BELMONT PARK REDEVELOPMENT STUDY. Elmont, New York December 2008

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1 Elmont, New York December 2008 A B

2 ACKNOWLEDGEMENTS Prepared By: Empire State Development NYS Racing & Wagering Board With The Assistance Of : FXFOWLE Planners & Architects,LLP 1

3 TABLE OF CONTENTS EXECUTIVE SUMMARY...5 INTRODUCTION...9 Project Mission Site Understanding SITE ANALYSIS...13 Site Elements Site Access Regional Influences Site Infrastructure Recent Plans for the Area: Elmont Vision Plan Site A and B Opportunities and Constraints FUTURE CONSIDERATIONS FOR BELMONT PARK...51 Redevelopment of the Belmont Park Area Belmont Park as a Community Asset Empire Zone Program Video Lottery Terminals NEXT STEPS...53 Economic Analysis/Fiscal Impact Study Gaming Analysis Prepare RFP STAKEHOLDER AND DEVELOPER OUTREACH...19 Stakeholder Meetings/Outreach for Public Input Objectives and Criteria for Evaluation Developer Outreach SITE A REDEVELOPMENT OPTIONS...25 Site A Overview Site A Circulation Site A Option 1: Racino (Stand Alone) Site A Option 2.1: Small Hotel (Stand Alone) with VLTs in Grandstand Site A Option 2.2: Large Hotel (Stand Alone) with VLTs in Grandstand Site A Option 3.1: Small Hotel with Racino Site A Option 3.2: Large Hotel with Racino SITE B REDEVELOPMENT OPTIONS...39 Site B Overview Site B Circulation Site B Option 1: Lifestyle Retail with Small Hotel Site B Option 2: Big Box Power Retail Center with Sports Facility Option Site B Option 3: Retail with Senior Housing EVALUATION OF LAND USE OPTIONS...49 Evaluation of Site A and Site B 2

4 LIST OF FIGURES REDEVELOPMENT STUDY FIGURES Figure 1: Figure 2: Figure 3: Figure 4: Figure 5: Figure 6: Figure 7: Figure 8: Figure 9: Figure 10: Figure 11: Figure 12: Figure 13: Figure 14: Figure 15: Figure 16: Figure 17: Figure 18: Figure 19: Figure 20: Figure 21: Figure 22: Figure 23: Figure 24: Figure 25: Figure 26: Figure 27: Figure 28: Figure 29: Figure 30: Figure 31: Figure 32: Figure 33: Figure 34: Figure 35: Figure 36: Site Understanding Site Elements Regional Understanding Site A Opportunities and Constraints Site B Opportunities and Constraints Assessment Of Uses in Response to Criteria for Evaluation Developers Assessment of Development Viability Site A Circulation Stand Alone Racino Precedent Option 1: Site Plan Option 1: Perspective Small Hotel Precedent Option 2.1: Site Plan Option 2.1: Perspective Option 2.1 with VLTs in Grandstand: Perspective Large Hotel Precedent Option 2.2: Site Plan Option 2.2: Perspective Option 2.2 with VLTs in Grandstand: Perspective Small Hotel with Racino Precedent Option 3.1: Site Plan Option 3.1: Perspective Large Hotel with Racino Precedent Option 3.2: Site Plan Option 3.2: Perspective Site B Circulation Lifestyle Retail Precedent Option 1: Site Plan Option 1: Perspective Big Box Retail and Sports Facility Precedent Option 2: Site Plan Option 2: Perspective Senior Housing Precedent Option 3: Site Plan Option 3: Perspective Assessment of Land Use Options in Response to Criteria for Evaluation 3

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6 EXECUTIVE SUMMARY

7 EXECUTIVE SUMMARY As directed by Governor David A. Paterson, in October 2008, Empire State Development (ESD) and the New York State Racing & Wagering Board (RWB) have explored redevelopment options for two parcels at Belmont Park, totaling 36 acres. The objective has been to work with stakeholders to define a range of possible options for these parcels that will create new jobs, generate additional tax revenue, and bolster economic development in Elmont, Bellerose, Floral Park, Queens Village and surrounding communities. In response, ESD, RWB and their consultant, FXFOWLE Architects and Planners, have performed the following tasks: Analyzed the two sites at Belmont Park in regard to regional and local opportunities and constraints Identified and conducted stakeholder interviews with elected officials, technical advisers, and community representatives with regard to defining opportunities for redevelopment Defined criteria for evaluation in response to the Governor s request Synthesized stakeholder feedback to formulate a wide range of development options Evaluated stakeholder options in the context of evaluation criteria Solicited developer input from members of the development community involved with similar development projects in Long Island and Queens to help evaluate viability of land-use options Defined viable development options for each development site in response to stakeholder interests and developer input Prepared graphic presentations that included precedents, site plans and a 3-D sketch for each option Evaluated each plan in response to the identified evaluation criteria Identified next steps and recommendations for future initiatives at Belmont Park This report is a summary of the findings. The following are potential land-use options for the two development sites: Site A Options: Option 1: Racino (Stand Alone) (240,000 sf) Option 2.1: Small Hotel (Stand Alone) with VLTs in Grandstand (130,000 sf) Option 2.2: Large Hotel (Stand Alone) with VLTs in Grandstand (300,000 sf) Option 3.1: Small Hotel with Racino (370,000 sf) Option 3.2: Large Hotel with Racino (540,000 sf) In general, Site A options are defined by a hotel and racino. A racino is a facility in which Video Lottery Terminals (VLTs) are located, and is usually implemented in correlation with a horse racing venue. A racino can also be referred to as a VLT facility. Both of the hotel and racino uses in Site A options create jobs, reinforce the interests of a majority of the stakeholders and enable a sustainable, pedestrian-friendly environment. Site B Options: Option 1: Lifestyle Retail with Small Hotel (355,500 sf) Option 2: Big Box Retail (with Sports Facility Option) (280,000 sf) Option 3: Mixed-Use Retail with Senior Housing (463,500 sf) Site B redevelopment options include retail uses, a small hotel, senior housing, and some recreational opportunities. These uses maximize economic benefits, address community interests and create a lively urban center. Both Site A and Site B options aim to transform the vacant parking lot parcels into vibrant destination centers. The redevelopment of the sites under any of these options can help revitalize Belmont Park and the surrounding neighborhoods, creating healthy, thriving communities. 6

8 SITE A REDEVELOPMENT OPTIONS EXISTING GRANDSTAND RACINO INCORPORATED IN BASE OF GRANDSTAND RACINO INCORPORATED IN BASE OF GRANDSTAND RACINO SURFACE SMALL HOTEL LARGE HOTEL SURFACE EXISTING EXISTING Option 1: Racino (Stand Alone) Option 2.1: Small Hotel (Stand Alone) with VLTs in Grandstand Option 2.2: Large Hotel (Stand Alone) with VLTs in Grandstand EXISTING GRANDSTAND EXISTING GRANDSTAND STRUCTURED (LOWER TWO LEVELS) COMBINED SMALL HOTEL WITH RACINO STRUCTURED (LOWER TWO LEVELS) COMBINED LARGE HOTEL WITH RACINO EXISTING EXISTING Option 3.1: Small Hotel with Racino Option 3.2: Large Hotel with Racino 7

9 SITE B REDEVELOPMENT OPTIONS SMALL HOTEL SMALL SCALE RETAIL RETAIL RETAIL BIG BOX RETAIL TOWNHOUSES SURFACE NEIGHBORHOOD PARK SURFACE NEIGHBORHOOD/ RECREATIONAL PARK SURFACE APARTMENTS NEIGHBORHOOD PARK Option 1: Lifestyle Retail with Small Hotel Option 2: Big Box Power Retail Center with Sports Facility Option Option 3: Mixed-Use Retail with Senior Housing 8

10 INTRODUCTION

11 INTRODUCTION PROJECT MISSION As directed by Governor David A. Paterson, Empire State Development (ESD) and the New York State Racing & Wagering Board (RWB) have explored redevelopment options for two parcels at Belmont Park, totaling 36 acres. The mission, as defined by the Governor, is to work with stakeholders to define a range of possible options for these parcels that will create new jobs, generate additional tax revenue, and bolster economic development in Elmont, Bellerose, Floral Park, Queens Village and surrounding communities. In response to the Governor s initiative, ESD, RWB and their consultant, FXFOWLE Architects LLP, have analyzed both sites and met with local elected officials, community leaders and technical advisory groups to define redevelopment options. Additionally, the team has also sought input from developers who have worked on Long Island and Queens to ascertain both long-term and short-term redevelopment potential. The timeline below is a summary of the planning process. OCTOBER 24th OCTOBER 30th NOVEMBER 5th NOVEMBER 13th NOVEMBER 21st NOVEMBER 25th DECEMBER 5th DECEMBER 10th DECEMBER 18th DECEMBER 23rd DECEMBER 31st Meeting with NYRA Governor Paterson s Announcement ESD/RWB Kick-off FXFOWLE Kick-off Site Analysis Stakeholder Meeting: Elected Officials Stakeholder Input Stakeholder Meetings: Technical Advisory Group Civic Leaders Public Meeting with NYRA Stakeholder Meeting: Queens BP and CB 13 Draft Report Progress Meeting Interim Review of Draft Report Final Report Final Report to ESD/RWB Final Report to FOB & Governor 10

12 FIGURE 1: SITE UNDERSTANDING SITE UNDERSTANDING Queens Village The two parcels designated for development, Site A and Site B, are located within the boundaries of Belmont Park, in the southernmost portion of the Park area. Belmont Park is located within the unincorporated community of Elmont in the Town of Hempstead in Nassau County. The western border of the Belmont Park and the western borders of Sites A and B abut the Nassau County border. Queens County is directly west of the sites. (See Figure 1) Site A, totaling approximately 8 acres, is bordered by Hempstead Turnpike to the south and by the Cross Island Parkway to the west. It is directly adjacent the racetrack Grandstand and the open space/park that is associated with the racetrack. Queens County SITE A (8 ACRES) Nassau County Elmont City Boundary Site B, totaling approximately 28 acres, is bordered by Hempstead Turnpike to the north, by the Cross Island Parkway to the west and by single family residential neighborhoods to the east. Cambria Heights Queens/Nassau County LIne 800 2,300 Belmont Park Boundary SITE B (28 ACRES) Elmont N feet 11

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14 SITE ANALYSIS

15 SITE ANALYSIS A site analysis of the two parcels was conducted to help understand site elements, infrastructure and access issues, regional influences, and the major opportunities and constraints that are likely to shape development options. SITE ELEMENTS Within Belmont Park and the surrounding area, there are a range of site elements that influence both Site A and Site B. Figure 2 locates the elements listed below: 11a Av Jamaica Av A enue TO GRAND CENTRAL PKWY 10b 7c Cross Island Parkway ay 6b 14a 12 8c FIGURE 2: SITE ELEMENTS TO NASSAU 11b 10c Racetrack Grandstand ( +/- 120 in height) Belmont Open Space/Park Training Area Horse Stables and Racetrack Worker Housing Parking Vehicular Access Single Family Residential Cross Island Parkway Major Local Roads LIRR Stations LIRR Train Tracks Retail Corridors Schools Queens Village Bus Depot 13b TO JAMAICA 13c 8d 10a 15 8b 9 11c SITE A SITE B a 8a 7a Hempstead Turnpike TO SOUTH STATE PKWY 7b 5 6c 4 13a Elmont Road N Plainfield Avenue 14b 14c TO HEMPSTEAD feet SITE ACCESS Transit Both regionally and locally, Sites A and B are well served by mass transit. There are three Long Island Rail Road (LIRR) stops within one mile of the two sites: Belmont Park, Queens Village, and Bellerose. However, the closest station, Belmont Park, is a spur of the Hempstead Branch of the LIRR, and provides only limited service during racing season. Both Nassau County and Queens County bus lines serve Site A and Site B, including the N1, N2, N3, N6, Q110 and Q2. These bus lines stop in close proximity to the sites. Pedestrian In general, pedestrian access to the two sites is limited because Hempstead Turnpike is a car-dominated and pedestrian unfriendly roadway. However, walking distances to nearby transit stations and retail centers are manageable and vary from a half mile to a mile. In addition, Site A has easy access to the pedestrian bridge that connects the Belmont Station LIRR platform to the Racetrack. Vehicular In addition to being near mass transit, the sites are also well served by major and minor vehicular roadways. The sites are bisected by Hempstead Turnpike, and are bordered to the west by the Cross Island Parkway. These major roads provide regional access to Hempstead, Jamaica Station, JFK Airport, and the Throgs Neck Bridge. 14

16 FIGURE 3: REGIONAL UNDERSTANDING Island Pkwy tr al n ho Jeriic Cross de Tpke Floral Park Floral Park Hempstead Floral Park Queens County Bellerose J.H.S. 109 Branch Nassau County Floral Park Bellerose Elementary School 1M ile Queens Village South Floral Park h ranc ad B pste Hem Belmont Park St. Joachim & Anne P.S. 34 Belmont Park Racetrack N 1 N N 2 3 Q2 P.S. 134 Floral Park Memorial High School N 6 Commercial Core St. Vincent De Paul Elmont Memorial Library Regional Retail Hempstead Tpke Elmont Union Free School Clara H. Carlson School tr d Broadway Park Beth David Cemetery N 0 1/4mi 1/2mi miles E Cambria Heights Elmont Elmont Cemetery North Valley Stream Elmont Memorial Hig School lm on Law & Government High School E.S. 147 nd Pkwy Cross Islan P.S. 136 Gotham Avenue School Meacham A Av ve Q110 lvd is B Lew Electricity and Gas The Long Island Power Authority provides both electric and gas service for the sites, which if development takes place will require upgraded and expanded service. si P.S. 33 ve A s nci Water Service and Supply The Water Authority of West Nassau County provides water service for Belmont Park. To ensure that an adequate supply will exist for new development, the developer of the sites will need to work with the Water Authority of West Nassau County and the Nassau County Department of Public Works. ill H d nch n Bra Port Fra SITE INFRASTRUCTURE an Gr C Northeast To New Hyde Park, Mineola North To Northern State Pkwy, LIE, Throgs Neck Bridge 1/4 Additional regional influences include corridor retail along major roads, numerous parks and open spaces, institutions and schools. (See Figure 3) e Beyond the transit stations and roadways that allow regional connections, there is a variety of regional elements that influence development on Site A and Site B. These include numerous neighborhood retail nodes as well as regional retail areas. Regional retail areas contain largescale commercial uses such as big-box retail. The commercial core closest to Site A and Site B is located at the southwest corner of Hempstead Turnpike and Elmont Road, where there are plans to develop the former Argo Theater site into a large food and grocery center. The nearest regional retail area occurs east of the sites along Hempstead Turnpike and contains a Home Depot, Marshall s and an Office Max. Other regional shopping destinations within a five-to-six mile radius of the sites include Greenacres Mall and Roosevelt Field Mall. P kw y REGIONAL INFLUENCES Sewage and Drainage A sewer line currently exists underneath Site A. However, development on Sites A and B will require upgrades to any existing sewer and drainage system, and will require working with Nassau County Department of Public Works to provide an adequate drainage system. The area surrounding Belmont Park has been prone to flooding in past storms. Create mixed-use development -Hotel/convention center -Retail -Recreation Redevelop parking area south of Hempstead Turnpike Create gateway to Elmont Improve streetscape along Hempstead Turnpike Encourage Belmont-oriented businesses, activities and uses RECENT PLANS FOR AREA: ELMONT COMMUNITY VISION PLAN (2008) ZONING In June 2008, the Elmont Community Vision Plan was published, setting forth a series of goals and objectives for the community. During the Vision Plan s conception, the total amount and location of land available for development in Belmont Park was not known. Therefore though the Vision Plan specifically addresses Belmont Park, it only looks at Site B. The objectives stated by the Vision Plan for this area included: Under existing zoning, Belmont Park is designated for residential use. The Elmont Community Vision Plan proposes a new zoning district for the area, the Belmont Special Use District, that would allow Belmont Park to be rezoned and developed in a coordinated matter. The proposed special use district would also allow a mix of uses beyond residential that could lead to economic growth. 15 erso Jeff

17 Site B Opportunities and Constraints (See Figure 5) FIGURE 5: SITE B OPPORTUNITIES & CONSTRAINTS 1 Adjacent Single Family Residential Housing Provides a street grid that allows for potential connections Front-yard conditions on Huntley Road and rear-yard conditions on Wellington Street Setback or landscaping may be required to appropriately buffer existing residential neighborhoods from Site B Hempstead Turnpike SITE A 9 8a 6 2 Dense Tree Cover Creates a buffer from Cross Island Parkway and Hempstead Turnpike 7a New York State Empire Zone Allows for certain tax benefits subject to requirements Potential to change borders of zone or move to Site A Future status of Empire Zone program is under consideration Site B Existing Circulation Vehicular access is maintained on the northern and western borders of Site B Tunnel allows for vehicular access between sites- must be maintained Tunnel allows for pedestrian access between sites- may be relocated Various access points allow for efficient circulation Various egress points allow for efficient circulation- must be maintained Access to Site B from Hempstead Turnpike is limited because of non-signalized intersection Site B Land Use Restrictions Site B has no land use restrictions. 1c 8b Cross Island Parkway 3 Empire Zone 4 SITE B 28 ACRES 7b c 1a 1b 7c 8d N feet 17

18 SITE A & B OPPORTUNITIES & CONSTRAINTS Site A Opportunities and Constraints (See Figure 4) 1 Racetrack and Field Could serve as open space with a bucolic atmosphere when races are not taking place Focus of activity during large racing events Gated off from the surrounding community Largely underutilized: not being used for recreation purposes or for economic benefit for a large portion of the year 5 FIGURE 4: SITE A OPPORTUNITIES & CONSTRAINTS Grandstand (+/- 120 feet in height) Serves as an architectural icon for the community of Elmont and Belmont Park Grandstand height allows for views to and from Site A Belmont Open Space/Park Includes park and open space amenities such as active green space, picnic benches and gathering areas for Belmont Park uses Could provide pedestrian-friendly features and allows for pedestrian connections to Site A 11a SITE A 8 ACRES 4 5 LIRR Belmont Station & Platform/Pedestrian Bridge Could provide an integral transit and pedestrian connection to the site Allows for opportunity to create 365-day transit service as infrastructure is already in place (currently the Belmont spur is utilized only part-time) Bus Staging Area Allows for efficient bus transit to and from site Cross Island Parkway Site A Existing Circulation Gateway 3 exists as a main entry into Site A Vehicular access is maintained on the northern and eastern borders of Site A Tunnel allowing for vehicular access between sites- must be maintained Tunnel allowing for pedestrian access between sites- may be relocated Various access points allow for efficient circulation Various egress points allow for efficient circulation Access to Site A from Hempstead Turnpike is limited 11b 12 GATEWAY SITE B 9 Hempstead Turnpike Site A Land Use Restrictions Site A may only be used for operation of Video Lottery Terminals (VLT), hotel, resort and spa facilities; or for any other use that is complementary to horse racing and parimutuel wagering. N feet 16

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20 STAKEHOLDER AND DEVELOPER OUTREACH

21 STAKEHOLDER AND DEVELOPER OUTREACH STAKEHOLDER MEETINGS / PLANNING PROCESS A public input process was initiated in order to fully understand community issues and to explore redevelopment options for the site. Meetings were held on November 21st and November 25th at the Elmont Memorial Library in Elmont, New York with elected officials, a technical advisory group, civic group leaders and residents. A meeting was also held on December 5th with the Queens Borough President and Community Board 13, as the two parcels available for development at Belmont Park are located just east of the Queens County boundary line. All of the stakeholders involved in the public process for this redevelopment study are listed below: Elected Officials and their Representatives (November 21: 1pm-3pm) New York State Senate New York State Assembly County Representatives Mayoral Leaders Town of Hempstead Queens Borough President* November 21st Stakeholder Meeting Technical Advisory Group (November 25: 3pm-5pm) LIRR Nassau County Town of Hempstead New York State Department of Transportation Long Island Regional Council Regional Plan Association** Community (November 25: 6pm-8pm) Civic Group Representatives Residents Community Board 13* * A separate meeting was held with Queens Borough President and Community Board 13 District Manager on December 5th. ** RPA was contacted separately. November 25th Stakeholder Meeting 20

22 The challenges and opportunities for Site A and Site B, as well as a list of possible redevelopment uses for the two sites, were discussed with the various stakeholders and are listed in the sections below. Please note, a racino is listed as one of the possible uses identified by the stakeholders and is a term used repeatedly in this document. A racino is defined as a facility in which Video Lottery Terminals (VLTs) are located, and is usually implemented in correlation with a horse racing venue. A racino can also be referred to as a VLT facility. Challenges Substandard conditions in surrounding areas, including racetrack housing Safety and security Pedestrian safety due to high traffic volumes on Hempstead Turnpike Proximity to single family residential housing on eastern edge of Site B Flooding and drainage issues Isolation of Belmont Park from surrounding community Need for open space Need for family-oriented retail Opportunities Create job opportunities and tax relief for surrounding community Enhance LIRR service at the Belmont Station to 365-days a year Create gateway entrance into Nassau County Build upon equine history using Belmont Park as cultural resource Make sites a destination Integrate pedestrian friendly features/streetscaping on Hempstead Turnpike Create a walkable community/environment Possible Redevelopment Uses for Site A and Site B Transportation center (lirr + bus hub) Racino (4500 VLT stations plus amenities) Lifestyle retail center Mixed-use residential/office room hotel/conference center facility room hotel (minimal amenities) Senior housing Neighborhood retail center Outlet retail center Big-box power retail center Open space/park Recreational/entertainment complex Horse racing museum/historic center Medical arts/professional office Corporate office park Equine uses/equine learning center Green technology/development park Workforce housing Community youth facility University research campus 21

23 CRITERIA FOR EVALUATION Based on the key findings of the site analysis and the stakeholder input, a set of Criteria for Evaluation was created. Positive economic benefits for state and community Economically viable Buildable without public subsidy Creates destination opportunities Complements racing culture of Belmont Park Supports pedestrian friendly environment Supports sustainable development and planning ESD, RWB and the consultants undertook an evaluation process to determine the best uses for Site A and Site B. The Criteria for Evaluation listed above were utilized to assess each possible use, identifying the 10 uses with the highest ratings: 1. Transportation center ( lirr + bus hub) 2. Racino (4500 station plus amenities) 3. Lifestyle retail center 4. Mixed-use residential/office room hotel conference center facility room hotel (minimal amenities) 7. Senior housing 8. Neighborhood retail center 9. Outlet retail center* 10. Big-box power retail center FIGURE 6: ASSESSMENT OF USES IN RESPONSE TO CRITERIA FOR EVALUATION 4-Excellent 3-Good 2-Fair 1-Poor 0-None DEVELOPMENT USES Transportation Center (LIRR+Bus Hub) (1) Racino (4500 VLT Stations plus Amenities) Lifestyle Retail Center Mixed Use/Residential/Retail/Office (2) Room Hotel/Conference Facility (3) Room Hotel (Minimal Amenities) Senior Housing Neighborhood Retail Center Outlet Retail Center (4) Big-Box Power Retail Center Open Space/Park (5) Recreational/Entertainment Complex Horse Racing Museum/Historic Center Medical Arts/Professional Office Corporate Office Park Equine Uses/Equine Learning Center Green Technology Development Park Workforce Housing (6) Community/Youth Facility University Research Campus EVALUATION CRITERIA Postitive Economic Benefits for State/Community Economically Viable (Based on Developer Input) Can Be Built Without Public Subsidy Reinforces Stakeholder Interests Creates Destination Opportunities Complements Racing Culture of Belmont Park Supports Pedestrian Friendly Environment Supports Sustainable Development and Planning TOTALS Notes (1) Assumes that transit improvements would be made at the existing station (off-site) (2) Residential assumes senior housing (3) Large hotel requires adjacency to LIRR and transit hub (4) Retail radius restrictions for outlets limit viability (5) Local stakeholders want neighborhood parks and more access to Belmont open space (6) Local stakeholders do not want housing that will add to school population * Retail radius restrictions for outlets limit viability. 22

24 DEVELOPER OUTREACH Beyond using the Criteria for Evaluation to recognize the best uses for the site, ESD, RWB and the consultants reached out to members of the development community to understand the economic feasibility of the different possible uses presented by the stakeholders. This provided information on market realities, which are integral to the success of any redevelopment on the sites. The summary of the development community s assessment of viable uses for the sites is represented in Figure 7. In addition, the following are the different challenges and opportunities identified by the developers: Challenges Radius restrictions prevent outlet retail opportunities (development too close in distance to Green Acres Mall, Queens Center and Roosevelt Field Mall) Lack of 365-day LIRR service at the Belmont Station Large hotel may not be economically viable Lifestyle center may not be economically viable Opportunities Create 365-day LIRR service at Belmont Station VLT facility may be economically viable (economic and gaming analyses recommended) Senior housing has strong economic future Mixed-use center may be economically viable and creates a walkable community Small hotel may be economically viable Large hotel may be economically viable, especially if LIRR service in place Big box retail may be economically viable FIGURE 7: DEVELOPER ASSESSMENT OF DEVELOPMENT VIABILITY Site A Site B Racino or VLT Facility Rm Economy Hotel (with racino) Rm Economy Hotel (Alone) Rm Hotel/Conf Center (with racino) Rm Hotel/Conf Center (Alone) Rm Econ Hotel/Longstay Resid Hotel Senior Housing Big Box Power Retail Center Medium Density Workforce Housing Mixed Use Hsg/Retail/Prof Office Lifestyle Retail Center (Mini-Box) Outlet Retail Center Sports Family Entertainment Center Rm Hotel/Conf Center (Alone) Professional Office Rm Hotel/Conf Center 5-Immediate Potential 4-Excellent 3-Good (Long Term) 2-Fair 1-Poor 0-None Development Groups Notes Developer A Lifestyle Retail is not viable Developer B Large Hotel Unlikely (Not a Travel Destination) Developer C Outlet Retail Unlikely (radius restrictions) Developer D = - - Financing Concerns Developer E Possible Long Term Office Potential Developer F Multi-Hotel Village Concept with VLT's Developer G Financing Concerns (Demand for Super Big-Box) Developer H LIRR Service to Belmont Essential to Area Developer I Developer J Developer K Hotel needs to be subsidized & Big Demand for VLT's Developer L Strongly suggests market analysis for proposed uses Developer M Large Hotel Only Possible with Casino (Financing) Developer N Sr Hsg- Strong Future Totals From a developer s perspective, the following are the most viable options: Racino or VLT facility room economy hotel (with racino) room economy hotel (alone) room hotel/conference center (with racino) room hotel/conference center (alone) room economy hotel/long stay residential hotel Senior housing Big box power retail center Medium density workforce housing Mixed use housing/retail/professional office Lifestyle retail center Outlet retail center* * Retail radius restrictions for outlets limit viability. 23

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26 SITE A REDEVELOPMENT OPTIONS

27 SITE A REDEVELOPMENT OPTIONS SITE A OVERVIEW In general, Site A options include, either alone or in combination: a racino, a small hotel, a large hotel and parking. As represented in Figure 6 (page 22), the racino and hotel uses are highly responsive to the Criteria for Evaluation. Both a racino and hotel bring income into the community, are economically viable, and reinforce the interests of the majority of the stakeholders. Each option is characterized by a pedestrian friendly environment and sustainable urban design principles, offering walkable entertainment centers. A racino may entail the need for increased security, which would be addressed during Site A implementation. In all of the redevelopment options, Site A is transformed from a vacant parking lot into a 24-hour vibrant destination center. The synergies between this new center and the existing racetrack can act as a catalyst for revitalization for Belmont Park, as well as the surrounding neighborhoods. SITE A LAND USE OPTIONS Development options for Site A are described in detail in the following sections and are listed below: Option 1: Racino (Stand Alone) Option 2.1: Small Hotel (Stand Alone) with VLTs in Grandstand Option 2.2: Large Hotel (Stand Alone) with VLTs in Grandstand Option 3.1: Small Hotel with Racino Option 3.2: Large Hotel with Racino Site A: Existing Conditions 26

28 SITE A CIRCULATION Cross Island Parkway FIGURE 8: SITE A CIRCULATION The proposed circulation for Site A first and foremost maintains access on the north and east edges of the site. In addition, new circulation elements for the site are introduced, such as a new traffic signal at the intersection of Hempstead Turnpike and the entry to Site A. A new road is proposed within the boundaries of Site A that loops around the perimeter of the site, allowing for efficient access around the site without entering the formal Belmont Park roadway network. Service loading and entry to parking occurs along the west edge of the site. Lastly, a green space is proposed to buffer the site from Hempstead Turnpike, creating a gateway into Elmont and Nassau County from the west. OFF-SITE GRANDSTAND The proposed circulation plan and the gateway green for Site A remain in place in for each of the redevelopment options since these elements provide a sound planning framework for all the options. In each option, new development can easily access the Cross Island Parkway and the Hempstead Turnpike from the southern end of the site. SERVICE & SITE A: 6 BUILDABLE ACRES PRIMARY ENTRANCE STREET DIRECTION EDGE GATEWAY GREEN OFF-SITE Hempstead Turnpike SIGNALIZED INTERSECTION GATED ENTRY N feet 27

29 FIGURE 9: STAND ALONE RACINO PRECEDENT Finger Lakes Gaming and Racetrack: Farmington, NY FIGURE 10: OPTION 1: SITE PLAN Cross Island Parkway OFF-SITE 80,000 SF 228 SPACES GRANDSTAND RACINO 240,000 SF 2 FLOORS BRIDGE TO GRANDSTAND Aerial of Finger Lakes with Site A Overlay SURFACE 68,000 SF 195 SPACES GATEWAY GREEN OFF-SITE 108,000 SF 308 SPACES Hempstead Turnpike N Birds-eye View of Finger Lakes Site Floor Plan of Finger Lakes Gaming Room feet SITE A: OPTION 1: RACINO (STAND ALONE) Option 1 for Site A proposes a stand-alone racino with Video Lottery Terminals (VLTs). The racino brings revenues into Elmont and the surrounding community and is seen as complementary to the horse racing uses taking place in the adjacent racetrack. The proposed racino occupies 240,000 square feet on the northern portion of the site, in close proximity to the Grandstand. The racino would include amenities such as a cafe/restaurant and a bar and lounge area. New parking is proposed on the southern portion of the site. This option assumes that racino parking demands can utilize off-site existing parking lots within Belmont Park, so that the racino and racetrack can coexist compatibly. (See Figures 10 and 11) A precedent for a stand-alone racino adjacent to a racetrack is Finger Lakes Gaming and Raceway in Farmington, New York. Finger Lakes Gaming occupies a 60,000 square foot building pad with a 27,000 square foot gaming floor, and includes a food court and sports bar. The facility contains 990 VLTs, allowing approximately 29 square feet per VLT. In looking at the Finger Lakes Gaming facility as well as other VLT facilities in New York, the average square footage per VLT was determined to be 28 square feet. This average was utilized in all redevelopment options with VLT facilities in this Redevelopment Study. (See Figure 9) 28

30 Floor Area Summary FIGURE 11: OPTION 1: PERSPECTIVE Racino 240,000 SF (2 120,000 SF per floor) 28 SF per VLT 4,500 VLTs Surface Parking 68,000 SF 195 spaces (assumes shared parking) RACINO EXISTING GRANDSTAND Existing Surface Parking 188,000 SF 536 spaces SURFACE EXISTING 29

31 Cross Island Parkway FIGURE 12: SMALL HOTEL PRECEDENT Fairfield Inn: Jamaica, New York FIGURE 13: OPTION 2.1: SITE PLAN OFF-SITE 80,000 SF 228 SPACES GRANDSTAND VLT ON GROUND LEVEL (OPTIONAL) 240,000 SF SURFACE 123,000 SF 330 SPACES 4 FLRS FUNCTION/ BASE 6 FLRS SMALL HOTEL 130,000 SF ROOMS Aerial of Fairfield Inn with Site A Overlay GATEWAY GREEN OFF-SITE 108,000 SF 308 SPACES Hempstead Turnpike N Exterior of Fairfield Inn Site feet SITE A: OPTION 2.1: SMALL HOTEL (STAND ALONE) WITH VLTS IN GRANDSTAND Option 2.1 for Site A proposes a stand alone small hotel with the option to place VLTs in the ground level of the Grandstand. The small hotel provides accommodations and limited meeting/banquet space for people visiting the racetrack as well as for the surrounding community. The hotel occupies 130,000 square feet on four to six floors, with a ground level lobby and function space. Surface parking to support the hotel uses is located on the northern portion of the site. With VLTs in the ground level of the Grandstand, climatization of the VLT area is required. Parking demands for VLTs in the Grandstand can use existing parking lots within Belmont Park. (See Figures 13,14 and 15) A precedent for a small stand alone hotel is Fairfield Inn in Jamaica, New York. This hotel includes 110 rooms on five floors with a small meeting room. (See Figure 12) 30

32 FIGURE 14: OPTION 2.1: PERSPECTIVE FIGURE 15: OPTION 2.1 WITH VLTS IN GRANDSTAND: PERSPECTIVE SMALL HOTEL SURFACE EXISTING GRANDSTAND SMALL HOTEL SURFACE RACINO INCORPORATED IN BASE OF GRANDSTAND EXISTING EXISTING Floor Area Summary Hotel 130,000 SF rooms (4 to 6 floors) Existing Surface Parking 188,000 SF 536 spaces Surface Parking 123,000 SF 330 spaces VLTs on Grandstand Ground Level (Optional)(See Figure 15) 240,000 SF 28 SF per VLT 4,500 VLTs 31

33 FIGURE 16: LARGE HOTEL PRECEDENT New York LaGuardia Airport Marriott: East Elmhurst, New York Cross Island Parkway FIGURE 17: OPTION 2.2 SITE PLAN OFF-SITE 80,000 SF 228 SPACES GRANDSTAND VLT ON GROUND LEVEL (OPTIONAL) 240,000 SF SURFACE 123,000 SF 330 SPACES FUNCTION/ BASE 8 FLRS LARGE HOTEL 300,000 SF ROOMS Aerial of Marriott with Site A Overlay GATEWAY GREEN OFF-SITE 108,000 SF 308 SPACES Hempstead Turnpike N Interior and Exterior of Marriott Hotel feet SITE A: OPTION 2.2: LARGE HOTEL (STAND ALONE) WITH VLTS IN GRANDSTAND Option 2.2 proposes a stand-alone large hotel on Site A with the option to place VLTs in the ground level of the Grandstand. The large hotel provides accommodations and meeting/banquet space for people visiting the racetrack as well as for the surrounding community. If LIRR service is expanded at Belmont Station, a large hotel could also be used by people flying into and out of John F. Kennedy Airport and LaGuardia Airport, as the site would maintain easy public transit access to these airports. The hotel occupies 300,000 square feet on eight floors, with a ground level lobby and function space. Surface parking to support the hotel uses is located on the northern portion of the site. With VLTs in the ground level of the Grandstand, climatization of the VLT area is required. Parking demands for VLTs in the Grandstand can use existing parking lots within Belmont Park. (See Figures 17, 18 and 19) A precedent for a large stand alone hotel is the New York LaGuardia Airport Marriott in East Elmhurst, New York. This hotel includes 430 guest rooms, 23 meeting rooms, a grand ballroom, an on-site lounge, a restaurant and a coffee shop. (See Figure 16) 32

34 FIGURE 18: OPTION 2.2: PERSPECTIVE FIGURE 19: OPTION 2.2 WITH VLTS IN GRANDSTAND: PERSPECTIVE LARGE HOTEL SURFACE EXISTING GRANDSTAND LARGE HOTEL SURFACE RACINO INCORPORATED IN BASE OF GRANDSTAND EXISTING EXISTING Floor Area Summary Hotel 300,000 SF rooms (8 floors) Existing Surface Parking 188,000 SF 536 spaces Surface Parking 123,000 SF 330 spaces VLTs on Grandstand Ground Level (Optional)(See Figure 15) 240,000 SF 28 SF per VLT 4,500 VLTs 33

35 Cross Island Parkway FIGURE 20: SMALL HOTEL WITH RACINO PRECEDENT Vernon Downs Racino and Hotel: Vernon, New York FIGURE 21: OPTION 3.1: SITE PLAN RACINO HOTEL OFF-SITE 80,000 SF 228 SPACES GRANDSTAND 4 FLRS RACINO 240,000 SF FLOORS 3 & 4 VLT DROP OFF FUNCTION/ BASE 6 FLRS BRIDGE TO GRANDSTAND STRUCTURED 240,000 SF 660 SPACES FLOORS 1 & 2 SMALL HOTEL 130,000 SF ROOMS Aerial of Vernon Downs Racino and Hotel with Site A Overlay GATEWAY GREEN OFF-SITE 108,000 SF 308 SPACES Hempstead Turnpike N Vernon Downs Hotel Exterior Vernon Downs Restaurant and Bar feet SITE A: OPTION 3.1: SMALL HOTEL WITH RACINO Option 3.1 proposes a small hotel with a racino facility for Site A. Similar to Option 2.1, the hotel occupies 130,000 square feet on four to six floors, with a ground level lobby and function space. However, in this option the small hotel is directly connected to a new racino on the northern portion of the site. This option requires two levels of structured parking located below the racino. Hotel patrons can enter the hotel from a front door drop off area or from the structured parking. Racino customers can either enter directly into the racino through a central drop off area or from the structured parking, or could access the facility through an escalator/passageway from the small hotel. Customers could also enter the racino via an elevated bridge from the Grandstand. As the hotel patrons and racino customers may be two different user groups, hotel patrons who do not want to use the VLTs could use the hotel and amenities while remaining completely separated from the racino. Possible hotel amenities include a restaurant, bar, banquet and meeting rooms, and spa facilities. (See Figures 21 and 22) A precedent for a small hotel with a racino facility is Vernon Downs Racino and Hotel in Vernon, New York. This hotel and racino are adjacent to Vernon Downs Racetrack. At Vernon Downs, the hotel and racino are in close proximity to each other but are located in two separate structures. The hotel includes 173 guest rooms, some meeting and banquet facilities, a restaurant and bar, and pool and spa facilities. (See Figure 20) 34

36 Floor Area Summary FIGURE 22: OPTION 3.1: PERSPECTIVE Racino 240,000 SF (2 120,000 SF per floor) 28 SF per VLT 4,500 VLTs Hotel 130,000 SF rooms (4-6 floors) COMBINED SMALL HOTEL WITH RACINO STRUCTURED (LOWER TWO LEVELS) EXISTING GRANDSTAND Structured Parking 240,000 SF (2 120,000 SF per floor) 660 spaces Existing Surface Parking 188,000 SF 536 spaces EXISTING 35

37 FIGURE 23: LARGE HOTEL WITH RACINO PRECEDENT Dover Downs Hotel and Casino: Dover, Delaware Cross Island Parkway FIGURE 24: OPTION 3.2: SITE PLAN OFF-SITE 80,000 SF 228 SPACES GRANDSTAND BRIDGE TO GRANDSTAND RACINO 240,000 SF FLOORS 3 & 4 VLT DROP OFF STRUCTURED 240,000 SF 660 SPACES FLOORS 1 & 2 FUNCTION/ BASE 8 FLRS LARGE HOTEL 300,000 SF ROOMS Aerial of Dover Downs Hotel and Casino with Site A Overlay GATEWAY GREEN OFF-SITE 108,000 SF 308 SPACES Hempstead Turnpike N Birds-eye view of Dover Downs Exterior of Dover Downs Hotel feet SITE A: OPTION 3.2: LARGE HOTEL WITH RACINO Option 3.2 proposes a large hotel with a racino facility for Site A. The hotel occupies 300,000 square feet on eight floors, with a ground level lobby and function space. The large hotel is directly connected to a new racino on the northern portion of the site, with two levels of structured parking located below the racino. Hotel patrons can enter the hotel from a front door drop off area or from the structured parking. Racino customers can either enter directly into the racino through a central drop off area or from the structured parking, or could access the facility through an escalator/passageway from the large hotel. Customers could also enter the racino via a elevated bridge from the Grandstand. As the hotel patrons and racino customers may be two different user groups, hotel patrons who do not want to use the VLTs could use the hotel and amenities while remaining completely separated from the racino. (See Figures 24 and 25) A precedent for a large hotel with a racino is Dover Downs Hotel and Casino in Dover, Delaware. The hotel and casino complex is adjacent to Dover Downs Racetrack and includes multiple bars and restaurants, entertainment venues and spa amenities. (See Figure 23) 36

38 Floor Area Summary FIGURE 25: OPTION 3.2: PERSPECTIVE Racino 240,000 SF (2 120,000 SF per floor) 28 SF per VLT 4,500 VLTs Hotel 300,000 SF rooms (8 floors) COMBINED LARGE HOTEL WITH RACINO STRUCTURED (LOWER TWO LEVELS) EXISTING GRANDSTAND Structured Parking 240,000 SF (2 120,000 SF per floor) 660 spaces Existing Surface Parking 188,000 SF 536 spaces EXISTING 37

39 38

40 SITE B REDEVELOPMENT OPTIONS

41 SITE B REDEVELOPMENT OPTIONS SITE B OVERVIEW Based on the Criteria for Evaluation, the most appropriate uses for Site B include: retail uses, a small hotel, senior housing and the opportunity for sports recreation facilities. Similar to the redevelopment options for Site A, the program elements in each Site B option provide economic benefits, are economically viable, and meet the majority of stakeholder and community interests. In addition, the different options are physically designed to be walkable, lively destination centers. Small-scaled retail uses, large-scale commercial uses, recreational facilities and mixeduse housing all work together to create an urban core, giving the surrounding community a place to live, work and play. Site B also offers open space amenities. Each option includes not only a gateway green at the northern end of the site, but also a neighborhood park at the southern end of the park where picnic areas or playing fields can be incorporated. SITE B LAND USE OPTIONS Development options for Site B are described in detail in the following sections and are listed below: Option 1: Lifestyle Retail with Small Hotel Option 2: Big Box Retail (with Sports Facility Option) Option 3: Mixed-Use Retail with Senior Housing Site B: Existing Conditions 40

42 FIGURE 26: SITE B CIRCULATION SITE B CIRCULATION Site B includes vehicular access easements that must be maintained. These access areas are kept in place in the proposed circulation plan for Site B at the north and west edges of the site. New circulation elements proposed include a traffic signal at the intersection of Hempstead Turnpike and the entry to Site B to allow westbound traffic to enter the site, and a new road that follows the western boundary of Site B. Another new road is proposed at the northern portion of the site alongside a gateway green that buffers the site from Hempstead Turnpike and provides a landmark space for the Elmont community and Nassau County. These two roads allow for efficient access to all portions of the site as well as to the Cross Island Parkway and Hempstead Turnpike. In addition to the new roads, a fifteen-foot wide landscaped area is proposed along the east boundary of the site to buffer any new development from the existing single family residences at this location. Lastly, the circulation plan for Site B allows for a neighborhood park at the southern tip of the site. The proposed circulation plan and the gateway green for Site A remain in place in for each of the redevelopment options since these elements provide a sound planning framework for all the options. The neighborhood park at the southern tip of the site stays in place, but changes in size according to the various program needs for each option. Cross Island Parkway GATEWAY GREEN SITE B: 22 BUILDABLE ACRES 15 BUFFER Hempstead Turnpike STREET DIRECTION EDGE SIGNALIZED INTERSECTION GATED ENTRY NEIGHBORHOOD PARK N feet 41

43 FIGURE 27: LIFESTYLE RETAIL PRECEDENT FIGURE 28: OPTION 1: SITE PLAN The Shops at Atlas Park: Glendale, New York GATEWAY GREEN He mp ste ad Tur n pik e HOTEL 112,500 SF 150 ROOMS 4 FLRS 10,000 SF 23,000 SF 90,000 SF Cross Island Parkway 20,000 SF 20,000 SF Exterior of Atlas Park RETAIL 243,000 SF 365,000 SF 1,050 SPACES Aerial of Atlas Park with Site B Overlay SITE B: OPTION 1: LIFESTYLE RETAIL CENTER WITH SMALL HOTEL Option 1 presents lifestyle retail with a small hotel for Site B. This option is envisioned as a mixed-used commercial development that combines the traditional retail functions of a shopping mall with leisure amenities such as movie theaters and restaurants, along with a small hotel that can support the retail uses. Option 1 includes 243,000 square feet of retail, a four story,150-room hotel, and surface parking. Some of the smaller stand alone retail pads can be used by family-oriented restaurants. The retail and parking areas both have direct access to Hempstead Turnpike and the Cross Island Parkway via the new road on the western border of the site. (See Figures 28 and 29) A relevant design precedent for Option 1 is The Shops at Atlas Park development in Glendale, New York. This walkable shopping/lifestyle center includes over 30 retail stores, a movie theater complex with multiple restaurants, and a large food market. The development also includes public spaces such as plazas and green spaces that act as central nodes for the complex. (See Figure 27) 42 NEIGHBORHOOD PARK N feet 400

44 Floor Area Summary FIGURE 29: OPTION 1: PERSPECTIVE Hotel 112,500 SF (4 floors) Retail 243,000 SF RETAIL Surface Parking 1,050 spaces SMALL HOTEL SURFACE NEIGHBORHOOD PARK 43

45 Cross Island Parkway FIGURE 30: BIG BOX RETAIL & SPORTS FACILITY PRECEDENT WalMart Supercenter: Westbury, New York Forekicks Norfolk, Norfolk, Massachusetts FIGURE 31: OPTION 2: SITE PLAN GATEWAY GREEN Hempstead Turnpike SERVICE LANE 30,000 SF Birds-eye View of WalMart Supercenter 120,000 SF 10,000 SF BIG BOX RETAIL OR SPORTS COMPLEX 280,000 SF Birds-eye View of Forekicks Norfolk Site 412,500 SF 1,200 SPACES Aerial of WalMart Supercenter with Site B Overlay SITE B: OPTION 2: BIG BOX POWER RETAIL CENTER (WITH SPORTS FACILITy OPTION) Interior of Forekicks Norfolk Option 2 for Site B proposes big box retail with two large retail pads in the center of the site and smaller retail pads at the north end of the site. The smaller retail uses at the north end of the site act as a front door to the development and can support restaurants and more walkable, smaller-scaled retail. The two large retail pads each occupy 120,000 square feet, with 412,500 square feet of surface parking. This option also shows the opportunity for an indoor sports facility in place of one of the large retail pads. There is a service road between the small and large retail and along the northern edge of the neighborhood park that allows access to Hempstead Turnpike and the Cross Island Parkway. Lastly, the neighborhood park in this option shows a soccer field, as the programming of this park can be related to a potential indoor sports facility. (See Figures 31 and 32) 120,000 SF NEIGHBORHOOD PARK A precedent for Option 2 is the WalMart supercenter in Westbury, New York. This big box center includes WalMart, Costco, Marshalls and Sports Authority, with building pads ranging from 40,000 to 140,000 square feet. A precedent that includes a sports facility is Forekicks Norfolk in Norfolk, Massachusetts, a 85,000 square foot indoor sports complex. (See Figure 30) 44 N feet

46 Floor Area Summary FIGURE 32: OPTION 2: PERSPECTIVE Small Scale Retail 40,000 SF Big Box Retail or Sports Complex 240,000 SF Surface Parking 412,500 SF 1,200 spaces SMALL SCALE RETAIL BIG BOX RETAIL SURFACE NEIGHBORHOOD PARK WITH PLAYING FIELD 45

47 FIGURE 33: SENIOR HOUSING PRECEDENT The Paddock Apartments: Lexington, Kentucky FIGURE 34: OPTION 3: SITE PLAN 23,500 SF Hempstead Turnpike 5,000SF 215,000 SF 605 SPACES 8,000SF 5,000SF 30,000 SF 105,000 SF RETAIL 176,500 SF Exterior of The Paddock Apartments 50,500 SF 140 SPACES TOWNHOUSES 82,000 SF (2 FLRS) APARTMENTS 30,000 SF (3 FLRS) Aerial of WalMart Supercenter with Site B Overlay SITE B: OPTION 3: SENIOR HOUSING WITH RETAIL CENTER Option 3 explores the concept of mixed-use by proposing 176,500 square feet of retail at the north end of the site and 287,000 square feet of senior housing at the south end. The retail development has the potential to support neighborhood retail, restaurants, and professional offices that can serve the region. The senior housing provides a total of 333 units of townhouses and apartments. These units are grouped into three clusters that are built around a common green space and parking to create a village like setting. A club house for social gatherings anchors the southern tip of the development and fronts the neighborhood park. The retail development and each of the housing clusters have direct access to the Cross Island Parkway and Hempstead Turnpike via the new road on the western border of the site. (See Figures 34 and 35) A relevant precedent for the senior housing development shown in Option 3 is The Paddock Apartments in Lexington, Kentucky. This development includes 160 senior housing units and is in close proximity to Kentucky Horse Park. (See Figure 33) 46 35,500 SF 101 SPACES 17,500 SF 50 SPACES Cross Island Parkway NEIGHBORHOOD PARK CLUBHOUSE 20,000 SF TOWNHOUSES 62,000 SF (2 FLRS) APARTMENTS 30,000 SF (3 FLRS) TOWNHOUSES 27,000 SF (2 FLRS) APARTMENTS 36,000 SF (3 FLRS) SENIOR HOUSING 287,000 SF N feet

48 Floor Area Summary FIGURE 35: OPTION 3: PERSPECTIVE Retail 176,500 SF Senior Housing 287,000 SF 333 units 120 Apartment Units (3 floors/building) 213 Townhouses (2 floors each) 20,000 SF Clubhouse RETAIL TOWNHOUSES Surface Parking 318,500 SF 896 spaces SURFACE APARTMENTS NEIGHBORHOOD PARK 47