BUILDING 40 SITE REDEVELOPMENT STRATEGY A SITE EVALUATION AND CAPACITY REVIEW GRIFFISS BUSINESS AND TECHNOLOGY PARK CITY OF ROME, NEW YORK JULY 05
GRIFFISS BUSINESS AND TECHNOLOGY PARK BUILDING 40 REDEVELOPMENT PLAN TABLE OF CONTENTS Acknowledgements... I. The Griffiss Business and Technology Park... II. Site Overview... 4 III. Exis ng Site Condi ons... 5-6 U li es... 5 Building Evalua on... 6 IV. Context Sensi ve Redevelopment... 7 V. Phase I Development... 8 VI. Development Scenarios Descrip ons... 8 Graphics... 9 Scenario A... 0 Scenario B... Scenario C... Scenario D... Building 40 Site Redevelopment Strategy, Griffiss Business and Technology Park
ACKNOWLEDGEMENTS The Building 40 Site Redevelopment Strategy was prepared for the Griffiss Building and Technology Park as a site evalua on and development capacity study with the goal of sugges ng feasible development scenarios for the Building 40 site. The following organiza ons are recognized for their contribu ons to the crea on of the redevelopment strategy. Project Sponsor Griffiss Local Development Corpora on (GLDC) Project Sponsor Representa ve Mohawk Valley EDGE Project Design Consultant Elan Planning, Design and Landscape Architecture, PLLC O Brien and Gere The following previously completed exis ng site master plans and studies were referenced in the development of this document. NYS Route 85 Griffiss Veterans Memorial Parkway, New York State Department of Transporta on, Region (004), developed by Barton and Logudice Griffiss Business and Technology Park Master Plan (009), developed by Sasaki Associates Five Year Pedestrian Facili es Enhancement Plan (0), developed by Elan Planning, Design and Landscape Architecture Griffiss Business and Technology Park Building 40 Environmental Survey (04), developed by O Brien and Gere Building 40 Site Redevelopment Strategy, Griffiss Business and Technology Park
GRIFFISS INTERNATIONAL AIRPORT GRIFFISS BUSINESS AND TECHNOLOGY PARK ONEIDA COUNTY AIRPORT SYRACUSE HANCOCK INTERNATIONAL AIRPORT I-90 BUILDING 40 REDEVELOPMENT SITE I-8 New York State Context Map Regional Context Map City Context Map 6M DELTA LAKE STATE PARK I. THE GRIFFISS BUSINESS AND TECHNOLOGY PARK W DOMINICK ST. DOWNTOWN CORRIDOR CAPITOL THEATRE JAMES ST. DOWNTOWN CORRIDOR FRANKLYN S FIELD ROME ART AND COMMUNITY CENTER JERVIS PUBLIC LIBRARY ROME MEMORIAL HOSPITAL BLACK RIVER BLVD COMMERCIAL AREA HAZELTON WRIGHT PARK BUILDING 40 REDEVELOPMENT SITE - 6.5 ACRES MOHAWK VALLEY COMMUNITY COLLEGE TO: CITY OF ROME Mohawk River MOHAWK RIVER TRAIL RIVERSIDE PARK HARR-PINTI FIELD E DOMINICK ST. ENTERTAINMENT DISTRICT GOLF COURSE 9M THRUWAY I-90 GRIFFISS BUSINESS AND TECHNOLOGY PARK ROME FREE ACADEMY Griffiss Business and Technology Park located in Rome, New York is leading the way in innova ve development in the Mohawk Valley region and upstate New York. The City of Rome retooled their approach to economic development as part of the base closure of the Griffiss Air Force Base in 995. Focusing on public/private partnerships and diversifica on of industry, the former mul -mission defensive Air Base has become an opportunity and reality for Rome to become a major player in the st century economy in upstate New York and beyond. As part of a larger development plan incorpora ng technology businesses, skilled workers, and residen al ameni es, the Building 40 Redevelopment Parcel will strengthen the connec ons between Griffiss Park s economic development plan and the City of Rome s long range comprehensive plan. This study proposes poten al concept level development scenarios for the redevelopment of the 6.5 acre parcel of land previously used by Building 40 opera ons. This study addresses phased redevelopment of the site in-line with the objec ves of the Griffiss Business and Technology Park. Combined with technical engineering and building evalua on reports this concept plan can be used by poten al developers to explore redevelopment opportuni es. This study is a first step document that evaluates at the concept level, mixed-use commercial and residen al development of the Building 40 site. BELLAMY HARBOR PARK Erie Canal Redevelopment Site Context Map Building 40 Site Redevelopment Strategy, Griffiss Business and Technology Park
II. SITE OVERVIEW Available Site: 6.5 acres at the northwestern quadrant of the Park Center District in the Griffiss Business and Technology Park adjacent to Floyd Ave and Hill Road. Rome s Central Business District is two miles west via Mohawk Drive and Floyd Avenue. Development Opportunity: The 40 Building Parcel is owned by the Griffiss Local Development Corpora on (GLDC). The vacant Building 40, 40 Annex, Building 47, and Building 48 have undergone environmental evalua on and have been deemed suitable for demoli on. Pedestrian facility improvements at Griffiss Business and Technology Park are underway. The Five Year Pedestrian Facili es Enhancement Plan connects workers and visitors to open space, places of employment, and a world class sculpture park. NYSDOT improvements along Route 85 and Floyd Avenue that would ease conges on and provide direct access via mul ple intersec ons to the Building 40 site are pending. Griffiss Business and Technology Park offers efficient transport connec ons with an on-site airport, nearby freight and passenger rail, close proximity to both the Erie Canal/Mohawk River, and Interstate 90 only ten miles away. Market Need: Millions of dollars in private and public funding have flowed into Griffiss Park in an effort to expand its commercial poten al. The Park already hosts 70 companies employing over 6,000 workers. Recently recruited businesses adjacent to the redevelopment site include the Hampton Inn, Assured Informa on Security, AmeriCU and more. Subsequently, the area around the 40 site is rapidly developing into a commercial corridor. The growing and suppor ve business centers are capable of providing a strong market for addi onal commercial development. The GLDC has worked with poten al tenants to secure development grants, tax credits, infrastructure improvements and financing to insure the success of their business ventures. Building 40 Redevelopment Site and Route 85 Realignment Map Benefits to the Griffiss Park: Providing vibrant commercial development within walking distance to the largest employers in the area will a ract employees needed for con nued business development and reten on. By con nuing to develop the Griffiss Park with sensi vity to changing market demands favoring mixed-use, pedestrian friendly communi es the region will benefit from an enhanced image as an ideal place to do business and live. Griffiss Park has been comprehensively planned to facilitate and expedite the remedia on and reuse of vacant parcels by a diversified yet complimentary group of businesses. Building 40 Site Redevelopment Strategy, Griffiss Business and Technology Park 4
III. EXISTING CONDITIONS Adjacent Proper es North of the Building 40 Parcel are recrea onal fields, the B-5 memorial, and the Mohawk Glen Golf Course. West is a residen al neighborhood in land zoned R- and mixed commercial/ residen al (C-) with opportunity for expansion. South at the Campus Green and Park Center districts is a recently built Hampton Inn hotel, and a mix of office and light industrial sites in an area designated for Planned Unit Development (PUD). East of the Building 40 Parcel is the heart of the Park Center district, the most dense employment center of the Griffiss Park. View of Building 40 looking South from Hill Drive View of Building 40 looking North from the Intersec on of Hill Road and Floyd Avenue U li es MOHAWK GLEN Electricity Griffiss U lity Services Corpora on (GUSC) is a lightly regulated, non-profit u lity that maximizes the use of the park s substan- al exis ng energy infrastructure. GUSC distributes and maintains the electric distribu on systems. -phase overhead electric lines exist within the Griffiss Park, and in the vicinity of the project site. Currently, overhead electric services are located within the northern right-of-way for Floyd Avenue at the southern side of Building 40 and con nue along the east side of the building. cated within the northern right-of-way for Floyd Avenue. This -inch diameter storm sewer main currently collects and conveys stormwater run-off from the 40 site. Redevelopment of the project site may require construc on of addi onal stormwater management prac ces to ensure current NYSDEC water quality and quan ty regula ons are met. This -inch diameter storm sewer main runs southwesterly and westerly along Floyd Avenue prior to connec ng to an exis ng 4-inch storm sewer main and discharging to the Mohawk River. AVIATION GATEWAY PARK CENTER ENTERPRISE WAY Water City of Rome municipal potable water distribu on system exists throughout Griffiss Park. The system has sufficient capacity to provide domes c flow to new facili es within Griffiss Park. Due to the size of distribu on lines, delivery of fire flows to large building structures may be limited. Currently a 6-inch water main is located within the northern right-of-way of Floyd Avenue. An extension of this main runs from the Floyd Avenue right-of-way, to and around the eastern side of exis ng building 40. Steam GUSC distributes steam heat throughout Griffiss Park and is responsible for all maintenance and capital improvements to the steam distribu on systems. The majority of exis ng facili- es within Griffiss Park u lize steam for heat, provided via underground piping. However, many newer facili es within the park are heated by more efficient liquefied petroleum gas (LP). An ac ve sec on of steam line exists along the east side of the Building 40 (running north to south) and along the west side of Hill Road. BUILDING 40 REDEVELOPMENT SITE CAMPUS GREEN SKYLINE SUMMIT TECHNOLOGY HEIGHTS Griffiss Business and Technology Park District Map Sanitary Sewer The majority of the sanitary sewer mains within Griffiss Park are owned, operated and maintained by the City of Rome. An 8-inch sanitary sewer main is located within the northern rightof-way for Floyd Avenue, and terminates at the southeasterly corner of the 40 site. Stormwater Mi ga on The Building 40 site development scenarios have been designed to u lize Green Infrastructure to manage on-site stormwater. A municipally owned -inch storm sewer main is lo- The north-south steam line east of Building 40 cannot presumably be relocated. Proposed redevelopment scenarios of the Building 40 redevelopment area may not require the use of the steam service, and reloca on of these steam lines may be cost prohibi ve. Telecommunica on Underground telecommunica ons lines exist at the southeasterly corner of the project site and con nue along the southern side of Building 40 and north of the Floyd Avenue right-of-way. Verizon, Northland, and Level all provide broadband services. Building 40 Site Redevelopment Strategy, Griffiss Business and Technology Park 5
Building Evalua on The engineering firm of O Brien and Gere PC conducted a review of a 004 Environmental Baseline Survey, on-site building inspec ons and a demoli on study of Building 40. Building 40 The structure was constructed in 955 by the US Air Force as an aerial reconnaissance lab and was used subsequently for a variety of light industrial purposes. It has been vacated and unmaintained for over two decades. The limited interior condi on and space configura on makes demoli on and removal of this architecturally insignificant building a feasible redevelopment strategy. Out Buildings In addi on to the 40 building, the site contains buildings 47 and 48- both of which are recommended for demoli on for the same reasons as Building 40. Hazardous Waste Building demoli on will require the proper handling of environmentally-regulated materials such as asbestos containing materials, universal wastes and other regulated materials typical of a building of 40 s age and size. Demoli on costs and procedures have been established in the Building Evalua on Report. To close exis ng data gaps before redevelopment, the Building 40 site should undergo rou ne groundwater sampling. Aerial of Building 40 Redevelopment Site Soil Data 86.4% Alton gravelly loam, 9.6% Alton-Urban land complex, 4.% Urban Land. Building 40 Intersec on of Hangar Drive and Mohawk Drive looking South Traffic Data 4,700 average daily trips along Route 85, and 8,00 average daily trips along Floyd Avenue. Vegeta ve Site Cover Limited mature tree coverage along the eastern third of the parcel, and a grassy field with few trees at the remainder of the site. Site Topography Generally flat with no significant gradient. Intersec on of Hill Road and Floyd Avenue looking south Building 40 Redevelopment Site Adjacent Uses and Features Building 40 Site Redevelopment Strategy, Griffiss Business and Technology Park 6
IV. CONTEXTUALLY SENSITIVE REDEVELOPMENT Well-designed spaces lead to successful places. The Building 40 Parcel has the poten al to become a vibrant commercial and residen al center. A mix of development types can provide the high quality of life and ameni- es needed to a ract innova ve businesses and workers. Tradi onally, business and industrial parks were designed exclusively for offices and light industry and to segregate them from residen al uses. Recently, Griffiss Park has taken a different track and has begun to combine recrea on, educa on, manufacturing and R & D all in one place. The Building 40 Redevelopment objec ve con nues this approach. Flexible, PUD zoning classifica on of the 40 Redevelopment Site breaks away from rigid zoning regula ons and allows for the development of a resilient and diversified neighborhood. Across the country municipali es are realizing the community enhancements and appeal of mixed-use neighborhoods. EXAMPLE PROJECT: Irvine Spectrum Retail and Office Park in Irvine, California A massive combina on of office, retail, recrea on, and residen al space. Originally a retail/ light industrial des na on, the retail and office park has developed into a self-sustaining community complete with grocery stores and office towers. The inclusion of residen al units has enabled con nued and diversified growth in Irvine. EXAMPLE PROJECT: The Hamlet at Saratoga Springs, New York Residen al Grocery Store Small Business and Retail A mul -phase mixed-use development anchored by a Fresh Market grocery store. The first phase of the project, in addi- on to the Fresh Market included three food outlets as a response to market demand for restaurant space. The soon to be completed second phase expansion includes 55 luxury housing units, above ground parking, and roof-top gardens. Proximity to downtown and the projects ability to meet the dual demands of residen al and restaurant space are driving its success. EXAMPLE PROJECT: Excelsior and Grand Street, St. Louis Park, Minnesota This 5 acre parcel with adjoining 0 acre park is a neighborhood scale development in a dilapidated auto-corridor. Using private and public money and intensive involvement from local economic development organiza ons, the city, and consultants turned abandoned retail and sprawling roads into a vibrant mixed-use neighborhood with 7 new housing units. Building 40 Site Redevelopment Strategy, Griffiss Business and Technology Park 7
V. PHASE I DEVELOPMENT VI. DEVELOPMENT SCENARIOS Phase one of the development scenarios involves establishing a retail/ gas sta on on the southeast corner of the Building 40 Parcel. A strongly branded anchor tenant has already expressed interest in the site. Griffiss Local Development Corpora on (GLDC) is commi ed helping future tenants navigate swi ly through the regulatory process. Visibility The surrounding parcels encompassing the Floyd Avenue and Hill Road (Route 85) intersec on are highly visible. An exis ng primary catchment area is provided by the Park Center District with high volumes of automobile traffic. Robust consumer demand can be expected from the 6,000 workers employed at Griffiss Park. Accessibility The phase one parcel is already easily accessible via automobile. Pending intersec on construc on and enhancements along Route 85 and Floyd Avenue will further improve site access (see report: NYS Route 85 Griffiss Veterans Memorial Parkway, NYSDOT). Public transit connec ons as well as recent and proposed pedestrian facility improvements provide greater accessibility. The following four scenarios (A-D) explore different combina ons of commercial and residen al uses at the Building 40 Redevelopment Parcel. In each scenario, ini al parcel development starts on the south east corner of the parcel along Floyd Avenue- the most visible site with cost effec ve connec ons to exis ng infrastructure. As interest and demand for sites in the area grows, parcels will be developed in the interior sec ons of the Building 40 Redevelopment Parcel. Proximity Phase one s loca on abuts exis ng infrastructure near Building 40. This proximity allows for cost effec ve connec ons to required u lity services. Examples of Phase I Development: Varied Retail/Gas Sta on Architectural Styles Building 40 Site Redevelopment Strategy, Griffiss Business and Technology Park 8
DEVELOPMENT SCENARIOS INDEX Scenario A... 0 Scenario B... Scenario C... Scenario D... Building 40 Site Redevelopment Strategy, Griffiss Business and Technology Park 9
USE MATRIX BUILDING TYPE PARKING SPACES ACERAGE COMMERCIAL RESIDENTIAL PHASE 7,000 0.5 PHASE 4,500 0 94.5 PHASE 76,900 0 9.9 PARKING AREA (TYP.) BUILDING FOOTPRINT (TYP.) GREEN SPACE (TYP.) FOR STORMWATER MANAGEMENT PHASE 4 66,500 0 6 6.0 PHASE 5 48,000 0 68 4.0 SUB-TOTAL,900 0 ---- ---- TOTAL,900 84 6.5 SITE ACCESS AND EGRESS ON FUTURE NYS ROUTE 85 TRAFFIC CIRCLE PHASE 5 (4.0 AC) COMMERCIAL= 48,000 SF PARKING= 68 SPACES NYS ROUTE 85 REALIGNMENT OF NYS ROUTE 85 PHASE 5 PHASE (9.5 AC) COMMERCIAL= 76,900 SF PARKING= SPACES ACCESS ROAD (TYP.) SITE PLAN BUILDING STORY KEY STORY BUILDING PHASE (.5 AC) COMMERCIAL= 7,000 SF PARKING= SPACES STORY BUILDING STORY BUILDING SITE PLAN BUILDING USE COLOR KEY PHASE = COMMERCIAL = MIXED USE COMMERCIAL/RESIDENTIAL = RESIDENTIAL (RENTAL UNITS) SITE ACCESS AND EGRESS ON PHASE 4 (6.0 AC) COMMERCIAL= 8,600 SF PARKING= 6 SPACES PHASE 4 PHASE NYS ROUTE 85 A CONCEPTUAL SITE PLAN PHASE (.5 AC) COMMERCIAL=4,500 SF PARKING= 94 SPACES PHASE GRIFFIS BUSINESS AND TECHNOLOGY PARK BUILDING 40 SITE EVALUATION AND DEVELOPMENT SCENARIOS CONCEPTUAL DEVELOPMENT SCENARIO A PROJECT CONSULTANTS: A CONCEPTUAL PHASING PLAN N SCALE: NTS DATE: JUNE 05 Building 40 Site Redevelopment Strategy, Griffiss Business and Technology Park 0
USE MATRIX BUILDING TYPE PARKING SPACES ACERAGE COMMERCIAL RESIDENTIAL PHASE 6,800 0 76 4.5 PARKING AREA (TYP.) BUILDING FOORPRINT (TYP.) PHASE 4,600 0 7 6.5 PHASE 58,400 0 4 6.5 PHASE 4 8,800 98,400 87 5.0 PHASE 5,000 0 44 4.5 SUB-TOTAL 78,600 98,400 ---- ---- TOTAL 77,000 89 6.5 PHASE 5 (4.5 AC) COMMERCIAL=,000 SF PARKING= 44 SPACES PHASE (6.5 AC) COMMERCIAL= 58,400 SF PARKING= 4 SPACES GREEN SPACE FOR STORMWATER MANAGEMENT NYS ROUTE 85 SITE ACCESS AND EGRESS AT NYS ROUTE 85 TRAFFIC CIRCLE REALIGNMENT OF NYS ROUTE 85 PHASE 5 PHASE (6.5 AC) COMMERCIAL= 4,600 SF PARKING= 7 SPACES ACCESS ROAD (TYP.) SITE PLAN BUILDING STORY KEY PHASE STORY BUILDING STORY BUILDING PHASE (4.5 AC) COMMERCIAL= 6,800 SF PARKING= 76 SPACES STORY BUILDING SITE PLAN BUILDING USE COLOR KEY = COMMERCIAL = MIXED USE COMMERCIAL/RESIDENTIAL = RESIDENTIAL (RENTAL UNITS) SITE ACCESS AND EGRESS ON PHASE 4 (5.0 AC) COMMERCIAL= 8,800 SF RESIDENTIAL= 98,400 SF PARKING= 87 SPACES PHASE 4 PHASE PHASE NYS ROUTE 85 B CONCEPTUAL SITE PLAN GRIFFIS BUSINESS AND TECHNOLOGY PARK BUILDING 40 SITE EVALUATION AND DEVELOPMENT SCENARIOS CONCEPTUAL DEVELOPMENT SCENARIO B PROJECT CONSULTANTS: B CONCEPTUAL PHASING PLAN N SCALE: NTS DATE: JUNE 05 Building 40 Site Redevelopment Strategy, Griffiss Business and Technology Park
USE MATRIX BUILDING TYPE PARKING SPACES ACERAGE COMMERCIAL RESIDENTIAL PHASE,600 0 8 6.0 PHASE 0,800 0 94 4.5 PHASE 76,95 0 0 0.0 GREEN SPACE (TYP.) FOR STORMWATER MANAGEMENT PARKING AREA (TYP.) BUILDING FOOTPRINT (TYP.) PHASE 4 44,400 0 69 6.0 SUB-TOTAL 75,75 0 ---- ---- TOTAL 75,75 70 6.5 SITE ACCESS AND EGRESS AT NYS ROUTE 85 TRAFFIC CIRCLE REALIGNMENT OF NYS ROUTE 85 PHASE 4 (6.0 AC) COMMERCIAL= 44,400 SF PARKING= 69 SPACES PHASE (0.0 AC) COMMERCIAL= 76,95 SF PARKING= 0 SPACES NYS ROUTE 85 PHASE 4 ACCESS ROAD (TYP.) SITE PLAN BUILDING STORY KEY STORY BUILDING PHASE (6.0 AC) COMMERCIAL=,600 SF PARKING= 8 SPACES STORY BUILDING STORY BUILDING SITE PLAN BUILDING USE COLOR KEY PHASE = COMMERCIAL = MIXED USE COMMERCIAL/RESIDENTIAL = RESIDENTIAL (RENTAL UNITS) SITE ACCESS AND EGRESS ON C CONCEPTUAL SITE PLAN PHASE (4.5 AC ) COMMERCIAL= 0,800 SF PARKING= 94 SPACES PHASE PHASE NYS ROUTE 85 GRIFFIS BUSINESS AND TECHNOLOGY PARK BUILDING 40 SITE EVALUATION AND DEVELOPMENT SCENARIOS CONCEPTUAL DEVELOPMENT SCENARIO C PROJECT CONSULTANTS: C CONCEPTUAL PHAING PLAN N SCALE: NTS DATE: JUNE 05 Building 40 Site Redevelopment Strategy, Griffiss Business and Technology Park
BUILDING TYPE USE MATRIX PARKING SPACES ACERAGE GREEN SPACE (TYP.) FOR STORMWATER MANAGEMENT AND RECREATION PARKING AREA (TYP.) COMMERCIAL RESIDENTIAL BUILDING FOOTPRINT(TYP.) PHASE 9,000 0 4 4. PHASE 4,900 49,600 75 5.4 PHASE 6,800 49,600 4 6. SITE ACCESS AND EGRESS AT NYS ROUTE 85 TRAFFIC CIRCLE PHASE 4 4,500 6,000 6 6.5 PHASE 5 0 75,000 60 4. SUB-TOTAL,00 6,00 ----- ----- TOTAL 67,400 88 6.5 REALIGNMENT OF NYS ROUTE 85 PHASE 5 PHASE 5 (4.AC) COMMERCIAL= 0 SF RESIDENTIAL= 75,000 SF PARKING= 60 SPACES PHASE (6. AC) COMMERCIAL= 6,800 SF RESIDENTIAL= 49,600 SF PARKING= 4 SPACES ACCESS ROAD (TYP.) NYS ROUTE 85 PHASE PHASE (4. AC) COMMERCIAL= 9,000 SF PARKING= 4 SPACES SITE PLAN BUILDING STORY KEY STORY BUILDING STORY BUILDING STORY BUILDING SITE PLAN BUILDING USE COLOR KEY PHASE 4 PHASE PHASE (5.4 AC) COMMERCIAL= 4,900 SF RESIDENTIAL= 49,600 SF PARKING= 75 SPACES = COMMERCIAL = MIXED USE COMMERCIAL/RESIDENTIAL = RESIDENTIAL (RENTAL UNITS) SITE ACCESS AND EGRESS AT PHASE 4 (5.4 AC) COMMERCIAL= 4,500 SF RESIDENTIAL= 6,000 SF PARKING= 6 SPACES PHASE NYS ROUTE 85 D CONCEPTUAL SITE PLAN GRIFFIS BUSINESS AND TECHNOLOGY PARK BUILDING 40 SITE EVALUATION AND DEVELOPMENT SCENARIOS CONCEPTUAL DEVELOPMENT SCENARIO D PROJECT CONSULTANTS: D CONCEPTUAL PHASING PLAN N SCALE: NTS DATE: JUNE 05 Building 40 Site Redevelopment Strategy, Griffiss Business and Technology Park