Feasibility Study: Reuse of the Former White Plains Linen Complex. City of Peekskill, NY. Stakeholder Workshop #1

Transcription

1 Feasibility Study: Reuse of the Former White Plains Linen Complex City of Peekskill, NY Stakeholder Workshop #1 September 30, 2015

2 Introductions City Team Jean Friedman, Director of Planning Jim Pinto, Economic Development Garrett Burger, Assistant City Planner Kathy Lockwood, Deputy Director, Peekskill Industrial Development Agency Consultant Team BFJ Planning Urbanomics John Meyer Consulting (JMC) Stephen Tilly, Architect (STA) 2

3 Agenda 1. Project Background and Timeline 2. Former White Plains Linen Complex Site Conditions 3. Market Analysis 4. Preliminary Reuse Scenarios 5. Question & Answer 3

4 Project Background Why is Peekskill doing this study? City received grant from New York State in 2014 to conduct a feasibility study to repurpose the former White Plains Linen site in its designated Opportunity Area. Site remains in ownership of White Plains Linen, but City seeks to identify redevelopment potential. City would have authority for any zoning changes to facilitate development. 4

5 Project Timeline Task Phase 1: Land Use, Zoning, Transportation Analysis 1.1: Historic, Planning, Environmental Context 1.2: Zoning Context, As-of-Right Zoning Analysis Month July August September October November December 1.3: Transportation, Parking Conditions Phase 2: Site Reuse Feasibility Study 2.1: Assessment of Physical Building Conditions 2.2: Existing Infrastructure Conditions Phase 3: Recommended Reuse Scenario 3.1: Stakeholder Workshop #1 3.2: Preliminary Reuse Scenarios 3.3: Market Analysis 3.4: Alternative Reuse Scenarios 3.5: Fiscal Analysis 3.6: Stakeholder Workshop #2 3.7: Recommended Reuse Scenario Phase 4: Implementation 4.1: Recommendations on Future Zoning 4.2: Assessment of Required Costs for Reuse 4.3: Marketing Plan Stakeholder Workshop Deliverable Presentation to Common Council 5

6 Study Components Land Use, Zoning and Transportation Analysis Survey of Site Reuse Feasibility (building characteristics and infrastructure) Market Analysis Alternative Reuse Scenarios Public and Stakeholder Outreach Implementation Recommendations (zoning, financing, marketing) 6

7 Site Location 7

8 Site Location 8

9 Land Use Context Area has mix of single-, twoand three-family homes. Scattered multifamily and commercial (neighborhood retail) uses. Monument Park is key open space resource. Downtown is three blocks to the south. 9

10 Existing Zoning Site s C-3 zoning allows range of commercial, retail, light industrial uses. Residential uses allowed in mixed-use development subject to locational criteria site does not meet. Mixed use development limited to three stories with possible bonus heights. Surrounding zoning is singleand two-family residential. 10

11 Transportation Site located on key north-south City corridors, but traffic in area is fairly light. All roads two-way except Constant Ave, north of the Site. Intersections along Highland Ave and N. Division St are signalized. 11

12 Transit and Pedestrians Well-served by County bus routes. The Peekskill downtown is within a five-minute (quartermile) walk. Metro-North Train station is 1 mile from the Site. 12

13 Market Analysis Existing Economic Conditions: Jobs ABOVE TO BELOW AVERAGE WAGE JOBS, Peekskill lost over 1,500 jobs from , across all wage levels. City starting to see signs of recovery, but not in higher-wage jobs. Government and education/healthcare/social services are biggest job sectors, but Peekskill lacks a major job creator, e.g. hospital. 2,883 1,622 3,310 2,578 2,385 1,096 1,383 2,823 2,807 Modest job growth projected through 2025 (9.5% from Q level) > $45,000 $40,000-$45,000 < $40,000 13

14 Market Analysis Existing Economic Conditions: Downtown Business Downtown accounts for 40% of citywide employment. City has $60 million in retail demand not being met by current supply of stores, suggesting room for 25% more retail and restaurant activity. But opportunity is greatest for store types mostly found in malls. Potential for expanded Downtown retail limited without growth in population, resident buying power. 14

15 Market Analysis Key Assets for Peekskill Reasonable commute into NYC: 1 hour on Metro-North at $350 per month. Proximity to major Hudson Valley recreational and cultural resources. Growing arts and restaurant scene a more urban alternative to northern Westchester suburbs. 15

16 Market Analysis Existing Economic Conditions: Demographics Peekskill has added 475 residents from (2% growth). Key shifts in race and ethnicity. POPULATION CHANGE BY RACE AND ETHNICITY, HISPANIC/LATINO 2+ RACES NON - HISPANIC ASIAN/OTHER NON - HISPANIC BLACK NON- HISPANIC WHITE NON- HISPANIC 16

17 Market Analysis Existing Economic Conditions: Demographics Peekskill s Population by Age Group, Strong growth in seniors (65+) and early Baby Boomers (55-64) in Large declines in number of children (under 18). Millennials (18-34) were flat Under ,000 2,000 3,000 4,000 5,000 6,

18 Market Analysis Existing Economic Conditions: Income Peekskill s inflation-adjusted median household income fell 15.5% from More than half (52%) of households spent over 30% of income on housing costs in Less than $50,000 $50,000 to $99,999 Cost Burdened Households by Income Bracket as a Share of Total Households in Peekskill, % 14.2% 12.5% 33.2% 35.2% 35.9% Burden greatest on renter households, who tend to be lowerincome. $100,000 or more 0.5% 4.4% 3.3% 0% 10% 20% 30% 40%

19 Market Analysis Existing Economic Conditions: Housing Peekskill added 746 housing units from , but little growth since Both owner and renter markets have healthy vacancy rates under 5%, homeowner market especially tight. Homeownership rates are down except among age 55+, rental rates are up except among age Sales prices starting to recover from recession levels, rents are flat. 19

20 Market Analysis Summary: Strong Potential for Residential Development Population growth. Lack of significant housing development since Low vacancies in rental apartments. 20

21 Market Analysis Summary: Challenges for Non- Residential Development Small business incubator not likely given lack of clear institutional or financial sponsor. Multi-purpose arts center possible, but would require funding, and Downtown is the better location. Neighborhood retail/office needs to be concentrated Downtown to strengthen that market. 21

22 B U I L D I N G O U T L I N E S S T E P H E N T I L L Y A r c h i t e c t 22

23 Site Photos: Building 1 23

24 Site Photos: Building 2 24

25 Site Photos: Building 3 25

26 Site Photos: Building 4 26

27 Site Photos: Building 5 27

28 Site Photos: Building 6 28

29 1 BUILDING CHARACTERISTICS: - One story steel frame with masonry walls - Mc Donald style Asphalt roof on Mansard framing. - Light weight roof trusses - Relatively open floor plan possible. - Slab floor on grade. - Loading Dock in rear and partial grade change. B U I L D I N G O N E S T E P H E N T I L L Y A r c h i t e c t 29

30 1 ADAPTIVE REUSE: - Open floor plan conducive to institutional/medical/office/agency use. - Energy retrofit recommended. - Exterior makeover relatively easy to do. - Soft potential residential/mixed use development site with demolition. - Potential demolition and construction of new 3-story residential building with first floor parking. B U I L D I N G O N E S T E P H E N T I L L Y A r c h i t e c t 30

31 2 BUILDING CHARACTERISTICS: - Building of historical significance. - Oldest building on property (before 1910) - 2-story solid stone building, masonry bearing walls, wood frame. - Vaulted ceiling at lower level. - Solid roof trusses span whole width of building. - Lower level occupies approx. 2/3 of building footprint. - Recent use of upper level: front offices; rear industrial. - Non-historic windows without arches. - Exterior stair to front of upper level. - Rear of upper level at grade. - Parts of rear and east wall have been removed to accommodate new additions. B U I L D I N G T W O S T E P H E N T I L L Y A r c h i t e c t 31

32 2 ADAPTIVE REUSE: - Parts of rear and east wall to be rebuild. - Some closed window openings to be re-established. New windows throughout. - Flexible floorplans on upper level possible due to wide spanning trusses. - Space for (6) generous 2 and 3- bedroom apartments. - Alternate commercial use (restaurant or similar) at lower level possible. B U I L D I N G T W O S T E P H E N T I L L Y A r c h i t e c t 32

33 3 BUILDING CHARACTERISTICS: - 1-story industrial building, masonry bearing walls. - Solid roof trusses span whole width of building. - Roof trusses bearing on masonry piers along north and south walls sf wide open floorplan with remnants of steel framing for laundry conveyors. - Industrial roll doors, closed window openings - Former vehicle/garage use B U I L D I N G T H R E E S T E P H E N T I L L Y A r c h i t e c t 33

34 ADAPTIVE REUSE: - Exterior makeover required. - Open floor plan conducive to commercial use (spa, sports club or similar). - Energy retrofit recommended. - Possible mixed use development for corner site (residential over parking or commercial / community use). 3 B U I L D I N G T H R E E S T E P H E N T I L L Y A r c h i t e c t 34

35 BUILDING CHARACTERISTICS: - Existing fire station to be decommissioned - 2-story, masonry bearing walls, wood frame. - First floor space for fire engine with large roll door. - Second floor meeting room in good condition. - Second floor level entrance to alley leading to Constant Ave. 4 ADAPTIVE REUSE: - Commercial use for first floor possible. - Second floor can be converted into one or two loft apartments. - Separate entrance to rear part of second floor. B U I L D I N G F O U R S T E P H E N T I L L Y A r c h i t e c t 35

36 5 BUILDING CHARACTERISTICS: - Main building on property - Historical building with architectural details worth preserving. - North wing 2-story, east wing 3-story, masonry bearing walls. - All areas were recently occupied for industrial use. - Two upper floors of west wing are one large open space with a mezzanine balcony. Roof trusses span whole width. - Non-historic windows without arches. - Exterior stair to front of upper level. - Rear of second floor at grade. B U I L D I N G F I V E S T E P H E N T I L L Y A r c h i t e c t 36

37 5 ADAPTIVE REUSE: - Interior remnants of industrial use and mezzanine to be removed. - Third floor at west wing to be added. - Flexible floorplans possible due to wide spanning trusses. - Space for (20) 1 and 2- bedroomand studio apartments. - Alternate commercial use at first floor possible. B U I L D I N G F I V E S T E P H E N T I L L Y A r c h i t e c t 37

38 BUILDING CHARACTERISTICS: - Conglomerate of additions from different periods, some in poor condition. - Light weight roof trusses - Slab floor on grade. - Loading docks and remnants of laundry conveyors. 6 ADAPTIVE REUSE: - To be demolished. - Space required as parking for future apartments in Buildings 2 & 5. B U I L D I N G S I X S T E P H E N T I L L Y A r c h i t e c t 38

39 P O T E N T I A L S I T E P L A N S T E P H E N T I L L Y A r c h i t e c t 39

40 Medical Office / Institutional Use? 2 5 Parking or Community Use? O P T I O N A 4 MIXED USE UNIT COUNT BUILDING 2 6 UNITS BUILDING 4 2 UNITS BUILDING 5 20 UNITS TOTAL 28 UNITS S T E P H E N T I L L Y A r c h i t e c t 40

41 BUILDING 1 8 UNITS BUILDING 2 6 UNITS BUILDING 3 11 UNITS BUILDING 4 2 UNITS BUILDING 5 20 UNITS TOTAL 47 UNITS O P T I O N B RESIDENTIAL UNIT COUNT S T E P H E N T I L L Y A r c h i t e c t 41

42 Next Steps 1. Develop Alternative Reuse Scenarios based on feedback from the public workshop 2. Conduct a Fiscal Analysis of the Alternative Reuse Scenarios to determine relative feasibility 3. Hold second public workshop to review scenarios and get feedback (November, date TBD) 4. Develop Recommended Reuse Scenario based on public feedback and findings of the Fiscal Analysis 5. Develop an implementation strategy, including recommendations on future zoning, reuse cost estimates and preliminary marketing plan 42

43 Questions? Sign-in to get on the list Attend a future stakeholder workshop The next workshop will be in November 2015 (date and time TBA) 43