By Anthony Rifilato
The town officially declared the area blighted after it adopted a blight study at its board meeting on March 7. The study -- which was conducted by Saccardi & Schiff Inc. last September -- found the western side of Grand Avenue to be in dire need of urban renewal.
The results of the study were announced last month. It was determined that there is a 50 percent vacancy rate among businesses on Grand Avenue, as well as various deteriorating conditions and inadequate maintenance of the buildings, many of which are owned by absentee landlords.
The town said that adoption of the study is the first step toward revitalizing downtown Baldwin, and it intends to move the project expeditiously. "We have lots of work ahead of us," said Town Supervisor Kate Murray, adding that, ideally, she would like to see a Cold Stone Creamery or a Starbucks move into that stretch of Grand Avenue. "Those are the types of businesses that we want to attract."
The next step, Murray and others said, will be to work on a plan with community groups such as the Baldwin Chamber of Commerce, and eventually -- following a bidding process -- bring in a private developer and attract businesses to the area.
"This is a historic opportunity for the Baldwin community," said Town Councilman Anthony Santino, adding that the project could be completed in 18 months to two years.
Business owners have their say
The blight study came with its share of criticism, however. Some have said they were not made aware that a study was being conducted, and business owners said they were worried that the initiative would hurt their businesses.
Howard Gainsburg, a Baldwin resident and the owner of Baldwin Kitchen and Bath Designs at 795 Merrick Road, which was included in the study, told the board he was disappointed that his business was included, and could be negatively impacted by the eventual condemnation process. "It's unlikely that I can find a comparable location in Baldwin," Gainsburg said, adding that because his business is thriving, he would like to be included in the redevelopment plan. "I applaud any sincere attempts by the town ... to revitalize this section of Baldwin."
Murray said that the study was conducted with the best interests of businesses like Baldwin Kitchen and Bath Designs in mind, and that the town is determined to assist Gainsburg. "It's the last thing the town wants to do -- to hurt your type of business," Murray said. "We want to help you and the whole anchor area. That's the point of this study."
Another business owner, Allen Rattin, owner of the vacant Automotive Discount Center on Merrick Road, said that since the blight study was announced, no one has wanted to buy or lease his property. "You guys are making people run away from it," said Rattin. "Who would commit to renting or buying if in a year from now they knew they would be kicked out of there?"
Santino said he understood Rattin's concerns as a business owner, but explained that the revitalization project could be a benefit for businesses, and that people needed to see the larger picture. "This is a historic opportunity to restore a prime downtown section of Baldwin," Santino said.
The adoption of the blight study also allows the town to proceed with a plan to acquire most of the properties on Grand Avenue south of Prospect Street and along Merrick Road through eminent domain.
The board was asked if there was another way the area could be revitalized instead of through condemnation of the properties, such as a façade improvement project, which was done across the street on Grand Avenue. Town officials said they did look into alternatives, but Saccardi & Schiff determined that structurally, a façade improvement would be insufficient because of the poor conditions of the buildings. "We think, based on expert opinion, that a condemnation proceeding is the best way to go," Murray said.
Members of the Chamber of Commerce told the board that they support the initiative, and hope to be involved in the planning process. "We look forward to a very productive partnership," said chamber Co-President Ginny Foley.
Business owners who would be affected by the town's eminent domain plan would have to be paid fair market value for their businesses, something that is decided by a state Supreme Court judge.
While Santino said that the town would work with existing businesses impacted by the plan, he added that the project must move forward unimpeded. "The fact that one or two business owners are inconvenienced, while we sympathize, cannot stand in the way of a project that will have a tremendous impact on the Baldwin community," Santino said.
While the town cannot control which businesses are brought into Baldwin, officials said they are hoping to attract quality franchises, like Barnes & Noble. They said the town would work with community groups like the Chamber of Commerce to create a vision for the area, which would then be included in a request for proposal, or RFP, when the town brings in a private developer. The project could also include Nunley's Carousel, which is expected to bring in businesses to the area.
But some residents believe that while attempts at revitalization are great, other parts of Baldwin are being ignored.
"If they're going to do a blight study, they have to go all the way up Grand Avenue, because there are worse sections than that," said Baldwin resident Jennifer Cullen, after the meeting. Cullen added that there are numerous storefronts that need a facelift along the thoroughfare and that more code enforcement is needed. "I think the carousel is a great idea," said Cullen. "But they're ignoring a mile and a half section of Grand Avenue that's been completely neglected."
Santino said that the project could have a ripple effect in Baldwin, however, by attracting shoppers and other businesses to the area as well as increasing the tax rolls, which could give the village a boost due to its low commercial tax base. The board pointed out that this is not an Empire Zone, and no tax incentives would be awarded.
Doug Diana, a member of the town's Board of Zoning Appeals, said after the meeting that the plan would be drastically different from a strip mall or a shopping center, and that with the businesses the town hopes to attract, the project could be a major boon to Baldwin. "This is something that is going to be well thought out," said Diana. "[The town] want[s] to make this a destination spot."
Comments about this story? Baldwineditor@liherald.com or (516) 569-4000 ext. 207.
