131 1 0.8
256 6 2.3
49 2 4.1
60 8 13.3
5t 2 3.9
33 6 18.2
179 20 11.2
57 2 3.5
43 2 4.7
20 0 0.0
109 3 2.8
601 45 7.5
No Central Business District
BROOKHAVEN TOWN
27, Stony Brook
28. Setauket
29. Port Jefferson
30. Port Jefferson Station
31. Rocky Point
32. Ronkonkoma
33. Medford
34. Patchogue
35. East Patchogue
36, Beltport
37. Mastic Beach
38. Center Moriches
39, East Moriches
40. Eastport
BROOKHAVEN TOWN TOTAL
RIVERHEAD TOWN
41. Riverhead
42. Jamesport
RIVERHEAD TOWN TOTAL
SOUTHOLD TOWN
43. Mattituck
44. Cutchogue
45. Southold
46, Greenport
SOUTHOLD TOWN TOTAL
SOUTHAMPTON TOWN
47, Westhampton Beach
48. East Quogue
49, Hampton Bays
50. Southampton
51. Watermill
52. Bridgehampton
53, Sag Harbor
EAST HAMPTON TOWN TOTAL
SUFFOLK COUNTY TOTAL
APPENDIX TABLE 5 (cont'd.)
Street
Main St.
Main St.
Main St.
Main St.
Broadway
Hawkins Ave.
Medford Rd,
Main St.
E. Main St.
S. Country Rd.
Neighborhood Rd,
Main St.
Montauk Hwy,
Main St.
14
Main St.
Main St.
2
Love Lane
Main Road
Main Road
Main St.
4
Main St.
Montauk Hwy.
Montauk Hwy,
Main St.
Montauk Hwy.
Montauk Hwy.
Main St.
3
56
# of
Stores
25
52
142
54
3O
61
49
238
74
36
41
47
21
26
986
146
16
162
28
21
24
116
189
99
16
5O
224
26
57
104
576
4,306
# of
Vacant
Stores
0
1
5
1
2
2
1
28
1
1
9
0
0
1
52
13
0
13
3
0
0
4
7
4
1
2
1
2
1
3
14
20O
%
Vacant
0.0
1.9
3.5
1.9
6.7
3.3
2.0
11.8
1.4
2.8
22.0
0.0
0.0
3.8
5.8
8.9
0.0
8.0
10.7
0.0
0.0
3.4
3.7
4.0
6.3
4.0
0.4
7.7
1.8
2.9
2.4
4.6
84
APPENDIX TABLE 5 (cont'd.)
NASSAU COUNTY
Community
1 Baldwin
2 Bellmore
3 Bethpage
4 Cedarhurst
5 East Rockway
6 Elmont
7 Farmingdale
8 Floral Park
9 Franklin Square
10 Freeport
11 Garden City
12 Glen Cove
13 Glen Head
14 Great Neck Plaza
15 Hempstead
16 Hewlett
17 Hicksville
18 Inwood
19 Island Park
20 Lawrence
Street Location
Grand Avenue
Bedford Avenue
Stewart Avenue
Central Avenue
Main Street
Hempstead Tpke./Elmont Rd.
Conklin St,/Main St.
Tulip Avenue
Hempstead Tpke./Franklin Ave.
S. Main St./Merrick Rd.
Franklin Ave./Seventh St.
School St./Glen St.
Glen Cove Avenue
Middle Neck Road
Main St./Fulton Ave.
Broadway/W. Broadway
Broadway
Doughty Boulevard
Long Beach Road
Central Avenue
Community
21 Locust Valley
22 Long Beach
23 Lynbrook
24 Malverne
25 Manhasset
26 Massapequa
27 Merrick
28 Mineola
29 New Hyde Park
30 Oceanside
31 Oyster Bay
32 Port Washington
33 Rockville Centre
34 Roslyn
35 Seaford
36 Syosset
37 Valley Stream
38 Wantagh
39 Westbury
40 Williston Park
41 Woodmere
Street Location
Forest Ave./Birch Hill Rd.
Park Avenue
Broadway/Sunrise Highway
Hempstead Avenue
Plandome Road
Broadway
Merrick Avenue
Mineola Blvd./Second St.
Jericho Turnpike
Long Beach Road
South St./Main St.
Main Street
Sunrise Hwy./N. Village Ave.
Old Northern Boulevard
Merrick Road
Jackson Avenue
Rockaway Avenue
Wantagh
Post Avenue
Willis Ave./Hillside Ave,
Broadway/Woodmere Blvd.
85
APPENDIX TABLE 5 (cont'd.)
SUFFOLK COUNTY
Community
Street Location Community Street Location
42 Amagansett Main Street 70 Jamesport Main Road
43 Amityville Broadway 71 Kings Park Main Street
44 Babylon Main St./Deer Park Ave. 72 Lake Ronkonkoma Hawkins Road
45 Bay Shore Main Street 73 Lindenhurst Wellwood Avenue
46 Bellport South Country Road 74 Mastic Beach Neighborhood Road
47 Brentwood Suffolk Ave./Brentwood 75 Mattituck Love Lane
48 Bridgehampton Montauk Highway 76 Medford Meford Road
49 Brightwaters Orinoco Drive 77 Montauk Montauk Highway
50 Center Moriches Main Street 78 North Babylon Deer Park Avenue
51 Central Islip Carleton Avenue 79 Northport Main Street
52 Cold Spring Harbor Main Street 80 Patchogue Main St./S. Ocean Avenue
53 Copiague Great Neck Road 81 Port Jefferson Main Street
54 Cutchogue Main Road 82 Port Jefferson Sta. Main Street
55 Deer Park Deer Park Avenue 83 Riverhead Main Street
56 East Hampton Main Street 84 Rocky Point Broadway
57 East Islip Main Street 85 Sag Harbor Main Street
58 East Moriches Montauk Highway 86 St. James Lake Avenue
59 East Northport Larkfield Road 87 Sayville Main Street
60 East Patchogue East Main Street 88 Setauket Main Street
61 Eastport Main Street 89 Smithtown Main Street
62 East Quogue Montauk Highway 90 Southampton Main Street
63 Greenlawn Broadway 91 Southold Main Road
64 Greenport Main St./Front St. 92 Stony Brook Main Street
65 Halesite New York Avenue 93 Water Mill Montauk Highway
66 Hampton Bays Montauk Highway 94 Westhampton Beach Main Street
67 Huntington Main St./New York Ave. 95 West Islip Higbie Lane
68 Huntington Station New York Avenue 96 West Sayville Montauk Highway
69 Islip Montauk Highway 97 Wyandanch Straight Path
86
APPENDIX TABLE 6
Suffolk County Commercial Vacancies - 1981
(Commercial Strips)
No. Commercial Str~p
HUNTINGTON TOWN
1 Wall St.
2 East Main St
3 Ft. Salon§a Rd.
4 Ft. Salon§a Rd.
5 New York Ave.
6 Depot Rd.
7 Larkfield Rd
8 Jericho Tpke.
9 Jericho Tpke.
10 Jericho Tpke.
11 Jericho Tpke~
12 Jericho Tpke
13 Jericho Tpke~
14. Commack Rd.
15 Walt Whitman Rd.
16. Walt Whitman Rd.
17. Walt Whitman Rd~
HUNTINGTON TOWN TOTAL
If of
# of Vacant
Community Stores Stores
%
Vacant
BABYLON TOWN
18 Route 110
t9 Deer Park Ave
20. Route 110
21 Route 109
22 Straight Path
23 Little East Neck Rd
24 Deer Park Ave.
25. Sunrise Hwy.
26. Sunrise Hwy
27. Wellwood Ave.
28 Sunrise Hwy
29. Sunrise Hwy.
30. Little East Neck Rd
31. Montauk HWy
32 Montauk Hwy.
33 Montauk Hwy.
34 Montauk Hwy.
35 Montauk Hwy
36. Montauk Hwy.
37. Montauk Hwy
BABYLON TOWN TOTAL
Huntington 42 2 48
Huntington 30 2 67
Northport-E Northport 44 1 23
Northport-E Northport 24 0 00
Huntington 44 0 O0
Huntinglon Station 37 2 54
E Nor thpoFt-Commack 80 4 50
West Hills 82 1 12
Huntington Sta-
S. Huntington 63 2 32
Huntington Sta-
S Huntington 117 10 85
Elwood-Dix Hills 34 2 59
Elwood-Dix Hills 74 3 41
Commack 63 1 1 6
Commack 60 1 1 7
West Hills 52 1 19
West HilIs-S.
Huntington 49 1 20
West Hills 26 0 00
17 921 33 36
East Farmingdale 45 0 00
Deer Park 20 0 00
North Amir yville 24 4 167
N. Lindenhurst-
W. Babylon 69 0 00
West Babylon 19 1 53
West Babylon 53 2 38
North Babylon 29 1 34
N. Amit yville-Copaig ue 28 2 71
N Amit yville-Copaig ue 23 0 00
North Lindenhurst 24 2 8~3
North Lindenhurst 45 2 44
West Babylon 19 0 0.0
West Babylon 32 1 3.1
Copiague 60 2 3.3
Lindenhurst 48 1 21
Lindenhurst 88 6 68
Lindenhurst 55 4 73
West Babylon 24 1 42
20 783 30 3.8
87
APPENDIX TABLE 6 (cont'd.)
No Commercial Strip
SMITHTOWN TOWN
38 North County Rd
39 Jericho Tpke
40 Jericho Tpke
41 Jericho Tpke
42 Middle Country Rd.
43 Middle Country Rd.
SMiTHTOWN TOWN TOTAL
ISLIP TOWN
44 Washington Ave
45 5th Avenue
46 Islip Ave.
47 Bay Shore Rd,
48 Brentwood Rd
49 Islip Ave
50 Udall's Rd.
51 Union Blvd
52 Montauk Hwy
53. Carleton Ave
54. Montauk Hwy
55. Montauk Hwy
56. Montauk Hwy
57. Montauk Hwy
58 Old Patchogue
Holbrook Rd.
ISLIP TOWN TOTAL
BROOKHAVEN TOWN
59~ N. Country Rd
60 N Country Rd
61 Route 112
62. Route 25A
63. Jericho Tpke
64 Jericho Tpke
65. Jericho Tpke
66 Jericho Tpke
67. Jericho Tpke.
68 Jericho Tpke
69 Portion Rd
70 W. Main St
71 Route 112
72 Route 112
73 Route 112
74. Sunrise Hwy
75. Montauk Hwy
76. Montauk Hwy
77 Montauk Hwy
78~ Montauk Hwy
79 Mastic Rd.
BROOKHAVEN TOWN TOTAL
Community
St James
Oommack
Smithtown
Smithtown
St James Nesconset
St James Nesconset
6
Brentwood
Brentwood
Central Islip
N Bay Shore-W. Islip
N Bay Shore
Brentwoed-Cent ral
West Islip
Bay Shore
Bay Shore
Islip Terrace
East Islip
Oakdale
Sayville
Bayport
Holbrook
Stony Brook
Stony Brook
Port Jefferson Station
Rocky Point
Centereach
Centereach
Centereach-Selden
Selden
Coram
Coram
Lake Ronkonkoma
Patchogue
N Patchogue-
E. Patchogue
N Patchogue
E. Patchogue
Patchogue
East Patchogue
North Bellport
Brookhaven
Shirley
Mastic
Mastic Beach
88
#of
Stores
26
21
29
32
2O
43
22
46
32
38
24
22
4O
38
34
5O4
3O
18
22
4O
127
35
69
53
43
31
34
23
69
37
33
2O
3O
21
43
8O
28
886
~ of
Vacant
Stores
0
2
0
0
t
4
0
5
2
0
2
0
0
5
0
2
0
7
0
25
0
0
0
9
t
0
2
2
3
3
0
4
2
2
2
2
37
%
Vacant
3.8
00
69
00
00
23
23
00
10.9
6.3
00
9.5
00
00
132
00
00
00
26
29
50
0.0
0.0
4.5
00
29
O0
38
47
32
8,8
130
0.0
3.0
5.9
13.3
95
47
2.5
42
No, Commercial Strip
RIVERHEAD TOWN
80. Old Country Rd
RIVERHEAD TOWN TOTAL
SOUTHAMPTON TOWN
81. Montauk Hwy.
82. Sunset Ave
83 Sunrise Hwy
84 Sunrise Hwy
SOUTHAMPTON TOWN TOTAL
SUFFOLK COUNTY TOTAL
APPENDIX TABLE 6 (cont'd.)
Community
Riverhead-Northville
Westhampton Beach
Westhampton Beach
Shinnecock Hills
Southampton
4
84
# of
Stores
2t
22
34
22
99
3,385
~ of
Vacant
Stores
132
%
Vacant
O0
O0
00
5.9
0.0
45
30
3.9
No, Name
1 * Walt Whitman Mall
2 Great South Bay Shpng Ctr
3* Gardiner Manor Mall
4* South Shore Mall
5* Smithaven Mall
Walt Whitman Rd
Montauk Hwy
Sunrise Hwy.
Sunrise Hwy.
SUFFOLK COUNTY TOTAL 5
Community Shopping Centers
HUNTINGTON TOWN
1'* Big H
2. Korvettes Shpng Ctr.
3* Huntington Square Mall
4* TSS Mall
HUNTINGTON TOWN TOTAL
Regional Shopping Centers
# of
Community Stores
South Huntington 94
West Babylon 43
West Bay Shore 48
North Bay Shore 98
Lake Grove &
St. James 116
399
New York Ave Huntington 46
Walt Whitman Rd South Huntington 10
Jericho Tpke Elwood 28
Wall Whilman Rd West Hills 22
4 106
BABYLON TOWN
5. Sunset City Deer Park Ave
6 Rickels-Pathmark Montauk Hwy
BABYLON TOWN TOTAL 2
SMITHTOWN TOWN
7. Commack Plaza Veterans Mem. Hwy.
8. Mayfair Shpng. Ctr. Jericho Tpke.
9 Branch Shpng. Plaza Main St.
SMITHTOWN TOWN TOTAL 3
North Babylon 30
West Babylon 17
47
Commack 20
Commack 39
Village of the Branch 21
8O
# of
Vacant
Stores
3
16
4
3
1
27
5
2
3
%
Vacsnt
32
372
83
3.1
09
68
109
200
107
4.5
10.4
33
00
50
7.7
0.0
5.0
Total
Square
Footage
1,045,800
650,000
555,000
857,000
1,400,000
4,507,800
350,000
276,000
285,000
250,000
1,161,000
165,000
155,500
320,500
268,300
188,200
117,300
573,800
63.6
46.6
42.7
82.2
837
318,8
27,3
15.3
18.0
22.6
83 2
16.5
13.6
301
17.2
236
73
48.1
89
No Name Street
APPENDIX TABLE 6 (cont'd.)
# o!
Community Stores
ISLIP TOWN
10 Brentwood Shpng. Plaza Brentwood Rd Brentwood 26
11 Korvettes Shpng. Ctr. Sunrise Hwy. West Islip 15
12~ Great Bay Shore Center Montauk Hwy. Bay Shore 24
13 Modell's Plaza Sunrise Hwy Islip 13
14 East Islip Centre Sunrise Hwy East Islip 10
15 Oakdale Shpng Ctr Montauk Hwy Oakdale 28
16.* Sun Vet Mall Sunrise Hwy Holbrook 34
ISLIP TOWN TOTAL 7 150
BROOKHAVEN TOWN
17. Smithaven Plaza Nesconset Hwy
18. Brooktown Shpn9 Ctr. Nesconset Hwy
19, Port Haven Shpng, Ctr. Nesconset Hwy
20 Nesconset Shpng. Ctr. Nesconset Hwy
21 Jefferson Shpng. Plaza Route 112
22 Point Plaza Route 25A
23 Modell's Plaza Middle Country Rd
24 College Plaza Middle Country Rd
25 Coram Plaza Middle Country Rd.
26 Woolco Plaza Ronkonkoma Ave
27 Sun Wave Plaza Sunrise Hwy
28.* Shirley Mall Montauk Hwy.
BROOKHAVEN TOWN TOTAL 12
Lake Grove 16
Stony Brook 30
East Steauket 16
Port Jefferson Station 29
Port Jefferson Station 31
Rocky Point 23
Centereach 22
Selden 20
Coram 38
Lake Ronkonkoma 10
North Patcho§ue 19
Shirley 19
273
Community Shopping Centers
# of
No, Name Street Community Stores
RIVERHEAD TOWN
29. Riverhead Plaza Old Country Rd. Riverhead 22
RIVERHEAD TOWN TOTAL 1 22
SOUTHOLD TOWN
30 Mattituck Shpn9. Ctr Main Rd. Mattituck 19
SOUTHOLD TOWN TOTAL 1 19
SOUTHAMPTON TOWN
31 Plaza East Montauk Hwy Watermill 10
SOUTHAMPTON TOWN
TOTAL 1 10
SUFFOLK COUNTY TOTAL 31 707
9O
l¢ of
Vacant
Steres
0
4
0
2
0
0
7
0
0
0
4
0
4
3
4
0
0
# of
Vacant
Stores
0
0
3
3
0
0
43
%
Vacant
O0
267
00
200
00
00
4.7
0.0
0.0
0.0
138
0.0
174
136
5.0
tO5
0.0
5.3
0.0
6.2
%
Vacant
0.0
0,0
15.8
158
00
0.0
Total
Square
Footage
162,200
137,800
221,200
110,000
107,700
267,000
103,100
258,000
104,400
112,000
219,000
275,000
170,000
238,500
122,900
110,000
1,923,900
Total
Square
Footage
170,500
170,500
121,800
121,800
146,500
146,500
5,533,900
Acreage
13.8
97
6.6
18.3
10.9
22.4
95.7
371
12.4
10.2
21.2
41~4
241
242
2304
Acreage
208
20.8
8.7
8.7
13,2
13.2
530.2
No. Name or Ma/or Store
HUNTINGTON TOWN
1. Ground Round
2 Grand Union
3 Foodtown
4 Key Food
5 Greenlawn Plaza
6 Bohack Center
7 King Kullen
8 Tick Tock Center
9 (Vacant Appliance)
10 Waldbaums
12 Loehmans
13. Waldbaums
14 Dix Hills Plaza
15 Elwood Center
16 Rickels Plaza
17. Pathmark Center
18. Heatherwood Center
19. Commack Corners
20 Grand Union
HUNTINGTON TOWN TOTAL
BABYLON TOWN
21 Wheatley Hollow Shpng Ctr
22. King Kullen
23 Waldbaums
24, Deer Park Shpng Plaza
25, Deer Cross Square
26. Deer Shore Center
27.* Pathmark Super Center
28 Mid Island Dept Store
29 Channel
30. Waldbaums
31. Pathmark
32. Shopdte
33. (Roller Skating)
34 The Finast
35, Merrineck Shopng Ctr.
BABYLON TOWN TOTAL
SMITHTOWN TOWN
36. A&P
37 Kings Park Plaza
38. (Vacant Supermarket)
39 Consumers
40.
41. Morewood Mall
42 Penny's
43 Hillside Village Ctr
APPENDIX TABLE 6 (cont'd.)
Neighborhood Shopping Centers
# of
tf of Vacant
Street Commumty Stores Stores
Fort Salonga Rd Northport 9
Fort Salonga Rd East Northport tO
Fort Salonga Rd East Northport 9
Broadway Greenlawn 7
Pulaski Rd. Greenlawn 22
Larkfield Rd East Northport 18
Larkfield Rd East Northport 8
Larkfield Rd Elwood 13
Larkfield Rd Elwood 8
Larkfield Rd Elwood 13
New York Ave. Huntington Station 7
Jericho Tpke Huntington Station 4
Jericho Tpke. Huntington Station 14
Jericho Tpke. Bix Hills 10
Jericho Tpke Dix Hills 22
Jericho Tpke Commack 13
Jericho Tpke Commack 17
Jericho Tpke Commack 15
Jericho Tpke Commack 26
Commack Rd. Commack 16
20 261
Colonial Springs Rd. Wyandanch 18
Straight Path Wyandanch 5
Deer Park Ave Deer Park 11
Deer Park Ave Deer Park 12
Deer Park Ave North Babylon 17
Deer Park Ave North Babylon 11
Deer Park Ave North Babylon 19
Deer Park Ave North Babylon 7
Wellwood Ave North Lindenhurst 18
Sunrise Hwy West Babylon 16
Sunrise Hwy Copiague 9
Babylon-Farmingdl Rd. West Babylon 15
Little East Neck Rd. West Babylon 11
Montauk Hwy Amityville 15
Montauk Hwy Copiague 8
15 192
Fort Salonga Rd Fort Salonga 16
Indian Head Rd Kings Park 15
North Country Rd. St James 11
Jericho Tpke Commack 9
Jericho Tpke Commack 13
Jericho Tpke Smit htown 9
Jericho Tpke Smit htown 20
Hauppauge Rd. (Rtl 11 Village of the Branch 29
91
0
0
0
0
0
3
0
4
0
0
0
0
0
0
13
0
4
0
2
0
0
0
0
0
0
0
2
0
10
%
O0
O0
O0
O0
O0
167
00
77
50.0
77
O0
O0
O0
45
og
O0
67
38
O0
50
00
80.0
00
83
11,8
00
00
00
00
0.0
00
0.0
182
67
00
52
0.0
0.0
545
00
0.0
0.0
00
00
Total
Square
Footage
27,600
33,900
19,600
23,000
71,200
32,800
43,300
43,400
32,400
34,000
27,300
31,000
52,500
79,000
75,400
75,000
75,100
45,600
60,300
42,500
924,900
28,100
33,600
37,900
31,500
69,600
54,600
93,700
53,700
49,300
58,600
47,400
57,500
48,300
47,100
53,100
764,000
48,900
66,900
26,700
24,400
18,400
24,300
62,000
91,900
Acreage
2.6
3.5
2.2
2,7
7,6
3.3
3.7
5,0
1.8
3.6
1,9
2,9
5.2
76
7.1
5.0
7,5
4,9
6,6
40
88.7
3.0
4,3
38
28
5.2
3.9
7.4
65
9,0
2.2
5.7
4.6
76.7
7~5
3~7
2~6
2.6
5.4
8.3
APPENDIX TABLE 6 (cont'd.)
No Name Street Community
44. Pathmark Nesconset Hwy St James
45 Vets Mall Veterans Memorial Hy. Smithtown
46. Bonwit ViLlage Motor Pkwy Commack
47. A&P Motor Pkwy Commack
48 Nesconset Hwy Hauppauge
49. Channel Nesconsel Hwy Hauppauge
50. Mid Island Dept Store Nesconset Hwy. Hauppauge
51 Hauppauge Center Nesconset Hwy Hauppauge
52. King Kullen Nesconsel Hwy. Hauppauge
53 Nesconset Plaza Smithtown Bird Nesconset
SMITHTOWN TOWN TOTAL 18
ISLIP TOWN
54 IGA Second St. Brentwood
55 Hauppauge Family Mkt Veterans Memorial Hy Hauppauge
56 Vanderbilt Shpng Cfr Wheelers Rd Central Islip
57 Village Green Veterans Memorial Hy Hauppauge
58 Brentwood Shpng Cfr Suffolk Ave Brenlwood
59. SOS Second Ave Brenlwood
60. C-Town Woolworth Wheelers Rd Central Islip
61. A&P (Vacant) Suffolk Ave Central Islip
62. PLUS (Vacant) Commack Rd. Brentwood
63 Connefquot Ave. North Great River
64. King Kullen Sunrise Hwy North Bay Shore
65 Child World Sunrise Hwy North Bay Shore
66. King Kullen Udall's Rd Wesl Islip
67 William Dzus Plaza Union Blvd Wesl Islip
68 Captree Shpng Village Union Blvd. West Islip
69 King Kullen Montauk Hwy. Bay Shore
70 PLUS Montauk Hwy Islip
71 Waldbaums Montauk Hwy. East Islip
72 Waldbaums Sunrise Hwy Oakdale
73 Bohemia Shpng Plaza Sunrise Hwy Bohemia
74 Grand Union Montauk Hwy Sayville
ISLIP TOWN TOTAL 21
# of
Stores
9
8
16
11
14
248
5
8
19
22
5
4
22
9
19
8
tO
23
6
6
271
~ of
Vacant
Stores
0
t
0
2
0
0
0
0
0
0
0
0
0
2
0
0
0
0
0
0
0
0
9
%
Vacant
O0
67
00
167
00
00
00
00
44
00
0.0
00
45
00
10.0
00
25.0
45
222
00
00
00
00
00
00
O0
00
33
Total
Square
Footage
73,500
16,200
20,000
54,000
22,300
85,200
36,300
23,400
50,900
21,800
747,100
24,700
36,600
85,700
59.200
28,100
25,500
71,800
19.300
60.800
28,200
46,500
42,500
21,500
63,300
68,600
49,700
23,100
48,800
71,700
63,700
34,800
974,100
Acreage
85
25
47
78
34
74
3.8
887
23
3.5
9.3
8.2
26
63
25
49
39
3.9
4.2
66
52
6.5
77
89
4,9
1060
BROOKHAVEN TOWN
75. Three Village Plaza
76. King Kullen
77 Finast
78. Waldbaums
79. Western Beef
80. Arcade Shpng Ctr.
81 Three Roads Plaza
82 Wedgewood Square Plaza
83 A&P
84
85 Sears Surplus Store
86 Waldbaums
87 Coventry Commons
88 Smith Point Plaza
89 Lake Grove Shpng Ctr.
90 Lake Grove Shops
N Country Rd (25A) Setauket
N Country Rd (25A) Setauket
N Country Rd. (25A) Setauket
Nesconset Hwy East Setauket
Old Town Rd Port Jefferson Sta
Rte 112 Coram
Rte 112 Port Jefferson Sta
Hallock Ave Mt. Sinai
Rte 29A Miller Place
Rte 25A Sound Beach
Rte 25A Sound Beach
Rte 25A Sound Beach
Nesconset Hwy Stony Brook
Nesconset Hwy Stony Brook
Middle Country Rd Lake Grove
Middle Country Rd Lake Grove
18
7
15
19
10
6
8
2t
39
15
9
16
0
0
0
0
4
0
0
0
4
27
0
0
2
00
00
0.0
67
00
00
63
00
00
500
4.8
69 2
00
00
12.5
65,300
39,800
39,800
60,000
53,200
59,400
53,400
21,000
59,200
19,400
42,300
55,000
46,600
30,800
68,500
30,600
10.3
9,6
63
9.3
6.8
2.6
25
4.6
7.3
62
4.9
6.3
3.4
92
91 A&P
92 Harrows
93 Centereach Green
94
95 Country Corners
96
97 Selden Plaza
98 Tanglewood Hills Shpng. Cfr
99 Middle Island Plaza
100 A&P
101. LakeRonkonkomaShpng Cfr
102 A&P
103 Waldbaums
104 Shoppingville
105 Shoprite
106 Medford Plaza
107 Waverly Plaza
108 King Kullen
109 Shirley Plaza
110 The Green
111 Wm Floyd Plaza
112 A&P (Vacanl)
113 Waldbaums
114 Center Moriches Shpng. Town
115 Eastport Plaza
BROOKHAVEN TOWN TOTAL
RIVERHEAD TOWN
116 King Kullen
117 A&P
118 Harrow's
RIVERHEAD TOWN TOTAL
SOUTHOLD TOWN
119 Nalional 5&10 (Vacant)
120 Key Food Shpng Plaza
SOUTHOLD TOWN TOTAL
SOUTHAMPTON TOWN
121 King Kullen
122 Gertz
123 IGA
SOUTHAMPTON TOWN
TOTAL
SUFFOLK COUNTY TOTAL
*Enclosed Mall
**Includes an Enclosed Mall
APPENDIX TABLE 6 (cont'd.)
# of
Street Community Stores
Middle Country Rd Centereach 12
Middle Country Rd Centereach 10
Middle Country Rd Centereach 12
Middle Country Rd Centereach 10
Middle Country Rd Selden 14
Middle Country Rd Selden 11
Middle Country Rd. Coram 21
Rte 112 Coram 22
Middle Country Rd Middle Island 21
Hawkins Ave, Lake Ronkonkoma 12
Portion Rd Lake Ronkonkoma 22
Union Ave Holbrook 8
Horse Block Rd Farmingville 21
Horse Block Rd Farmingville 7
N Ocean Ave Farmingville 14
Horse Block Rd Medford 15
Sunrise Hwy North Patchogue 27
Montauk Hwy Blue Point 5
William Floyd Pkwy Shirley 18
William Floyd Pkwy Shirley 10
William Floyd Pkwy Shirley 21
Montauk Hwy Mastic 12
Montauk Hwy Mastic 8
Montauk Hwy. Center Moriches 14
South Country Rd Eastport 11
41 597
Rte 25A Wading River 11
Old Country Rd Calverton-Roanoke 16
Old Country Rd, Riverhead 11
3 38
Main Rd Laurel 5
Main Rd Cutchogue 8
2 13
Montauk Hwy East Quogue 8
Montauk Hwy Westhampton UC
Montauk Hwy Hampton Bays 7
3 15
123 1,635
tf of
Vacant
Stores
0
2
3
0
4
0
7
2
2
2
0
0
2
2
0
0
2
2
9
0
6
0
88
2
0
3
5
2
7
0
0
0
%
Vacant
O0
200
83
300
0.0
36.4
00
31 8
95
167
00
00
286
143
00
3.7
00
200
48
75O
00
429
00
147
182
6.3
0.0
7.9
1000
250
538
O0
O0
O0
8.6
Total
Square
Footage
80,000
50,200
68,500
31,400
20,900
46,300
67,000
90,000
68,200
47,700
85,100
40,400
82,500
50,000
58,300
56,700
88,800
26,200
27,900
16,300
82,400
41,300
51,900
70,000
48,100
2,140,400
39,300
81,800
33,200
154,300
40,500
41,600
82,100
42,000
50,000
26,900
118,900
5,905,800
Acreage
10.4
3.6
97
2.3
5.0
14.7
120
10.6
59
79
4.6
4.5
16.5
6.8
13.4
32
2.7
10.9
5.6
6.7
6,2
6.9
281.0
6.2
208
4.7
5,0
9~8
2.9
17,7
93
APPENDIX TABLE 6 (cont'd.)
Single Retail Community Shopping Centers
(5 or Less Retail Stores)
No. Name Street Community
HUNTINGTON TOWN
1. Modell's Jericho Tpke. Commack
HUNTINGTON TOWN TOTAL 1
BABYLON TOWN
2 Woolco Wellwood Ave
3~ TSS Montauk Hwy.
BABYLON TOWN TOTAL 2
SMITHTOWN TOWN
Tri-Cour~ty Flea Market Jericho Tpke
SMITHTOWN TOWN TOTAL 1
ISLIP TOWN
5. TSS Sunrise Hwy
ISLIP TOWN TOTAL 1
BROOKHAVEN TOWN
6. Mid Island Dept Store Nesconset Hwy.
7. Gertz Middle Country Rd.
8. Billy Blake (Vacant) Middle Country Rd
9. TSS Middle Country Rd
10 ModelFs Sunrise Hwy
11. Woolco Plaza Montauk Hwy.
BROOKHAVEN TOWN TOTAL 6
RIVERHEAD TOWN
12, Great Eastern (Vacant) Old Country Rd
RIVERHEAD TOWN TOTAL 1
SUFFOLK COUNTY TOTAL 12
SUFFOLK COUNTY TOTAL
*Excludes Central Business Districts and Commercial STrips
# of
Stores
North Lindenhurst 1
West Babylon 4
5
Smithtown 1
Bohemia 6
6
Port Jefferson Sra. 4
Lake Grove 1
Middle Island 2
Middle Island 2
East Patchogue 2
East Patchogue 4
15
Riverhead
10,462
# of
Vacant
Stores
Total
% Square
Vacant Footage Acreage
500 157,000 19,9
500 157,000 19.9
0 0.0 103,000 70
2 500 185,000 12.6
2 400 288,000 19.6
0 0.0 110,000 16.9
0 00 110,000 16.9
1 16.7 164,000 25.7
1 167 164,000 25.7
0 O0 110,000 10.6
0 0.0 155,000 13.2
1 50.0 120,000 16.2
0 0.0 120,000 153
0 O0 110,000 70
0 O0 147,300 12.2
1 6.7 762,300 75.5
1 100,0 110,000 124
1 1000 110,000 12.4
6 20~0 1,591,300 1700
549 5.2 17,538,800 1,710.4'
94
NASSAU COUNTY
STATE ROADS
Rte. 25A (Northern Blvd.)
Route 27B (Hillside Ave.)
Route 25 (Jericho Tpke.)
Route 24 (Hempstead Tpke.)
Route 102 (Front Street)
Route 27 (Sunrise Highway)
Route 101 (Pt, Washington Blvd.)
Route 106 (Newbridge Rd.)
Route 107 (Broadway)
COUNTY ROADS
Glen Cove Ave./Forest Ave.
Middle Neck Road
Willis Avenue
Franklin Ave./New Hyde Park
Elmont Rd./Plainfield Ave.
Central Ave.
Hempstead Ave.
Broadway
Atlantic Avenue
Long Beach Road
Greenwich St./Babylon Turnpike
Baldwin Rd./Grand Ave.
Wantagh Ave.
Westbury Ave.
Prospect Ave.
Newbridge Ave,
Jerusalem Ave.
Merrick Rd.
Park Ave.
Old Country Rd.
OTHER ROADS
Meacham Ave.
Broadway
APPENDIX TABLE 7
Strip Commercial Zones
Community
Great Neck to Greenvale
No NHP to Williston Park
Bellrose-Mineola
Jericho-Syosset
EImont-Farmingdale
Uniondale-East Meadow
Valley Stream-Massapequa
Port Washington
Bellmore-No. Bellmore
Bethpage-Jericho
Glen Head to Locust Valley
Great Neck
Mineola-Roslyn
Franklin Square
Elmont
Valley Stream
West Hempstead
Woodmere-Hewlett
Lynbrook-Oceanside
Rockville Centre to Long Beach
Hempstead-Freeport
Hempstead-Baldwin
Wantagh
Carle Place-Westbury
New Cassel
Bellmore-East Meadow
Hempstead-N. Bellmore
Valley Stream-Massapequa
Atlantic Beach-Long Beach
Mineola-Plainview
Elmont
Massapequa
95
Type
Mixed, offices, shopping centers
Mixed, shoppin!~ centers
Mixed commercial,
Mixed commercial
Mixed commercial,
Mixed commercial,
Mixed commercial,
Mixed commercial
Mixed commercial
Mixed commercial,
WSI
shopping centers
shopping centers
shopping centers
industrial shopping centers
Mixed commercial, shopping centers
Mixed commercial, offices
Mixed commercial
Mixed commercial, shopping centers
Mixed commercial
Mixed commercial
Mixed commercial
Mixed commercial
Mixed commercial
WSI, mixed commercial shopping centers
WSI, mixed commercial
Mixed commercial, shopping centers
Mixed commercial/shopping centers
Mixed commercial
Mixed commercial, WSI
Mixed commercial
Mixed commercial, shopping centers
WSI, mixed commercial, shopping
centers
Mixed commercial
Mixed, offices, shopping centers
Mixed commercial, industrial
Mixed commercial
SUFFOLK COUNTY
STATE ROADS
Route 25A (E. Main St.)
(Ft. Salonga Rd.)
(N. Country Rd.)
Route 25 (Jericho Tpke)
Route 25 (Jericho Tpke.)
(Middle Country Rd.)
(Middle Country Rd.)
(Middle Country Rd.)
(W. Main St.)
Route 27 (Sunrise Hwy.)
(North Rd.)
Route 27A (Montauk Hwy.)
Route 109
Route 110 (NY Ave.-Walt Whitman Rd.)
(Broad Hollow Rd.)
(Broadway)
Route 111 (Islip Ave.)
Route 347 (Nesconset-Pt. Jefferson Hwy)
Route 112 (Medford Ave.)
(PatchogueoPt. Jefferson Rd.)
Route 235 (Deer Park Ave.)
COUNTY ROADS
Commack
Bay Shore Road
Fifth Avenue
Old Country Rd.
Little Neck Rd.
Carleton Ave.
APPENDIX TABLE 7 (cont'd.)
Community
Huntington-Centerport
Northport to E. Northport
Mt. Sinai-Miller Place
Rocky Point
Huntington Station
Elwood-Commack
St. James-Nesconset
Centereach-Selden-Coram
Middle Island-Ridge
Riverhead
Amityville-Copiague-Lindenhurst- W Babylon
West islipoBay Shore
East Islip
Oakdale-Sayville-Bohemia
North Patchogue
Shinnecock Hills-S. Hampton
Amityville-Copiague-Lindenhurst
West Islip
Oakdale-West Sayviile
Bayport
Blue Point
East Patchogue
North Bellport
Mastic-Shirley
E. Farmingdale-W Babylon-N Lindenhurst
Huntington Sta-S. Huntington
E. Farmingdale
N. Amityville
Islip-Brentwood-Central Islip
Stony Brook-Port Jefferson Sta.
N. Patchogue-Medford
Port Jefferson Station
N. Babylon-Deer Park
Commack
Deer Park-N. Babylon-West Islip
Brentwood-N. Bay Shore
Riverhead
N. Babylon
Islip Terrace-E. Islip
96
Type
Offices, restaurants
Industrial, commercial, shopping centers, restaurants
Mixed commercial
Mixed commercial, shopping centers
Mixed, shopping centers, WSI
Mixed, shopping centers
WSI
Mixed, shopping centers
Mixed
Industrial and mixed
Mixed and industrial
Mixed
Mixed
Mixed and shopping centers
Mixed and single commercial uses
Mixed and tourist accommodations
Mixed and marine commercial
Offices and restaurants
Mixed
Mixed and WSI
Mixed
Mixed
WSl
Mixed and shopping centers
Mixed and WSl
Mixed, offices, and shopping centers
WSI
WSI and mixed commercial
Mixed
Mixed and shopping centers
Mixed and industrial
Mixed and industrial
Mixed, shopping centers, offices
Mixed
Mixed
Mixed and Industrial
Mixed, shopping centers, industrial
Mixed
Mixed
TOWN OF HEMPSTEAD
Bellmore
Cedarhu rst
East Meadow
Elmont
Freeport
Garden City
APPENDIX TABLE 8
Major Otfice Buildings - 1981
(Nassau County)
Address
2631 Merrick Road
123 Grove Avenue
1640 Hempstead Turnpike
1900 Hempstead Turnpike
1975 Hempstead Turnpike
1230 Hempstead Turnpike
570 Elmont Road
5 Broadway
147-151 W. Merrick Rd.
81 South Bergen Place
70 Sunrise Highway
12-18 Sunrise Highway
30 South Ocean Avenue
500 Old Country Rd.
Ring Road W.
100 Garden City Plaza
200 Garden City Plaza
300 Garden City Plaza
520-540 Franklin Avenue
1055 Franklin Avenue
601 Franklin Avenue
1501 Franklin Avenue
1000 Franklin Avenue
1001 Franklin Avenue
1100 Franklin Avenue
1399 Franklin Avenue
1122 Franklin Avenue
1050 Franklin Avenue
1010 Franklin Avenue
1325 Franklin Avenue
1225 Franklin Avenue
1305 Franklin Avenue
1205 Franklin Avenue
229 7th Avenue
233 7th Avenue
97
Sq Ft
27,700
22,000
109,000
72,400
32,200
28,400
18,000
18,250
16,500
20,000
22,500
15,150
15,100
40,000
36,000
125,000
125,000
142,000
50,600
60,000
26,000
21,000
27,000
85,000
26,000
42,000
42,100
58,000
52,000
160,000
160,000
40,000
40,000
42,000
31,000
No of
Stories
3
2
5
5
4
3
3
3
2
2
5
3
2
3
2
5
5
5
2
3
3
3
3
3
4
3
4
5
4
5
5
3
3
3
3
War
Completed
1975
1965
1970
1970
1971
1971
1973
1967
t952
1956
1925
1912
1974
1966
1966
1969
1971
1980
1955
1970
1965
1958
1960
1958
1970
1965
1976
1978
1980
1980
1980
1980
1980
1963
1965
APPENDIX TABLE 8 (cont'd.)
TOWN OF HEMPSTEAD (Cont'd.)
Garden City East
Hempstead
Lawrence
Levittown
Lynbrook
Address
226 7th Avenue
224 7th Avenue
2310-320 Old Country Road
350 Old Country Road
370 Old Country Road
1505 Kellum Place
1415 Kellum Place
900 Ellison Avenue
600 Old Country Road
900 Old Country Road
666 Old Country Road
585 Stewart Avenue
591 Stewart Avenue
711 Stewart Avenue
1101 Stewart Avenue
865 Merrick Avenue
875 Merrick Avenue
199 Fulton Avenue
175 Fulton Avenue
196 Fulton Avenue
250 Fulton Avenue
320 Fulton Avenue
474 Fulton Avenue
619 Fulton Avenue
159 N. Franklin Street
91 N. Franklin Street
14 Front Street
33 Front Street
393 Front Street
50 Clinton Avenue
134 Jackson Street
700 Rockaway Turnpike
2900 Hempstead Turnpike
3600 Hempstead Turnpike
3000 Hempstead Turnpike
211 Broadway
8 Freer Street
Merrick Road
Sq, Ft.
16,000
16,350
20,150
15,300
18,700
16,500
51,200
145,400
180,000
84,500
119,000
140,000
28,400
300,000
93,500
60,000
4O,O0O
37,200
180,000
42,150
48,800
60,800
18,000
17,700
49,000
35,700
33,000
21,600
32,000
130,000
23,000
30,300
18,600
78,250
51,800
20,200
90,400
26,550
No of
Stories
3
3
2
2
2
2
2
4
6
3
9
6
2
3
3
5
2
6
7
5
6
6
3
3
4
3
3
3
4
7
4
4
2
5
4
2
4
3
Yesr
Comp~ted
1963
1967
1954
1955
1956
1961
1953
1969
1959
1962
1980
1966
1974
1980
1981
1971
1979
1929
1962
1976
1930
1956
1961
1958
1954
1959
1969
1972
1972
1972
1957
1973
1966
1973
1971
1969
1971
1973
98
APPENDIX TABLE 8 (cont'd.)
TOWN OF HEMPSTEAD (Cont'd)
Merrick
Rockville Centre
South Westbury
Valley Stream
West Hempstead
300 Merrick Road
303 Merrick Road
444 Merrick Road
381 Sunrise Highway
1955 Merrick Road
2116 Merrick Road
100 Merrick Road
100 Merrick Road
371 Merrick Road
265 Sunrise Highway
77 N. Centre Avenue
100 N. Centre Avenue
53 Park Avenue
119 N Park Avenue
990 Westbury Road
31 First Avenue
Roosevelt Avenue
11 Sunrise Plaza
99 West Hawthorne Avenue
507-535 Rockaway Avenue
300 Hempstead Turnpike
60 Hempstead Avenue
CITY OF LONG BEACH
249 East Park Avenue
TOWN OF NORTH HEMPSTEAD
Carle Place 1 Old Country Road
Glen Cove Road
East Hills 70 Glen Cove Road
Floral Park 199 Jericho Turnpike
Greenvale 9 Northern Boulevard
55 Northern Boulevard
Great Neck 98 Cutter Mill Road
10 Cutter Mill Road
60 Cutter Mill Road
245 Great Neck Road
150 Great Neck Road
99
Sq. Ft
34,200
71,900
80,000
38,000
15,000
18,700
72,000
66,000
33,000
40,000
31,100
30,000
34,500
26,400
24,000
53,400
26,800
15,200
36,300
22,750
21,150
65,000
16,400
272,300
24,300
23,800
24,200
38,250
17,150
175,000
22,000
100,000
34,200
25,000
No. of
Stories
4
5
4
5
2
3
5
5
3
6
2
4
5
3
3
6
2
2
6
2
2
6
Comp~ted
1975
1975
1961
1930
1967
1966
1963
1971
1970
1969
1975
1980
1954
1975
1975
1968
1957
1968
1962
1962
1966
1955
1964
1970
1965
1966
1969
1968
1963
1970
1971
1978
1969
1961
APPENDIX TABLE 8 (cont'd.)
TOWN OF NORTH HEMPSTEAD (Cont'd)
175 Great Neck Road
185 Great Neck Road
111 Great Neck Road
1 Linden Place
17 Barstow Road
45 N, Station Plaza
7-9 Park Place
11 Grace Avenue
310 E, Shore Road
55 Northern Boulevard
107 Northern Boulevard
277 Northern Boulevard
287 Northern Boulevard
295 Northern Boulevard
305 Northern Boulevard
425 Northern Boulevard
445 Northern Boulevard
475 Northern Boulevard
525 Northern Boulevard
600 Northern Boulevard
1000 Northern Boulevard
400 Lakeville Road
410 Lakeville Road
420 Lakeville Road
560 Lakeville Road
1 Dakota Avenue
3 Dakota Avenue
5 Dakota Avenue
2 Ohio Street
4 Ohio Street
6 Ohio Street
2000 Marcus Avenue
2001 Marcus Avenue
3000 Marcus Avenue
2200 Marcus Avenue
1 Marcus Avenue
3003 New Hyde Park Road
L.I.E. Northern Boulevard
Lake Success
No of Year
Sq Ft. Stor~s Comp~ted
33,500 3 1969
40,000 3 1970
160,000 5 1980
62,000 3 1969
25,000 3 1965
36,000 4 1967
20,300 4 1967
56,250 4 1971
50,000 1981
62,000 4 1969
36,000 3 1971
27,100 2 1971
26,500 3 1978
18,000 3 1964
18,000 3 1968
18,000 3 1965
27,500 3 1966
27,500 3 1968
22,800 3 1962
85,000 1981
65,000 1981
42,750 2 1965
100,750 3 1973
47,950 2 1972
61,500 2 1969
133,000 3 1970
133,000 3 1970
133,000 3 1970
65,500 2 1969
65,500 2 1969
65,500 2 1969
100,000 3 1969
215,000 3 1979
190,150 3 1969
42,2OO 2 1969
102,000 3 1978
61,000 3 1976
115,000 3 1980
100
APPENDIX TABLE 8 (cont'd.)
TOWN OF NORTH HEMPSTEAD (Cont'd)
Manhasset
Mineola
New Cassel
New Hyde Park
North Hills
North New Hyde Park
Port Washington
Roslyn
Roslyn Heights
Westbu ry
1615 Northern Boulevard
1615 Northern Boulevard
100 East Old Country Road
114 Old Country Road
170 Old Country Road
222 Front Street
22 Jericho Turnpike
1065 Old Country Road
1335 Jericho Turnpike
3333 New Hyde Park Rd.
800 Community Drive
1330 Union Turnpike
2035 Lakeville Road
Marcus Avenue
2001 Marcus Avenue
14 Vanderventer Avenue
1025 Northern Boulevard
1044 Northern Boulevard
1800 Northern Boulevard
99 Powerhouse Road
200 Powerhouse Road
125 Willis Avenue
550 Old Country Road
No of Year
Sq Ft. Stor~s Comp~ted
40,000 4 1965
350,000 4 1980
16,200 3 1957
116,000 6 1964
101,000 6 1966
101,000 4 1971
32,800 2 1979
16,000 1 1971
30,900 2 1976
161,450 4 1975
16,500 2 1975
34,000 3 1969
20,450 3 1975
315,000 3 1980
215,000 3 1979
28,000 2 1964
26,400 3 1966
51,000 3 1969
100,000 3 1980
41,150 3 1971
40,850 2 1967
30,250 2 1964
42,500 3 1965
TOWN OF OYSTER BAY
Bethpage
Farmingdale
Hicksville
Jericho
184 Central Avenue
399 Hempstead Turnpike
183 Broadway
35 North Broadway
76 North Broadway
333 North Broadway
25 W. Barcley Street
120 Bethpage Road
20 Newbridge Road
100 Duffy Avenue
50 Jericho Turnpike
55 Jericho Turnpike
99 Jericho Turnpike
125 Jericho Turnpike
101
53,000 3 1971
15,400 2 1971
15,000 3 1968
27,000 4 1930
23,100 3 1966
25,000 4 1964
70,000 4 1970
20,000 2 1969
18,850 3 1957
146,050 5 1975
32,000 3 1969
18,500 3 1963
44,000 3 1971
62,200 5 1969
APPENDIX TABLE 8 (cont'd.)
TOWN OF OYSTER BAY (Cont'd)
Massapequa
Plainview
Syosset
Woodbury
No. of Year
Address Sq. Ft. Stories Completed
131 Jericho Turnpike 27,400 5 1967
179 Jericho Turnpike 50,200 1 1965
333 Jericho Turnpike 30,000 3 1966
350 Jericho Turnpike 40,500 3 1969
400 Jericho Turnpike 27,000 3 1969
410 Jericho Turnpike 27,000 3 1970
420 Jericho Turnpike 27,000 3 1970
80 Jericho Turnpike 285,000 3 1980
100 Jericho Turnpike 260,000 3 1981
1 Jericho Plaza 202,800 3 1978
2 Jericho Plaza 300,000 3 1980
113 S. Service Road 37,500 1 1967
366 N. Broadway 65,000 5 1968
375 N. Broadway 39,800 3 1972
380 N. Broadway 40,000 5 1966
390 N. Broadway 45,350 3 1974
120 Hicksville Road 80,300 2 1969
777 Old Country Road 16,800 2 1963
88 Sunnyside Blvd. 19,000 3 1970
100 Manetto Hill Road 43,300 3 1973
33 Queen Street 16,800 3 1965
50 Jackson Avenue 35,000 3 1976
575 Underhill Boulevard 228,000 2 1979
175 Jericho Turnpike 53,250 3 1964
6800 Jericho Turnpike 205,000 2 1979
6901 Jericho Turnpike 80,000 2 1971
Jericho Turnpike 100,000 2 1981
8243 Jericho Turnpike 20,000 3 1966
40 Crossways Park Drive 50,000 4 1970
100 Crossways Park West 144,000 4 1972
20 Crossways Park North 50,100 4 1973
270 Woodbury Road 166,200 4 1972
North Service Road 41,700 2 1978
105 Frochlich Farm Blvd. 30,000 t 1979
125 Frochlich Farm Blvd. 40,000 1 1980
170 Frochlich Farm Blvd. 20,000 1 1979
175 Frochlich Farm Blvd. 29,500 1 1977
180 Frochlich Farm Blvd. 16,000 1 1978
195 Frochlich Farm Blvd. 29,500 1 1975
800 Frochlich Farm Blvd. 30,900 1 1978
102
TOWN OF HUNTINGTON
COMMACK
Sixty Six Plaza Building
County Federal Building
EAST NORTHPORT
Larkfield Professional Center
HUNTINGTON
Bay Hills Plaza
North Harbor Medical Offices
Village East Professional Center
Huntington Medical & Professional
Bldg.
7 High Street Association
The Village Green Professional Bldg.
177 Main Street Corp.
New Yorker
John Teed Building
63 New York Avenue
North Shore Medical Group
HUNTINGTON TOTAL
HUNTINGTON STATION
Huntington Medical Group
Walt Whitman Office Building
Melville Professional Buildings
Dime Savings Bank
APPENDIX TABLE 8 (cont'd.)
Major Office Buildings - 1981
(Suffolk County)
Address
66 Commack Road
6080 Jericho Turnpike
6500 Jericho Turnpike
554 Larkfield Road
514 Larkfield Road
140 East Main Street
154 East Main Street
158 East Main Street
202 East Main Street
205 East Main Street
48-52 Elm Street
23 Green Street
7 High Street
124 Main Street
177 Main Street
755 New York Avenue
425 New York Avenue
325 Park Avenue
14 Complexes
Pulaski Road
315 Walt Whitman Road
566-574 Walt Whitman Road
Walt Whitman Road
Sq. Ft.
No. of
Stories
25,000 3
40,000 3
20,000 2
15,000 2
11,000 2
10,000 2
15,000 2
10,000 2
16,000 2
28,000 2
24,000 2
Year
Completed
1973
1973
1960's
1968
1960's
1970
1980
1966
1980
1978
1959
29,000 3 1961
24,000 3 1965
18,000 2 1965
11,000 2 1963
32,000 4 1972
10,000 2 1950's
45,000 1 1960's
20,000 2 1954 & 58
292,000
22,000 1
28,000 3
14,000 2
16,000 2
1959
1965
1950's
1978
103
TOWN OF HUNTINGTON (Cont'd)
MELVILLE
Paragon Enterprises
Chemical Bank Building
110 Colonial Center
275 Huntington Office Plaza
Expressway Plaza
Melville Office Plaza
Paragon Office Building
535 Building
555 Plaza
Pitney Bowes
Huntington Quadrangle
Huntington Business Campus
520 Broad Hollow Road
Corporate Quarters MI,Ill
Ten Melville Park Road
Citicorp
Merganthaler
The Corporate Center
Parkway Plaza
Huntington Office Center
Colonial Building
MELVILLE TOTAL
HUNTINGTON TOWN TOTAL
APPENDIX TABLE 8 (cont'd.)
Address
125 Baylis Road
20 Broad Hollow Road
60 Broad Hollow Road
115 Broad Hollow Road
150 Broad Hollow Road
275 Broad Hollow Road
401 Broad Hollow Road
425 Broad Hollow Road
445 Broad Hollow Road
534 Broad Hollow Road
535 Broad Hollow Road
555 Broad Hollow Road
560 Broad Hollow Road
Broad Hollow Road
520 Broad Hollow Road
70,000 1981
Duryea & Maxess Roads
10 Melville Park Road
245 Old Country Road
201 Old Country Road
Pinelawn Road
Pinelawn Road
Pinelawn Road
734 Walt Whitman Road
900 Walt Whitman Road
1175 Walt Whitman Road
COMPLEXES
existing
under construction
planned
TOTAL
OFFICE COMPLEXES
existing
under construction
planned
TOTAL
2O
2
2
24
45
2
2
47
Sq. Ft.
95,000
34,000
16,000
101,000
80,000
125,000
103,000
100,000
250,000
111,000
100,000
60,000
51,000
1,200,000
80,000
340,000
50,000
75,000
167,000
100,000
170,000
70,000
32,000
45,000
63,000
3,328,000
120,000
543,000
3,991,000
3,811,000
120,000
543,00O
4,474,000
No. of
Stories
3
2
2
2
2
2
4
4
2
Year
Completed
1980
1966
1965
1972
1966
1971
1970
1972
1980
1969
1963
1971
1971
1972
1980
1977
1981
1979
1960
1980
1981
1981
1982
1970
1968
104
TOWN OF BABYLON
AMITYVILLE
Amityviiie Professional Center
BABYLON
Argyle Square
The "400" Building
EAST FARMiNGDALE
Posiilico Building
NORTH AMiTYVI LLE
Medical & Dental Center
NORTH LINDENHURST
WEST BABYLON
Federal Square Professional Center
BABYLON
Babylon Town Total
APPENDIX TABLE 8 (cont'd.)
Address
365 Broadway
630 Broadway
181 Montauk Highway
400 West Main Street
100 Broad Hollow Road
707 Broad Hollow Road
1919 Broad Hollow Road
1200 Farmingdale Road
150 East Sunrise Highway
500 Montauk Highway
300 Sunrise Highway
393 Sunrise Highway
Sq. Ft.
10,000
10,000
18,000
50,000
18,000
10,000
10,000
22,000
30,000
40,000
18,000
15,000
existing 12 251,000
No, of
Stories
1
2
2
3
3
2
3
Year
Completed
1954
1960's
1950's
1969
1973
1962
1960's
1973
1975
1972
1972
1970-1975
TOWN OF SMITHTOWN
COMMACK
The Belaire Building
HAUPPAUGE
Hauppauge Office Building
Hauppauge Center
Heartland Industrial Park
67 Harned Road
1 Old indian Head Road
496 Nesconset Highway
550 Nesconset Highway
180 Oser Avenue
11,000
39,OOO
28,000
10,000
100,000
3
3
3
2
1
1960's
1963
1969
1960's
1978
105
TOWN OF SMITHTOWN (Cont'd)
Smithtown Rehabilitation Center
Hauppauge Professional Center
Hauppauge Atrium Building
Marcus Office Building
Law & Professional Building
National Bank of North America
HAUPPAUGE TOTALS
SMITHTOWN
Colonial Square
Block Professional Bldg.
Smithtown Executive Plaza
Liberty Mutual
Colonial Branch Building
Town & Country Professional Building
Lawrence Avenue Arts Center
Maple Avenue Professional Building
Liberty Mutual Building
Route 111 Professional Bldg.
Johansen Realty Building
SMITHTOWN TOTAL
SMITHTOWN TOWN TOTAL
*Under Construction
APPENDIX TABLE 8 (cont'd.)
Address
515 & 517 Route 111
111 Smithtown Bypass
300 Vanderbitt Motor Parkway
330 & 350 Vanderbilt Motor
Parkway
350 & 354 Veterans Memorial
Highway
740 Veterans Memorial Highway
EXISTING
153-155 East Main Street
180 East Main Street
202 East Main Street
222 East Main Street
270 East Main Street
285 East Main Street
22 Lawrence Avenue
100 Lawrence Avenue
80 Maple Avenue
11 Route111
363 Route 111
308 West Main Street
Existing
Under Construction
Total
Office Complexes
Existing
Under Construction
Planned
Total
21
2
1
24
Sq. Ft.
27,000
24,000
55,000
130,000
24,000
18,000
416,000
12,000
30,000
10,000'
79,0O0*
48,000*
25,000
14,000
10,000
17,000
20,000
12,000
12,000
231,000
58,000
289,000
697,000
58,000
57,000
812,000
No. of
Stories
3
2
1
4
Year
Comp~ted
1975
1977
1964
1979
1971
1979
1970-1975
1960's
1966
1980
1972
1980
1973
1940's
1965
1972
1969
1972
1967
106
TOWN OF ~SLIP
BAY SHORE
Bay Shore Professional Center
Medical Arts Building
South Shore Professional Center
Court House Building
BOHEMIA
Airport International Plaza
Atrium Office Building
Vantage Petroleum Corp.
Airport Center
The Long Island Building
The MacArthur Building
BRENTWOOD
Suffolk Avenue Professional Building
CENTRAL ISLIP
Crossroads Executive Center
Crossroads Executive Center Phase II
HAUPPAUGE
Metropolitan Life
Community Health Plan of Suffolk
1324 Office Building
Expressway Office Plaza
Emtrol Building
Staller Office Park
Hanover Square
HAUPPAUGETOTAL
RONKONKOMA
EuropeanAmerican
**Planned
APPENDIX TABLE 8 (cont'd.)
A~dre$$
1 East Main Street
375 East Main Street
387 East Main Street
88-92 East Main Street
Sq. Ft.
20,000
30,000
10,000
20,000
25 Orville Drive 32,000
30 & 40 Orville Drive 60,000
515 Johnson Avenue 10,000
4250 Veterans Memorial Highway 54,000
4250 Veterans Memorial Highway 200,000**
601 Suffolk Avenue
652 Suffolk Avenue
10,000
15,000
1727 Veterans Memorial Highway 30,000
1787 Veterans Memorial Highway 23,000
2929 Expressway Drive North 150,000
3001 Expressway Drive North 40,000
1324 Motor Parkway 66,000
Route ltl & Wheeler Rd. 40,000
1440 Veterans Memorial Highway 12,000
1455 Veterans Memorial Highway 30,000
Veterans Memorial Highway 50,000
Existing 388,000
4175 Veterans Memorial Highway 40,000
No. of
Stories
2
2
1
3
t
1
2
4
4
3
1
1
4
1
3
1
4
Year
Completed
1970-1974
1960's
1960's
before 1960
1973
1972
1975
1972
1982
1983
1965
1978
1970
1980
1980
1980
1960's
1981
1977
1981
1968
107
TOWN OF ISLIP (Cont'd)
Name
WEST ISLIP
111 Medical Center
ISLIP TOWN TOTAL
TOWN OF BROOKHAVEN
CENTEREACH
Bank of Smithtown
Suffolk County Federal Savings
CORAM
Coram Office Building
TBS Building
EAST PATCHOGUE
The Island Colonial Building
Patchogue Sills Medical Center
Hospital Road Professional Center
Brookhaven Medical Arts
EAST SETAUKET
Hillside Professional Center
FARMINGVlLLE
Allstate Building
Teachers Credit Union
HOLBROOK
Holbrook Medical Center
APPENDIX TABLE 8 (cont'd.)
Address Sq. Ft.
111 Montauk Highway
400 Montauk Highway
10,000
13,000
Office Complexes
Existing 19 575,000
Under Construction 2 100,000
Planned 3 360,000
Total 24 1,035,000
1919 Middle Country Road
2100 Middle Country Road
356 Middle Country Road
625 Middle Country Road
475 East Main Street
240 Patchogue-Yaphank Road
250 Patchogue-Yaphank Road
4 Phyllis Drive
21,000
30,000
20,000
15,000
40,000
17,000
20,000
17,000
No. of
Stories
3
1
3
3
3
3
2
1
2
1
45 Route 25A 10,000 2
1 Allstate Drive
North Ocean Avenue
225,000
60,000*
20,000
233 Union Avenue
3
5
2
Year
Completed
1960's
1970-1975
1966
1970-1975
1973
1971
1965
1970
1976
1960's
1960's
1977
1981
1978
*Under Construction
108
TOWN OF BROOKHA VEN (Cont'd)
Community/Name
HOLTSVI LLE
IRS Gateway Building
LAKE GROVE
Stony Brook Professional Building
LAKE RONKONKOMA
Hawkins Office Park
MEDFORD
Boy Scouts
MILLER PLACE
PATCHOGUE
Patchogue Office Building
Long Island Advance Building
Wedgewood Building
PORT JEFFERSON
Jefferson Medical Park
The Port Jefferson Professional
Complex
North Country Professional Center
Station Medical Center
PORT JEFFERSON STATION
Medical Center
SELDEN
Coram Selden Professional Center
SHIRLEY
APPENDIX TABLE 8 (cont'd.)
Address
755 Waverly Avenue
Nesconset Highway
622-626 Hawkins Avenue
650 Hawkins Avenue
7 Scouting Boulevard
500 Route 25A
180 East Main Street
31 Oak Street
20 Medford Avenue
West Main Street
635 Belle Terre Road
640 Belle Terre Road
120 North Country Road
251 Oakland Avenue
Route 347
660 Middle Country Road
640 Montauk Highway
109
Sq. Ft.
No. of
Stories
48,000 4
10,000 2
20,000 1
14,000 1
10,000 2
14,000 2
17,000 2
15,000 1
15,000 3
16,000 1
21,000 2
11,000 2
21,000 2
28,000 1
18,000 1
12,000 1
Year
Comp~ted
1974
1960
1972
1975
1972
1970-1975
1952
before 1970
before 1960
1960's
1972
1979
1970
1976
1973
1975
TOWN OF BROOKHAVEN (Cont'd)
Community/Name
STONY BROOK
207 Hallock Road Building
APPENDIX TABLE 8 (cont'd.)
Address
207 Hallock Avenue
Stony Brook Professional Arts Building 1212 Route 25A
Stony Brook Medical Center 1239 Route 25A
YAPHANK
Prudential Building
1500 William Floyd Parkway
BROOKHAVEN TOWN TOTAL
Office Complexes
Existing
Under Construction
Total
31
1
32
TOWN OF RIVERHEAD
RIVERHEAD
Metropolitan Life
Roanoke Lodge
Medical Arts Building
244 Old Country Road
220 Roanoke Avenue
1333 Roanoke Avenue
16 West Main Street
400 West Main Street
RIVERHEAD TOWN TOTAL
Sq. Ft.
No. of Year
Stories Completed
24,000 2 1974
10,000 3 1972
14,000 3 1960's
11,000 3 1974
784,000
60,000
844,000
10,000 1 1979
15,000 3 1930's
14,000 3 1960's
15,000 3 1930's
40,000 3 1969
Office Complexes
Existing 5 94,000
MONTAUK
Fisher Office Building Montauk Highway 17,000 7 1926
EAST HAMPTON TOWN TOTAL Office Complexes
Existing 1 17,000
110
APPENDIX TABLE 9
1981 Hotel/Motel Inventory
Nassau County
Establish-
rnentsfl) No. of
Place (100%) Units(2) Capacity
NASSAU COUNTY 46 3370 9905
GLEN COVE CITY 2 158 300
HEMPSTEAD TOWN 19 1495 4485
East Meadow 1 110 330
Elmont 1 18 54
Freeport 2 84 252
Hempstead 1 182 546
Island Park 2 89 267
Lido Beach 1 185 555
Lynbrook 2 126 378
Merrick 1 60 180
Oceanside 1 33 99
Rockville Centre 2 189 567
Wantagh 1 38 1 t 4
West Hempstead 2 120 360
Westbury 2 261 783
(~)AII Nassau Co. Establishments are year-round; there is only one
conversion to condominium (residential use), in Lido Beach.
(2)Units can be any size room, cottage or apartment.
Place
NORTH HEMPSTEAD TOWN
Carle Place
Floral Park
Great Neck Plaza
Manhasset
Port Washington
Roslyn
Westbury
OYSTER BAY TOWN
Bayville
Bethpage
East Norwich
Hicksville
Jericho
Massapequa
Massapequa Park
Old Westbury
Plainview
Woodbury
Establish-
mentsfl)
(lOO%)
8
1
1
1
1
1
2
1
17
1
1
1
2
4
1
1
1
3
2
No. of
Unit$(2~
450
150
55
55
83
26
62
19
1267
63
59
68
142
29O
27
51
13
366
188
Capacity
1319
45O
160
160
249
78
165
57
3801
189
177
204
426
870
81
153
39
1098
564
111
Total Year.round
Place 100% #
ESTABLISHMENTS
Seasonal Total
# % 100%
SUFFOLK COUNTY 360 142 394 218 606 8,734
BABYLON 16 15 938 I 62 399
Amityville 2 2 1000 0 O0 55
Babylon I 1 1000 0 00 13
Copaigue 3 2 66.6 1 333 81
Deer Park 1 1 1000 0 00 42
E Farmi(~gdale 2 2 , 1000 0 00 92
Lindenhurst 4 4 100.0 0 00 85
W Babylon 3 3 1000 0 00 31
28
15 53.6 13 464 705
1 100.0 0 O0 9
0 O0 13 1000 257
3 100 0 0 O0 152
3 100.0 0 O0 76
1 100.0 0 O0 48
1 1000 0 O0 46
1 100.0 0 O0 18
1 100.0 0 O0 13
2 100.0 0 0.0 48
2 1000 0 O0 38
BROOKHAVEN
Blue Point
Fire Island
Medford
Patchogue
Pt Jefferson Sta
Pt Jefferson
Ridge
Rocky Point
Shirley
Stony Brook
EAST HAMPTON 111 31 279 80 72 1 2,414
Amagansett 9 3 333 6 66 6 216
East Hampton 14 5 357 9 64 3 222
Montauk 86 23 267 63 73.3 1,946
Sag Harbor (pt) 1 0 O0 1 100.0 6
WainscoO 1 0 00 1 1000 24
8 1000 0 O0 292
1 1000 0 O0 30
1 1000 0 O0 28
1 1000 0 O0 55
3 1000 0 O0 72
2 1000 0 00 107
HUNTINGTON
Centerport
Cold Spr. Hbr
Commack (pt)
Huntington
Huntington Sta
27 14 51.9 13 481 1,027
3 3 1000 0 O0 135
1 1 100.0 0 O0 54
13 0 00 13 1000 171
4 4 100 0 0 00 328
1 1 1000 0 O0 52
1 1 1000 0 0.0 8
2 2 1000 0 0.0 234
2 2 1000 0 0.0 45
Bay Shore
Bohemia
Fire Island
Hauppuage (pt)
Holbrook
Islip Terrace
Ronkonkoma
APPENDIX TABLE 9 (cont'd.)
1981 Hotels/Motels Inventory
(Suffolk County)
UNITS (1) CAPACITY
Year.round Seasonal Total Year [ound Seasonal
4,488 514 4,246 486 25r712 12,693 494 13,019 506
388 97 2 11 28 1,123 1,068 951 55 48
55 1000 0 O0 128 128 1000 0 O0
13 1000 0 O0 33 33 1000 0 O0
70 864 11 136 321 266 829 55 171
42 1000 0 O0 120 120 1000 0 0.0
92 1000 0 O0 238 238 1000 0 O0
85 1000 0 O0 215 215 1000 0 0.0
31 1000 0 O0 68 68 100.0 0 O0
448 635 257 36 5 1,920 1,229 640 691 36 0
9 1000 0 00 27 27 1000 0 00
0 00 257 1000 691 0 O0 691 1000
152 1000 0 00 456 456 1000 0 O0
76 1000 0 0.0 159 159 1000 0 O0
48 1000 0 0.0 150 150 1000 0 O0
46 100.0 0 00 135 135 1000 0 00
18 1000 0 00 48 48 1000 0 O0
13 1000 0 00 52 52 1000 0 00
48 1000 0 00 141 141 1000 0 00
38 100.0 0 00 61 61 1000 0 00
747 309 1,667 691 6,870 2,064 300 4,806 700
66 306 150 694 660 191 289 469 711
105 473 117 527 637 268 421 369 579
576 296 1,370 704 5,499 1,605 292 3,894 708
0 O0 6 1000 26 0 O0 26 1000
0 O0 24 1000 48 0 O0 48 1000
292 1000 0 O0 712 712 1000 0 O0
30 1000 0 O0 120 120 1000 0 O0
28 1000 0 0 0 44 44 100 0 0 00
55 1000 0 00 78 78 1000 0 00
72 100.0 0 0.0 164 164 100.0 0 00
107 1000 0 0.0 306 306 100.0 0 00
856 83 3 171 16.7 3,062 2,653 865 409 13.4
135 1000 0 00 329 329 1000 0 0.0
54 1000 0 0.0 121 121 1000 0 0.0
0 O0 171 100.0 409 0 00 409 1000
328 1000 0 00 1,052 1,052 1000 0 OO
52 1000 0 00 78 78 1000 0 00
8 1000 0 00 16 16 1000 0 00
234 1000 0 00 910 910 1000 0 00
45 1000 0 00 147 147 1000 0 00
CONVERSIONS (2)
# %
23 64
0 O0
0 O0
0 O0
0 O0
0 O0
0 O0
0 00
0 00
0 O0
0 O0
0 O0
0 O0
0 O0
0 0.0
0 0.0
0 0.0
0 O0
0 O0
0 O0
5 45
3 34
0 O0
0 O0
0 O0
0 O0
0 O0
0 O0
0 O0
0 O0
0 O0
0 O0
0 O0
0 O0
0 0.0
0 O0
0 O0
0 0.0
0 0.0
112
APPENDIX TABLE 9 (cont'd.)
Place 100% # % # % 100% # % # % 100% # % # %
RIVERHEAD 10 9 900 1 10.0 327 267 878 40 122 ~,109 859 775 250 225
Commack(pt) 2 2 1000 0 00 125 125 1000 0 00 286 286 1000 0 00
Hauppauge(pt) 1 1 1000 0 00 212 212 100.0 0 00 848 848 1000 0 00
SOUTHAMPTON 118 38 32.2 80 678 2,375 925 389 1,450 611 7,361 2,425 329 4,936 671
Bridgehampton 1 0 0.0 1 1000 21 0 00 21 100.0 70 0 00 70 1000
East Quogue 5 1 200 4 80 0 65 16 24 6 49 75 4 289 64 22 1 225 779
Hampton Bays 67 20 299 47 701 1,035 381 368 654 63 2 3,356 1,024 30 5 2,332 695
Quogue 3 0 0.0 3 1000 69 0 0.0 69 1000 178 0 00 178 1000
Riverside 1 0 00 1 1000 68 68 1000 0 00 200 200 1000 0 00
Sag Harbor (pt) 5 3 600 2 400 80 65 812 15 188 198 135 682 83 318
Southampton 24 11 458 13 542 563 350 622 213 37.8 1,537 895 58.2 642 41.8
Watermill 1 0 00 1 1000 16 0 00 16 100.0 32 0 00 32 1000
Westhampton 1 1 1000 0 0.0 12 12 1000 0 00 30 30 1000 0 00
W. Hampton Beach 10 2 20 0 8 80 0 446 33 7 4 413 92 6 1,471 77 52 1,394 948
SOUTHOLD 25 6 24.0 19 76.0 553 111 201 442 799 1,566 277 177 1,289 82 3
Cuthogue 1 0 00 1 1000 60 0 00 60 1000 150 0 00 150 1000
EastMarion 6 0 00 6 1000 63 0 00 63 1000 277 0 00 277 1000
Fisher'sis 1 1 1000 0 00 12 12 1000 0 00 24 24 1000 0 00
Greenport 10 4 400 6 600 220 86 391 134 60.9 663 209 315 454 685
Mattituck 2 0 00 2 1000 33 0 00 33 100.0 68 0 00 68 1000
Orient Point I 0 00 1 1000 8 0 00 8 1000 40 0 00 40 1000
Southold 4 1 250 3 75.0 157 13 83 144 917 344 44 128 300 87.2
(1) Units can be any size room, COttage or apartment
(2) Includes establishments which have converted to condominium, cooperative, or time sharing ownership and establishments which have filed applications for
conversion with the New York State Attorney General's Office
CONVERSIONS (2)
# %
0 O0
0 O0
0 O0
0 O0
0 O0
0 O0
0 O0
0 O0
0 O0
0 O0
0 O0
0 O0
0 O0
0 O0
17 143
0 00
1 200
14 209
0 00
0 0.0
0 00
1 42
0 00
0 0.0
1 10.0
1 40
0 00
0 00
0 00
0 00
0 0.0
0 00
1 250
113
APPENDIX TABLE 10
Telephone Interview with Michael Sanchirico, Esq., 8131181
Re: Motel/Condominium Conversions
The following information is based on Mr. Sanchirico's legal experience gained while serving as counsel for owners in
the conversion of approximately forty East End motel establishments into condominium ownership. Mr. Sanchirico con-
tends that motel condominium conversion represents a change in ownership rather than a change in zoning use and ac-
cordingly, prepares the contracts to conform with local zoning restrictions.
The recent trend of motel-hotel Conversron into condominium ownership has
caused concern among local officials of the eastern towns Although the convert-
ing owners claim the process is merely a change in ownership, town officials feel
there are zoning ~mplications and fear there will be increased year-round usage
which would strain water supplies and sewage systems and reduce the number
of motel units available to accommodate transients Mr. Sanchirico was able to
shed light on a number of questions arising from the increased number of these
conversions, such as why owners are converting, and what benefits arise from
the change tn ownership; who is buying; whether fewer units are available for
overnight visitors; and the potential effect on local economies
Volume of Activity/
TO date, the number of establishments actually converted is reJatively small.
Out of 206 establishments in Suffolk County*, Mr. Sanchirico estimates that only
about forty are Converted or in the process of conversion. Conversion ~s a
relatively slow process involving the preparation of an offering, submission to the
New York State Attorney General's office, review by the Attorney General, and
the sale of the units themselves. New applications could take up to t Y2 years to
process, and applicants usually continue operating their businesses as conven-
tional motels until the units are sold.
Suffolk County motets which have converted or applied to convert now in-
clude approximately 6 in East Hampton Town, about 27 in Southampton Town
and 4 or 5 in Southold Town it's estimated that only about 6 converted con-
dominiums are operational now. The majority of these are in waterfront locations,
or on sites which appeal to potential buyers as excellent vacation values.
The Why's and How's of Conversion
The acceleration in motel to-condominium conversion apparently stems from
the difficulty of owners in meeting increasing operating costs. Most of the
establishments seeking conversion started out as Mom and Pop operations
catering to families The owners feared that if they raised their rates to meet their
costs, families would be priced out of the market, and that a different type of
clientele, such as groupers, would be attracted Most preferred to continue as
family-oriented businesses. Other potential owners have not wanted to buy and
operate the establishments for the same reason. The best answer has been the
sale of individual units as condominium properties
*U.S Census Retail Survey, 1977
Most owners have handled the application for conversion and sale of units
personally, usually after minimal cosmetic improvements to the units. Occa-
sionally, however, speculative developers have purchased the establishment
outright. These professional developers generally are able to afford extensive
renovations and, as a consequence, can offer higher quality units for sale Their
experience allows them to negotiate the conversion and sale of units more profi-
ciently The owner still realizes a profit from the sale of his business without the
hassle of legal negotiations and renovation costs, areas in which, for the most
part, he has little or no expertise Mr Sanchirico feels more owners should take
this route rather than manage the conversion themselves
There has been no problem in attracting potential buyers In many cases
sales have been made by word of mouth to friends and families of former
customers Advertising has not been extensive. The New York Times and News-
day, when used for advertising the units, attract most buyers from New York City
and Long Island or occasionally from New Jersey or Connecticut
Most buyers are seeking an economic way to purchase a vacation for
themselves, but some are looking for investment property. More and more are
looking for a tax shelter. They invest $10,000-$12,000 in a unit, rent it out, break
even in expenses, and can deduct the interest payments they pay on their mort-
gage loan. The investment nature of these sales is in contrast to the intent of
large motels such as Gurney's Inn who are now testing the market for a
timesharing concept for potential buyers. Gurney's stresses the sale of vaca-
tions, not investments, according to their house attorney, George Stankevich.
The motel/condo conversions do appear to offer the potential for investment op-
portunity, but they are primarily geared to provide a lower cost vacation for the
buyer.
Management Problems
Most of the conversions offer on-site recreational opportunities, such as ten-
nis courts and/or swimming pools, These amenities are owned by the con-
dominium community or association and are usually managed under the direc-
tion of a three to seven member board of directors elected by the condominium
owners, A managing agent is hired to conduct the day to day business of the con-
dominium. In many cases, the former owner has stayed on in this role, collecting
broker's fees for the units he rents His lack of experience in managing common-
114
APPENDIX TABLE 10 (cont'd.)
ly owned property has contributed to an impromptu type of operation that does
not always run smoothly, In addition, the new owners tend to blame everything
that goes wrong with the property on the former owner, An independent,
specialized management group who could comprehensivety manage all daily
business for the condominium would be preferable, according to Mr. Sanchirico
Each condominium is different enough from other operations to provide an in-
dependent study of buyer profiles, pricing and operation. The general rule for all,
however, is that the condominium board sets policy concerntng community
maintenance, fees, useage, rentals and day-to-day problems.
A clause in all purchase contracts prohibits the use of the unit as a principal
residence and to date, owners have abided by this restriction. Not all restrictions
have been met as successfully. For instance, owners, by common agreement,
are permitted to subtet for periods of one week or more with the approval of the
Board of Directors, but it is more the rule than the exception to ignore this limita-
tion. Former owners turned managing agents have been renting units, with the
owner's approval, for overnight and weekend stays rather than let them sit un-
profitably empty. So far, t his issue hasn't come to a head, but Sanchir icc expects
this and other wrinkles to be ironed out in the next few years of operation
Basically, it's been a conflict between those owners who want to rent all or
most of the time and owners who bought their unit primarily for their own enjoy-
ment. In order to assure a smooth future operation in condominiums where there
is a conflict of interest, owners will have to work out ways of reaching a com-
promise agreement, So far, the most successfully managed condominiums have
been those with a homogeneous group of owners as in an example located ~n
Southold Town. The Southold operation ~s comprised mostly of family-type
owners who bought their units as vacation retreats. All decisions and manage-
ment functions are accomplished through the condominium's own elected coun-
cil, and outside renting has been mostly to relatives of owners, an unusually com-
patible arrangement.
One possible solution to the rental-leasing problem is the creation of a rental
pool, an arrangement now being used successfully in many parts of the country.
Owners agree to share expenses and profits regardless of whether their own unit
is rented. This type of agreement has not been pursued on Long Island to date
because of the very high expense of filing the required prospectus with the
Securities and Exchange Commission. It may become a worthwhile pursuit in the
future, not only to solve management problems, but also to expedite the
marketing of rental units.
Implication for the Local Economy
At present, renting empty units has not been a problem, Managing agents
report that units are mostly occupied, either by owners or renters, Since there
are so few converted establishments now operating, it's difficult to tell whether
additional condominium conversions will reduce the number of rental units
available for transients to the point of stress for the tourism industry,
So tar, the term of occupancy of the converted establishments has been ex-
tended by one month to six weeks on either end of the season for unheated units.
Heated units are used virtually all year tong with a slow period in January-
February. Owners who come out early in April or visit through October require
services and need to purchase retail goods, They may cook simple meals in a
small efficiency unit but, by and large, they frequent local restaurants for bigger
meals.
Sponsors of conversion projects have been using local labor and supplies for
renovations as well. It has been the practice of some owners to renovate one unit
to be used as a model in condominium offerings. In those cases, the owner has
suggested that participating ~ocal contractors leave cards in the model rooms to
promote additional business. Mr. Sanchirico stated that many builders have
found that traditionally slow months--February, March, November and
December--are significantly busier with the increasing conversion activity.
Related Problems
Mr. Sanchirico stated that a future shortage of motel rooms in Southampton
Town could be directly related to the strict zoning control within the Resort
Waterfront Business (RWB) D/strict which now allows only four units to an acre,
Such a policy definitely discourages growth in the mote~ industry by making con*
struction of new units economically unfeasible.
115
APPENDIX TABLE 11
Municipalities with Zoning Ordinances that Permit Commercial Development
Nassau County
Municipafity
Atlantic Beach Village
Bayville Village
Baxter Estates Village
Bellerose Village
Cedarhurst Village
East Hills Village
East Rockaway Village
East Williston Village
Farmingdale Village
Floral Park Village
Flower Hill Village
Freeport Village
Garden City Village
Glen Cove City
Great Neck Village
Great Neck Estates Village -
Great Neck Plaza Village
Hempstead Town
Hempstead Village -
Island Park Village -
Lake Success Village -
Lawrence Village -
Long Beach City -
Zoning District
(Uses Town of Hempstead Zoning Ordinance)
Business, Shopping Center
Business A
Apartment and Business
General Business, Retail Business, Limited Business (Offices)
Bus A--Planned Community Business Center
Bus B--General
Commercial A
Business
Business D (General Retail), Business DD (Office, Hotel, Nursing Home), Business
F (Offices, tourist homes), Business G (Offices, Nursing Home)
C-I--Neighborhood Business
Business
Business AA (Offices), Business A (Retail and Services); Business B--(General),
Marine Business (Offices, Hotels, Services), Planned Unit Development (Primary
and Secondary Area)--Offices, Hotels, Neighborhood Business, Apartments
H--Hotel, CO-I--Commercial Offices - Limited, CO-2--Commercial Offices-
General CO-3--Commercial Offices - Business, C-I--Commercial-
Neighborhood Business, C-2--Commercial - Restricted, C-2--Commercial-
Retail, CB-Commercial - Central
BI--Central Commercial, B2--Peripheral Commercial, B3--Shopping Center,
B4--Limited Commercial, I-4 Marina
Business
Business D
Business, C-2 (Office)
Business (X), Mitchell Field Hotel (MFH), Marine Commercial (MC), Marine Recrea-
tion (MR) Beach Clubs, Marinas, Marine Resort (MD) Hotels, Motels, Gasoline Ser-
vice Station (GSS), Urban Recreational Highway Commercial District (URD-H.C.)
CG--General Commercial, CH--Hub Commercial, CS--Service Commercial
Business, Commercial A (Marine Business)
Bus A--General Business, Bus B, Bus C--Office, RO--Research & General Office,
ROH--Hospital
Business K
Bus A--General, Business AA--General, Business B--General, Business
C--General & Gas Stations
116
Municipality
Lynbrook Village
Malverne Village
Manorhaven Village
Massapequa Park Village
Matinecock Village
Mineola Village
Munsey Park Village
New Hyde Park Village
North Hempstead Town
North Hills Village
Old Brookville Village
Old Westbury Village
Oyster Bay Town
Port Washington North
Village
Rockville Centre Village
Roslyn Village
Roslyn Estates Village
Roslyn Harbor Village
Russell Gardens Village
Sea Cliff Village
South Floral Park Village
Stewart Manor Village
Thomaston Village
Valley Stream Village
Westbury Village
Williston Park Village
APPENDIX TABLE 11 (cont'd.)
Zoning District
Commercial
Business - General
Business - General
Bus G--General, Bus GG--Shopping Center
Business
Office Use, B-I--Usual Business, B-2--(2 Acre Business Plots);
B-3--Stores/Offices/Apartments, B-4--Special Office Use
Business
Business D-General Bus, Business & Residence E-General Business
Parking - Accessory Business & Industrial Parking; Bus AA - Planned Community
Business Center, Bus A - General Retail, Bus B - General
C-1 Commercial - Offices
Business District 1 - Offices & Retail, Business District 2 - Offices & Retail
Business C
F (Neighborhood Business), G (General Business), G-1 (Central Business), O-1
(Office Building District, R-0 (Residential Office District)
Business
Business A (General Business); Business AA (General Business); Business AAA
(Limited Business), Urban Renewed Recreational and Limited Commercial District
Business
C~l--Business
Business AA (Planned Community Business Center), Business B (Office)
Business
Business
Business (A-L)
Business
Business (General), OB-Office Building
C-1 (Retail Business), C-1-X (Retail Business Expansion), C-2 (General Commercial),
C-2-X (General Commercial Expansion)
Business A (Dry Cleaning/Showroom/Gas Station), Business AA
(Hotel/Restaurant/Office); Business B (General Business), Business BX (Profes-
sional Office)
Business
117
Municipality
Amityville Village
Babylon Town
Babylon Village
Bellport Village
Brightwaters Village
Brookhaven Town
East Hampton Town
East Hampton Village
Greenport Village
Head of the Harbor Village
Huntington Town
Islip Town
Lake Grove Village -
Lindenhurst Village
Northport Village
Ocean Beach Village
Patchogue Village
Port Jefferson Village
Quogue Village
Riverhead Town
Sag Harbor Village
Saltaire Village
Shelter Island Town
Shoreham Village
Smithtown Town
Southampton Town
Southampton Village
Southold Town
Village of the Branch
Westhampton Beach Village
APPENDIX TABLE 11 (cont'd.)
Municipalities with Zoning Ordinances that Permit Commercial Development
Suffolk County
Zoning District
B1 (Retail), B2 (General), B3 (Marine), H-Historic (Office)
MH-(Motel, Hotel), E Bus (Neighborhood), Ea Bus (Neighborhood), Eb Bus (Neighborhood)
Retail Bus, Marine Commercial
E Business
Business
G Bus (Bath Houses), H Bus (Gert), J Bus 1 (Neighborhood), J Bus 2 (Gen), J Bus 3
(Commercial Center), J Bus 4 (Office), J Bus 5 (Gas Sta), K Bus (Duck Ranches)
MR-Multiple Residential (Hotels, Motels, WM-Waterfront Marina, WB-Waterfront
Commercial
CR-(Retail Commercial) WC-(Waterfront Commercial)
C Res/Bus
Ct (Office-res), C2 (Single purpose Office Bldg), C3 (Special Bus), C4 (Neighborhood
Bus), C5 (Planned Shopping Ctr), C6 (Gen Bus), C7 (Hwy Bus), C8 (Gert Bus A), C9
(Harbor use), C10 (Planned Motel), C11 (Automotive Service Sta), C12 (Professional)
- Bus BD - (Downtown), Bus, 1, 2, 3 (General Bus), Gen Service C (Nursing Home,
Hospital) Gen Serv D (Medical Centers), General Serv E (Hotels, Motels)
J Bus 2 - (General), J Bus 3 - (Shopping Ctr.), J Bus 4 - (Office)
Business
Central Bus A, Central Bus B, Central Bus C, Hwy Bus, Neighborhood Bus, Marine Bus
C Business
C1, D2, D3, D4 (General), D5 (Auto related), H Bus (Nursing Homes)
RO (Office), PA (Office), C1 - (General Commercial), C2 (General Commercial)
Bus B1 (General), Bus B-2 (Auto Related)
Bus A (Resort), Bus B (Shopping Center), Bus D (General), Bus PB (Professional
Building)
Bus (General Business), B2 (Commercial)
Business
B Bus (General), B1 Bus (Office)
Business
SCB - (Shopping Center Business), NB (Neighborhood Bus), OB (Office Business),
CB (Central Business), WSI (Wholesale, Service & Industry)
VB (Village Business), HB (Hwy Bus), SCB (Shopping Center Business), OB (Office
Business), MTL (Motel Business), RWB (Resort & Waterfront Business)
VB (Village Business), HB (Hwy Bus), OD (Office), MTL (Motel), MD (Medical)
Bus [] (Light), Bus B1 (General)
Bus (General), Historic (Office), Restricted Bus (Office)
B1 (General), B2 (Auto Related), F1 (Facility) - (Office), F3 Facility (Marina Bus)
118