Huntington Station Development Strategy
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Huntington Station Development Strategy Presentation Transcript

  • 1. Huntington Station Development Strategy A Comprehensive Approach to Engage the Community in Shaping the Future of its Neighborhood Areas and Community Places April 26, 2013 Town Supervisor Frank P. Petrone Councilwoman Susan A. Berland Councilman Eugene Cook Councilman Mark Cuthbertson Councilman Mark Mayoka In partnership with: Town of Huntington Town of Huntington Economic Development Corporation Town of Huntington Community Development Agency Huntington Station Community
  • 2. Huntington Station once had a thriving downtown, and like all communities deserves a re-energized vibrant downtown with a mix of uses that can be enjoyed by both residents and visitors alike. To achieve this goal, Renaissance Downtowns has partnered with the Town of Huntington, the Huntington Economic Development Corporation, property and business owners and most importantly, the Huntington Station Community in an effort to revitalize Downtown Huntington Station. This Development Strategy document outlines a year of Renaissance funded (private equity) community collaboration that has culminated in implementable revitalization strategies which can result in the comprehensive redevelopment of under-utilized municipal land into tax generating mixed-use developments. Huntington has a distinctive advantage on Long Island of having a thriving and successful Village. It is of great importance that the Huntington Station Revitalization works with the Village’s entrepreneurs to ensure the success of the Town as a whole. Executive Summary View of potential Train Station facing southeast on New York Avenue at Broadway Mixed-uses and walkable sidewalks 2 Huntington Station Development Strategy
  • 3.  Promote the Town as a preeminent regional destination, by enhancing the vibrancy of Down- town Huntington Station through the creation of a diversity of uses (a live, work, shop, learn, and play setting).  Ensure that economic redevelopment efforts at Huntington Station both complement and sup- port businesses in Huntington Village.  Create economic value, jobs and career opportunities for residents by focusing on the Hunting- ton Station downtown core and the adaptive reuse of vacant parcels and buildings, where ap- propriate.  Provide an avenue for private property owners to partner with both the public sector and Re- naissance to foster the redevelopment of under-utilized assets for the benefit of the community.  Create a blueprint for the redevelopment of public and private parcels that will result in quality development and commercial revitalization of Downtown Huntington Station.  Engage all parts of the community in the process of creating concepts and guidelines for the De- velopment Strategy.  Incorporate Town EDC and CDA owned property located within the Study Area.  Utilize the proximity and accessibility of the Long Island Rail Road connection to NYC to benefit the commercial development within Huntington Station.  Provide a downtown development, which includes commercial, retail, residential, office, hospi- tality, parks, open space, cultural and civic uses.  Improve streetscapes to promote pedestrian and bicycle-friendly environments, create and en- hance Town gateways, and create civic spaces.  Increase neighborhood safety and reduce crime by providing “eyes on the street” resulting from new development.  Provide a broad range of housing types and price points. Goals of the Public-Private Partnership Objectives of the Development Strategy Before embarking upon this revitalization journey, a distinct set of goals and objectives were established as a guide for the redevelopment efforts. Huntington Station Study Area Village Station Focus Areas along Commercial Corridors near New York Ave Jericho Turnpike / Rt 25 Jericho Turnpike / Rt 25 Park Ave Depot Rd OakwoodRoad NewYorkAve/Rt110 New YorkAve Executive Summary StStSttSSSStStSStttStStStStStSStSSSStSStSSSSSSttStStSttSSStttttttttSS attatatatatatttatatatatattttattataaattaa ioiooiooooioooooooooiooooooiooooooooooioooioooooooooooii nnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnttttttttta Focus Areas along Commercial Corrido near New York Ave JeJJJJ richo Turnpike / Rt 25 Jericho Turnpike / Rt 25 Park Ave DeDeDeDDeDDDDDDDDDDDDDDDDDeDeDDDeDeDDDDDDDeDeDDDeDDDeDeDDDDeDeDDeDeDDDeDDDepopopopopopopoopopopopopopopopopopoooooottttttttttttttttttt RRdRdRdRdRdRRdRdRdRdRdRdRRdRdRdRdRdRdRdRdRddddddddddddddddddddddddddddddddddddd OakwkkoodRoad NNNeNNNNNNNNNNNNNNNNNNNNwwwwwwwwwwwwwwwwwwwwwwYoYoYoYoYoYoYoYoYoYoYoYoYoYoYoYoYoYoYoYoYoYoYoorkrkrkrkrkrkrrkkrkrkrrkrkkkkkkkkkAAAAAAAAAAAAAAAAAAAAAvevevvevevevevevevevevveeeeee////////////////RtRtRtRtRtRRtRtRtRtRt11111111010101010110101010000000000000000 NeNNN w YorkAve LIRR 3
  • 4. It’s Huntington Station’s Time Over time, market preferences in Huntington have shifted significantly. In the 1960s, Urban Renewal destroyed Huntington Station’s downtown and paved the way for motorists to speed through and away. As the retail market preferences changed in the 1970s to malls and strip centers, the desire to enjoy an authentic downtown with a mix of uses was overshadowed. Today, the market demand for walkable downtowns with vibrant mixed-use buildings has grown again. Through collaborative partnerships and this Development Strategy, Renaissance is confident that Huntington Station can transform from a place you drive through, to a destination filled with live-work-play experiences that makes you want to stay. Past: From a Vibrant Rail Town... Present: To Urban Renewal Parking Lots... Future: To Re-energized Mixed-Use Centers The areas along New York Ave represent Huntington Sta- tion’s once dynamic downtown. The current condition of vacant areas and parking lots with no eyes on the street. Through working together, a vibrant future downtown (similar to the above photo) can emerge by developing many of the under-utilized parcels. 4 Huntington Station Development Strategy
  • 5. How Do We Create A Development Strategy: Renaissance Downtowns process of Unified Development ApproachTM (UDA) and CrowdSourced PlaceMaking (CSPM) assures socially, environ- mentally, and economically responsible development. Executive Summary Unified Development Approach Source the Station Ideas Market Opportunities Revitalization Toolkit Revitalization Strategies Planning and Implementation  Engage the municipality, community stakeholders, privateproperty&businessowners,andtransitagen- cies.  Community members, local leaders, neighbors & businessownerssharetheirideas(cafe,park,commu- nity center, etc.) through our CSPM process, a social media website Source the Station and in person meetups. Participants give “Likes” or “Thumbs Up” to their favorite ideas.  Conduct Market & Feasibility Studies for ideas that get the most support.  RevitalizationToolkit–Utilizethebestplanningprac- ticesforqualitydowntownrevitalizationasdescribed in this Toolkit.  Create Strategies and Renderings - Community driven ideas get integrated into a strategy. These are detailed in Chapter 3 of the “Huntington Station Development Strategy” document.  Following an approval of the Development Strategy, Renaissance will develop conceptual plans for feasible crowd-supported uses.  Implement zoning and environmental improve- ments, if applicable, and begin building. WE ARE HERE IN THE PROCESS 5 Triple Bottom Line Renaissance requires ideas posted through the Cowdsourcing process to adhere to the Triple Bottom Line philosophy of Social, Environmental and Economic responsibility. Social Responsibility Socially responsible ideas have an obligation to benefit society at large. Economic Responsibility Economically responsible ideas must ensure eco- nomic benefit to com- munity stakeholders— its investors, business owners, employees, cus- tomers, School Districts, and Municipality. Environmental Responsibility Environmentally respon- sible ideas have an obliga- tion to protect the environ- ment.
  • 6. List of some of the Stakeholder Group meetings (in alphabetical order) :  Bethel AME Church  Family Service League  Family Service League  Greater Huntington Civic Group  HS Enrichment Center  Huntington Chamber of Commerce  Huntington Historical Society  Huntington Housing Coalition  Huntington Public Library  Huntington Sanctuary  Huntington Station Business Im- provement District  Huntington Station Latin Quarter  Leadership Huntington Foundation  Mahanaim School  Melville Chamber of Commerce  NAACP, Huntington Chapter  Porter-Trejo Action Network  Project HOPE  School District  South Huntington Against Drugs  South Huntington Community Ac- tivists  Suffolk County Police Department  Town of Huntington Youth Bureau  Tri-CYA Since April 2012, Renaissance has been working tirelessly to establish relationships within the Huntington Station Community. These relationships are the cornerstone for any revitalization efforts and development strategies presented in this document. In collaboration with the community, our accomplishments to date include: Renaissance Downtowns’ Unified Development Approach TM CSPM: Source the Station Market Feasibility Studies  Opened the local Community Informational office at 1266 New York Avenue  Hired 3 local residents as Community Liaisons  Engaged over 60 different stakeholder groups  Hosted over a dozen local events, including a Community Fest attended by approximately 750 people  Attended dozens of local groups’ events (twice participating in the Unity Parade )  Organized events specifically for local Property and Business Owners  Bi-weekly meetings with department heads from Town Hall  Periodic updates to Town Board members, the Economic De- velopment Corporation, the Planning Board & Zoning Board Source the Station is a Crowdsourced Placemaking (CSPM) initiative intended to ensure that the future of the Huntington Station Downtown is vibrant, inspiring, and representative of the overall community’s shared values, based on uses that adhere to the Triple Bottom Line. Once ideas have enough “Likes/Upvotes” to warrant feasibility studies, Renaissance Downtowns enlists the talents of Kennedy Smith, one of the top retail consultants in the country. The following feasibility studies have been earned:  Over 720 Members  79 Ideas Posted  46 Public Destination Ideas  27 Retail Ideas  3 Downtown Living Ideas  Book Shop, Cafe+ Performance Space  Restaurant Row  Railroad Station Retail Cluster  Fruit & Veggies Stand  Coffeehouse 6 Huntington Station Development Strategy
  • 7. NewY wndesAve NewYorkAve NewYorkAve Winding St BiltmoreCir TownhouseRdN E 2nd St E 2nd St Parking Lot Broadway Broa RailroadAve LowndesAve Winding St BiltmoreCi TownhouseRdN E 2 5 2.5 Min Walk to Neighborhood Center Broadway Ave Commuter Parking Structure Second Street Commuter Parking Structure Huntington Rail Station 1 1 1 1 5 4 AAAAAAAAAAAAA YorkAve E 4th StDepot Rd oad St FairgroundAve E 3rd St 5 3 3 5 2 3 BBBBBBBBBBBBB Neighbor Revitalization Strategy at Huntington Station Downtown Acommunitydriven,comprehensiverevitalizationstrategyfor7differentfocusareashas beendeveloped,basedontopvotedideasgatheredthroughSourcetheStation,resultsof the Market Feasibility Studies, and guided by Renaissance’s Revitalization Toolkit. Executive Summary For a full description of all of Huntington Station’s Revi- talization Strategies, go to Chapter 3 of the “Huntington Station Development Strategy” document. 4 Potential veterans residences 5 Potential streetscape improvements with on-street parking 1 Public Plazas and Pocket Parks 2 3 Boutique Hotel Connected network of streets and sidewalks with mixed-use buildings, active frontages, and outdoor dining 1 7 Rendering of potential new station plaza, cafe, clock tower, and hotel with ground floor restaurants and shops Rendering of potential infill opportunities and streetscape improvements with on-street parking A B 1 2 5
  • 8. 8 Huntington Station Development Strategy Table of Contents Executive Summary 42 Our Commitment to Huntington Station 9 CHAPTER 1: Comprehensive Revitalization 10 A. Huntington Station Development Strategy 10 B. Renaissance Downtowns Team & Approach 12 C. Huntington Station History 14 D. Study Areas 18 CHAPTER 2: Building Consensus 20 A. Unified Development ApproachTM 20 B. Crowdsourced Placemaking 22 C. Source the Station 24 CHAPTER 3: Revitalization Strategies 32 A. Market Opportunities 32 B. Revitalization Toolkit 38 C. Revitalization Strategies (presented from North to South) 40 Neighborhood Transition Area at Huntington Village 42 Neighborhood Mixed-Use Area at Woodland St. & New York Ave. 44 Neighborhood Mixed-Use Area at Holdsworth Dr. & New York Ave. 46 Neighborhood Mixed-Use Area at Gateway Plaza 48 Huntington Station Downtown - North 50 Huntington Station Downtown - South 52 Neighborhood Mixed-Use Area at Pulaski Rd & New York Ave. 54 Neighborhood Mixed-Use Area at 11th St & New York Ave. 56 Community Recreation Area at Manor Field 58 CHAPTER 4: Next Steps 60 A. Next Steps & Milestones 61 B. Zoning & Land Use Next Steps 62 C. Enhancing Transportation Choices 64 D. Infrastructure & Public Safety Opportunities 66 E. Local Community Benefits & Community Festivals 68
  • 9. 9 Our Commitment to Huntington Station Introduction Our Commitment to Huntington Station ship between Renaissance Downtowns and the Town. This allows a transparent ongoing dialogue to occur among local residents, businesses and stakeholders ensuring that the resulting Development Strategy responds to public wishes while simultaneously tending to specific needs of the community. Listen to the Community Utilizing its proprietary “Crowdsourced Placemaking” program (SourcetheStation.com), Renaissance has already achieved significant success through a grass roots, social media approach to community outreach and engagement. By listening to, and working with the community, Renais- sance can assure the Town that the resulting development will not only be attuned to the local market, but also have a built in base of support that will help ensure its success moving forward. Renaissance & its relationship with the Town It is essential to note that Renaissance and the Town of Huntington are partners and that Renaissance has NOT been hired by the Town as a consultant. Renaissance is a private development firm which is privately funded. Renais- sance believes that Huntington Station represents enor- mous opportunity for successful development in a manner where the community is a partner to all that is developed. Our team is extremely impressed with the forward thinking and active role that the community has taken, and we strive to continue these efforts well into the future. View of potential Station Plaza, clock tower, retail kiosks and restaurants with outdoor dining. This Development Strategy document provides a detailed reportandanalysisoftherevitalizationeffortsofRenaissance Downtowns, the Town of Huntington and the Economic Development Corporation since forming a Public-Private Partnership in April 2012. Building upon the past efforts of the Town of Huntington, EDC and CDA, and their recent successes, Renaissance Downtowns began its process intent on implementing a comprehensive revitalization and rede- velopment solution that is bound by a Triple Bottom Line philosophy of Social, Economic and Environmental respon- sibility. Honoring Huntington Station’s History One of Renaissance’s core beliefs is that to best move into the future, it is essential to first understand and build a bridge to the past - a sentiment that has resonated throughout the Huntington Station community, which understands its proud heritage. As is thoroughly documented through historic photos and documents, Huntington Station was once a vibrant downtown, with all of its components physi- cally and functionally integrated in the compact form of a true mixed-use center. This provides a tremendous foun- dation to employ a comprehensive development strategy to re-energize the commercial base while uplifting the surrounding community in a manner that will result in signif- icant economic development, expansion of the tax base and local job creation. Process Before Plan To successfully implement a comprehensive develop- ment strategy, it is essential to take a “process before plan” approach, whereby significant community input is gath- ered and taken into account by the Public-Private Partner-
  • 10. 10 Huntington Station Development Strategy Huntington Station Development Strategy What is the purpose of the Development Strategy? The purpose of the Huntington Station Development Strategy is to outline the key initiatives developed through collaboration among the Town of Huntington, Huntington Economic Development Corporation, Huntington Stakeholders, the Huntington Station Community and Renaissance Downtowns, which will lead to the redevelopment and revitalization of the Huntington Station Downtown. Chapter 1: Comprehensive Revitalization Typical Downtown Setting Downtown offers vibrancy for residents and visitors Proposed illustration of train station , community green, clock tower and outdoor cafe Typical mixed-use buildings with storefronts on the ground floor Existing station lacks a sense of identity and community spaces Historic train station and community green in 1918
  • 11. 11 Huntington Station Development Strategy Engage all parts of the community Promote redevelopment of under- utilized sites with a diversity of uses Promote adaptive reuse of existing buildings & enhance existing businesses Chapter 1: Comprehensive Revitalization 1A  Promote the Town as a preeminent regional destination, by enhancing the vibrancy of Down- town Huntington Station through the creation of a diversity of uses (a live, work, shop, learn, and play setting).  Ensure that economic redevelopment efforts at Huntington Station both complement and sup- port businesses in Huntington Village.  Create economic value, jobs and career opportunities for residents by focusing on the Hunting- ton Station downtown core and the adaptive reuse of vacant parcels and buildings where appro- priate.  Provide an avenue for private property owners to partner with both the public sector and Re- naissance Downtowns to foster the redevelopment of under-utilized assets for the benefit of the community  Engage all parts of the community in the process of creating the vision, concepts and guidelines for implementation of the Development Strategy.  Incorporate Town, EDC and CDA owned propertylocated within the Study Area (see map on page 18) to achieve a holistic and comprehensive redevelopment strategy.  Utilize the proximity and accessibility of the Long Island Rail Road connection to NYC, to benefit the commercial development within Huntington Station.  Provide a mixed-use downtown setting that will include commercial, retail, residential, office, hospitality, parks, open space, cultural and civic uses.  Improve streetscapes to promote pedestrian and bicycle-friendly environments, create and en- hance Town gateways, and create civic spaces to increase quality of life for Huntington Station residents and visitors.  Increase neighborhood safety and reduce crime by providing “eyes on the street” resulting from true mixed-use development.  Provide a broad range of housing types and price points.  Promote development that would preserve Long Island’s resources through the use of modern technology and green building design and construction. Goals of the Public-Private Partnership Objectives of the Development Strategy
  • 12. 12 Huntington Station Development Strategy Renaissance Downtowns LLC Renaissance, based in Plain- view, Long Island, is a privately held real estate development and investment firm focused on achieving the comprehensive and holistic redevelopment of suburban downtowns utilizing downtown mixed-use planning and development principles. Renaissance advocates a “Triple Bottom Line”approach of social, economic and environmental responsibil- ity. With over 60 years of combined experience in all disciplines of real estate development and finance, Renaissance is uniquely positioned to overcome the significant challenges facing transfor- mative large-scale downtown redevelopment initiatives. Renais- sance’s Unified Development Approach™ was designed to meet andovercomethecomplexitiesofdowntownrevitalizationthrough the creation of a shared vision between the municipality, Renais- sance, private property owners and key community stakeholders. The company’s Crowdsourced Placemaking program (“Source the Station”) provides a venue for meaningful dialogue and engage- ment on behalf of the entire community, ensuring a redevelop- ment vision that organically represents the wishes and desires of local residents and stakeholders. Crowdsourced Placemakers LLC (CSPM) CSPM’s Crowdsourced Placemaking community involvement methodologies are at the cutting edge of revitalization techniques. As a national leader in development innovation, CSPM is an integral part of the Renaissance Downtowns Unified Development Approach,™ which encourages public participation in the creation of a downtown that all stakeholders can be proud of. Town Planning Partnership LLC (TPP) Town Planning Partnership LLC provides community visioning, placemaking, land planning and implementation services to public and private sector clients throughout the Northeast.TPP’s planning solutions use an inclusive visioning process to establish shared visions and create vibrant and economically successful places.Their principals, Mark Evans AICP PP RA and Phil Ehlinger AICP CZO, each offer more than twenty years of professional experience in village planning, downtown redevelopment, master planning, traditional neighborhood design, community visioning, zoning, form based codes and design guidelines. The CLUE Group The Community Land Use and Economics Group (CLUE) is a consult- ing firm that helps communities create vibrant, dynamic down- towns and neighborhoods. As an economic analysis firm which specializes in downtowns, CLUE Group is headed by Kennedy Smith who directed the National Trust for Historic Preservation’s National Main Street Center for 13 years and is considered one of the world’s leading experts on downtowns, downtown economics, independent business development, and the economic impact of sprawl, with a career in downtown revitalization spanning 23 years. CLUE Group has performed analyses of retail or office based ideas that the Huntington Station Community has developed through CSPM. Zimmerman/Volk Associates (ZVA) ZVA has a national reputation for innovative residential market analysis based on its proprietary target market methodology. Their firm specializes in the analyses of mixed-income, mixed-tenure redevelopment; mixed-use revitalization; traditional neighbor- hood developments; and integrated-use master-planned commu- nities. ZVA is widely recognized by the leading practitioners of New Urbanist communities for their market feasibility studies and relat- ed expertise. ZVA is working with the Renaissance Team and will play an integral role in residential market analysis efforts, such as analyzing the crowd’s idea of residential above storefronts. Laurie Volk and Todd Zimmerman are co-managing directors of Zimmer- man/Volk Associates. Nelson Pope & Voorhis (NPV) NPV is a multi-disciplinary planning and engineering firm with deep expertise in the New York State Environmental Quality Review Act and its application to the public-private partnership development activities anticipated in Huntington Station. Our Team Renaissance Downtowns Placemaking Studio
  • 13. 13 To ensure that meaningful dialogue with the commu- nity becomes a reality, and to provide a venue for residents and stakeholders to learn about the revitalization efforts, Renais- sance opened a community informational office that is open tothepublic,locatedintheheart of the redevelopment area. This office not only provides information for community members, but also serves as home to the Source the Station Crowdsourced Placemaking campaign. In addition to provid- ing a “bricks and mortar” home for Source the Station, the office is available for use by residents and stakeholders for meetings and get-togethers, helping to further build a bond between the efforts of Renaissance Downtowns and the commu- nity at large. Renaissance’s Community Informational Office at 1266 New York Avenue provides the opportunity for residents, stakeholders and local business owners to stop by, ask questions of the development team and become involved in the process. Office hours: Monday 9:00am- 5:00pm Tuesday 9:00am- 6:00pm Wednesday 9:00am- 5:00pm Thursday 10:00am-5:00pm Friday 9:00am- 3:00pm Community Liaisons: Erika Forland: erika@sourcethestation.com Andrea Bonilla: andrea@sourcethestation.com Loretta Wilson: loretta@sourcethestation.com Facebook: facebook.com/ sourcethestation Twitter: @sourcestation YouTube: youtube.com/sources- tation Instagram: source_the_station Chapter 1: Comprehensive Revitalization Renaissance Downtowns & Source the Station Community Office Chapter 1: Comprehensive Revitalization Renaissance Downtowns Team & Approach 1B The Renaissance Process Overview PUBLIC-PRIVATE PARTNERSHIP UNIFIED DEVELOPMENT APPROACH (UDA) DEVELOPMENT STRATEGY IMPLEMENTATION STRATEGY DEVELOPMENT PLANS AND IMPLEMENTATION CROWDSOURCED PLACEMAKING (CSPM) Town of Huntington, EDC , & Renaissance Down- towns form a Public- Private Partnership. See page 11 for Goals & Objectives RD reaches out to Private Property Owners, Key Community Stakeholders and Transit Agencies. See page 20 for UDA detail This document describes the initial development strategies that can achieve the Goals and Objec- tives of the Community and the Public-Private Part- nership for a revitalized Huntington Station. Outline of next steps to effectuate the above mentioned development strategies. See Chapter 4 Once the Development Strategy is adopted, the Public-Private Partnership in collaboration with the Community, will initiate implementation efforts. RD initiates CSPM process of Community input and Source the Station is formed. See page 22 for CSPM details The Public-Private Partnership focuses on developing under-utilized municipally owned land. Renaissance collaborates with all stakeholders to create a shared vision. Renaissance takes a partnering approach avoiding eminent domain.
  • 14. 14 Huntington Station Development Strategy Huntington Station History 1900’s Huntington Station, New York was named in 1912, and businesses were built along New York Avenue to connect with the Village. Trolley service was extended from Huntington to Amityville in 1909. 1850’s 1910’s Although the Town of Hunting- ton was founded in 1653 due to its excellent waterfront port in the Village, additional promi- nence was brought to it in 1867 when the North Shore Rail Line was extended to what is now known as Huntington Station. At the time the railroad station was built, this area was open coun- tryside. From Countryside to Rail Town Streetcar Era Brings Prosperity Market Preferences: • Focus on transit: rail, trolley • Convenience of mixed-use • Introduction of automobile In 1890, a post office called Fair- ground, NewYork was opened at the station. In 1898 horse drawn trolleys were replaced by electric trolleys. Market Preferences: • Relocation out of larger cities into rural areas • Establishment of small mixed-use centers Above: Hotel south of tracks Early 1900’s: New York Ave looking south Image from 1910’s: trolleys in front of the station 1918: Landscaped square in front of the StationEarly 1900’s: Original Station building 1904: A train leaving Huntington Station Above: Hotel north of tracks Below: NewYork Av. & Church St
  • 15. 15 A bustling downtown has been created, with a school, post office, bank, fire station, grocery store, hotels, shops and businesses with residen- tial quarters above. Butcher Shop, Barber Shop, Shoe Maker, Bakery, Clothing Store, Bicycle Shop, Luncheonette, Ice Cream Parlor and more... Remembering the Downtown that Disappeared 1920’s 1940’s1930’s Growth of a Bustling Downtown Market Preferences: • Vibrancy with live, work, shop and play in close proximity • Convenience of the auto begins its domination of transportation 1917 1989 Chapter 1: Comprehensive Revitalization Huntington Station History 1C We would like to thank Alfred Sforza for his extraordinary efforts to share the stories, photographs and events that feature the founding, prosperity and urban renewal of Huntington Station. We share his vision for the importance of rediscovering Hunting- ton Station and its rich heritage, while simultaneously planning for this new genera- tion of children, families, entrepreneurs and existing business owners. Most of the historic photographs in this document are provided courtesy of Mr. Sforza. Highlighted areas best represent the areas of Urban Renewal aka“Removal” Late 1930’s: Vibrant Downtown, on New York Avenue and Broadway Columbia Hall on New York Avenue Late 1940’s: Vibrant Downtown, on New York Avenue and BroadwayEarly 1940’s: Auto Services Company Downtown fabric Urban“removal”, vacant land
  • 16. 16 Huntington Station Development Strategy 1980’s1970’s Decline of the Center: Urban Renewal 1960’s Huntington Station History Searching for Solutions 1990’s1950’s Market Preferences: • Single family homes • Commerce moves to auto-oriented shopping • Cars are the only way to go!! Market Preferences: • Building high speed roads & more parking • Affordable housing and expansion of suburbia In search for solutions, efforts were put forth that focused on alleviating parking concerns and revisiting planning efforts: 1985- South parking garage built to alleviate parking issues at train station, adding 1134 spaces. 1989- Huntington Station Revitalization Plan prepared by the consulting firm Conklin Rossant is published. Most of the report was devoted to the land now occupied by Highview. 1993- An updated Comprehensive Plan published and adopt- ed by the Planning Board. 1995-1997- Broadway is realigned and straightened, and the north LIRR parking garage built. In 1958 plans for the Urban Renewal of the downtown Huntington Station area were prepared for NewYork Avenue, from Nassau Road to the rail- road tracks. The plan was to tear down all the businesses in this commercial area and build new stores. Halfway through theprocess,aftertheoldbuild- ings and stores had been torn Before (above) and after (below) photos down, the program ran out of money.The result was the strip of New York Avenue we know today: empty lots and parking fields. Post Urban Renewal: high speed roadway and vacant parking lots:
  • 17. 17 After 50 years of Urban Renewal and demolition of the businesses, homes and walkable streets that defined historic downtown Huntington Station, NOW is the time to rebuild this downtown and its adjoining neighborhoods with: 2000’s 2010’s The Search for Solutions Continues Renaissance Downtowns: Huntington Station Market Preferences: • Affordable mortgages and rents • Increase in transit use • Improving walkability # E RTE. 25 DEP O T RO AD LENOX ROAD BR OA DW AY W RTE. 110NEW YO RK AVE HUNTINGTON STATION SOUTH HUNTINGTON HUNTINGTON HUNTINGTON WEST HILLS LI R R LENOX RD 8AV E 25 3AV E 4 7AV 10AV E 8 E 21 WHILLSRD E 5 E 24 6AV E 3 E 13 BR OA DW AY E 9 E 22 RT110 2 ST E 16 4AV W 9 W 21 9AV MELVILLERD RT 25 E 12TH ST 4THAV W 22 W 14TH ST W 11 KE LS EY AV W 10 E 5T H ST E 13T H ST R A IL R O A D AV LOW NDE SAV 11AV H O W E E 19 E 15 W PULASK I RD W 11TH ST CR 11 VA RN EY AV 9THAV E 17 E 23RD ST E 20TH ST CROMBIE NORTH ST COREY PL E 11 WY MA NAV OAKLEY DR KILBURNAV HA ZA RD AV SEMON RD E 6TH ST E 11TH ST TH OR NE YAV 1AV OSA GE DR DE PO T RDW 19TH ST HORIZONDR E 2N D ST W 23 CA LD WE LL E 3R D ST LE YD EN ST CO RL ET TPL 12THAV OR EG ON DR E 2 W 19 W IN D IN G JON ESLN 3 ST TIPPIN DR TOW ERST PAR KWA YDR W 4TH ST E 19TH ST WHI TS ON RD 19TH ST 2AV W 10TH ST VO ND RA N W 18TH ST W 15 E 18 HOLTSWORTH DR MU LF OR DAV SC HI LL ER AV E 23 5AV E 6 HIL LW OO DDR K IV Y ST E 4T H ST E ROGUES PATH OL IVE W 21ST ST MON ATO NDR WIN OKA DR E 12 TERR AC E DR JA ME S 5T HAV MAY FRONT DR FA IR FI EL DS LN FAI RG RO UN DAV W 13 JERICHO TPKE CR92 C O LU M B IA AV 11THAV ALBANY ROYALOAKDR DAVID CT BIR CH DR BI SC AY NE DR MAR A RD HUNTERS LN LIEPER ST ALL EY SR 110 ADAM S PL REGALDR E PULASKI RD COT TAG ECT E 14TH ST FR OG PO ND RD MA RC HE RAV W PA RK DR E9T H ST BO GA RT ST PANO RAMADR ARM ELL ST A B C D ECKERT ST 5T HST R A IL R O A D ST CR 11 1 ARNOL D DR CRAVEN ST SR 25 BROM PTON PL BOXER CT 12TH ST E FI FT H ST HOMECRESTAV SIO UX PL R A IL R O A D PL OKLAHOMA AV LY NC H M CKAY RD W 16TH ST C O LU M B IA ST S7AV TUTHILL BARCLAY E 18TH ST PA R K AV TIM OT HY LN 1STAV E 17TH ST LIEPER MAY ST SIBLEYPL MILLER PL BAYLEY PL PRO SPE CTDRN FOL SOMAV CR 35 A BARKER S LN MAYOAV PU LA SK I RD SO UTH DR E 24TH ST RD 35 MANOR PL LONGLE YPL NO RT H DR WY OM ING DR LUTHE RPL PR ES IDE NT HO LL Y PL WILLET SPL MO HE GA N PL PI N E ST PUTNAMPL GRAYLEYPL E 10TH ST E 20 ED WA RD SPL KELLOGGPLE 9TH ST LY NC H ST STEVEN SPL ROXBURY ALBANY ST GOELLERAV E 8TH ST A R M ELL DARNLEYPL M C K AY R D POPLARAV FOLE YPL R A IL R O A D KER RYAV TO W ER W 22ND ST M APL EW O O D RD OL IVE ST LE YD EN LOCKWOODAV UNNAM ED ST E 25 TH ST BRADBURYAV HEN RY LU D LA M LU D LA M ST NASS AU RD HO LLISPL TASMAN LN OAKW OODRD FA IR VI EW LN 7THAV BU FFET TPL 3RDAV CO LORA DO PL WIC KS AV FIELDPL R IC H M O N D PL SAG ECT CHESH IRE ST BIR CH WO OD DR NORD EN LN 16TH ST B R EW STE R CR ES TW OO DDR E PA RK DR CLIFFORD CT WALT WHITMANRD TOWN HOUSERDN NEW YOR K AV W AV ER LY ROXBURY ST OA KL AN DRD BERGENST NA TH AN PL JOSHUA JE RICH O TR NP K WARRENDR RE VE RE DR RO XANN E CT W 12TH ST CRAVEN CAGERPL HE NR Y ST ME RO KE CT M ER CE R CT W 9TH ST JONES AV SAN DRA CT CHARLESPL AN CH OR CT VO ND RA N ST U TA H PL FA RM PA HU NT IN GTO N BV BOGUE PL FO XW O O D D R E MEREDITHDR CHURCH SEDGEW ICK ST HIG HP OIN TDR IN G ER SO LL ST RIC HW OO DPL ALL IS O N CT WALLICECT DE VO NS HIR E PL HIC KO RY PL KL AR MA N CT GA RD IN ER AV 5T HAV S FRA NK PL PL UM B CT PU BL IC RD W 13TH ST NORTHRIDGE ST CARLOW ST RE GIN A CT DA WS ON PL TO WNH OU SE RD S E JE RI CH O TR NP K NEV ADA PL HAY LO FT CT 1ST ST BA RN RU N CT E 15TH ST SPENCE R CT E JERICHO TPKE SEA GRO VEPL AL BE RM ARL E ST ST AN N CT JO EL CT U N N A M ED W ATE R CHALDENCT WEXFORD ST HIL LS IDE AV SCHAEFFER NASSAVRD TEDD YCT 5T HAV 4TH AV E 5T H ST 1AV CR 35A MC KA Y RD SR110 E 17 E 17 E 24 C R 35 A CR 11 TH OR NE Y AV W 22ND ST UNNAME DST 11THAV 5THST W22 E 12T H ST CR 11 E ROGUES PATH CR 11 OL IVE ST NORTHRIDG E ST WALL ICE CT CR92 RT110 RT110 CR 11 1 DEP O T RD E 4TH ST 5T H AV SR110 E 15 SR 110 OL IVE ST W 21 PA RK AV E 17TH ST W 22ND ST OAKW OODRDCR92 NE W YO RK AV PULASK I RD W 11TH ST NEWYORKAV 11AV E 19T H ST E 17 E 17TH ST 5THST SR110 JERICHO TPKE W 21 E 9 RT110 W 9 R A IL R O A D ST MCKAY RD E 10TH ST E PU LA SK I RD W 10TH ST NEWYORKAV RT 25 E 11 FO LS OM AV 11AV FAIRFI ELD S LN RT110 RT 25 5AV E 23R D ST W YO M IN G D R W 10 LEN O X RD RT110 W HIT SO N RD 0 1,400 2,800 4,200 5,600700 Feet Town of Huntington 1 inch equals 1,250 feet Draft for Intra-Inter Agency Review TOH Planning & Envuironment DCD Dec. 02, 2010 Area of Detail North East 17th St Huntington Station BID East 19th St Holdsworth Dr. Jericho Tpke. Rte 25 West Hills Rd. Legend Huntington Station BID Coastal Water Harbor Town Boundary Primary Roads # LIRR Stations LIRR Tracks Roads Census Designated Places Inc. Villages Chapter 1: Comprehensive Revitalization Huntington Station History 1C A business improvement district (BID) is a public-private partnership by which businesses in a defined area pay an additional tax to fund programs and improvements with- in the district’s boundaries. The Huntington Station BID provides vari- ous services, such as cleaning streets, landscaping improvements, install- ing security cameras, and facade improvements, etc. Economic Development Corporation , established by the Town Board in 2003 to foster economic develop- ment and business opportu- nities throughout the Town,  Meaningful community input from residents and businesses  The support of the Town of Huntington  The innovative ideas and entrepreneurial spirit of local businesses  The experience and private sector capital of Renaissance Downtowns and other investors willing to adopt this emerging vision for Huntington Station A number of previous planning efforts have been undertaken throughout the years to foster a successful revitalization of the once vibrant Huntington Station area. While lessons have been learned, few of these plans have reached the implementation stage, and fewer yet have provided significant economic development and/or improvement to local quality of life for the community. While the intent of these efforts should be applauded, there have been some common ties that help explain why these visions were unable to reach fruition. It is the opinion of Renaissance that the three biggest missing factors that prevented previous plans and visions from becoming reality were (1) a lack of a truly comprehensive and holistic approach to the redevelopment, (2) the exclusion of the private sector from the table, namely an organization that is charged not only with creating a vision/plan but that also serves as an investor dedicated to implementing that vision, and, perhaps most importantly, (3) the lack of a true engagement with the community at large. New grocery store, corner of Depot Rd. and Pulaski Rd. March 2013: New Gateway Plaza in construction Rendering of proposed Gateway Plaza began the following initia- tives: Gateway Plaza Plan; streetscape improvements; new grocery store; pedestrian bridge improvements; Gate- way Park Plan and land acquisi- tions; Northridge site develop- ment proposals and approvals; collaboration on development of new 7-11, Station Sports, and the Huntington Station Food Plaza.
  • 18. 18 Huntington Station Development Strategy Huntington Station Study Area Municipal & Private Development Sites near the Station offer excellent early phase Development Opportunities Mixed-Use Neighborhood Areas Along New York Avenue The Huntington Station Study Area is generally bounded by Jeri- cho Turnpike to the south, Park Ave to the east, Huntington Village to the north and Oakwood Road to the west. With a clear focus on economic development initiatives, the existing commercial districts and industrial lands will be evaluated to determine the most appropriate area for a coordinated and planned development strategy guided by neighborhood and community aspirations. While Renaissance is generally not developing in this broader area, it is essential that our team analyze a larger scope and then hone in on the Focus Areas from there. The focus of this Development Strategy (“DS”) will be to examine and explore a series of neighborhood mixed-use centers along New York Avenue and located at important transportation and pedestri- an crossroads, especially at the Huntington Station commuter rail station. Although most areas will serve neighborhood commercial, civic and service needs, the Station offers opportunities for a Down- town Mixed-Use Areas that will provide significant economic and quality of life benefits to the surrounding community. Additionally, the Manor Field area offers the potential to enhance existing recre- ation facilities in combination with a new community center. The DS recommends seven neighborhood mixed-use areas that can offer a variety of commercial & mixed-use buildings within a five minute walk for residents & shoppers. There are a number of municipally owned and privately owned sites near the Rail Station.These sites offer an excellent opportunity to restore the walkable downtown-like qualities that once existed within Huntington Station until the 1960’s, when much of this area was torn down to make way for auto-oriented and fractured rede- velopment. Many of the municipally owned parcels are vacant land or surface parking lots which bring little to no vibrancy, services, or tax revenues to the Town and its residents. Renaissance believes that these parcels, within the context of a comprehensive inclusive planning effort, can be integrated and redeveloped into the heart of the future downtown Huntington Station. In redeveloping these parcels, Renaissance is obligated to determine solutions that both replace the parking and free land for development. Study Area & Focus Areas Village Station Focus Areas along Commercial Corridors near New York Ave Jericho Turnpike / Rt 25 Jericho Turnpike / Rt 25 Park Ave OakwoodRoad NewYorkAve/Rt110 New YorkAve Study Area NewYorkAve NewYorkAve Broadway Ave Railroad Ave Pulaski Ave Pulaski Ave Station LIRR LIRR Station NewYorkAve Railroad Ave Broadway Depot Rd 2nd St Community Recreation Area Neighborhood Mixed-Use Areas Downtown Huntington Station Municipal Sites Potential Private Partnership Sites Focus Areas Development Opportunities Village Broadway 11th St
  • 19. 19 Study Areas For much of the last 60 years, America has built new shopping centers and neighborhoods with little regard for the importance of pedestrian-scaled places. Simultaneously, American communities have destroyed once vibrant places such as Huntington Station in the name of “progress”, to construct overly wide roadways that encourage speeding, making pedes- trian safety very difficult to achieve. To store our vehicles, we have dedicated vast landscapes for single purpose paved parking lots that further contrib- ute to rapid runoff, destruction of our natural environment and increased flooding within our communities, not to mention a lack of overall aesthetic appeal. In many ways, Huntington Station is a microcosm of those issues that most communities are facing all across America. Walkable Mixed-Use Areas Connect to Huntington Station Neighborhoods Chapter 1: Comprehensive Revitalization 1D A Greater Context – The Need to Support and Complement Huntington Village Renaissance Downtowns’ holistic approach to redevelopment is keenly sensitive of the need to support exist- ing businesses and neighborhoods, while providing for economic develop- ment in the Huntington Station area. As such, the Renaissance Team recog- nizes the necessity for any develop- ment activity at the Station to comple- ment existing assets, neighborhoods, and Huntington Village. Renaissance believes that responsible develop- ment should link existing and future economic and cultural hubs. TherevitalizationofHuntingtonStation has, from day one, been conducted considering a greater context to ensure that the economic development in and around the Station complements Huntington Village – one of Long Island’s best downtowns. In fact, there is an opportunity to create tremendous synergies between the Village and the Station, expanding the local and regional economies. The revitalization of Huntington Station will provide economic develop- ment and other benefits not just for the Station community, but for the entire Town of Huntington as well. This Development Strategy provides commitment to re- store walkable centers in Huntington Station, while creating economic prosperity for the whole community. Community Recreation Area Neighborhood Mixed-Use Area Huntington Station DowntownHuntington Village Legend
  • 20. 20 Huntington Station Development Strategy Chapter 2: Building Consensus A Platform for Positive ChangeUnified Development ApproachTM The Process and Benefits The Unified Development Approach™ (UDA) provides a framework that facilitates the creation and implementation of a comprehensive downtown redevelopment strategy by bringing together disparate aspects of a community to collectively create and implement a shared redevelopment vision in a holistic manner, and helps to ensure project sustainability, thus maximizing social, economic and environmental benefits.  Individual PPOs benefit from the mul- tiple economic development drivers and investment that occurs through- out the area.  Individual PPOs could never realize full development potential without work- ing in collaboration. Private Property Owners Transit Agencies Key Community Stakeholders Master Developer Municipality  Partner with Municipality Through a Public-Private Partnership between the Master Developer and the Municipality, under-utilized municipal properties are primed for economic development that will provide numerous benefits to the community at large, including bringing these sites back on the tax rolls.  Partner with Private Property Owners (PPO)– In conventional ap- proaches to redevelopment, munici- palities engage in the use of eminent domain, as was the case during the Urban Renewal period in Huntington Station. Renaissance Downtowns does not believe in such practice and has implemented a UDA, the col- laborative redevelopment effort, to maximize property values for PPOs by either partnering with them or showing them the path to redevelop on their own.  Engage Key Community Stake- holders – The UDA emphasizes meaningful public outreach and engagement which Renaissance Downtowns accomplishes by utiliz- ing its proprietary and patent pend- ing Crowdsourced Placemaking Program (see page 22). In addition, Renaissance works with existing and future business owners to forge business plans in collaboration with property owners and the community at large.  A comprehensive approach results in significantly higher levels of economic development, including local entre- preneurship and job creation.  An inclusive approach helps the developer identify and address social, environmental, and economic concerns of the community on a very personal level. EngageTransitAgencies Some of the prime properties that will contribute to economic development and improvements in the quality of life for local residents are under the control of transit agencies, which are included within the visioning process to ensure a positive outcome for all parties.  By taking a comprehensive approach, private investment is assured a greater likelihood of lasting success, and eco- nomic sustainability.The municipality is assured quality development resulting in tax generation and job creation.  Utilizing redevelopment that examines the full context of an area, the Munici- pality has the ability to implement a comprehensive vision that could never be feasible through one-off, traditional infill redevelopment methodologies. The diagram below represents Renaissance Downtowns “Unified Development Approach™”(UDA) Participants in the UDA include the municipality, private prop- erty owners, transit agencies and, most importantly, the community at large, all working together and facilitated by a Master Developer charged with guiding and adding value to the development process. The result is an implementable, market driven redevelopment plan.
  • 21. 21 Unified Development Approach TM 2A One of the hallmarks of Renaissance’s development approach is a“Process before Plan”philosophy that enables the organic co-creation of a shared development vision resulting from a partnership among Renaissance Downtowns (as the Master Developer), its municipal partners and, most importantly, the community. Rather than begin a redevelopment effort with preconceived notions, Renaissance employs its Unified Development Approach™ and its Crowdsourced Placemak- ing program to push aside preconceived notions and garner ideas and insight from local residents, businesses and stake- holders, following the principles of Triple Bottom Line devel- opment- social, economic and environmental responsibility. A Comprehensive, Not A Piecemeal, Approach To successfully implement mixed-use downtown revitaliza- tion, it is essential to take into account the context of the Process Before Plan entire area, rather than seeking to improve separate small areas, possibly to the detriment of the whole.  A downtown must be a woven, neighborhood fabric rather than a patchwork of disconnected projects .  A successful downtown is comprised of distinct neigh- borhoods and districts, each with a unique character that, together, work in harmony with each other to cre- ate a true sense of place while fostering economic de- velopment.  A holistic and comprehensive approach provides the right mix and balance of uses to support an active re- tail and commercial environment, while also including a residential component that provides “eyes on the street”and a true neighborhood feeling. Donald Monti of Renaissance Downtowns and Town of Huntington Supervisor Frank Petrone, surrounded by community members, cut the ribbon to celebrate the Grand Opening of Source the Station's Community Informational Office Renaissance’s Planning Process  Engage the municipality, community stakeholders, pri- vate property & business owners, and transit agencies.  Community members, local leaders, neighbors & busi- ness owners share their ideas (cafe, park, community center etc.) through our CSPM process, a social media website Source the Station and in person meetups. Par- ticipants give “Likes” or “Thumbs Up” to their favorite ideas.  Conduct Market & Feasibility Studies for ideas that get the most support.  Revitalization Toolkit– Utilize the best planning prac- tices for quality downtown revitalization as described in our Revitalization Toolkit.  Create Strategies and Renderings - community driven ideas get integrated into a strategy. These are detailed in Chapter 3 of the “Huntington Station Development Strategy” document.  Following an approval of the Development Strategy, Renaissance will develop conceptual plans for feasible crowd-supported uses.  Implement zoning and environmental improvements if applicable and begin building.
  • 22. 22 Huntington Station Development Strategy Crowdsourced Placemaking Renaissance Downtowns utilizes a unique community-driven ‘Crowdsourced Placemaking’ program that produces an enthusiastic group of supporters and investors for economically, socially and environmentally responsible (triple bottom line) revitalization. Empowering Small Business Entrepreneurs & Community Members CSPM represents a fundamental shift in the decision-making process by empowering small business entrepreneurs and community members to better define the future of their commu- nity. CSPM used in real estate development creates opportuni- ties for individuals and small businesses that collectively have more investment capital and influence than the few that typically make the majority of real estate decisions. When the collective will of those who apply socially, economically and environmen- tally responsible ideas in their community is implemented, the outcome becomes consistent with community values. Source the Station, the Huntington Station Crowdsourced Placemaking community, debuted at its grand opening on July 18, 2012. Sixty people braved through severe weather to initiate the first phase of the Crowdsourced Placemaking (CSPM) process by describing the kinds of places and destinations they’d like to see in their downtown. SourcetheStationisaninitiativeintendedtoensurethatthefuture of the Huntington Station Downtown is vibrant, inspiring and representative of the overall community’s shared values, based on uses that adhere to the triple bottom line of being economically, socially and environmentally responsible, while complementing the Huntington Village Downtown District. Our approach is a transparent, inclusionary and fun process, that allows community members to participate in an innovative means to realize the vibrant downtown they wish to experience. Through this Crowdsourced Placemaking community, residents and stakeholders are able to:  Collaborate with others in their community, to revitalize Hun- tington Station’s Downtown, both face-to-face and online.  Become a member of the site to propose, vote & ”Like”, and dis- cuss and campaign for the ideas that individuals support.  Support the local businesses, organizations and entrepreneurs engaged in the collaborative effort to revitalize downtown. The goal of the Source the Station community is to build a forward-thinking group that will function as a valued partner in making major decisions regarding downtown investments. Until the last building is built, Renaissance Downtowns will continue to collaborate with the community to develop a downtown that is inspired by, and reflects community values. Membership grows to over 720 participants As illustrated by the chart, membership has grown steadily over the first nine months as people have registered both through the website or physical form. By registering on the site, participants agree to adhere to the triple-bottom-line principles of being economically, socially and environmentally responsible, while acting civil in their communications. What is ‘Crowdsourced Placemaking’ (CSPM)? CSPM is defined as the act of taking those real estate development tasks traditionally performed by real estate institutions and outsourcing them via open call to a large community, to transform existing spaces into inspiring destinations that people can be passionate about and feel invested in, and which represent shared positive values. CSPM is a technology-driven process of garnering ideas integral for redevelopment from the community members (“the crowd”) through a disciplined approach. There are rules for the submittal process, and the participants must garner broad support for their ideas in order to justify commitment to the idea. Commitment can mean everything from including the idea in plans, to doing feasibility analyses, to finding an entrepreneur willing to open“that business”. Graph of Source the Station membership growth A Platform for Positive Change 720 Members Jul 2012 800 600 400 200 0 Aug 2012 Sep 2012 Oct 2012 Nov 2012 Dec 2012 Jan 2013 Feb 2013 Mar 2013 Community Fest Retail, Public Destination & Living Campaigns begin
  • 23. 23 Crowdsourced Placemaking How does Crowdsourced Placemaking (CSPM) relate to the Development Strategy? One of the hallmarks of Renaissance’s develop- ment approach is a“Process before Plan”philos- ophy that allows for the organic creation of a shared development vision that results from the partnership among Renaissance Downtowns as the Master Developer, its municipal partner and most importantly, the public at large. Source the Station ideas guide this shared vision and the Development Strategy concepts. Chapter 2: Building Consensus Find Best Ideas Identification of small business and entrepre- neur ideas are fundamental to the Crowdsourced Placemaking process. Small business decision makers often do not participate in large business forums, but rather in more intimate social circles. Many of them are entrepreneurs and social orga- nizers who won’t typically participate in the formal public process, but who still contribute significantly to the overall economic well being of Huntington Station. Thus, Source the Station hosts happy hours and meetups to provide a forum in which these leaders can identify them- selves and participate within their comfort zone. Launch website The SourcetheStation.com website was launched in June 2012, as an information resource. Infra- structure was in place to accept member reg- istrations and ideas in July 2012. Renovemos- laEstacion.com, the Spanish version of the site, launched in January 2013. Source the Station features include:  A home page slideshow  Meetup and event recaps  A gallery of user-submitted ideas  Discussion forums  Information pages  A membership directory  Groups  Inspirational ideas pages  Campaign info  Office hours/contact info Define Principles Agreement to the Triple-Bottom-Line Statement and Crowdsourced Placemaking Agreement rules of conduct is required at registration and ensures that members post ideas that will advance re- sponsible revitalization efforts. Meet with Stakeholders Renaissance and the Source the Station team has met with dozens of groups and organizations, leaders and stakeholders that represent Huntington Station, and who have provided insight to better understand the community values and needs in order to more effectively incorporate those values and needs into future development plans. These groups include:  Business Owners  Town, County, State representatives  Minority Community members  Hispanic Community members  African-American Community members  Property Owners  Other interested parties The Spanish website version of Source the Station: RenovemoslaEstacion.com The SourcetheStation.com home page, featuring upcoming events and over 75 ideas. Source the Station Building the Market for Ideas 2B
  • 24. 24 Huntington Station Development Strategy Photo below: The January 2013 meetup at La Hacienda Monthly Meetups Every month Source the Station hosts a ‘meetup’, providing the best opportunity for members and interested residents to meet other triple- bottom-line supporters face to face. The high- light of each meetup is a breakout group session, where attendees form small groups to brainstorm and develop ideas with the purpose of building a market and support for them. These breakout groups are formed based on the most popular shared interests expressed that evening. Partici- pants also work on the planning for upcoming programs and events, like ‘Source Mobs’ and the Community Fest. In addition, meetups also help inform the community via Source the Station and Renais- sance Downtowns updates. These include updates about the redevelopment efforts, as well as addressing community concerns that relate to the redevelopment of downtown. Events Source the Station participated in many commu- nity events, which allowed many of the Hunting- ton Station residents to learn about how they can help shape the downtown and take the opportu- nity to become members by filling out paper reg- istration forms and even ballots, allowing them to “Like/Upvote”the ideas they support: • Halloween Family Fun Day & Toy Drive • Small Business Real Estate Seminar in January • Community Fest in March (photo below) Renaissance Downtowns is helping Businesses & Entrepreneurs with their business planning The Renaissance Downtowns Team has invest- ed time in: On January 27th, Renaissance Downtowns hosted a Small Business Real Estate Seminar that was facilitated by ten business leaders and attended by over fifty participants.  One-on-one discussions  Meetings with multiple existing local businesses  Meetings with entrepre- neurs interested in cre- ating new businesses  Hosting a Small Busi- ness Real Estate Sem- inar attended by over 50 participants Source the Station Growing the Crowd List of monthly meetups: List of some of the Stakeholder Group meetings :  October 18, 2012  November 29, 2012  December 13, 2012  January 24, 2013  February 28, 2013  April 1, 2013  April 29, 2013 (next meeting)  School Districts  Mahanaim School  Huntington Public Library  Family Service League  Huntington Station BID  Huntington Historical Society  Porter-Trejo Action Network  Huntington Station Latin Quarter  Greater Huntington Civic Group  NAACP, Huntington Chapter  HS Enrichment Center  South Huntington Against Drugs  Suffolk County Police Department  Leadership Huntington Foundation  Huntington Chamber of Commerce  Family Service League  Huntington Sanctuary  Tri-CYA  Huntington Housing Coalition  Town of Huntington Youth Bureau  Project HOPE
  • 25. 25 Apartments/Condos Over Retail Feasibility StudiesLaunching Campaigns Campaigns lie at the heart of Source the Station activities, allowing people to collaborate and build a critical mass of support for their values and needs expressed as ideas. By focusing on one interest area at a time (such as retail, public destinations and downtown living), each with its own time period for campaigning, members are motivated to work together. Each campaign lasts two to three months with the objective of the top ideas having received a minimum number of “Likes/Upvotes”becoming eligible for a feasibility study for the purpose of those ideas future implementation of ideas that prove feasible. Left: The Downtown Living Campaign progress chart. Initial Ideas Whatisthecommonlanguageforcommunicating the values and needs of stakeholders, entrepreneurial businesses and the Huntington Station constituency? Ideas expressed visually andliterally.Theseideasaregarneredinindividual meetings,happyhoursandmeetups,aswellasvia the website (any registered member can post an idea). The only requirement is that the idea must be socially, economically and environmentally sustainable. Once at least fifty or so ideas are posted, it’s time to host the heart of the Source the Station initiative; the campaigns. Above images: Ideas are posted as SourcetheStation.com, and can be sorted by most recently popular, most comment- ed, most recent, and most popular overall. They can also be sorted by category (public destinations, retail, residential, workplace) and by tags/keywords. Restaurant Row Book Shop, Cafe + Performance Space Railroad Station Retail Cluster Fruit & Veggies Stand Coffeehouse 2C Source the Station A Platform for Positive Change Source the Station Above: The Public Destinations Campaign, with the Centre for Huntington Station being the top idea to reach a minimum number of “Likes/ Upvotes’”within a certain time-frame. Once ideas have enough Likes/ Upvotes to war- rant feasibility studies, Renaissance Downtowns enlists the talents of Kennedy Smith, one of the top retail consultants in the country. The follow- ing feasibility studies have been earned:
  • 26. 26 Huntington Station Development Strategy Paper registrations and ballots In addition to the website, participants can obtain physical forms to register as a member and “Like/Upvote” ideas, either from the website at sourcethestation.com/offline; at Renaissance’s office; or at meetups and events. They are presented in both English and Spanish and are especially effective at major events. Face to Face Connections Spanish and are especially effective at major events. What would you like to see in downtownHuntington Station? Name: Circle one: Member Non-Member If you are not registered as a member on the sourcethestation.com website, please also send completed membership registration form (see sourcethestation.com/offline) or write your email below so we can send you one: Email: What would you like to see in downtown Huntington Station? Title: Description: Title: Description: The Public Destinations and Downtown Living ballots Membership registration form Idea submission form Membership registration formM These questions need to be filled out to validate your ‘votes’ on the sourcethestation.com site if you haven’t registered yet. This is only to validate your vote, we do not sell or distribute this info.First name: Last name: Display name (how your name appears on the site):Email: Birthdate (required for age validation): Do you/have you lived/worked in the Town of Huntington, frequent Huntington Station or have strong ties to the Huntington Station community??:Who referred you to Source the Station?: What is your interest in Source the Station?: Optional Would you consider living in a vibrant revitalized downtown if the price was right?I would like to submit this idea that would make downtown Huntington Station vibrant: Use your email to login to sourcethestation.com to Like/vote for ideas or submit your own! To set a new password, go to sourcethestation.com, click on ‘Login’ (top right of site), then ‘Lost Password?’ Tear this off as a reminder Register to be a member! ...is an initiative to ensure that the future of the Huntington Station downtown is vibrant, inspiring and representative of its community’s shared values, and is based on the triple bottom line of being economically, socially and environmentally sustainable. Our approach is a transparent and inclusionary process, in partnership with Renaissance Downtowns, that allows community members to participate in an innovative “crowdsourced placemaking” program (sourcing the crowd to make extraordinary places) to realize the vibrant downtown they wish to experience. The key to the community outreach effort is to bring together Residents, the Business Community, Town leaders, Property Owners and Renaissance Downtowns in face to face conversations about proposed ideas that will be supported by the market, the community and environmental best practices.This is accomplished through our Source the Station monthly meetups, community events and online“likes”of ideas for Huntington Station. Source the Station Community Outreach
  • 27. 27 Top New Retail Ideas Top Downtown Living Ideas Apartments/ Condos Above Storefronts  Book Shop, Cafe, and Perfor- mance Space  Railroad Station Retail Clus- ter  Restaurant Row  Fresh Fruit & Veggies Stand  Coffee House  Beer Garden  BBQ, Billiards & Brewhouse  International Neighborhood Bakery  Fresh Take Out As of April 2013, over 720 Residents, Commuters, Business Owners and Community Stakeholders have expressed theirpreferencesfor46publicdestinations,27retailideas,and3downtownlivingideasandhavereachedcampaign goals for 5 Feasibility Studies. Fresh Fruit & Veggies Stand Beer GardenCoffee House BBQ, Billiards & Brewhouse Restaurant RowBook Shop, Cafe, and Performance Space Railroad Station Retail Cluster Chapter 2: Building Consensus 2C Source the Station Source the Station Summary of What Huntington Station “Crowd” Wants Townhouses Attainably-Priced Homes for Young People See Chapter 3. for summary of Feasibility Studies
  • 28. 28 Huntington Station Development Strategy  The Centre at Hunting- ton Station  Multi-Function Commu- nity Center  Upgraded Train Station  Bike Lanes  Pedestrian friendly “Cul- tural, Retail & Entertain- ment”Street  Outdoor Music Perfor- mance Area  Job Training Center for Arts & Tech  Community Gardens  Sprinkler Park  Pedestrian Bridge  Rainwater Harvesting City Center, Park and Pond  Boutique Hotel  Children’s Daycare Cen- ter  Rooftop Park  Boy’s & Girls Club  Plaza/Piazza Top Public Destination Ideas Feasibility Studies Renaissance Downtowns commissions economic feasibility studies for those ideas that garner significant thumbs up from the Source the Station Community. The five retail ideas that have earned enough “Upvotes”for Feasibility Studies thus far are: • Book Shop, Cafe and Performance Space • Railroad Station Retail Cluster • Fresh Fruits and Veggies Stand • Restaurant Row • Coffeehouse The results of these Feasibility Studies are provided in “Chapter 3A: Market Opportunities” The Centre at Huntington Station Community Center Pedestrian friendly “Cultural, Retail & Entertainment”Street Bike Lanes Rainwater Harvesting City Center, Park and Pond Children’s Daycare Center Sprinkler Park Boutique Hotel Community Gardens Source the Station Summary of What Huntington “Crowd” Wants
  • 29. 29Chapter 2: Building Consensus Top Voted Idea The Centre at Huntington Station - these 2 images capture the importance of creating a well defined place and are shown for illustrative purposes only. One should not conclude that the specific architecture or building designs are entirely appropriate for Huntington Station. From a February 2013 survey to all members: “The Centre for Huntington Station idea, submitted by a Source the Station member, is the most popular on the site. We’d like to hear how you’d like to further develop this idea. What experiences would you like to have in a downtown Huntington Station square? Check off up to 20 of the choices below:” Here are the results from all responses: The most popular idea (submitted by a Huntington Station resident, teamHawkinsUSA), is the‘Centre for Huntington Station idea’. The original description is as follows: “A vibrant outdoor shopping, residential and entertainment center with a unique combination of specialty retail stores (including book store, accessories boutique, clothing,shoes,bank,etc.)excitingupscalediverserestaurants(Hispanic,Caribbean, Soul, etc.) and amenities that include fitness (gym, dance studio and All American Sports Restaurant), a central plaza with outdoor cafes and meeting areas, an ice- skating rink (November through March), and cultural outdoor events including summer concerts that provides a neighborhood gathering spot for residents. Not your typical shopping center – it’s an experience. In one visit you can pick up a new outfit, buy a new pair of shoes, work out at the gym, buy your groceries, stop by the dry cleaners, grab a bite to eat, dine in or simply enjoy your surroundings.” 5 17 17 19 31 31 33 36 36 38 38 40 45 48 50 50 52 55 55 55 57 60 62 69 74 74 86 0 10 20 30 40 50 60 70 80 90 100 Outdoor ping pong tables Moveable tables and chairs Outdoor big screen sports games Mobile working areas Fire pit Outdoor chess tables Extended business hours' events Children's splash pad Outdoor movies Ethnic events Outdoor stage area Places to have conversations Offices overlooking square Lawn area Apartments overlooking square Winter ice skating rink Bike parking/sharing Public transit access Recycled material benches Water feature (e.g. fountain) Public art Window flower boxes Outdoor concerts Seasonal events Free wi fi Outdoor dining scene Public/farmers market ‘What experiences would you like to have in a downtown public destination?’ 2C Source the Station Survey Results Source the Station is, at its root, about engaging the community in a meaningful dialogue, to garner ideas and input regarding what local residents and businesses wish to see built in their revitalized downtown. This page provides a glimpse into the idea which has received the most likes – and subsequently is being studied by Renaissance Downtowns, to ascertain feasibility. The “Centre at Huntington Station”, the top voted idea to-date, represents a mixed-use center that is highly consistent with revitalization success stories from around the country. The Huntington Station Community is expressing their preference to create a dynamic, vibrant destination filled with a mix of activities that will enhance their every day experiences, as well as a special place for community gatherings.
  • 30. 30 Huntington Station Development Strategy Chapter 2: Building Consensus Supporting Local Small Businesses Small businesses are the driver of the U.S. economy, representing 99.7% of all employer firms and generating 65% of net new jobs over the past 17 years. Thus, the focus of Crowdsourced Placemaking applies effectively to small businesses as well. Here’s how Source the Station, Renaissance Downtowns and the Crowdsourced Placemaking effort is supporting them (see right). Investing in a safe and vibrant downtown Location, location, location. The most important metric for a small business is foot traffic, and the most effective way to generate foot traffic is by creating a true “sense of place” within a vibrant, active and safe downtown that draws and maintains a steady customer base. Crowdsource new customer bases for existing businesses ‘Source Mobs’ are a way members can help existing businesses by ‘mobbing’ them as customers on designated days. At the same time, they’re also supporting a new service or experience that the business owner is willing to test market to bring in new customers. Business Seminars Renaissance Downtowns and Source the Station periodically host business seminars to assist existing local businesses and aspiring entrepreneurs. The first was held in January 2013 with a focus on real estate. Crowdsource customer bases for new businesses Members collaborate to build a market for new businesses they feel should exist in the downtown, but don’t... yet. Via the new retail campaign, they’ve supported five ideas for small businesses that have earned feasibility studies, with the intent of identifying a business operator. Source the Station will assist with crowdsourcing a customer base for any entrepreneur with a solid business plan. Entrepreneurs of Huntington Station Six crowd-posted ideas have not only received support but have either been proposed by or adopted by entrepreneurs now pursuing these businesses. Renaissance and Source the Station have been working with many of these striving business owners to refine their business plans which will then be used to both expand crowd support and approach lending institutions for the needed capital to open these ventures. Below are sample of those ideas there are going through the Source the Station Entrepreneurs Process. Soul Food Restaurant Fresh Fruit & Veggie Stand PublicMarket&KitchenIncubator An American Tavern Fresh Food Railroad Kiosk Drive Through Wedding Venue
  • 31. 31 Quotes from Source the Station members Chapter 2: Building Consensus 2D Source the Station Bring the community together in a grass roots manner: Nancy Berg (October 2, 2012 at 3:45 pm): “I’d love to see a cafe that serves coffee, wine & beer plus some light meals & has a small coffee house type atmosphere, like the old Greenwich Village coffee houses where small groups or individuals could perform.” Finding solutions to keep our youth here at home DFor04 (October 24, 2012 at 4:28 pm): “I think the idea of (Stores) with apartments above would be a great idea to bring local demand for businesses and provide affordable housing for young profes- sionals who can then walk to the train station for commuting to the big city.” Community input and ideas:Elissa (December 19, 2012 at 9:43 am) : “I’d like to see a Computer resource center, wi-fi, art gallery, relaxing areas to read a book inside and outside, meeting rooms offering workshops, continuing education, and guest speakers.” Supporting local arts & culture: Dan Nigro (March 5, 2013 at 2:12 pm): “The arts are always an attraction, so not only is having them in your own community beneficial to residents, but people will travel for culture, which creates revenue for your community.”
  • 32. 32 Huntington Station Development Strategy Chapter 3: Revitalization Strategies To best understand the commer- cial uses that are viable in Hunting- ton Station Renaissance Downtowns commissioned Community Land Use + Economics Group LLC (CLUE Group) to prepare a commercial market study. By combining the preferred uses identi- fied by the Source the Station commu- nity and this market study, we can determine which uses are likely to have sufficient market demand necessary to be viable. Commercial Market Study The CLUE Group research focused primarily on these topics and ques- tions:  Market niches that might comple- ment, rather than compete with independently owned businesses in Huntington Village and the na- tional retail chains at Walt Whitman Mall and the mix of national chains.  The extent to which existing busi- nesses in the project area might absorb additional sales, either by adjustments in marketing or mer- chandising or by opening an addi- tional location or relocating to new space in the project area.  Additional markets that businesses catering to Long Island Rail Road commuters during peak commut- ing hours might tap during slower times of day, or additional product or service lines they might add to complement rush-‐hour commuter- ‐focused sales.  Opportunities for infill develop- ment along the Route 110 corridor  Tools and resources that might be helpful in stimulating new business development and growth of exist- ing businesses. Challenges There are several potential challenges for retail development in Huntington Station, and our research focused on these, also:  Retail businesses and restaurants located in close proximity to com- muter rail stations usually do brisk business during morning and eve- ning rush hours, but business is usually slow between peak com- muting times.  Lots of shopping is within easy reach. Shopping centers and shop- ping malls abound, and Manhattan is scarcely an hour’s train ride away.  Retail businesses once densely lined New York Avenue, with a series of cohesive retail clusters that encour- aged pedestrian movement along the street and created market syn- ergy between businesses. But, as older buildings have been demol- ished, much of this street-level synergy has disappeared, leaving New York Avenue without strong retail clusters. Opportunities Huntington Station also has a number of unique characteristics that make it a promising candidate community for retail and office development. For example:  Proximity to the LIRR train station gives Huntington Station a signif- icant advantage in attracting new customers, new workers, and new residents. In essence, it could open Huntington Station to the New York metropolitan area.  Huntington Station’s cultural diver- sity can be a powerful tool in dif- ferentiating its retail offerings and office environment from those of nearby communities that are more culturally homogeneous.  Huntington Station has a relatively high percentage of locally owned businesses, suggesting a healthy foundation for entrepreneurship.  Huntington Station has many small personal and professional services businesses – general and special- ized building contractors, food wholesalers, even a custom sailmak- er – that could become the founda- tion of stronger and more vertically oriented industry clusters.  The availability of affordable retail, office, and small manufacturing space in Huntington Station – rela- tive to nearby communities – could give Huntington Station a competi- tive advantage over its neighbors.  New York Avenue was historically a very strong commercial backbone. While its physical form and eco- nomic synergy have been eroded over the years, there are still several nodes that, bolstered by infill de- velopment, could help reconstitute New York Avenue’s historic market power. Example of retail storefronts in a mixed-use downtown
  • 33. 33Chapter 3: Revitalization Strategies 3A Market Opportunities The current residents of the Town of Huntington have a calculated sales leakage of over $650,000,000 annually.  $650 million is spent by the Town of Huntington residents every year outside the Town boundaries.  $50 million is spent by Huntington Station residents on retail and restaurants annually outside of Huntington Station boundaries.  This represents an enormous opportunity for entrepreneurs in a revitalized Huntington Station, and for the Village of Huntington. Sales Leakage defined: “A measure of retail sales lost by a community to a competitive market, indicating the need for more retail development in an area” Example of a mixed-use downtown Examples of a mixed-use downtown Apartments above Restaurant Row
  • 34. 34 Huntington Station Development Strategy Market Feasibility Studies earned by Source the Station community Five Market Studies Commissioned by Renaissance Downtowns to date The Source the Station community has voted on their favorite retail ideas and five of those have earned enough votes to qualify for a market feasibility study:  Book Shop, Cafe and Performance Space  Railroad Station Retail Cluster  Fresh Fruits and Veggies Stand  Restaurant Row  Coffee House (in progress) Storefront window from a Book Shop, Cafe & Performance Space Railroad Station Retail Cluster Restaurant Row What Source the Station members want: “Stationery store, cleaners, coffee shop, bank, etc. located at the Huntington Station Railroad. A collection of convenient shopping and service businesses to accommodate commuters. Could include take out food, a coffee/wine bar, and snack shop.” Railroad Station Retail Cluster is feasible: We found that, with moderate marketing efforts, there are several business types that could likely be supported at the Huntington Station LIRR site, with LIRR passengers who embark or disembark at Huntington Station being these busi- nesses’primary customer group. In particular, it seems that demand may likely be strong for restaurants and carry-out dinners. The viability of a retail cluster at the train station would be greatly enhanced if the retail cluster were visible from New York Avenue, and therefore readily accessible to non-‐LIRR customers. What Source the Station members want: “A diverse cluster of restaurants and cafes that make up a culturally rich dining destination in Huntington Station. This could offer a different variety and price point than the Village currently offers, including ethnic, international and experience-‐based’ places that go beyond just serving food and drink.” Restaurant Row is feasible: A healthy amount of market demand exists for a cluster of restaurants in Hunting- ton Station. The following are suggestions to help the cluster succeed:  Physical proximity to one another is essential. Each restaurant would almost certainly be more successful as part of a cluster than if it were sited alone.  People commuting through Huntington Station’s LIRR station will be an impor- tant customer segment, but not as important asTown of Huntington residents.  Good visibility & access from New York Ave. will be critical for success.  Huntington Station’s Restaurant Row would likely be most successful by differ- entiating itself from restaurant offerings in HuntingtonVillage and by focusing on cuisine reflecting the community’s cultural heritage.  The restaurant cluster should offer a high quality dining experience – excellent interior and exterior design, proper signage, superior service, and great food. 363Likes for retail-related ideas 388 Likes for restaurant-related ideas Current residents of the Station spend over $30 million every year on furniture & home furnishings, electronics & appliances stores and general merchandise stores outside the Huntington Station census district. CurrentresidentsoftheStationspendalmost$20million every year in restaurants outside the Huntington Station census district. Restaurant uses are collectively the most liked uses on Source the Station.
  • 35. 35 Book Shop, Cafe & Performance Space Fresh Fruits & Veggies Stand What we heard: “What if we could provide a place for all people (including students) to meet and study? Imagine a beautiful place of our own that is a bookstore, café, eatery, and a performance space all in one! This shop would be the perfect place for all Huntington Station residents.” Recommended mix of uses:  Bookstores and newsstands  Restaurants  Live entertainment (movies, theatre & other non-sports ticketed events) A Book Shop, Cafe & Performance Space is feasible: There is market demand to support a combination bookstore, restaurant, and en- tertainment venue in Huntington Station, relying primarily on sales to Hunting- ton Station residents. The business chances of success would therefore almost certainly be bolstered if it were located in within easy walking distance of the train station. Good visibility from New York Avenue will be crucial. Existing fruit/vegetable store environment There are twelve grocery stores within a two-‐mile radius of the Huntington Station LIRR station. In addition, there are fifteen convenience stores, four meat markets, three fish and seafood markets and two fruit and vegetable markets (Sunny’s Market and Happy Farm). Retail Sales Surplus for Food and Beverage Stores Huntington Station has a retail sales surplus of approximately $68.8 million in food and beverage stores, meaning that the community’s food stores are captur- ing more sales than the community’s residents alone are likely responsible for. Because of the likelihood that most area residents will buy most of their fruits & vegetables from the store in which they do their routine grocery shopping, we believe that LIRR commuters whose trips begin or end at Huntington Station would represent the most significant customer segment for a fruit/vegetable stand. Fruit/ Vegetable Store is feasible: It appears that there is enough market demand to support a fruit/vegetable stand near the Huntington Station train station – although its margins would be relatively thin. Huntington Station residents Town of Huntington residents LIRR commuters whose trips begin or end at Huntington Station LIRR commuters who live east of Huntington Station Meals and alcohol consumed in restaurants 340,400 835,500 137,100 --- Books, magazines, newspapers 47,700 35,200 19,400 5,100 Movie, theatre, and other entertainment 80,600 130,900 17,700 5,700 Estimated Annual Gross Sales from Purchases made by Assuming Moderate Market Penetration with Strong New York Avenue visiblity (other scenarios were studied in the Study) Market Analysis Summary Market Analysis Summary 3A Market Opportunities What is a Restaurant Cluster? Restaurant clusters - generally considered to be a group of six or more restaurants located within 500 feet of one another – are a very popular component of many new and historic mixed-use downtowns. When successful, the restaurants serve as a regional magnet, attracting customers throughout and beyond the community. 94Likes for this idea 78Likes for this idea
  • 36. 36 Huntington Station Development Strategy Hotel Opportunities View A A quality full service hotel with catering and restaurant service can be a catalyst for economic development, introducing new patrons to the existing and revitalized market. Source the Sta- tion members have expressed a strong desire to have a reasonably priced catering venue for wed- dings, family gatherings, and other celebrations. If this facility is incorporated into a hotel with a full service restaurant, bar and shops, directly across from the LIRR train station, the entire Town of Huntington could take advantage of it. Huntington Station is in a unique position on Long Island, with its direct rail access to JFK Inter- national Airport and its proximity to Huntington Village. Business travelers may choose to stay there rather than the more isolated options in Melville and Plainview. The hotel could become not only a place to stay, but also a place of enter- tainment for local residents. Rendering of a potential New Boutique Hotel and office space at southwest corner of Railroad St. & New York Avenue 1 1 2 2 Broadway Ave NewYorkAvenue Fairground Ave LIRR Rail Station RailroadSt. Location Map for historic hotels in Huntington Station Former North Side Hotel/ Mullen’s Hotel on the northwest side of the station Former Colonial House Hotel Image of Boutique Hotel Broadway Ave NewYorkAvenue Rail Station Former Hotels at the Station Hotel Opportunities & Benefits A mid-range boutique hotel with between 125 - 175 rooms would create a vibrant environment in the Huntington Station Downtown area. The restaurant would not only serve patrons of the hotel, but also commuters and full time residents alike. A series of small retail shops connected to the hotel and fronting New York Avenue would help to activate the street and provide needed services and shopping opportunities in the market. Additionally, hotels and restaurants create more jobs per square foot than other commercial uses. A mixed-use hotel would be an excellent employer for local Huntington Station residents who could walk to work, eliminating costs of commuting to and from their place of employment.
  • 37. 37Chapter 3: Revitalization Strategies 3AMarket Opportunities Long Island’s lack of attainably priced down- town living choices has had serious conse- quences for its residents. A significant portion of Long Island’s young people is leaving for good. Therefore, it is not surprising that some of the most supported ideas on the Source the Station site were “Attainably Priced Homes for Young People” and “Apartments/Condos Above Store- fronts”. The changing composition of American households and their changing housing prefer- ences are both shaped by the two largest gener- ations in the history of America: Baby Boomers and Millennials; Baby Boomers are currently estimated at 77 million and born between 1946 and 1964, and Millennials are estimated at 78 million, born from 1977 to 1996 and, in 2010, surpassed the Boomers in population. Residential Market Study Top Downtown Living Ideas Apartments/ Condos Above Storefronts Townhouses Long Island Precedents Mixed-Use Development in Port Jefferson, New York Mixed-Use Development in Bayshore, New York Apartments above Storefronts % of Units Size (SqFt) Micro-Studio/1ba 15% 400 Studio/1ba 15% 450 1br/1ba 15% 500 1br/1ba 20% 550 1br/1ba 20% 600 2br/2ba 5% 700 2br/2ba 5% 800 2br/2ba 5% 950 100% Regardless of the difference in their ages, many Boomers and Millenials have remarkably similar living preferences. In addition to a shared pref- erence for downtown living, they are changing housing markets in multiple ways. In contrast to the traditional family (married couples with children) that comprised the typical post-war American household, Boomers and Millennials are households of predominantly singles and couples. As a result, the 21st Century home- buying market now contains more than 63 percent one and two person households, and the remaining 37 percent of home buyers that could be categorized as“family households”are equally likely to be non-traditional as traditional families. As a result, walkable mixed-use neighborhoods are now more likely to succeed, particularly when served by transit. This table details likely unit mix and sizes in a downtown setting. Apartments/condos above storefronts is one of the TOP FIVE liked ideas on Source the Station. Attainably Priced Homes for Young Professionals The crowd earned a feasibility study... Not only are they feasible, but they’re necessary!
  • 38. 38 Huntington Station Development Strategy TRANSIT FRIENDLY: Enhance transit connectivi- ty between commuter rail, buses and compact, walk- able neighborhood centers MIXED-USE BUILDINGS: Incentivize mixed-use buildings within neighborhood centers to promote economic sustainability Revitalization Toolkit for Huntington Station Centers B PROMOTE CENTERS: Establish neighborhood mixed-use centers within a five minute walk, promoting economic vitality & pedestrian walkability F A G PROMOTE ANCHOR USES: Consolidate lots & incentivize development of anchor uses that will generate pedestrian activity, commerce & employment Diagram of Renaissance Downtowns’ approach to Revitalizating Huntington Station Renaissance Downtowns Approach to Revitalizing Huntington Station Our unique approach to engag- ing public & private property owners - see Chapter 2A Hundreds of local voices & their socially, economically, environ- mentally responsible ideas - see Chapter 2B Our market experts telling us the underlying economics on which ideas are likely to succeed - see Chapter 3A Our national toolbox of time- tested revitalization tools that have proven success in other downtowns - see Chapter 3D Strategies specifically crafted for Huntington Station that form the foundation of the successful revitalization - see Chapter 3E Here is how all these great community ideas, marketdemandandourdevelopmentexperience all come together to form the Revitalization Strategies: + + + = Unified Development Approach Source the Station Ideas Market Opportunities Revitalization Toolkit Revitalization Strategies
  • 39. 39 CONNECTED NETWORKS: Promote a connected street and pedestrian network to achieve healthy walkable communities & reduce traffic congestion CIVIC SPACES: Create civic spaces that encourage walking, gathering and community engagement COMPLETE STREETS: Establish street design standards that embrace the needs of pedestrians, vehicles, safety, emergency services & the environment E Revitalization Toolkit C D H ACTIVE FRONTAGES: Line commercial streets with storefronts & frequently spaced doors and windows to promote pedestrian activity, commerce & safety PARKING PLACEMENT: Locate off-street parking at the rear & side of buildings to maintain continuity of sidewalk and storefront experience I J QUALITY & SUSTAINABLE DESIGN: Set clear design guidelines to set high standard for sites, civic spaces, green design, building and storefronts X √ Parking Lot in Rear 3B Chapter 3: Revitalization Strategies Street Street
  • 40. 40 Huntington Station Development Strategy Visual Guide to the Revitalization Strategies Principles for Walkable Neighborhoods Walkable Neighborhood Areas are proven strategies for Downtown Revitalization The following pages outline the development strategies for Huntington Station Downtown and Neighborhood Mixed-Use Areas. The keys below are utilized within Revitalization Strategies, adjacent to each area map for graphic representation of strategies, tools and garnered ideas. TOWN CENTER NEIGHBORHOOD CENTER RAIN GARDENS BUS LINES PLAYGROUNDS POCKET PARK COMMUTER RAIL & STATION BOULEVARD WORKSHOPS AND OFFICES ALONG BOULEVARD MIXED-USE BUILDINGS MIXED-USE BUILDINGS BUS STOP BUS STOP 1/8 MILE RADIUS, 2.5 MIN WALK 1/8 MILE RADIUS, 2.5 MIN WALK 1/4 MILE RADIUS, 5 MIN WALK 1/4 MILE RADIUS, 5 MIN WALK BUS STOPBB The Neighborhood Center diagram (left) is based upon Clarence Perry’s “Neighborhood Unit” from the 1930’s and the nationally recognized planning principle that walkable communities typically occur within 1/4 mile & a 5 minute walk of a neighborhood center. The core of these neighborhood areas is 1/8 mile in radius. At major transportation hubs & downtown areas with welcoming architecture, storefronts and pedestrian amenities, this distance can increase to 1/2 mile and a 10 minute walk. Green text and boxes identify some of the Source the Station ideas applied to each area. Orange text and boxes identify some of the Revitalization Tools applied to each area. Blue text and descriptive circles identify and map some of the strategies applied to each area. Red box indicates a strong market demand for items identified on pages 32-37. The symbols on the left are the components of the Legend included with each area map. Source the Station Ideas Revitalization Strategies Strong Market Demand Revitalization Toolkit 1 H Rendering View Establish Contextual Setbacks, Frontages, and Sidewalk Standards Municipal Land Opportunity Civic / Open Space Opportunity Revitalization Strategy Area 1/8 Mile Walk Area AA
  • 41. 41 Revitalization Strategies Huntington Station Downtown & Neighborhood Mixed-Use Areas Neighborhood Transition Area at Huntington Village Neighborhood Mixed-Use Area at Woodland St & New York Ave Neighborhood Mixed-Use Area at Holdsworth Dr. & New York Av. Neighborhood Mixed-Use Area at Gateway Plaza Huntington Station Downtown Mixed-Use Area Community Recreation Area at Manor Field Neighborhood Mixed-Use Area at Pulaski Road & New York Ave Neighborhood Mixed-Use Area at 11th Street & New York Ave 3C Chapter 3: Revitalization Strategies Five Minute 1/4 Mile Walk 2.5 Minute 1/8 Mile Walk Neighborhood Mixed-Use Areas Map of Huntington Station Downtown Neighborhood & Community Recreation Area Legend Community Recreation Area Neighborhood Mixed- Use Area Huntington Station Downtown Mixed-Use Area Huntington Village Manor Field NewYorkAve New York Ave DepotRoad Broadway Ave Pulaski Road FairgroundAv Rail Station Olive St Henry St Holdsworth Dr New YorkAve Pulaski Road 11th St Huntington Village Woodland St Below depicts the 8 neighborhood focus areas. The following section will walk the reader through the revitalization strategies for each area, working from the Village border to 11th Street. Revitalization of these areas will not only spark the reinvention of Downtown Huntington Station, but will have lasting positive economic impacts on the rest of Huntington Station and the Town as a whole. Below are a series of character images that show poten- tial scale and form, illustrating differences between a “Downtown Area” and a “Neighborhood Area”. Huntington Station Downtown Mixed-Use Areas Streets Buildings Civic Spaces Neighborhood Mixed-Use Areas Civic Spaces & Streets Buildings
  • 42. 42 Huntington Station Development Strategy Neighborhood Transition Area at Huntington Village WiththeheartofHuntingtonVillagelocatedafiveminute walk away, this Neighborhood Area is characterized by professional service uses located in buildings originally constructed as residences. The goal for this area is to maintain the remarkable character of the traditional architecture and promote site landscaping, signage and land uses that will further reinforce the “residential look” of this neighborhood and its adjoining single family residential community. Where feasible, parking should be placed behind the primary structures, with hedges and ornamental fences at the street. Mixed-Use Buildings Active Frontages Parking Placement Quality & Sustainable Design Revitalization Tools most relevant for this Area: B H I J Program Ideas from Source the Station members Townhouses Bike Lanes Maker/ Coworking Space Dance Studio Woodshop Studio Bus Stop Though typically used for commerce now, existing buildings were originally built as residences. Pedestrian crosswalks Bike LanesMaker/ Coworking SpacePedestrian friendly streets
  • 43. 43 Knollwood Ave New York Ave Knollwood Ave Knollwood Ave CrescentDr CrescentDr Oakwood Rd HillcrestSt HighSt CrescentGate New York Ave illcrestSt Knollwood Ave d Ave Knollwood Ave CrescentDr CrescentDr HillcrestS C illcrestSt Map of Neighborhood Transition Area at Huntington Village Revitalization Strategies M1 3C Chapter 3: Revitalization Strategies Protect historic character of existing commercial neighbor- hoods Enhance and expand profes- sional office and small service/ retail uses to permit and promote continued adaptive reuse opportunities Promote Artisan Production uses and associated retail opportunities Establish contextual setback/ build-to lines to activate side- walk and building frontages facing New York Avenue Enhance Village Gateway and improve access and function of existing transit stop 1 2 3 4 5 Community Driven Revitalization Strategies M5 StSt Key Map 1 3 4 4 4 Knollwood Oakwood Rd HighSt dd Revitalization Strategy Rendering View Establish Contextual Setbacks, Frontages & Sidewalk Standards Municipal Land Opportunity Civic / Open Space Opportunity Revitalization Strategy Area 1/8 Mile Walk Area Legend 1 AA ate 2 5
  • 44. 44 Huntington Station Development Strategy This neighborhood area’s existing conditions contain a va- riety of uses which include office, light industrial and auto related services. Building upon these conditions, the revi- talization of this area should include the expansion of of- fice and artisan/industrial uses. Service based businesses, along with civic opportunities in the form of pocket parks, can complement both existing and future uses. Neighborhood Mixed-Use Area at Woodland St. & New York Ave. Promote Centers Active Frontages Parking Placement Quality & Sustainable Design H I J F Revitalization Tools most relevant for this Area: Program Ideas from Source the Station members Bike Lanes Pocket Park Job Training Center in Arts & Tech DIY Design & Education Center Children’s Day-care Center Existing woodworking studio Existing office building Mixed-use buildings with quality designArtisan production space Pocket park near office
  • 45. 45 New York Ave HoldsworthDr New York Ave New York Ave HoldsworthDr Map of Neighborhood Mixed-Use Area at Woodland St. & New York Ave. Key Map M2 Revitalization Strategies 3C Chapter 3: Revitalization Strategies Promote Artisan Production uses and associated retail opportunities Promote a mix of uses with a focus on Regional Office oppor- tunities and supporting Service Uses Establish contextual setback/ build-to lines to activate side- walk and building frontages facing New York Avenue Consider large industrial sites as possible receiving areas for the relocation of industrial uses in the Huntington Station Down- town Area. 1 2 3 4 Community Driven Revitalization Strategies 1 4 2 3 1 3 2 4 3 Revitalization Strategy Rendering View Establish Contextual Setbacks, Frontages & Sidewalk Standards Municipal Land Opportunity Civic / Open Space Opportunity Revitalization Strategy Area 1/8 Mile Walk Area Legend 1 AA
  • 46. 46 Huntington Station Development Strategy At the site of the former Hess Estate, the Big H Shopping Center and adjoining commercial buildings should fo- cus on creating more pedestrian-oriented storefronts, streetscapes, landscaping, crosswalks and commercial an- chor stores. Land owners should consider a broader mix of usestoinfillunder-utilizedparkinglotsandcreateaMixed- Use Area more welcoming to pedestrians. Innovative solu- tions to remove or reduce the blank retaining walls & auto- oriented character of the district should be explored. Neighborhood Mixed-Use Area at Holdsworth Dr. & New York Ave. Mixed-Use Buildings Complete Streets Promote Anchor Uses Active Frontages Parking Placement B C G H I Revitalization Tools most relevant for this Area: Program Ideas from Source the Station members Existing“Big H”Shopping Center Mural activates an empty wall area Pedestrian friendly shopping centers Existing office building Townhouses Bike Lanes Credit Union Unique Bus Stops Diner The Cedars, the Harry Bellas Hess estate designed by Howells & Stokes c. 1914 in Huntington. Hess was president of the National Bellas Hess Company, a mail order business which made cloaks and suits. The Cedars burned down in the 1950s and part of the Huntington High School was erected on the property. Hess died in 1960 at the age of 88.
  • 47. 47 New York Ave AllisonCt H LowndesAve HoldsworthDr ew York Ave HorizonDr Tower St Parking Lot ParkingLot Holdsworth Dr Parking Lot ParkingLot ParkingLot HorizonDr Map of Neighborhood Mixed-Use Area at Holdsworth Dr. & New York Ave. Revitalization Strategies 3C Chapter 3: Revitalization Strategies Promotelandscape,streetscape, pedestrian lighting and signage improvements especially within roadway areas striped for no vehicles Promote selective infill of commercial buildings at under- utilized sites along New York Avenue Promote shared parking to permit infill development near New York Avenue and reduce the extended frontages with no storefronts and areas unwel- coming to pedestrians Enhance pedestrian experience at Big H retaining walls on west side of New York Ave 1 2 3 4 Community Driven Revitalization Strategies ParkingLot Key Map M3 1 4 2 3 3 3 LowndesAve AllisonCt Tower St Revitalization Strategy Rendering View Establish Contextual Setbacks, Frontages & Sidewalk Standards Municipal Land Opportunity Civic / Open Space Opportunity Revitalization Strategy Area 1/8 Mile Walk Area Legend 1 AA
  • 48. 48 Huntington Station Development Strategy Neighborhood Mixed-Use Area at Gateway Plaza Wildlife Sanctuary & Walking Path Community Garden Children’s Nature Play Area New Nature Agricultural and Education Center Gateway Plaza Amphitheater Map of Concept Plan for Gateway Park Complete Streets Civic Spaces Connected Networks Parking Placement Quality & Sustainable Design C D E I J Revitalization Tools most relevant for this Area: The Huntington Station community, LICAN and the Town/EDC have built community gardens, plazas and the foundation for hope and positive change in what was once an area perceived as unsafe. Now there are even bolder plans for a wildlife sanctuary and environmental education center to support near-by mixed-use and more. NewYork Ave LowndesAve i lt li lt l Academy Pl Outdoor Performance Area Community Gardens Thrift and Consignment Shop Fresh Fruit Stand Program Ideas from Source the Station members Green Energy Park Special thanks to : • Laurel Group for volunteering their expertise and creation of the Gateway Park Plan. • LICAN for organizing and managing the Community Garden. • Town & EDC for their efforts and imple- mentation coordination for the Gate- way Plaza
  • 49. 49 L OliveSt Townhouse Rd S Woodh NorthridgeSt HenrySt Lowndes Ave Ramp MaySt Northridge St T TowerSt AcademyPl Lowndes Ave New York Ave et Pl New York Ave W Cheshire St New York Ave Hendrickson Ave Townhouse Rd N ChurchSt MaySt M4 Revitalization Strategies Key Map 3C Chapter 3: Revitalization Strategies Map of Neighborhood Mixed-Use Area at Gateway Plaza To W T Townhouse Rd N Integrate and expand commu- nity garden plots into the Gate- way Park Concept Plan Create Environmental Educa- tional Center at Gateway Park: • Restore farmhouse as Education Center • Create Master Plan for Community Gardens • Create amphitheater, park, & park- ing • Create environmental education landscapes, pavilions and trails at New York DOT stormwater basin • Facilitate better pedestrian connections Create green roof or roof- top restaurant above existing commercial building, overlook- ing Gateway Park Leverage new plaza and streetscape enhancements at Gateway Plaza to encourage: • Redevelopment of 1000 New York Avenue • Reinvestment in aging existing buildings Promote mixed-use infill devel- opment and/ adaptive reuse of under-utilized properties along New York Ave Create a multipurpose green- way, trail & landscape Community Driven Revitalization Strategies 1 2 3 4 5 6 Gateway Plaza 5 1 4 2 3 5 5 5 2 5 66 Lowndes Ave Townhouse Rd S Revitalization Strategy Rendering View Establish Contextual Setbacks, Frontages & Sidewalk Standards Municipal Land Opportunity Legend 1 ow AA Civic / Open Space Opportunity Revitalization Strategy Area 1/8 Mile Walk Area
  • 50. 50 Huntington Station Development Strategy With over 10,000 rail riders a day, the station area is strategically located to become a Mixed-Use Downtown with a broad array of office, retail, restaurant, residential, and civic uses. There are numerous under-utilized municipal and private sites poised for redevelopment. This area north of the tracks provides an opportunity for commercial development adjacent to the station but will need road reconfiguration in partnership with the State to bring the stretch of New York Ave. from Broadway to Olive Street down to a more manageable safe configuration. Increasing safety on this section of New York Ave. will allow for continued development on the east and west side of the road. Proposed View of New York Avenue at Broadway Ave Facing South toward Station This rendering shows the opportunity for a revitalized area at the rail station to be transformed into an even more vibrant transportation hub with additional shops and restaurants at the station and a full service hotel and office building with easy access to the station.The Downtown North area offers outdoor dining, streetscape enhancements, and buildings with storefronts and entrances facing the streets. This rendering depicts civic spaces adjacent to the station platforms creating opportunities for train layovers, sitting, gardens and civic gathering places. Huntington Station Downtown - North Program Ideas from Source the Station members Transit Friendly Mixed-Use Buildings Complete Streets Active Frontages Parking Placement A B C H I Revitalization Tools most relevant for this Area: Railroad Retail Cluster Walkable Bikable Downtown Boutique Hotel Townhouses Apartments/ Condos above Storefronts Photo of Huntington Station from 1918, with landscaped greens. Strong Market Demand Existing view at Station A B
  • 51. LowndesAve HighviewAve S Broadway E 3rd StNewYorkAve NewYorkAve Winding St May St WymanAve BiltmoreCir TownhouseRdN E 2nd St Parking Lot Broadway Broadway E 2nd RailroadAve LowndesAve May St 51 Createpocketparksatentrances to each pedestrian bridge over New York Ave. Implement Complete Streets and traffic calming to increase development potential by reducing the width of New York Ave. Develop New Boutique Hotel and Office at SW corner of Railroad St. & New York Ave. Create Railroad St. retail, civic green, and gateway tower Promote construction of resi- dences for veterans Promote infill development at underutilized sites and parking lots along north New York Avenue, while providing parking for commuters in alternative configurations 1 2 3 4 5 6 Community Driven Revitalization Strategies Revitalization Strategies 3C Winding St S Map of Huntington Station Downtown - North HighviewAve St Wy St TownhouseRdN 6 2.5 Min Walk to Neighborhood Center C C B 2.522.5.5.5 Neighborho Ne orhoorhoorho E 3rd St Key Map Broadway Ave Commuter Parking Structure Second Street Commuter Parking Structure Huntington Rail Station 1 1 4 1 1 4 2 2 2 5 M5 Image of potential Veteran’s Residences AAAAAAAAAAAAAA Cir WymanAve BiltmoreCi May St Revitalization Strategy Rendering View Establish Contextual Setbacks, Frontages & Sidewalk Standards Municipal Land Opportunity Legend 1 AA Civic / Open Space Opportunity Revitalization Strategy Area 1/8 Mile Walk Area 3 Chapter 3: Revitalization Strategies
  • 52. 52 Huntington Station Development Strategy Program Ideas from Source the Station members Huntington Station Downtown - South Huntington Station’s Downtown North and South areas were once the heart of Downtown Huntington Station and through this collaborative revitalization, will regain that status. Downtown South provides the ability to redevelop acres of under-utilized municipal land (see orange highlights on map) which currently generates little to no tax revenues, while also encouraging infill development opportunities along New York Ave. Downtown South presents the most transformative opportunity of all of the areas detailed in Chapter 3. A series of mixed-use buildings that serve office, retail, restaurant, residential uses, which are planned to work as one unified development, will help to bring safety and vibrancy to the area. Transit Friendly Mixed-Use Buildings Civic Spaces Promote Anchor Uses Active Frontages Proposed View of New York Ave. at Depot Road facing north toward station, showing new mixed-use buildings & streetscape enhancements A B D G Revitalization Tools most relevant for this Area: H The Centre at Huntington Station Book Shop, Café and Performance Space Restaurant Row Pedestrian“Cultural, Retail, Entertainment” Street Beer Garden Existing view at Depot Rd. A D Existing buildings demon- strate excellent architectur- al character to build upon E The existing parking lots could become the central plaza desired by many community members
  • 53. NewYorkAve E 4th St YorkAve Depot Rd 1stAve Railroad St Depot Rd W 4th St Columbia St E 2nd St E 2nd St NewY Fairground E 5th RailroadAve E 3rd St W 4th St 53 Createpocketparksatentrances to each pedestrian bridge over New York Ave Reconfigure streets & parking north of 2nd Street to create :  better circulation,  sites for mixed-use buildings  replacement parking Move 2nd Street north to align with a new street west of New York Ave & create a connected network of streets & sidewalks Create mixed-use develop- ment on the Rotundo site and municipal parking lots SW of the station Promote private property partnership developments at under-utilized sites and parking lots along New York Avenue & industrial sites along railroad Create a neighborhood gate- way feature at this prominent intersection Potential location for pocket park & mixed-use development Community Driven Revitalization Strategies 1 2 3 4 5 6 Fairground E 5th Map of Huntington Station Downtown - South 6 6 a St W 4th St 3 5 5 Revitalization Strategies 3C s1s1s1s1ttttAAAvAvAvveeeee 2.5 Min Walk to Neighborhood Center wY 2.5 min walk to neighborhood center neighborghbghb hood centertete Chapter 3: Revitalization Strategies 5 7 6 C C B B Strong Market Demand Huntington Rail Station 4 3 M6 7 1 1 3 Columbia S Revitalization Strategy Rendering View Establish Contextual Setbacks, Frontages & Sidewalk Standards Municipal Land Opportunity Civic / Open Space Opportunity Revitalization Strategy Area 1/8 Mile Walk Area Legend 1 AAAAAA 3 Key Map D E The existing lot could become Restaurant Row, offices & upper floor residences build upon Station Sports investment AAAAAAAAAAAAAAA 2
  • 54. 54 Huntington Station Development Strategy Neighborhood Mixed-Use Area at Pulaski Rd. & New York Ave. This Neighborhood mixed-use area offers great oppor- tunities for facade enhancement of existing buildings, adaptive reuse of existing buildings and selective infill of mixed-use buildings surrounding the neighborhood center at New York Avenue & Pulaski Road. This four corner section of Huntington Station has the potential to bring together Municipal property, under-utilized private property and an existing business base to create an anchor just south of the “Downtown Area.” Mixed-Use Buildings Promote Centers Active Frontages Parking Placement Quality & Sustainable Design B F H I J Revitalization Tools most relevant for this Area: Restaurant Row Attainably-Priced Homes for Young People Job Training Center in Arts & Tech DIY Design & Education Center Junior- Senior Daycare Program Ideas from Source the Station members Existing Conditions Photos Long Island precedent image (Bay Shore) Example of new mixed-use building with design that strengthens existing traditional neighbor- hoods Successful example of neighborhood mixed- use area A B C
  • 55. 55 Community Driven Revitalization Strategies Map of Neighborhood Mixed-Use Area at Pulaski Rd. & New York Ave. Revitalization Strategies 3C M7 Chapter 3: Revitalization Strategies 1 2 3 Promote the development of a mixed-use area that leverages the existing church and school to create a more vibrant and safe neighborhood Promote façade enhancements of aging storefronts as needed Promote partnering & coopera- tion among adjoining property owners to enable economically feasible redevelopment Consider Pocket Parks as a neighborhood anchor Promote private property partnership developments at under-utilized sites and parking lots along New York Avenue & industrial sites along railroad M6 4 Strong Market Demand 5 E 5th St 3rdAve W Pulaski Rd W 9th St Rd 1stAve DepotRd 1stAve 1stAve W 9th St E Pulaski Rd Depot Rd Depot Rd W 4th St E 9th St 3rdAve E Pulaski Rd NewYorkAve E 6th St W Pulaski Rd FairgroundAve NewYorkAve 2ndAve E 5th St E Pulaski Rd E 6th St E 9th St 1 5 5 5 5 5 5 5 3 3 3 DepotRd Revitalization Strategy Rendering View Establish Contextual Setbacks, Frontages & Sidewalk Standards Municipal Land Opportunity Civic / Open Space Opportunity Revitalization Strategy Area 1/8 Mile Walk Area Legend 1 pot AA Key Map 2.5 min walk toneighborhood center 4 M7 A B C 2 2
  • 56. 56 Huntington Station Development Strategy Mixed-Use Buildings Promote Centers Active Frontages Parking Placement Quality & Sustainable Design Neighborhood Mixed-Use Area at 11th St. & New York Ave. This neighborhood mixed-use area offers great opportunities for facade enhance- ment of existing buildings and consolidation of smaller sites into mixed-use buildings surrounding the neighborhood center at 11th St. & New York Ave. Shared parking, rear yard parking and greater continuity of street facing storefronts on New York Ave should be encouraged throughout this area. Inappropriate uses in the area should be encour- aged to redevelop with one or more of the permitted mix of uses and/ or relocate while still remaining in Huntington Station market. B F H I J Revitalization Tools most relevant for this Area: International Neighborhood Bakery Walkable Bikeable Downtown Plaza Art Shows/ Gallery Year-Round Public Market / Kitchen Incubator Program Ideas from Source the Station members Existing condition: under-utilized property Quality design of new mixed-use buildings with active frontages addressing the street Outdoor dining areas enhance civic spaces Farmers markets provide fresh food choices for residents
  • 57. 57 M8 Revitalization Strategies 3C Chapter 3: Revitalization Strategies Promote the development of a mixed-use area that leverages the existing businesses and fire station, to create a more vibrant and safe neighborhood Promote façade enhancements of aging storefronts as needed Promote selective infill of Mixed-Use Development at under utilized sites along New York Avenue Promote partnering & coopera- tion among adjoining property owners to enable economically feasible redevelopment Community Driven Revitalization Strategies 1 2 3 4 Strong Market Demand E 11th St 1stA E 10th St 1stAve 3rdAve W 10th St NewYorkAve kAveNewYorkAve E 11th St E 11th St 1stAve W 10th St W 11th St 3rdAve W 11th St GrandPl E 11th St 1stAve W 10th St NewYorkAve 3rdAve E 12th St E 11th St E 10th St 1stAve E 11th St 11th St 1stAve GrandPl E 11th St 1stAve 3rdAve W 10th St W 11th St 3rdAve W 11th St W 10th St 3rdAve 2.5 min walk to neighborhood center Fire Station 3 3 1 4 4 4 3 Map of Neighborhood Mixed-Use Area at 11th St. & New York Ave. Revitalization Strategy Rendering View Establish Contextual Setbacks, Frontages & Sidewalk Standards Municipal Land Opportunity Civic / Open Space Opportunity Revitalization Strategy Area 1/8 Mile Walk Area Legend 1 AA 3 Key Map 2 2 2
  • 58. 58 Huntington Station Development Strategy Civic Spaces Connected Networks Promote Centers Promote Anchor Uses Community Recreation Area at Manor Field The Manor Field Recreation Area offers remarkable opportunities for a new Community Center at the former Armory, a splash water park, trail improvements and greater synergies between Town recreation programs and community service providers. The new Community Center can offer a banquet hall for special events, meeting rooms, after school programs, a computer resource center, a job training center and support to war veterans. Revitalization Tools most relevant for this Area: D E F G Community Center - Multi-Function Boys and Girls Club Splash Park Family Holistic Health Center Park and Pond with Rain Water Harvesting Program Ideas from Source the Station members Existing Manor Field & armory site proposed for adaptive reuse into the future James D. Conte Community Center Existing Manor Field recreation fields & courts as well as a potential location for a splash park Existing armory bay - proposed reuse as in- door event/ recreation Source the Station image of the Community Center 3 1 1 3 Image of splash park preferred by Source the Station community
  • 59. 59 Community Driven Revitalization Strategies 1 2 3 4 Map of Community Recreation Area at Manor Field Key MapKe M9 Revitalization Strategies 3C Chapter 3: Revitalization Strategies Promote the adaptive reuse of the Armory as a Commu- nity Recreation Center Enhance pedestrian experi- ence, pedestrian lighting, sidewalks & walkability in this vicinity Create a splash park Enhance and coordinate programs, facilities and com- munity services in the Manor Field vicinity Manor Field Recreation Area Potential James D. Conte Community Center at Armory Potential Pedestrian Path 14 2 2 2 3 Revitalization Strategy Rendering View Establish Contextual Setbacks, Frontages & Sidewalk Standards Municipal Land Opportunity Legend 1 AA Civic / Open Space Opportunity Revitalization Strategy Area 1/8 Mile Walk Area
  • 60. 60 Huntington Station Development Strategy CHAPTER 4: Next Steps Approval Process & Conclusion This Development Strategy represents a twelve month outreach and collaboration effort with the community and the municipality in Huntington Station. However, there is still a substantial amount of work to be done after this document is adopted by the Town Board. Chapter 4 begins the discussion on several of the major items that will need to be addressed including:  Next Steps & Milestones  Immediate Development Opportunities  Zoning & Land Use Next Steps  Parking Lot Opportunities  Enhanced Transportation Choices  Infrastructure  Public Safety  Local Community Benefits  Community Festivals
  • 61. 61 There are two sites within the Huntington Station Focus Area that already have Town approvals and reserved sewer capacity in the Sewer District. They are known as the Columbia Terrace development and the Northridge development. A potential third site, not yet fully approved, is located at 1000 New York Ave. Columbia Terrace is a housing initiative, at the intersection of Columbia Street, Lowndes Avenue & Railroad Street, which has been spearheaded by the Community Development Agency. It is planned as for-sale housing reserved for Veterans currently residing in the Town of Huntington. Renaissance fully sup- ports this development and will continue to make it a priority to work with the Town to get the project built and occupied as expeditiously as possible. Northridge is a commercial mixed-use development planned and entitled by the Economic Development Corporation. This approved 15,000 sq ft develop- ment fronts New York Avenue at the corner of Northridge Street. Renaissance is currently evaluating the approved plans to determine if the project could be built as designed or if design modifications are needed. When the project is deemed to be financially viable, Renaissance will work with the EDC and the Town to get it built as soon as possible. 1000 New York Avenue is another smaller site, owned by the Town, which presents immediate development potential. The site is located at the corner of Olive Street & New York Avenue, fronting the new Gateway Plaza. The Town has secured several grants from NYS which could be used to facilitate the construc- tion of a mixed-use building. This site needs to go through full design and ap- provals to be able to be constructed.Chapter 4: Next Steps 4ANext Steps & Milestones Next Steps & Milestones ImmediateDevelopmentOpportunities 1000 New York Ave Site Columbia Terrace Site Northridge Site Apr-Jun 2013 July-Sept 2013 Oct-Dec 2013 Jan-Mar 2014 Apr-Jun 2014 July-Sept 2014 Oct-Dec 2014 Jan-Mar 2014 Consideration of Development Strategy Ground-breaking on Catalyst Sites Ground-breaking on Phase I Initiate In-Depth Zoning, SEQRA & Infrastructure Analysis Develop Catalyst Sites (i.e. Columbia Terrace, etc) Initiate Conceptual Site Plans for Downtown Entitlements & Site Specific Plans for Phase I Initial C of O, begin lease-up on Catalyst Sites nallysisnningg, SEQRRA & Innfrastrucctuure An& frastr re An tess (i..e. CColummbia TTerrraace, eetc)bb oownttownnoal SSitee Plans for Dal P ns or D begginn leaase-uup on CCaataalyst Sitessaa e- on lyse tt foor Phhasee Iote Sppeciific PPlans fte ec c P ns f
  • 62. 62 Huntington Station Development Strategy Most of the proposed Neighborhood Areas are zoned with C-6 & C-6 Overlay zoning that is compatible with these mixed-use centers. Some sites near these mixed- use centers should be considered for rezoning to promote revitalization. To activate commerce at major commercial streets, regulations should promote active ground floors with storefronts, large windows, frequent entrances and restrict parking lots to rear or side yards. Zoning & Land Use Next Steps Existing Zoning  The existing zoning permits most of the recommended uses appropriate for Neighborhood Areas and Down- towns, however the list of permit- ted uses should be reevaluated for greater consistency with best prac- tices in mixed-use neighborhoods & downtowns, and the ideas identi- fied by the Source the Station com- munity.  Current ordinances permit surface parking facing major commercial streets rather than requiring build- ings and restricting parking to side or rear yards  Present ordinances do not give cred- it for on-street parking. Lack of on- street parking on many commercial streets promotes speeding, unsafe sidewalks and harms the vitality of nearby retail and service businesses.  Ordinances presently permit walls & fences to face major commercial streets which disrupts commerce andcreatesunsafeconditionswhere there are no“eyes on the street”. The municipal parking lot is zoned I-5 which prohibits mixed-used development This site could become a walkable mixed- use center with a central civic space 1 2 3 The municipal parking lot is zoned R-7 which prohibits mixed-used development This site could become offices or residences over professional offices There are many examples near the train station where retaining walls and fences should be prohibited from facing major streets High profile streets such as New York Avenue, should promote storefronts, on- streetparking&twoorthreestorybuildingsExisting Zoning Map with an overlay of the Proposed Neighborhood Areas along New York Avenue and the proposed Civic Center at Manor Field. king lots to rear or side yards. 1 2 3 Proposed Neighborhood Areas Existing Zoning LEGEND Railroad Ave Proposed Community Center NewYorkAve New York Ave DepotRoad Broadway Ave Pulaski Road 11th Street Rail Station CommercialIndustrialResidential Surface Parking & Under-uti- lized Land at the Station The existing land use in the vicinity of the Rail Station are characterized by excessively large blocks, a number of under-utilized industrially zoned parcels, a dominance of surface parking lots, a lack of commercial uses and a poorly connected network of streets. Challenges Opportunities
  • 63. 63 Parking Lot Opportunities 1 2 3 4 4BZoning & Land Use Next Steps Chapter 4: Next Steps LIRR NewYorkAve NewYorkAve The Station Area has 3,469 Public Parking Spaces Surface Parking Structured Parking Number of Parking Spaces 1,467 Spaces 1,916 Spaces Total Parking (%) 44% 56% Surface Parking (% of land) 86 % 14 % Surface Parking Structured Parking Number of Parking Spaces 0 Spaces 3,832 Spaces Surface Parking (% of land) 0% 28% Conversions of surface parking into structured parking provides revitalization opportunities and more efficient use of land Successful revitalization depends on active street frontages and the presence of “eyes on the street”. Screening parking structures and surface lots with liner buildings can satisfy the need for parking, while providing a pleasing experience for users of all adjacent public spaces. *All numbers are approximate, for illustrative purpose only. Replace Surface Parking with Structured Parking Screened Parking Next Steps Existing Parking* Potential Transfer of Surface Parking Into Structured*  Shared parking strategies allow for more efficient parking by hav- ing more than one user utilize each parking space  Shared parking takes advantage of the fact that most parking spaces are only used part time in connec- tion with a particular land use (e.g. office users would typically occupy parking lots during the business hours, with restaurant users occupy- ing the same spaces in the evening) Share Parking  The example in the chart below demonstrates an opportunity to create additional tax revenue: if all surface parking is transferred into structured parking, with 500 additional parking spaces creat- ed, 72% of land currently used for surface parking becomes avail- able and can be used for redevelopment. Allow Mixed-Use Devel- opment on Surface Park- ing & Under-utilized Land Re-evaluate existing zoning to allow development of a wide range of uses and greater con- sistency with best practices in mixed-use neighborhoods. Require Shared Parking Shared Parking increases land efficiency and tax revenue. Unlock Development Potential of Surface Parking Lots Develop additional structured parking and allow develop- ment on existing surface lots. Active Frontages Provide Design Guidelines that would ensure vibrancy of pub- lic spaces by:  screening parking struc- tures and surface lots  requiring placement of parking in the rear  requiring connection of adjoining parking lots to maximize the continuity of building frontages and pe- destrian flow Street Street Parking Lot or Structure
  • 64. 64 Huntington Station Development Strategy Enhance Transportation Choices Boulevard Avenue Street w Angled Parking Neighborhood Street The existing street network in Huntington Station is presently experiencing speeding, inadequate on-street parking, overly wide lanes, no bike lanes & poorly marked crosswalks. During the Urban Renewal period of the 1960’s to 1980’s, much of the connected network of streets & sidewalks was demolished.Theresultingoverlylargeblockshave contributed to the unsafe pedestrian conditions. The new Street Types identified on this page address the needs of pedestrians and vehicles. Although the stretch of NewYork Ave (shown left) is posted for 30 mph, our transportation planner clocked average speeds in the mid to upper 40’s with peak speeds of 58 miles per hour! New York Avenue is two lanes north & south of this location. Additionally, downsizing this stretch of New York Avenue could increase development opportunities on its west side without impeding vehicular traffic flows. Next Step: Additional Traffic Studies Additional traffic studies must be conducted to better asses the overall development and coordinate traffic calming, roadway improvements, signalization & new streets. Challenges & New Street Types Potential New Street Types Balance Vehicular and Pedestrian Purposes 10’ 8’ 11’ 11’ 8’ 10’ 58’Right Of Way 6’ 4’ 18’ 11’ 11’ 18’ 4’ 6’ 78’Right Of Way 8’ 4’ 8’ 11’ 10’ 11’ 8’ 4’ 8’ 72’Right Of Way 8’ 4’ 8’ 11’ 10’ 10’ 10’ 11’ 8’ 4’ 8’ 92’Right Of Way Center Landscape Median/ Left Turn Lane Center Landscape Median/ Left Turn Lane Angled Parking Angled Parking To balance pedestrian and vehicular needs, lanes should be no wider than 11’ to discourage speeding & a center land- scaped median/ turn lane offers a safe haven for pedestrians. On-street parking provides retail customers convenient access to stores while protecting pedestrians from moving vehicles & an incentive for motorists to drive slower. Angled parking provides even more parking for retail customers while protecting pedestrians from moving vehicles. Neighborhood streets provide both on-street parking and narrow lanes to make it easy and safe to cross streets. Wider roads, with four wide lanes, encourage speeding & decreases pedestrian safety.
  • 65. 65 4CEnhance Transportation Choices Chapter 4: Next Steps Enhance Pedestrian & Bike NetworkEnhance Transportation Network Legend for Transit Map LIRR Rail Line H-10 Bus Line H-20 Bus Line S-1 Bus Line Huntington Station has great access to 65 minute express trains to Manhattan and three bus routes connecting the station to the Village & Route 110 employers. Bus service during weekday rush hours is typically every 45 minutes. Areas for improvement include better bus shelters, more highly concentrated employment centers, more frequent bus service and the addition of well- marked crosswalks. Calm Traffic Make crosswalks more visible Install bike shelters near transit stops Create more bike lanes and share the road markings Improve bus, bike and pedestrian connectivity to the rail station Build bus shelters at frequently used bus stops Map of existing bus and rail routes Promote Pedestrian & Bike Connectivity Healthy walkable and bikable communities offer a connected network of sidewalks, crosswalks & bikeways and provide short blocks of typically less than 600 feet in length. The orange arrows identify locations for desired connectivity to overcome the oversized blocks along New York Avenue. The red dots identify potential sidewalk & crosswalk improvements. Landscaped medians and highly visible crosswalks can provide visual cues to motorists to reduce vehicle speeds and improve pedestrian safety. On-street parking, pedestrian scaled lighting, street trees and landscaped medians can contribute to traffic calming. Roundabouts with center island landscaping can contribute to community identity, & reduce speeding. Pedestrian & bike route connectivity should be enhanced with new walkways, crosswalks & bikeways. Red dots show areas for improvements.
  • 66. 66 Huntington Station Development Strategy Sewer, Stormwater & Sustainability Huntington Sewer District Portions of five of the seven Neighborhood Areas for this Development Strategy are located within the Huntington Sewer District. In many cases those Neighborhood Areas located south of the Long Island Railroad line are outside the Sewer District and it will be challenging to develop in these areas until a comprehensive sewer study is commissioned and implemented. A full study of the sewer district and waste water treatmentfacilitymustbecompletedbeforenew development can occur. Preliminary inquiries identify plant capacity as a major hurdle to development.Itmaybepossibletoeitherexpand the existing sewer district or create a new sewer district south of the railroad tracks. New Thinking for New Infrastructure Whereverpossible,Renaissancewillimplementgreeninfrastructure technologies to reduce the burden on existing water, sewer & stormwater systems. In particular, the sewer requirements can be drastically reduced (by as much as 90%) by collecting “grey water” (the water used in your sinks and showers) separately from “black water”(from your toilet).The grey water can be easily treated and recirculated to flush toilets, irrigate gardens or create public water features. Innovative Stormwater Solutions Huntington Station’s current urban landscape, with its overly wide roadways & sprawling parking lots —known as impervious surfaces—hasasignificantimpactonwaterquality.Asanimportant environmental strategy, green infrastructure (street trees, parks, green spaces and landscaped islands, green roofs and facades) Proposed Mixed-Use Areas Huntington Sewer District LEGEND Map of Huntington Sewer District with an overlay of the proposed Mixed-Use Areas and reduction of overall quantity of paved (impervious) surfaces address the root cause of excess stormwater runoff. Without increased Wastewater Treatment efficiencies or capacity, meaningful revitalization of Huntington Station will not be possible. Sustainability through Design Standards Green infrastructure and Buildings standards should be estab- lished to incentivize:  building energy efficiency requirements  building water efficiency requirements  water efficient landscape green streets  stormwater/wastewater management  heat island reduction  on-site renewable energy sources Infrastructure Next Steps Commission a Sewer Study to explore the current capacity of the sewer system & make recommendations to support the implementation of this Development Strategy Establish Innovative Water Use Reduction & Recycling Standards Source the Station idea: Pond and Park Rainwater Harvesting 1 2
  • 67. 67 Public Safety 4DInfrastructure & Public Safety Opportunities Chapter 4: Next Steps Public Safety in Huntington Station Huntington Station has faced numerous public safety challenges throughout the last few decades such as gang activity, drug arrests and violent crimes that have created real and perceived concerns about safety in this community. Through a series of proactive efforts by neighborhood leaders, the Town of Huntington, the Huntington School District and Suffolk County Police Department, the real crime rates are decreasing. a vast majority of crimes are committed by a very small percentage of the overall population Deputy Commissioner Lewis, Suffolk County, NY Community members are working with Police Community Liaison Officers and School Resource Officers to focus efforts on reaching those few individuals committing crimes in the community, to prevent future criminal activity. Community Policing Progress The Suffolk County Police Department has initiated the following initiatives:  Special patrols have been assigned around the Jack Abrams School  Extra foot posts, vehicle patrols and Community Orientated Police En- forcement (COPE) section officers are assigned to Huntington Station.  “Gang Teams” are conducting on- going patrols, surveillances and en- forcement to address street crimes involving guns and gang activity.  A Community Liaison Officer has been assigned to actively coordi- nate the creation of neighborhood watch groups, and is attending community and civic meetings. Business Improvement District Surveillance Camera System The Huntington Station Business Improvement District has installed surveillance cameras on New York Ave. and Depot Road to deter criminal activity in the district. SignificantDeclineinShootings  2009 25 shootings  2010 14 shootings  2011 9 shootings  2012 3 shootings Many community members are worried about the reality and the perception of crime in Huntington Station. Many residents have asked, “How can you build anything when the crime is so bad, that nothing you build will be occupied? You need to triple the number of police in the area first.” It can be difficult to attract businesses, renters or other investors to neighborhoods that have significant crime or that are perceived as being unsafe. It can be equally difficult to engage neighbors in visioning a positive future for a community, when they are worn down by disorder and blight or disillusioned by crime control efforts that have failed in the past. Establishing public safety in a community shouldn’t be something that happens at arm’s length from development efforts. But the issue of crime does not have to be solved before development can begin to take place in fact, development can and must help solve the issue of crime. Renaissance is committed to continuing its work with community groups, Huntington Police, Suffolk County Police and the District Attorney’s office to continue the successful reduction in crime in Huntington Station. Crime Prevention Through Environmental Design  Natural surveillance  Natural access control  Territorial reinforcement  Maintenance and management Public Safety Next Steps During each development phase, prepare a Crime Prevention Through Environmental Design strategy to address public safety design considerations Engage all levels of public safety agencies in the Community Development process, to identify specific design and operational standards Engage community groups and neighborhood associations to identify suggested public safety strategies. 1 2 3
  • 68. 68 Huntington Station Development Strategy Local Community Benefits Traditional Community Benefit Agreements (CBAs) are contractual agreements between a single developer and a community group or groups. The agreement usually does not affect any other developer or property owner participating in the redevelopment. Renaissance believes that the benefits implemented in a holistic and comprehensive revitalization effort should cause all those that participate in the redevelopment to take part in producing these benefits. The way Renaissance accomplished this in the Village of Hempstead was to attach Community Benefit Policies to the zoning code. These policies only apply to anyone that chooses to develop under the new optional zoning. This was the first time a Community Benefit has been regulated by municipal zoning law. Each community is unique in its character and its needs and vision for itself. The particular interests for the Village of Hempstead, which were concentrated on local job and contractor opportunities, may or may not fit the Huntington Station community. At the appropriate time, (when potential development has been regulated by SEQRA & Zoning), the Huntington Station community, the Town of Huntington and Renaissance Downtowns will work towards developing the proper benefits for Huntington Station. Some of the Village of Hempstead’s adopted CBA policies:  Construction jobs for local resi- dents  Local contracting opportunities  Permanent jobs for local resi- dents  Fees for community programs and facilities  Open space and civic space de- velopment  Commitment from Renaissance not to seek eminent domain Every Downtown is different. The Village of Hempstead’s Community Benefit Agreement (CBA) (where Renaissance is a designated Master Developer) was adopted on January 20, 2013 One idea that has been supported by many residents, community groups and political leaders, which may be incorporated, is a preference for employment and housing for ourVeterans and those who are actively serving in our Armed Forces. Renaissance Downtowns believes that the efforts to support these men and women are of great importance. Huntington Station can provide a great quality of life and Downtown living and employment opportunities offered nowhere else on Long Island. Let Huntington lead the way. Inaddition,severalcommunitymembershaveexpressedthedesiretoexpand upon the proposed uses by adding opportunities for other underserved residents of Long Island, such as intellectually and or physically challenged individuals. Next Steps: 1 2 Continue collaboration with the community, stakeholders groups etc; community ben- efit; Organize community festivals
  • 69. 69Chapter 4: Next Steps Local Community Benefits & Community Festivals 4ESpring Community Fest Huntington Station Festivals and Community Events RenaissanceDowntownsandSourcetheStation,togetherwithlocalcommunity organizations,hostedakick-offcommunityfestivalinMarchof2013attendedby approximately 750 people. The event provided the opportunity for community members to not only learn about Source the Station revitalization efforts, but also learn about many of the great participating organizations and businesses that exist in Huntington Station. Building upon this event, Renaissance and Source the Station are planning to host a significantly larger community festival in the summer of 2013. This festival will not only feature the revitalization efforts, community organizations, and location Huntington businesses, but will also serve as an initial jobs and career opportunity event. Coming Summer of 2013 Coming Summer of 2013
  • 70. This document represents a year-long collaborative effort that engaged a wide variety of groups and organizations that provided their insight and recommendation regarding the Huntington Station Revitalization:  Huntington Community & Source the Station Members  Stakeholder Groups and Civic Associations  Town Government  Town Staff  Town of Huntington Economic Development Corporation  Town of Huntington Community Development Agency All images contained within this document are merely visual representations of what a revitalized Huntington Station could look and feel like. It should be noted that some images must be viewed within a greater context, rather than a literal interpretation. Those images associated with Source the Station ideas were provided by Source the Station members.