a comprehensive site profile for the former columbia mills

A Comprehensive Site Profile for the Former Columbia Mills Industrial Site

Town of Minetto, New York

Prepared for:

Operation Oswego County, Inc.44 West Bridge StreetOswego, New York 13126

Prepared by:

Barton & Loguidice, P.C.290 Elwood Davis RoadSyracuse, New York 13220

April 2013

Oswego County

Former Columbia Mills Industrial Site Profile

Table of Contents

FORMER COLUMBIA MILLS

COMPREHENSIVE SITE PROFILE SECTION PAGE 1.0 Property Summary ........................................................................................................ 1 2.0 Introduction and Background .............................................................................................. 2 3.0 Site Profile ..................................................................................................................... 3 3.1 General Site Characteristics .................................................................................................. 3 3.2 Prior and Current Site Uses ................................................................................................... 4 3.3 Site Topography .................................................................................................................... 5 3.4 Environmental Features ........................................................................................................ 5 3.5 Soil Characteristics / Bearing Capacity .................................................................................. 6 3.6 Site Utilities ........................................................................................................................... 8 3.7 Zoning and Land Use ............................................................................................................. 10 3.8 Transportation Infrastructure ............................................................................................... 11 4.0 Market Analysis ............................................................................................................. 13 4.1 Existing Economic Conditions ............................................................................................... 13 4.2 Cluster Analysis ..................................................................................................................... 17 4.3 Potential Policy Implications ................................................................................................. 18 4.4 Organizational Stakeholders ................................................................................................. 19 4.5 Potential Target Industries ................................................................................................... 19 5.0 Summary of Site Development Assets and Limitations ...................................................... 24 APPENDICES: Appendix A: Map Figures Figure 1 – Regional Location Map Figure 2 – Site Map Figure 3 – Site Topographic Map Figure 4 – Environmental Features Map Figure 5 – Soil Classifications Map Figure 6 – Utility Infrastructure Map Figure 7 – Zoning Map Figure 8 – Land Use Map Figure 9 – Transportation Infrastructure Map Appendix B: Conceptual Development Scenarios Development Scenario – A: 20,000 sf General Office / Health Facility Development Scenario – B: 20,000 sf General Office / Health Facility & 30,000 sf Apartment Complex Appendix C: Boring Test Data Appendix D: Supporting Documentation


1 Section 1 ‐ Property Summary

1.0 PROPERTY SUMMARY

Table 1: Former Columbia Mills Industrial Site Property Summary

General Location: South of the City of Oswego adjacent to Lock O5 on the Oswego River in Minetto, New York Site Ownership: Operation Oswego County, Inc. (IDA) owns the entire 87 acre site, including the 7‐acre target site Address: The Site is part of the former Columbia Mills plant at 2783 NY‐48, Minetto, NY 13115 Access: Direct access to the Site is currently off the Minetto Senior Apartments driveway off NY‐48 Road Frontage: Approximately 450 feet of road frontage along the NY‐48

Topography: Primarily flat due to previous site use. Steep slopes limited to a small wetland outside the northern target site boundary

Hydrology: Natural drainage flows to the north and western ends of the site towards wetland areas Land Use: Capped brownfield, vacant Utilities: Public water, sewer, electric, telephone, cable, gas and internet Zoning: Industrial Site Improvements:

Demolition of structures associated with former Columbia Mills facility and contaminated site remedial work

Tax Map #’s: 183.02‐02‐04.02 The target site is a vacant 7+/‐ acre portion of a larger 87‐acre property located on the west side of NYS Route 48, approximately 800 ft. north of the intersection with County Route 24. The Oswego River is located immediately to the east and across NYS Route 48 from the site, adjacent to Lock O5. This site, owned by Operation Oswego County (County IDA), has become a high priority site due to its location between the population centers of Oswego and Fulton, the ability for expansion on the larger 80+/‐ acres, and its’ proximity to water access across NYS Route 48.

Image 1: 7 Acre +/‐ Former Columbia Mills Industrial Site and Target Site


2 Section 2 ‐ Introduction and Background

2.0 INTRODUCTION & BACKGROUND

Operation Oswego County, Inc. has identified the marketing and development of prime industrial and commercial opportunities as a priority in the larger economic development strategy for Oswego County. Specifically, the development of a vacant portion of land on the Former Columbia Mills site in the Town of Minetto has become a high priority due to its location between the population centers of Oswego and Fulton, and its’ proximity to water access adjacent to the Hamlet of Minetto.

The property owned by Operation Oswego County (OOC), the County’s Industrial Development Agency (IDA), that is the subject of this Site Profile is an approximately 7‐acre vacant portion of a larger parcel located west of NYS Route 48, approximately 800 ft. north of the intersection with County Route 24. The subject property also lies just west of the Oswego River and Lock O5. In order to make the site more attractive to industries and developers, Operation Oswego County has authorized Barton & Loguidice, P.C (B&L) to develop a comprehensive informational package to identify and summarize necessary information in order to foster OOC’s marketing efforts for the site.

The site was previously an industrial operation where prior structures have since been demolished. Surrounding land uses include commercial and residential – and due to this mix, the County desired to determine what future uses would be suitable for this property moving forward. As such, this Site Profile Report is also supported by a preliminary market evaluation, so that potential site redevelopment scenarios are in concert with general local and regional market data.

B&L’s investigation of the Former Columbia Mills Site was conducted using a two‐part process; an evaluation of published maps, plans and environmental records, and a site investigation. Aerial photos, soil maps, utility and infrastructure maps and plans, USGS topographic maps, wetland and floodplain data, Sanborn maps, boring samples, and other published information was reviewed as part of this Comprehensive Site Profile investigation.

The objective of this document is to clearly summarize findings associated with the evaluation of the site for prospective purchasers whom are interested in developing the site for industrial, commercial, or residential uses. A Phase I Environmental Site Assessment (ESA) was prepared as a separate standalone document and should be referenced for more detailed environmental data and findings related to the 7‐acre target site. Furthermore, two full‐size exhibits, Development Scenario A and Development Scenario B, have been prepared to graphically illustrate site development opportunities as a result of this investigation and to help convey the potential of the Former Columbia Mills Industrial Site. Half size exhibits are included in Appendix B. Lastly, boring log data for the site is included in Appendix C followed by supporting documentation in Appendix D.


3 Section 3 ‐ Site Profile

3.0 SITE PROFILE

The information summarized in this section is an inventory of existing site conditions organized to effectively profile the site for Operation Oswego County, Inc. and prospective developers.

3.1 General Site Characteristics

The portion of the Former Columbia Mills site that is the subject of this Site Profile investigation is located in Oswego County, along the western side of NYS Route 48 in the Town of Minetto, New York. Generally, the site is comprised of an area of land bounded by NYS Route 48 / West River Road to the east, Snell Road / County Route 42 to the north, the former Erie Lackawanna Railroad bed on the west, and Benson Avenue / County Route 25 to the south. The site is directly adjacent to the Hamlet of Minetto and a bridge that crosses the Oswego River.

In order to understand the target site and surrounding area, a series of maps were prepared to analyze development opportunities and constraints. Those maps are provided in Appendix A. These maps were developed using published information about the site, including planning reports, aerial photographs, and various surveys previously prepared for the project area. It is important to note that conditions on the site have changed over time and the maps included in this Site Profile Report are intended to provide a general understanding of the site, and are not intended for use as a survey or for construction purposes.

Former factory buildings and the Brookfield Power hydropower station are located across NY‐48 from the site. The Minetto Senior Apartments housing complex is located along the southern boundary of the site. Generally, the 7‐acre target site consists of slabs and foundations of the former Columbia Mills factory buildings within an area characterized by rural development patterns. See Figure 1 in Appendix A for a regional overview of the target site’s location within the Town and County.

Image 2 (left): View looking east from the back of the property down the Minetto Senior Apartments access road. Image 3 (right): View looking south across the site from the foundations of the former structures.



3.2 Prior and Current Site Uses

Columbia Mills was a factory that manufactured vinyl window shades and coverlets and generated and disposed of assorted industrial wastes. The company closed in 1977, and the buildings on the property fell to ruin. The Site was briefly used for a salvage operation before ownership was transferred to Oswego County.

Currently, the 7‐acre target site is vacant, accessible from a driveway on the western side of NYS Route 48 and a shared access road for the senior housing development to the south. The eastern portion of the site is a vegetated area along NYS Route 48; a utility panel was observed in this area, though it appeared to be out of service. Just adjacent to the western and northwestern target site boundaries appear to be wetlands with standing water present, apparently caused by beaver dams. Vegetation at the site appeared to be in good condition.

The majority of the site is comprised of concrete slabs and foundations remaining from former Columbia Mills buildings prior to demolition at the site. Stacks of concrete are located on the northern end of the site, leftover form the removal of slabs. A cast iron pipe that appeared to be related to a former sanitary system at the site was also observed on the western portion of the site, and two drains in the slabs on the western and northeastern portions of the site also appeared to be related to the sanitary system. Figure 2 in Appendix A further illustrates physical features present on the target site.

Image 4 (left): Aerial view of Columbia Mills factory (date unknown)



3.3 Site Topography

Based on field evaluations, the USGS topographic Oswego East quadrangle, and Light Detection and Ranging (LiDAR) technology, the site is primarily level with a very gradual slope towards the east as shown on Figure 3 in Appendix A. The site’s steepest gradients, between 25 and 30 percent slopes, are relegated to a small area in the northern part of the target site adjacent to a wetland which is just outside the study boundary. Site elevation along its road frontage is between 309‐feet and 314‐feet, whereas the site’s lowest elevation of 291‐feet is situated in the aforementioned wetland outside the northern boundary.

Beyond the target site, topography to the east slopes steeply and steadily down to the Oswego River at 290‐feet. To the west, terrain gently slopes downward into another wetland at 298‐feet. Elevation increases to the north beyond the aforementioned wetland up to an elevation of over 320‐feet. The neighboring parcel to the south, also part of the former Columbia Mills site, is also relatively flat and slightly lower in elevation as the terrain slopes gently downward.

3.4 Environmental Features

A Phase I Environmental Site Assessment (ESA) was performed pursuant to general accordance with the American Society for Testing and Materials (ASTM) “Standard Practice for Environmental Site Assessments: Phase I Environmental Site Assessment Process” (ASTM Designation E 1527‐05). The Phase I ESA is provided under a separately bound cover and is intended to reduce the uncertainty regarding the potential occurrence of past release or potential future release of hazardous substances or petroleum by making appropriate and reasonable inquiry into the past and present uses of the site.

Generally, the larger Columbia Mills property has been the subject of environmental investigation since the 1970s. Columbia Mills operated at this location from 1879 until 1977, primarily manufacturing cloth and vinyl products. Manufacturing processes at the site included bleaching, drying, dyeing, calendaring, painting, rolling, and embossing.

Complaints by local citizens about hazardous chemicals remaining at the site following the factory’s closure led to an inspection by NYSDEC in August 1982, where they determined that the wastes did not pose an imminent health hazard. However, a December 1982 visit by EPA estimated that there were up to 150 drums of undetermined wastes and up to 800 50‐pound bags of starch used to stiffen paper; EPA’s determination was confirmed by a study in March 1984, when it was determined that the site contained a large amount of waste in containers and in the soil, some of which was toxic.

An asbestos study was performed on the site in 1987 to evaluate whether salvage actions had caused the release of asbestos. The study indicated the presence of chrysotile, amosite, and crocidolite asbestos in roughly half of the areas tested, including in the air on and surrounding the site. In June 1996, EPA initiated a removal action at the site to demolish unsafe structures at the site and remove asbestos‐containing material (ACM) and debris. This resulted in the demolition of all structures,



including those on the target property, except a single structure adjoining the target site to the south. This building was subsequently demolished for construction of the senior housing development.

Cleanup of the site began in the late 1980s, funded primarily by Columbia Mills. As described in the separately bound Phase I ESA report for this Site Profile, the larger 87‐acre Columbia Mills site historically contained two ponds north of the target site used to store process water, and a five‐acre landfill containing drums, ash, and debris was located west of the target property in a fenced area. The ponds have since been replaced with an amphibian breeding pond, and the landfill has been expanded to include a leachate collection system that is directed to the Minetto wastewater treatment plant.

The overall Columbia Mills site continues to be under management by NYSDEC. According to NYSDEC, a portion of the site is subject to deed restriction prohibiting soil and groundwater use at the property, due to the former Columbia Mills Company’s status as a closed inactive hazardous waste site. From information provided by NYSDEC, the portion of the property under deed restriction appears to be less than 0.1 acres and is restricted to the footprint of former Building 15, which was located along the northern boundary of the site. This deed restriction is not expected to impact the proposed redevelopment of the site but will require coordination with NYSDEC to ensure that site soils and groundwater are handled in accordance with NYSDEC requirements during construction and long‐term operation of the site.

Also, according to data from the National Wetlands Inventory, portions of the larger former Columbia Mills site is encumbered by federally‐designated wetlands, however these are just outside the 7‐acre target site to the north and west.

Other environmental features such as state wetlands and a 100‐yr flood zone are present on nearby properties but do not appear to be existent on the site, as illustrated on Figure 4 in Appendix A. It is suggested users of this Site Profile document refer to the Phase I ESA for more detailed environmental information and findings pertaining to the 7‐acre target site.

3.5 Soil Characteristics / Bearing Capacity

Mapping from the National Resource Conservation Service was used to determine preliminary soil characteristics on the former Columbia Mills site and is depicted on Figure 5 in Appendix A. Over 90 percent of the site rests on stable cut and fill land. The remainder of the site is made up of Ira gravelly fine sandy loam and water.

Cut and fill land is a member of Hydrologic Group C, meaning that water in this soil is transmitted downward slowly. Ira gravelly fine sandy loam is a member of Hydrologic Group D with very slow downward water transmission.

On January 22, 23, and 24, 2013, Lyon Drilling Company, Inc. advanced four (4) borings to depths ranging 8 to 20 feet below top of grade. The borings were located as follows; north‐east corner, south‐east corner, south‐west corner, and north‐west corner of the lot as illustrated in Figure 5. The borings were advanced using a truck‐mounted CME‐55 drill rig with 3 1/4 –inch diameter hollow stem auger



drilling techniques. Samples were obtained by driving a 2‐inch diameter split‐spoon sampler with a 140 pound hammer in accordance with ASTM D‐1586 (Standard Penetration Test). The hammer blows recorded for each six inch interval during sampling from the 6‐inch to 24‐inch interval are referred to as “Penetration resistance” and are designated as the “N value” on the boring logs, which are provided in Appendix C. The N value is utilized as the index of soil density, consistency, and strength. The N values presented on the boring logs have not been corrected and are field values.

At the bottom of the boring level the driller encountered soils consisting of saturated brown fine to course sand with little fine gravel and possible sandstone. The blow counts at this level achieved an average N value of 39. The bearing material located at 6 feet below grade consisted of moist brown fine sand, trace silt, and fill materials with an average N value of 10. The lowest N value at 6 feet was in the north‐west quadrant with an N‐Value of 5.

The borings logs and related information depict subsurface conditions only at the specific locations and time indicated. Subsurface conditions and water elevations at other locations may differ from conditions at the location where sampling was conducted. The passage of time also may result in changes in the conditions interpreted to exist at the locations where sampling was conducted.

Soil samples obtained during drilling were classified by the driller’s observation using the Unified Soil Classification System in accordance with ASTM D‐2487.

Groundwater was encountered at an average depth of 6 feet, however, the groundwater table will vary with the seasons and changes in precipitation patterns and may be higher during the wetter seasons. Subsurface conditions and water levels at other locations may differ from conditions at the locations where sampling was conducted. The passage of time also may result in changes in the conditions interpreted to exist at the locations where sampling was conducted.

Two scenarios were investigated for future construction on the 7‐acre target site. Scenario‐A consisted of a 125’x80’ building two stories tall for a total square footage of 20,000 ft2. The foundation would be three rows of columns parallel to the 125’ wall with columns spaced at 15’‐7 1/2” along the two outside walls and center interior. Scenario‐B consisted of a 240’x65’ building two story tall for a total square footage of 30,000 ft2. The two long walls would be continuous bearing. To reach a depth greater than extreme frost penetration both foundations will reach at least 5’.

Design loads for both buildings were assumed for a light commercial building with dead loads consisting of 15psf for the interior floors and roof, live load of 100psf for the interior floors, and a balanced snow load of 42psf based on a 60psf ground snow load. All loads and design were based on The 2010 New York State Building Code and ASCE 7‐05.

For scenario‐A it was found a square footing of 10’x10’ for interior columns and 7’x7’ for external columns would likely be required. For Scenario‐B it was found a continuous footing of 3’ in width would be satisfactory. Calculations for both scenarios were based on a depth of 5’ for both foundations with assumed cohesionless soils, an effective friction angle of at least 30˚, and effective unit weight of



105pcf. Per NYS building code section 1804.2; the maximum allowable foundation pressure for supporting soils at or near the surface shall not exceed 2,000psf for sand and silty sand soils unless data to substantiate the use of higher values is submitted and approved. Our analysis found a higher bearing capacity may be substantiated; however, further testing by a geotechnical engineer would need to be performed. A maximum bearing pressure of 2,000psf was assumed for the purpose of the foundation design.

The boring logs depict subsurface conditions for specific locations and dates. The recommendations and observations presented assume that significant variations do not occur at the site. Non‐uniform conditions, however, cannot be ruled out by the methods of investigation performed.

3.6 Site Utilities

Existing utility information was obtained through as‐built plans, survey’s and interviews with individual service providers. Based on review of available utility data for the area, there are adequate utilities to serve the potential needs of likely site redevelopment scenarios. Approximate utility locations are shown on Figure 6 in Appendix A and further summarized below.

Electric Service

34.5 kVA overhead electrical service is provided to the former Columbia Mills site along the east side of NYS Route 48. Historically, electrical service has been provided by the hydroelectric generation plant located directly across NYS Route 48 from the target site on the Oswego River and produced 8000kw of electricity to the regional grid system. That electricity was then conveyed to the Seneca Hill Substation off of County Route 42 for distribution. Further, immediate access to a 4800 volt dual feed system is available in either single or three phase systems and can be accessed along the north, east, and southern boundaries of the larger Columbia Mills property. Generally, electrical availability and capacity is sufficient for most any type of future redevelopment on not only the initial 7‐acre target site that is the subject of this Site Profile, but also the larger former Columbia Mills industrial property.

Gas Service

There is a 6” distribution line located along the west side of NYS Route 48 parallel to the target site’s road frontage. Also, there is a 12” high pressure transmission line present on the east side of NYS Route 48.

Municipal Water Supply

The Onondaga County Water Authority (OCWA) and its wholesaler, the Onondaga County Metropolitan Water Board (MWB), provide water service to the Minetto area. The closest tank operated by OCWA is located on Tug Hill Road in the Town of Oswego, about 5 miles north from the subject property. A 54‐inch Metropolitan Water Board water transmission line parallels the former Erie Lackawanna railroad tracks to the west of the target site adjacent to the larger Columbia Mills property line. Important to note is that additional abandoned water lines may be present beneath the former structures on the 7‐



acre target site near the NYS Route 48 roadway. Currently, potable water is supplied directly to the site by a 12‐inch transmission line which conveys water along NY‐48.

The OCWA indicates that a 500,000 gallon per day max would likely be available to the site based on current average daily demands for water service in the area. However, if needed and with an appropriate infrastructure investment, a one million gallon per day service levels or potentially higher could be supplied. This is important for the County when considering full buildout of the larger former Columbia Mills industrial site.

Municipal Sewer

The sanitary sewer system is comprised of 10‐ and 15‐inch trunk lines, a pumping station, a force main, a sewage treatment plant just to the north of the target site and to the south of County Route 42, and an 18‐inch outfall sewer. Stormwater from the site is collected along the roadway collection system, conveyed under NYS Route 48 via culvert structures and discharged into the Oswego River. The Town of Minetto Wastewater Treatment Plant (WWTP) has two tanks, each with a daily capacity of 600,000 gallons. It is currently using one tank and is operating at 25% of its capacity.

Telecommunications

Overhead cable television and internet lines owned by Time Warner Cable are present on the east side of NYS Route 48 across from the target site. Also, overhead and underground lines owned by Verizon are present for telephone and internet services to the Columbia Mills site.

Image 4: Transformer box and electrical meter on site



3.7 Zoning and Land Use

The site, being located in the Town of Minetto, is subject to local zoning regulations and coverage requirements. Likely due to the former Columbia Mills industrial operation, the site is zoned Industrial (IN). The following uses are identified as permitted uses within the Town’s Industrial District:

Enclosed Manufacturing Industries; Enclosed Warehouse or Wholesale Use; Public Utility; Enclosed Service and Repair; Enclosed Industrial Processes and Services; Machinery and Transportation Equipment, Sales, Service and Repair; Freight or Trucking Terminal; Garage; Gasoline Station, Car Wash; Parking; and Accessory Use.

Based on the site already being zoned Industrial (IN), no zone change request applications would be required by the Town of Minetto for future industrial development uses.

Furthermore, minimum bulk requirements per the Town’s zoning code are as follows:

Lot Area Minimum: 10,000 sq. ft. Lot Frontage Minimum: 75 ft. Lot Depth Minimum: 125 ft.

Setback Requirements –

Front Yard Minimum: 30 ft. Rear and Side Yard Minimum: 20 ft., or 30 ft. when abutting residential districts

Coverage Maximum: 40%

Building Height Maximum: Two stories or 45 ft., whichever is less

Land use in the vicinity of the site is a mixture of residential, commercial, industrial, civic, and vacant uses. Brookfield Power now operates the hydroelectric dam on the Oswego River just across NY‐48 from the target site. Many of the former factory buildings between NY‐48 and the river are either used as storage space or are vacant. The Minetto Senior Apartments are just south of the subject property. The Minetto Volunteer Fire Department building is adjacent to the southwestern corner of the site and a single family residential property borders the northeastern corner of the site. The north and west boundaries of the 7‐acre target site are buffered by woodlands and ponds stretching west to the



railroad line and north to the Town of Minetto wastewater treatment facility. Figures 7 and 8 in Appendix A graphically illustrate land use and zoning attributes on and adjacent to the target site.

3.8 Transportation Infrastructure

From a transportation perspective, the site is geographically located in the Northeastern United States and within close proximity to Southeastern Canada. A complete transportation network is available including highways, water, rail and air to provide fast and efficient movement of products and raw materials.

Summarized below is a cross section of the transportation infrastructure in proximity to the Former Columbia Mills site. These features are also illustrated on Figure 8 in Appendix A.

Highway The site is located strategically in close proximity to both County and State highways.

NYS Route 48 runs north‐south along the site’s immediate eastern boundary. NY‐48 connects the Cities of Oswego and Fulton.

NYS Route 481 runs parallel to NY‐48 on the east side of the Oswego River and is located approximately one mile to the east of the site.

The Minetto Bridge is about .25 miles south of the site and is the only crossing on the Oswego River between the Cities of Oswego and Fulton.

Interstate 81 is approximately 23 miles to the east, providing access to northern New York and Canada as well as downstate New York and Pennsylvania.

The New York State Thruway (I‐90) is approximately 24 miles to the south, providing access to Syracuse, Rochester, Buffalo, Utica, and Albany.

Railroad

A rail line runs just to the west of the target site, connecting the City of Oswego with points south and beyond. This line is approximately one half mile away from the target property. Rail spurs into the 7‐acre target site area connected the former Columbia Mills facility with this line in the past. Further site investigation is needed to determine the condition of these sidings.

Across the Oswego River, a north‐south rail line extends northward to East Oswego and along the eastern Lake Ontario shoreline from points south. This line is approximately one mile to the east of the target site.

Airports

The Oswego County Airport is a general aviation facility located approximately 7 miles to the southeast of the site just outside the City of Fulton. Additionally, full commercial flight service is available at Syracuse Hancock International Airport, which is located approximately 31 miles to the south in the Town of Salina just outside the City of Syracuse.



Water‐based Ports

The Port of Oswego is located approximately 5 miles to the north of the site at the outlet of the Oswego River. The Port includes a wharf which is an intermodal facility providing transportation connectivity from water to land via highway and railroad.

Additionally, the Oswego River/Oswego Canal is located a few hundred feet from the target site. Lock O5 of the NYS Canal System is also located in Minetto.


13 Section 4 – Market Analysis

4.0 MARKET ANALYSIS

As part of the Former Columbia Mills Site Profile, a preliminary economic and market analysis was conducted to begin assessing viable options for redevelopment of the former industrial site in the Town of Minetto, Oswego County, New York. The analysis included an examination of demographics, local, and regional market data provided by the Bureau of Labor Statistics, a Shift‐Share Analysis, and Esteban‐Marquillas Extension assessment methods. Economic figures for Oswego County and for the Syracuse MSA were used as proxies for market conditions around the target site. It was determined that the local Minetto economy in the vicinity of the site mirrored that of the County and MSA, albeit at a smaller scale.

The market analysis section will first establish existing market conditions using 2011 employment data. It will then apply predictive economic measures to address potential future uses for the site. A list of potential target industrial will be produced, categorized as high‐performing sectors or emerging sectors in the Oswego County and Syracuse MSA region.

4.1 Existing Economic Conditions

Oswego County

The Port of Oswego and the NYS Canal System helped make Oswego County and the Syracuse MSA hot beds of manufacturing during the 19th and 20th centuries. Today, they continue an economic restructuring away from heavy reliance on the manufacturing sector.

In 2001, manufacturing and retail trade employed the most people in Oswego County. However, with the closing or cutting of work forces of several large manufacturing facilities in Oswego County between 2001 and 2011, employment in manufacturing declined by over 35 percent, on par with New York State trends. The health care, accommodation and food service, and administrative and waste sectors each experienced moderate increases in employment over the 10‐year period. By 2011, health care had overtaken manufacturing and retail as the largest employment sector in the county.



Table 2: Oswego County Employment Trends 2001‐2011

Source: Bureau of Labor Statistics

Syracuse MSA

The Syracuse MSA, which includes Onondaga, Madison, and Oswego Counties, continued similar employment reductions in manufacturing industries between 2001 and 2011. The MSA lost 35% of its manufacturing jobs over the 10‐year period. While this mirrored trends statewide, the Syracuse utilities industry lost employment at nearly 3 times the NYS average rate and losses in the information sector doubled the state.

Accommodation and food service and arts and entertainment were among industries to fair well over the first decade of the 21st century. Health care and social assistance was the sector of largest employment in 2011.

0 1000 2000 3000 4000 5000 6000

Industry

Agriculture, forestry, fishing and hunting

Utilities

Manufacturing

Retail trade

Management of companies and …

Educational services

Transportation and warehousing

Finance and insurance

Arts, entertainment, and recreation

Other services, except public …

2011

2001



Table 3: Syracuse MSA Employment 2001‐2011

Source: Bureau of Labor Statistics

The restructuring of the regional economy has precipitated this analysis. Minetto was once a factory town on the banks of the Oswego River, utilizing low‐cost electricity via a hydro‐electric power dam, which is directly adjacent to the former Columbia Mills site. When the factory ceased operations in the 1970s, industry has struggled to fill the void left behind. With extensive environmental cleanup and land clearance, the former Columbia Mills site is poised to rejoin the real estate market.

Location Quotient

Location quotients reveal which industries have a particularly high level of employment relative to the size of the local economy. Using New York State as a basis, the location quotient measured employment share for industries in Oswego County and the Syracuse MSA using Bureau of Labor Statistics data. While not an indicator of future job growth in itself, the location quotient helps to establish which local industries employ more or less people than would be expected when compared to a benchmark economy; in this case, the New York State economy. Industries with a location quotient greater than one have a larger employment share than would be expected based on state levels while those lower than one indicate less employment than would be expected.

0 10000 20000 30000 40000

Agriculture, forestry, fishing and huntingMining, quarrying, and oil and gas extraction

UtilitiesConstruction

ManufacturingWholesale trade

Retail tradeProfessional and technical services

Management of companies and enterprisesAdministrative and waste services

Educational servicesHealth care and social assistanceTransportation and warehousing

InformationFinance and insurance

Real estate and rental and leasingArts, entertainment, and recreationAccommodation and food services

Other services, except public administrationUnclassified

2011

2001



Table 4: Location Quotient by Local Industries

Note: Green cells indicate high local employment shares. Source: Bureau of Labor Statistics

Both the County and MSA maintain high location quotients in manufacturing even as the sector continues to decline. This will likely result in continued job losses in that sector. Utilities, accommodation and food services, and retail trade hold high employment shares in Oswego County. This may be due to the prevalence of the nuclear energy industry in the region. The Syracuse MSA also has high location quotients in utilities and in wholesale trade and transportation and warehousing as well.

Low location quotients in fields such as finance and insurance and professional and technical services within both areas suggest that employment in these sectors is below what would be expected. The education sector in Oswego County and the health care sector in Syracuse each have curiously low location quotients as well. As a result, such industries could be under‐serving local demand and may be poised for emergence as growth industries.

Industry

2001 2011%

Change 2001 2011%

ChangeNAICS 11 Agriculture, forestry, fishing and hunting ND 3.13 - ND ND -NAICS 21 Mining, quarrying, and oil and gas extraction ND 2.4 - ND ND -

NAICS 22 Utilities 14.93 15.49 3.75% 3.47 2.79 -19.60%

NAICS 23 Construction 1.08 1.09 0.93% 1.03 1.07 3.88%NAICS 31-33 Manufacturing 1.86 2 7.53% 1.6 1.69 5.62%

NAICS 42 Wholesale trade 0.38 0.42 10.53% 1.15 1.24 7.83%NAICS 44-45 Retail trade 1.38 1.48 7.25% 1.16 1.14 -1.72%

NAICS 48-49 Transportation and warehousing 0.7 0.43 -38.57% 1.07 1.17 9.35%

NAICS 51 Information 0.46 0.22 -52.17% 0.67 0.54 -19.40%NAICS 52 Finance and insurance 0.32 0.37 15.63% 0.68 0.76 11.76%

NAICS 53 Real estate and rental and leasing 0.31 0.27 -12.90% 0.57 0.6 5.26%

NAICS 54 Professional and technical services ND 0.37 - ND 0.75 -NAICS 55 Management of companies and enterprises ND 0.07 - ND ND -

NAICS 56 Administrative and waste services 0.52 0.66 26.92% ND ND -

NAICS 61 Educational services 0.19 0.08 -57.89% ND 1.04 -

NAICS 62 Health care and social assistance 0.95 1.03 8.42% ND 0.89 -

NAICS 71 Arts, entertainment, and recreation 0.69 0.62 -10.14% 0.71 0.83 16.90%NAICS 72 Accommodation and food services 1.65 1.58 -4.24% 1.16 1.1 -5.17%

NAICS 81 Other services, except public administration 1.05 1.03 -1.90% 0.99 0.89 -10.10%

NAICS 99 Unclassified 0.7 0.73 4.29% 0.33 0.37 12.12%

Oswego County, New York Syracuse, NY MSA



4.2 Cluster Analysis

Beginning with these employment figures and location quotients, more advanced measurements for predicting future sector behavior were determined for Oswego County and the Syracuse MSA. The Shift‐Share Analysis and Esteban‐Marquillas Extension methods were utilized to develop locally‐relevant industrial cluster analysis. This analysis can be used to help guide policy intervention from the municipal level, but also can be used to assess which industries the study area should target in implementing revitalization plans.

In Oswego County, economic mainstays manufacturing and retail have been relegated to “transforming” sectors, needing to reorient or restructure themselves in order to be more competitive in the regional and statewide economy.

The County holds a critical industry as a “star” sector. Health care and social assistance is the sole industry functioning at an optimal level in the local economy as a highly competitive industry with high local concentration compared to the state average. As a nationally growing industry, it figures to continue this growth as the baby‐boomer generation ages and increases demand on such services. The current strength in this sector positions the MSA to take further advantage of growth in the health care industry. Wholesale trade, finance and insurance, and administrative and waste services are categorized as “emerging” sectors that are operating competitively but are low in local concentration. These industries may increase in importance in the future in terms of local employment.

Table 5: Oswego County Industrial Cluster Analysis

Not Competitive Competitive

High Local Concentration

Transforming Sectors • Manufacturing • Retail Trade • Utilities • Accommodation and Food Services • Construction • Transportation and Warehousing

“Star” Sectors • Health Care and Social

Assistance

Low Local Concentration

Declining Sectors • Real Estate, Rental, and Leasing • Information • Arts and Entertainment • Education Services

Emerging Sectors • Wholesale Trade • Finance and Insurance • Administrative and Waste

Services



Syracuse’s geographic position at the crossroads of Interstates 90 and 81 and in the center of New York State is reflected in its “star” sectors of wholesale trade and transportation and warehousing. Manufacturing and retail trade maintain their places as locally concentrated industries despite significant job loss over the past decade. While data availability prevents health care from appearing on this table, it now is the sector of greatest employment in Syracuse.

Finance and insurance and arts, entertainment, and recreation are emerging industries in the area with concentration below what would be expected when compared to the state benchmark. In addition to manufacturing and retail trade, industries like utilities, construction, and accommodation and food services are transforming industries existing in high local concentration but lacking in statewide competitiveness.

Table 6: Syracuse MSA Industrial Cluster Analysis

Not Competitive Competitive

High Local Concentration

Transforming Sectors • Utilities • Retail Trade • Manufacturing • Construction • Accommodation and Food Services

“Star” Sectors • Wholesale Trade • Transportation and

Warehousing

Low Local Concentration

Declining Sectors • Information • Real Estate, Rental, and Leasing • Other services, except public admin.

Emerging Sectors • Finance and insurance • Arts, Entertainment, and

Recreation

4.3 Potential Policy Implications

These findings can have a variety of impacts on local policy making. It is important for local policy makers to focus their efforts on industries that show growth potential but are not yet saturated locally. Referring to the cluster analysis charts, focus should be placed on “emerging sectors.” Industries that are already competitive and highly concentrated locally are functioning well and may not require any policy intervention. “Transforming sectors” are no longer competitive but remain highly concentrated, potentially requiring policy interventions to assist these stalwart industries in rejuvenating their business cycle locally. Declining sectors lack local concentration but also lack competitiveness. This may question the sustainability of these industries and the sustainability of any local policy intervention.

Should intervention be deemed appropriate by the Town, County, or Central New York Regional Economic Development Council, strategies to augment the performance of target industries include:



1) Build specialized infrastructure (transportation, telecommunications, regulatory environments, etc.);

2) Fill missing links in supply chains with targeted firm attraction; 3) Increase workforce skills and training to prepare for industries that are likely to grow; and, 4) Engage in a cluster marketing program.

Initiatives to redevelop the former Columbia Mills Industrial site in Minetto must be cognizant of potential policy interventions. Such efforts should also exert energy to influence policy changes so that they are advantageous to development of the site.

Generally, emerging sectors or transforming sectors that are likely to be targeted with public policy intervention include manufacturing, retail trade, utilities, construction, accommodation and food services, and finance and insurance in both Oswego County and in the Syracuse MSA. Additionally, transportation and warehousing is classified as transforming while wholesale trade and administrative and waste services are listed as emerging in the County. Also, the arts, entertainment, and recreation sector is categorized as emerging in the Syracuse MSA.

4.4 Organizational Stakeholders

As marketing for redevelopment of the site continues, the input of potentially significant stakeholders should be solicited in an effort to engage the community, promote redevelopment through such organizations, and ultimately to ensure the long term viability of the site. They are as follows:

‐ Town of Minetto ‐ Minetto Fire Department ‐ National Grid ‐ NYS Canal Corporation ‐ Minetto Midway Drive‐In ‐ Minetto Senior Apartments ‐ SUNY Oswego ‐ Greater Oswego‐Fulton Chamber of Commerce

4.5 Potential Target Industries

Armed with knowledge of regional industrial trends and potential policy interventions, more precise data allows target industries to be uncovered. Using Bureau of Labor Statistics data, this time at a more precise subsector level, high‐performing sectors that may seek expansion at the target site were identified. Subsequently, attention was given to “emerging” sectors, industries that hold comparative advantage and lack expected local concentration. These industries are also identified and provide opportunities for Oswego to anticipate market trends. Examining further, acknowledgement was given to the site’s rural environment for both high‐performing and emerging industry analysis in order to remove industries that are commonly urban in nature.



The resulting list of potential target industries for the former Columbia Mills Site, that are performing at optimum levels in the region, is as follows: (NOTE: industry descriptions are as described by the 2012 NAICS Definitions of the US Census Bureau)

Health Care and Social Assistance

This sector is among the high‐performing industries in Oswego County and is among the leading employers in the Syracuse MSA. The site is located adjacent to the Minetto Senior Apartments and within one mile of the Manor at Seneca Hill.

Ambulatory Health Care Sector ‐ Provide health care services directly or indirectly to ambulatory patients and do not usually provide inpatient services. Health practitioners in this subsector provide outpatient services, with the facilities and equipment not usually being the most significant part of the production process.

Hospitals – Provide medical, diagnostic, and treatment services that include physician, nursing, and other health services to inpatients and the specialized accommodation services required by inpatients. Hospitals may also provide outpatient services as a secondary activity.

Nursing and Residential Care Facilities – Provide residential care combined with either nursing, supervisory, or other types of care as required by the residents. In this subsector, the facilities are a significant part of the production process and the care provided is a mix of health and social services with the health services being largely some level of nursing services.

Social Assistance ‐ Provide a wide variety of social assistance services directly to their clients including services for the disabled, meal delivery programs, food banks, community meals, emergency and transitional housing, vocational rehabilitation, and child day care. These services do not include residential or accommodation services, except on a short stay basis.

Merchant Wholesales for Nondurable Goods

Nondurable goods are items generally with a normal life expectancy of less than three years.

Nondurable goods merchant wholesale trade establishments are engaged in wholesaling products, such as paper and paper products, chemicals and chemical products, drugs, textiles and textile products, apparel, footwear, groceries, farm products, petroleum and petroleum products, alcoholic beverages, books, magazines, newspapers, flowers and nursery stock, and tobacco products.



The resulting list of potential target industries for the former Columbia Mills Site, that are emerging sectors in the region, is as follows:

Administrative and Support Services

The processes employed in this sector (e.g., general management, personnel administration, clerical activities, cleaning activities) are often integral parts of the activities of establishments found in all sectors of the economy.

The establishments classified in this subsector have specialization in one or more of these activities and can, therefore, provide services to clients in a variety of industries and, in some cases, to households.

Many of the activities performed in this subsector are ongoing routine support functions that all businesses and organizations must do and that they have traditionally done for themselves. Recent trends, however, are to contract or purchase such services from businesses that specialize in such activities and can, therefore, provide the services more efficiently.

Real Estate

Industries in the Real Estate subsector group establishments that are primarily engaged in: o Renting or leasing real estate to others; o Managing real estate for others; o Selling, buying, or renting real estate for others; and o Providing other real estate related services, such as appraisal services.

This subsector includes equity Real Estate Investment Trusts (REITs) that are primarily engaged

in leasing buildings, dwellings, or other real estate property to others.

Credit Intermediation

Industries in the Credit Intermediation and Related Activities subsector group establishments that:

o Lend funds raised from depositors; o Lend funds raised from credit market borrowing; o Facilitate the lending of funds or issuance of credit by engaging in such activities as

mortgage and loan brokerage, clearinghouse and reserve services, and check cashing services.



Heavy and Civil Engineering Construction

The Heavy and Civil Engineering Construction subsector comprises establishments whose primary activity is the construction of entire engineering projects (e.g., highways and dams), and specialty trade contractors, whose primary activity is the production of a specific component for such projects.

Specialty trade contractors in Heavy and Civil Engineering Construction generally are performing activities that are specific to heavy and civil engineering construction projects and are not normally performed on buildings.

The work performed may include new work, additions, alterations, or maintenance and repairs. Specialty trade activities are classified in this subsector if the skills and equipment present are specific to heavy or civil engineering construction projects. For example, specialized equipment is needed to paint lines on highways. This equipment is not normally used in building applications so the activity is classified in this subsector.

Construction projects involving water resources (e.g., dredging and land drainage) and projects involving open space improvement (e.g., parks and trails) are included in this subsector. Establishments whose primary activity is the subdivision of land into individual building lots usually perform various additional site‐improvement activities (e.g., road building and utility line installation) and are included in this subsector.

Chemical Manufacturing

The Chemical Manufacturing subsector is based on the transformation of organic and inorganic raw materials by a chemical process and the formulation of products. This industry group comprises establishments primarily engaged in manufacturing chemicals using basic processes, such as thermal cracking and distillation. Other subgroups include:

o Resin, synthetic rubber, and artificial synthetic fibers and filaments manufacturing; o Pesticide, fertilizer, and other agricultural chemical manufacturing; o Pharmaceutical and medicine manufacturing; o Paint, coating, and adhesive manufacturing; o Soap, cleaning compound, and toilet preparation manufacturing; and o Other chemical product and preparation manufacturing.

Amusements, Gambling, and Recreation

Operate facilities where patrons can primarily engage in sports, recreation, amusement, or gambling activities; and/or



Provide other amusement and recreation services, such as supplying and servicing amusement

devices in places of business operated by others; operating sports teams, clubs, or leagues engaged in playing games for recreational purposes; and guiding tours without using transportation equipment.


24 Section 5 – Summary of Development Assets and Limitations

5.0 SUMMARY OF DEVELOPMENT ASSETS AND LIMITATIONS

The target site on a portion of the former Columbia Mills property as outlined in this report has several development assets that would benefit a potential purchaser of the property for industrial or commercial use.

Site Development Assets

At approximately 7 acres, the site has sufficient buildable area to accommodate a moderately sized industrial and/or commercial development operation including associated parking, on‐site stormwater systems, setbacks, landscaping and amenities.

Due to the abundance of vacant land on the remaining 80+/‐ acres of the former Columbia Mills site, future businesses on the site would have an opportunity for expansion within close proximity of the target site.

Despite having generally non‐compatible residential land uses immediately to the southwest and north of the target site, there exists an abundance of woodland areas within and surrounding the site that could provide a natural buffer between future developments on the site and neighboring property.

The vast majority of the site is generally flat with gentle slopes throughout.

Natural drainage patterns gently slope towards the wetlands adjacent to the target site. With proper stormwater management design, the location of the wetlands will aid future development and the collection, filtration, conveyance, and discharge of future stormwater systems.

All requisite utilities and associated flow capacities needed to accommodate a light to moderate industrial operation on the site are present either right up to the site or within close proximity. Connecting to existing utilities would be a nominal cost for future construction.

The site is currently zoned Industrial. As such, no zone changes or variances would be required for future industrial or commercial development on the site.

The site is fully equipped with access to all major transportation modes, including water, rail, air, and highway.


25 Section 5 – Summary of Development Assets and Limitations

Site Development Limitations

Underground water lines that remain from the former Columbia Mills factory buildings may still exist, however the presence of these lines will not necessarily inhibit potential future development. If anything, future builders will need to be mindful of their locations.

A Phase II ESA conducted by ENSR in 2006 identified low‐level metal and SVOC exceedances in soil and groundwater in the southeastern corner of the target site near NY Route 48. The remainder of the target site was not evaluated as part of that investigation. As a result, and despite our belief that gross contamination is not present on the remainder of the target site, a Phase II investigation should be conducted to confirm our findings and opinions in this regard.

Although a very minor development limitation, it should be noted that according to NYSDEC, a portion of the site is subject to deed restriction prohibiting soil and groundwater use at the property, due to the former Columbia Mills Company’s status as a closed inactive hazardous waste site. From information provided by NYSDEC, the portion of the property under deed restriction appears to be less than 0.1 acres and is restricted to the footprint of former Building 15, which was located along the northern boundary of the site. This deed restriction is not expected to impact the proposed redevelopment of the site but will require coordination with NYSDEC to ensure that site soils and groundwater are handled in accordance with NYSDEC requirements during construction and long‐term operation of the site.

To conclude, this Comprehensive Site Profile finds that the target site has several assets that benefit a potential buyer or developer with little development limitations at this time. Strategic highway access, an abundance of road frontage, existing utilities, and sufficient buildable space on site allow for a flexible approach to future development scenarios that best fit with the intent of the Town of Minetto, Oswego County and the surrounding area.

Appendix A – Map Figures

APPENDIX A

Map Figures

Former Columbia MillsTarget Site Location

LegendTarget Site

Ope

ratio

n O

sweg

o C

ount

y, In

c.Fo

rmer

Col

umbi

a M

ills

Indu

stria

l Site

Reg

iona

l Loc

atio

n M

apO

sweg

o C

ount

y N

ew Y

ork

This map is to be used forreference purposes only.

Bartonand Loguidice P.C.is not responsible or liable

for any inaccuraciesherein contained.

File Number

556.008

Figure Number

1

Scale

Date

March 2013

µ

As Shown

Data Sources: Basemap - USGS Topographic Quad (Oswego East)0 31.5

Miles

Town of MinettoTown of Volney

Drain (septic?)

Concrete Pilesfrom Prior Demolition

Drain (septic?)

Former Columbia MillsFactory Structure

Minetto SeniorHousing

Electric PanelBox

Brookfield PowerHydroelectric Dam STATE R

OU

TE 48

Ope

ratio

n O

sweg

o C

ount

y, In

c.Fo

rmer

Col

umbi

a M

ills

Indu

stria

l Site

Site

Map

Osw

ego

Cou

nty

New

Yor

k




File Number

556.008

Figure Number

2

Scale

Date

March 2013

µ

As Shown

Data Sources: Basemap - ESRI Map Service;Tax Parcel Boundary - Oswego County;Topography - LiDAR

0 10050Feet

LegendTarget Site

Tax Parcel Boundary

Municipal Boundary


309'

307'

308'

306'

305'

310'

304'

303'

302'

301'

300'

299'

298'

297'

296'

295'

294'

293'

292'

291'

290'

31 1'

312'

313'

314'

315'

3 16'

289'306'

3

03'

309'

31 1'

310'

304'

305'

306'

309'

306'

307'

295'

308'

3 07'

298'

302'

3 09'

296'

289'

295'

30 6'

313'307'

2 9 8'

310'

3 10'

289'

297'

310'

295 '

308'

310'

311'

306 '

310'

311'

296'

299'

31 0'

300'

298'

302'

3 05'

309'

307'

310'

310'

290'

310'

312'

289'

312'

304'

307'

310'

290'

306'

305'

31

0 '

305'

306'

311'

28

9'

31 1 '

2

9 0 '

311'

297'

3 10'

305'

289'

312 '

310'

289'

309'

295'

310'

299'

306'

310'

311'

3

1 0 '

310'

300'

303'

307'

297'

297'

310'

3 09'

295'

309'

309'

313'

3

1 0 '

311'

311'

310'

309'

309'

306'

293 '

311'

309'

307'

310'

307'

294'

307'

300'

311'

310 '

296'

3 06'

289'

310'

310'

311 '

312'

309'

31 0'

3 10'312'

3 10'

30

7 '

293'

292'

30 3'

305'

311'

306'

299'

301'

311'

313'

3 10'

309'

290'

309'

295'

3 0 6'

3 11'

309'

3 10'

312'

296'

3 06'

301'

306'

3

10'

3 09'

308'

304'

309'

289'

3 03'

3 06'

297'

310'

299'

308'

290'

3 10'

296'

290'

292'

310'

313'

305'

308'

289 '

302'

306'

305'

28 9 '

3 13'

290'

306'

298'

310'

290'

289'

310'

308'

3 0 5'

304

'

29

6'

311'

306'

289'

290'

30 9 '

290'

2 93'

302'

311'

305'

310'

3

10'

31 0 '

29

4'

306'

2

9 7'

3

1 0 '

314'

312'

310

'

3 11'

310'

300'

308'

299'

294'

310'

29 4'

307'

305

'

311'

29

7'

309'

295'

30 3'

306'

30 5'

300'

289'

310'

310'

311'311'

304 '

312'

289 '

30 3 '

3 07'

309'

307'

294'

3 1 2'

305'

311'

311'

306'

304'

289'

3 09'

290'

310'

300'

310'

307'

298'

296'

3 10'

312'

305'

296'

311' 310'

310'

31 2'

306'

289'

2 99'

306'

306'

289 '

290'

313 '

289'

305'

306'

309'

313'

301'

290'

313'

302'

312'

310'

305'

310'

309'

310'

31

0'

306'

2 95'

3 07'

298'

31 2 '

310'

310'

31

2 '

307'

310'

296'

298 '

308'

298'

310'

297'

3 06'

305'

308'

289'

311'

306'

305'

310'

312'

289'

310'

289'

308'

305'

309'

289'

306'

296'

28 9'

302'

299'

310'

310'

306'

3 0 8'

309'

310 '

310'

312 '

290'

296'

2 98 '

306'

289'

310'

304'

310'

313'

306'

313'

313'

306'

289 '

304'

290'

308'

310'

30

2'

290'

293'

299'

310'

310'

312'

31 0'

306'

311'

311'

310

'

3

10'

306'

3 05'

310'

296'

29 0 '

309 '

28 9'

311 '309'

310'

310'

290'

3 0 8'

289'

310'

306'

307'

310'

310'

309'

300'

294'

3 0 5'

310'

31 0'

310'

301'

307'

311'

308'

311'

308'

296'

31 0'

296'

291'

291'

310'

307'

300 '

295'

29

8'

309'

305 '

308'

310'

30 0'

310'

311 '

307'

310'

297'

310'

310'

310'

3 09 '

2 90'

3 00'

307'

310'

300'

309'

308'

3 0 9'310'

311'

310'

309'

307'

3 08'

31 2'

310'

289'

306'

294'

3 06'

306'

305'

309'

306'

305'

307'

307'

31

0'

3 05'

30

7'

304'

3 06'

296'

294'

2 93 '

306' 310'

3 05'

308'

305'

310'

2 90'

310'

295'

3 12 '

30 9 '

31 0'

303'

310 '

289'

289'

304'

310'

309 '

302'

299'

297'

290'

297'

3 0 6'

299'

2

94 '

31 0 '

310'

311'

308'

295'

290'

31 0 '

310'

305'

306'

310'

305'

305

'

2

98'

3 10'

311'

310'

306'

310'

289'

298'

306'

301'

300'

312'

311'

308'

311'

3 0 6'

310'

307'

307'

310'

31 0'

310'

311 '

309'

3 07'

31

0 '

2

90 '

306'

310 '

2 95'

308'

2 91'

313'

STATE RO

UTE 48

BARRETT DR

Ope

ratio

n O

sweg

o C

ount

y, In

c.Fo

rmer

Col

umbi

a M

ills

Indu

stria

l Site

Site

Top

ogra

phy

Osw

ego

Cou

nty

New

Yor

k




File Number

556.008

Figure Number

3

Scale

Date

March 2013

µ

As Shown

Data Sources: Basemap - ESRI Map Service;Tax Parcel Boundary - Oswego County;Topography, Slope - Derived From LiDAR Data

0 10050Feet

Slope Analysis% Slope

0 - 8

8.1 - 15

15.1 - 25

>25

1' Contour (LiDAR)

Target Site

Tax Parcel Boundary

Municipal Boundary

Town of Minetto

Town of VolneyTown of Scriba

STATE RO

UTE 48

COUNTY ROUTE 24

SCHUYLER ST

BARRETT DR

CO

UN

TY RO

UTE 57

CH

AS

E D

R

ANDRES DR

MINETTO BRIDGE RD

LegendFederal Wetlands

100-yr Floodplain

Target Site

Tax Parcel Boundary

Ope

ratio

n O

sweg

o C

ount

y, In

c.Fo

rmer

Col

umbi

a M

ills

Indu

stria

l Site

Env

ironm

enta

l Fea

ture

sO

sweg

o C

ount

y N

ew Y

ork




File Number

556.008

Figure Number

4

Scale

Date

March 2013

µ

As Shown

Data Sources: Basemap - ESRI Map Service;Tax Parcel Boundary - Oswego County;Wetlands - NWI, NYSDEC; Flood Zones - Oswego County

0 10050Feet

!?

!?

!?

!?


B1

B2

B3

B4

w

C.F.

w

RaB

IrB

w

IsC

IsC

STATE RO

UTE 48

BARRETT DR

Ope

ratio

n O

sweg

o C

ount

y, In

c.Fo

rmer

Col

umbi

a M

ills

Indu

stria

l Site

Soi

l Cla

ssifi

catio

nsO

sweg

o C

ount

y N

ew Y

ork




File Number

556.008

Figure Number

5

Scale

Date

March 2013

µ

As Shown

Data Sources: Basemap - ESRI Map Service;Tax Parcel Boundary - Oswego County;Soils - NRCS

0 10050Feet

Soil ClassificationsC.F.

IrB - Ira gravelly fine sandy loam, 3 to 8 percent slopes

IsC - Ira-Sodus gravelly fine sandy loams, rolling

RaB - Raynham silt loam, 0 to 6 percent slopes

W - Water

!? Boring Locations

Target Site

Tax Parcel Boundary

Municipal Boundary


Overhead Electric &Telecommunications

6" Gas Distribution Line

12" High PressureGas Transmission Line

15" Sewer Line

10" Sewer Line

12" Water Line

SCHUYLER ST

BARRETT DR

Ope

ratio

n O

sweg

o C

ount

y, In

c.Fo

rmer

Col

umbi

a M

ills

Indu

stria

l Site

Exi

stin

g U

tility

Infra

stru

ctur

eO

sweg

o C

ount

y N

ew Y

ork




File Number

556.008

Figure Number

6

Scale

Date

March 2013

µ

As Shown

Data Sources: Basemap - ESRI Map Service;Tax Parcel Boundary - Oswego County;Gas & Electric (approx.) - National Grid

0 200100Feet

Utility InfrastructureGas

OH Electric / Telecommunications

Sewer

Water

Target Site

Tax Parcel Boundary

Municipal Boundary

Town of Minetto


STATE ROUTE 48

COUNTY ROUTE 24

CO

UN

TY RO

UTE 57

COUNTY ROUTE 42

MEEKER AVE

SCHUYLER ST

AND

RES D

R

EMPIR

E ST

CO

UN

TY R

OU

TE 3

1

BARRETT DR

HILLC

REST D

R

MINETTO BRIDGE RD

COUNTY ROUTE 45

BROOKSIDE A V E

CH

AS

E D

R

CO

UN

TY R

OU

TE 8

MER

IDA

N AVE

FULTO

N AV

E

WORD E N RD

Ope

ratio

n O

sweg

o C

ount

y, In

c.Fo

rmer

Col

umbi

a M

ills

Indu

stria

l Site

Zoni

ng C

lass

ifica

tions

Osw

ego

Cou

nty

New

Yor

k




File Number

556.008

Figure Number

7

Scale

Date

March 2013

µ

As Shown

Data Sources: Basemap - ESRI Map Service;Tax Parcel Boundary - Oswego County;Land Use - Oswego County Real Property

0 200 400100Feet

Zoning Classifications R10 Residential

R20 Residential

AG Agricultural

CM Commercial

Industrial

Target Site

Tax Parcel Boundary

Town of Minetto


STATE ROUTE 48

CO

UN

TY RO

UTE 57

COUNTY ROUTE 24

SCHUYLER ST

BARRETT DR

MINETTO BRIDGE RD

ANDRES DR

COUNTY ROUTE 45

CH

AS

E D

R

EMPIR

E ST

Ope

ratio

n O

sweg

o C

ount

y, In

c.Fo

rmer

Col

umbi

a M

ills

Indu

stria

l Site

Land

Use

Osw

ego

Cou

nty

New

Yor

k




File Number

556.008

Figure Number

8

Scale

Date

March 2013

µ

As Shown

Data Sources: Basemap - ESRI Map Service;Tax Parcel Boundary - Oswego County;Land Use - Oswego County Real Property

0 200 400100Feet

Land UseAgricultural

Residential

Vacant

Commercial

Community Services

Public Services

Parks & Forested Lands

Target Site

Tax Parcel Boundary

Site Location

¬«69

¬«49

¬«3

¬«34

¬«48

¬«104

¬«264¬«481

¬«13

¬«176

¬«104B

¬«69A

¬«34

")4

")28

")57

")176

")34

")3

Legend Columbia Mills Industrial Site

Railroad

Road ClassificationState Route

County Route

Local

Ope

ratio

n O

sweg

o C

ount

y, In

c.Fo

rmer

Col

umbi

a M

ills

Indu

stria

l Site

Tran

spor

tatio

n In

frast

ruct

ure

Osw

ego

Cou

nty

New

Yor

k




File Number

556.008

Figure Number

9

Scale

Date

March 2013

µ

As Shown

Data Sources: Basemap - ESRI Map Service (Bing Maps);Roads - USDOT

0 1 20.5Miles

Appendix B – Concept Development Scenarios

APPENDIX B

Concept Development Scenarios

*4 ‘,

V4 -

-I/t

POTENTIAL EXPANSION EA FOR FrUAE

7” OFFICE SPACE, PARKIIS. ETC.

I.

30’ PROPERTY SETBACKADJACENT TO RESIDENTIALPROPERTIES

-•1

SHARED PRIMARYENjANCE WITHEXISTINGSENIqRAPARTMENT FACILITYna

1408111

sf (2-story)

nb4t

wFUTURE ACCES TO SITEEXPANSION AREAS

S

rtOr)

OgUuli(e, PC.

‘E,o,,,,ernol$dr,,tI,ts PIwfS ‘Lw,dcopeA,ch,cea,

aOperaon Oswego County

DEVELOPMENT SCENARIO - A20,000 SF TWO-STORY

GENERAL OFFICE / HEALTH FACILITYFORMER COLUMBIA MILLS SITE MINETTO, NEW YORK

SITE DATALot Size: 7+!- AcresBuilding Size: 20,000Building Coverage: Approx. 5%Front Setbacks: 30’Side Yard Setbacks: 30’Rear Yard Setbacks: 30’

40 40’ 80’

4,. tt’

4

FUTURE ACCES TO SITEEXPANSION AREAS

30’ PROPERTY SETBACKADJACENT TO RESIDENTIALPROPERTIES

F,

t_. •1’’‘•

r — 20’ REAR SETBACK

a

% •‘rc!___” .r4

.1• I •h.

-—‘-I—. “

r

... ,1

I -.

jc7r .3

1’.

i-

at-ton

oguidice, PC.a

Operation Oswego Countyd#S’Ik

S’.I,g0Is C.’,I’v. NY

—I

MINETTO SENIOR,S.APARTMEITS —

\\ t‘

Iij

DEVELOPMENT SCENARIO - B20,000 SF TWO-STORY GENERAL OFFICE! HEALTH FACILITY

30,000 SF TWO-STORY APARTMENT COMPLEXFORMER COLUMBIA MILLS SITE MINETTO, NEW YORK

SITE DATALot Size: 7+?- AcresBuilding Size: 50,000 sf Total (2-story)Building Coverage: Approx. 28%Front Setbacks: 30’Side Yard Setbacks: 30’

40’ 0 40’ 80’

Eoq’n,,rs - E to ‘riot Scon,o,, - Flo,,oo, -L,td,c,,,MffiaIs Rear Yard Setbacks: 20

Appendix C – Boring Test Data

APPENDIX C

Boring Test Data

Boring No.Project No.

LYON DRILLING CO. Sheet ofDate Started

BORING LOG Date CompletedDriller

lb. Fall in.

lb. Fall in.

1 S 1.0

2 S 1.1

3 S 1.3

4 S 1.2

5 S 0.0

MOIST BROWN COMPACT FINE SAND. LITTLE5.5

MOIST BROWN FINE TO MEDIUM SAND TRACE

B1

1 1

COLD SNOW

FORMER COLUMBIA 01/22/13

Boring Location

Surface Elevation

01/22/13HARRY LYON

AS STAKED BY CLIENT

Sam

ple

Num

ber

Sample Depth

From (Ft)

2.0

4.0

6.0

Project

CME 553 1/4" HOLLOW STEM AUGERS

MILLSLocation

Drill Rig

RT 48MINETTO, NY

Other:

7.5OUTRock Sampler: 01/22/13

Water atDate

CasingGround Water Observations

01/22/13TimeSoil Sampler 2" SPLIT SPOON

1:15 PM1:30 PM 6.3

PHONE (607)842-6580

DRYDRY

REMARKS

BORING RELOCATED 8'

Casing at Hole at30 8.1

Sam

ple

Rec

over

y To (Ft)

0'/0.5' N

Sam

ple

Type 0.5'/1.0'

Weather Conditions:

30

5

0.0

20

7426 SHACKHAM ROAD TULLY, N.Y.

40

35

45

50

7.3

7 14

5 5

2.0

4.0

7 24

2 7

28 101

50/.18.0

2

25 40

6.0

50/.3

108.1

15

25

MOIST BROWN FINE TO COARSE SAND AND FINEGRAVEL WITH COBBLES (FILL)

9

10

Rock Recovery

2.0

BORING TERMINATED AT 8.0'

MATERIAL DESCRIPTION

7.2

Depth of Change

2

140

% RQD

SOILBlows on Sampler

Ft.

1.5'/2.0'1.0'/1.5'

WEST REFUSAL ENCOUNTERED

POSSIBLE WEATHERED BEDROCK

Client BARTON & LOGUIDICE

Casing Hammer: Wt.

Sample Hammer: Wt.

Dep

th

REFUSAL AT 6.2'

AT 7.6'BORING RELOCATION3.0' EAST

1/24/2013

COAL (FILL)

MEDIUM TO COARSE SAND. TRACE FINE GRAVEL




lb. Fall in.

lb. Fall in.

1 S 1.0

2 S 1.3

3 S 0.0

4 S 0.8

5 S 0.9

6 S 0.9

7 S 1.0

8 S 0.3

(FILL)

Dep

th

AUGER REFUSAL AT 14.8'

BOULDER 4'-5.1'

1.0'/1.5'


Casing Hammer: Wt.

Sample Hammer: Wt. 140

% RQD


Ft.

1.5'/2.0'

Rock Recovery

2.0

ROTTEN WOOD, TRACE BRICKMOIST BROWN COARSE TO FINE SAND AND FINE


Depth of Change

17

14

TOPSOILMOIST RED BROWN COARSE TO FINE SAND AND

25

14.3 50/.3

473613.7

50/.2

10

15

11.4 8 9

13.7 12 11

8

50/.4

2 11

5 115

1010.0 28.0

50/.4

15 6

4.4

18 29

15 28

4 12

9 14

2.0

4.0

8.0

11.4


40

35

45

50

Weather Conditions:

30

5

0.0

14.0

20

10.0

Sam

ple

Rec

over

y To (Ft)

0'/0.5' N

Sam

ple

Type 0.5'/1.0'

Casing at Hole at30 14.8

PHONE (607)842-6580

12.811.9

REMARKS

2:30 PM3:05 PM 12.4

Water atDate



Other:

13.5OUTRock Sampler: 01/24/13

Project


MILLSLocation

Drill Rig

RT 48MINETTO, NY

Sam

ple

Num

ber

Sample Depth

From (Ft)

2.0

4.0

6.0

12.0

01/24/13

Boring Location

Surface Elevation

01/24/13HARRY LYON

12.0

B2

1 1

COLD SNOW

BECOMING WET

FORMER COLUMBIA

10.5GRAVEL. TRACE ROOTS. TRACE COAL

FINE GRAVEL WITH OCCASIONAL COBBLES

9.09.5

13.5WET RED BROWN FINE TO COARSE SANDMOIST RED BROWN LAMINATED POSSIBLESANDSTONEBORING TERMINATED AT 14.8'




lb. Fall in.

lb. Fall in.

1 S 1.3

2 S 1.0

3 S 0.3

4 S 1.0

5 S 0.0

6 S 0.4

7 S 0.9

8 S

9 S 0.3

10 S 0.1

Dep

th

AUGERS HARD AT 16'

1.0'/1.5'

SATURATED BROWN POSSIBLE FINE SAND.


Casing Hammer: Wt.


% RQD


Ft.

1.5'/2.0'

Rock Recovery

TRACE BRICK (FILL)SATURATED RED BROWN FINE SAND


8.0

Depth of Change

20

6

MOIST BROWN COARSE TO FINE SAND. SOMEFINE GRAVEL WITH BRICKS & COBBLES (FILL)

25

50/.1

463516.0 8 11 14

2110

10 22

10

2

15

12.0 9 10

14.0 10 11

1

12

1 1

4 2012

1010.0 18.0

50/.4

4 8

4.4

30 56

5 14

36 36

4 8

16.4 50/.4

2.0

4.0

18.1

8.0


40

35

45

50

Weather Conditions:

30

5

0.0

14.0

16.0

20

10.0

Sam

ple

Rec

over

y To (Ft)

0'/0.5' N

Sam

ple

Type 0.5'/1.0'

Casing at Hole at30

12:30 PM

10.0

PHONE (607)842-6580

7.69.26.3

REMARKS

10:00 AM11:15 AM

01/23/1318.18.5

Water atDate



Other:

7.517.5Rock Sampler: 01/23/13OUT

Project


MILLSLocation

Drill Rig

RT 48MINETTO, NY

Sam

ple

Num

ber

Sample Depth

From (Ft)

2.0

4.0

6.0

12.0

18.0

01/23/13

Boring Location

Surface Elevation

01/23/13HARRY LYON

AS STAKED, BY CLIENT

B3

1 1

COLD SNOW

LITTLE FINE GRAVEL WITH OCCASIONAL

FORMER COLUMBIA

COBBLES

SOME MEDIUM TO COARSE SAND

10.0

BORING TERMINATED AT 18.6'

17.1SATURATED GRAY POSSIBLE SANDSTONE





lb. Fall in.

lb. Fall in.

1 S 1.0

2 S 1.2

3 S 1.3

4 S 1.3

5 S 1.0

6 S 1.0

7 S 1.0

8 S 1.0

9 S 0.9

10 S 0.1

MOIST BROWN FINE SAND. TRACE SILT

Dep

th

1.0'/1.5'

WET BROWN SILT. LITTLE FINE SAND


Casing Hammer: Wt.


% RQD


Ft.

1.5'/2.0'

Rock Recovery

0.8

TRACE CLAYWET BROWN FINE TO COARSE SAND


7.0

Depth of Change

5

1

1

MOIST BROWN COARSE TO FINE SAND ANDFINE GRAVEL

25

50/.2

11 33 2514

17916.0 6 8 9

2412

4 13

33

15

12.0 12 8

14.0 7 12

50/.4

5

5

2 52

109.4 78.0

1

2 3

6.0 3 127

1 1

1 2

14 6

1 1

18.0 9

2.0

4.0

18.2

8.0


40

35

45

50

Weather Conditions:

30

5

0.0

14.0

16.0

20

10.0

Sam

ple

Rec

over

y To (Ft)

0'/0.5' N

Sam

ple

Type 0.5'/1.0'

Casing at Hole at30

8:00 AM

8.0

PHONE (607)842-6580

6.56.14.5

REMARKS

3:15 PM4:45 PM

01/24/1319.59.4

Water atDate



Other:

5.519.0Rock Sampler: 01/23/13OUT

Project


MILLSLocation

Drill Rig

RT 48MINETTO, NY

Sam

ple

Num

ber

Sample Depth

From (Ft)

2.0

4.0

6.0

12.0

18.0

01/22/13

Boring Location

Surface Elevation

01/24/13HARRY LYON

AS STAKED, BY CLIENT

13.5

B4

1 1

COLD SNOW

OCCASIONAL COBBLES

FORMER COLUMBIA

LITTLE FINE GRAVEL. TRACE SILT WITH

6.0

4.5MOIST BROWN FINE SAND

9.2

SATURATED BROWN FINE TO COARSE SANDLITTLE FINE GRAVEL. TRACE SILT

17.0SATURATED BROWN COMPACT FINE TO

POSSIBLE SANDSTONEBORING TERMINATED AT 19.5'

SATURATED BROWN FINE SAND

17.7MEDIUM SANDSATURATED RED BROWN LAMINATED


Appendix D – Supporting Documentation

APPENDIX D

Supporting Documentation

2001 2011 % Change 2001 2011 % Change 2001 2011 % Change

Base Industry: Total, all industries 7,019,823 7,051,385 0.45% 25,699 23,894 -7.02% 253,636 240,643 -5.12%

NAICS 11 Agriculture, forestry, fishing and hunting 21,497 23,031 7.14% ND 244 #VALUE! ND ND #VALUE!

NAICS 21 Mining, quarrying, and oil and gas extraction 4,321 4,665 7.96% ND 38 #VALUE! ND ND #VALUE!

NAICS 22 Utilities 42,708 37,125 -13.07% 2,334 1,949 -16.50% 5,350 3,530 -34.02%

NAICS 23 Construction 329,285 307,124 -6.73% 1,306 1,139 -12.79% 12,250 11,234 -8.29%

NAICS 31-33 Manufacturing 699,492 456,701 -34.71% 4,773 3,102 -35.01% 40,389 26,263 -34.97%

NAICS 42 Wholesale trade 372,929 330,203 -11.46% 516 467 -9.50% 15,554 13,938 -10.39%

NAICS 44-45 Retail trade 866,846 889,854 2.65% 4,371 4,467 2.20% 36,295 34,580 -4.73%

NAICS 54 Professional and technical services 536,248 572,297 6.72% ND 716 #VALUE! ND 14,572 #VALUE!

NAICS 55 Management of companies and enterprises 116,154 132,835 14.36% ND 30 #VALUE! ND ND #VALUE!

NAICS 56 Administrative and waste services 437,078 425,511 -2.65% 825 952 15.39% ND ND #VALUE!

NAICS 61 Educational services 241,922 302,923 25.22% 167 86 -48.50% ND 10,795 #VALUE!

NAICS 62 Health care and social assistance 1,091,513 1,301,032 19.20% 3,783 4,561 20.57% ND 39,372 #VALUE!

NAICS 48-49 Transportation and warehousing 229,737 218,785 -4.77% 589 316 -46.35% 8,899 8,745 -1.73%

NAICS 51 Information 323,904 254,557 -21.41% 541 186 -65.62% 7,808 4,703 -39.77%

NAICS 52 Finance and insurance 554,677 497,471 -10.31% 655 626 -4.43% 13,555 12,873 -5.03%

NAICS 53 Real estate and rental and leasing 181,208 176,635 -2.52% 205 162 -20.98% 3,712 3,598 -3.07%

NAICS 71 Arts, entertainment, and recreation 122,836 140,811 14.63% 311 298 -4.18% 3,172 3,977 25.38%

NAICS 72 Accommodation and food services 512,044 623,479 21.76% 3,096 3,345 8.04% 21,440 23,305 8.70%

NAICS 81 Other services, except public administration 312,025 327,987 5.12% 1,194 1,140 -4.52% 11,150 9,983 -10.47%

NAICS 99 Unclassified 23,400 28,361 21.20% 60 70 16.67% 281 357 27.05%

2001 2011 % Change 2001 2011 % Change 2001 2011 % Change

NAICS 111 Crop production 10,880 10,889 0.08% 193 226 17.10% 430 472 9.77%

NAICS 112 Animal production and aquaculture 7,110 8,927 25.56% ND ND #VALUE! ND ND #VALUE!

NAICS 113 Forestry and logging 1,047 629 -39.92% 71 12 -83.10% ND ND #VALUE!

NAICS 114 Fishing, hunting and trapping 141 117 -17.02% NC NC #VALUE! ND ND #VALUE!

NAICS 115 Agriculture and forestry support activities 2,319 2,469 6.47% ND ND #VALUE! ND ND #VALUE!

NAICS 211 Oil and gas extraction 188 579 207.98% NC NC #VALUE! ND NC #VALUE!

NAICS 212 Mining, except oil and gas 3,771 3,486 -7.56% ND 38 #VALUE! ND ND #VALUE!

NAICS 213 Support activities for mining 362 600 65.75% NC NC #VALUE! ND ND #VALUE!

NAICS 221 Utilities 42,708 37,125 -13.07% 2,334 1,949 -16.50% 5,350 3,530 -34.02%

NAICS 236 Construction of buildings 78,501 76,559 -2.47% 366 339 -7.38% 2,791 2,905 4.08%

NAICS 237 Heavy and civil engineering construction 28,702 28,141 -1.95% 76 95 25.00% 1,285 894 -30.43%

NAICS 312 Beverage and tobacco product manufacturing 6,996 6,328 -9.55% NC NC #VALUE! ND 633 #VALUE!

NAICS 313 Textile mills 10,376 3,842 -62.97% NC NC #VALUE! ND ND #VALUE!

NAICS 314 Textile product mills 7,219 3,853 -46.63% ND ND #VALUE! ND ND #VALUE!

NAICS 315 Apparel manufacturing 54,212 19,583 -63.88% NC NC #VALUE! ND ND #VALUE!

Subsector IndustryNew York -- Statewide Oswego County, New York Syracuse, NY MSA

New York -- Statewide Oswego County, New York Syracuse, NY MSA

Former Columbia Mills Site ProfileOperation Oswego County

Regional Employment Trends by Industry

Industry

2001 2011 % Change 2001 2011 % Change 2001 2011 % ChangeSubsector IndustryNew York -- Statewide Oswego County, New York Syracuse, NY MSA

NAICS 316 Leather and allied product manufacturing 3,130 1,746 -44.22% NC NC #VALUE! ND ND #VALUE!

NAICS 321 Wood product manufacturing 10,320 6,659 -35.47% 81 87 7.41% ND 391 #VALUE!

NAICS 322 Paper manufacturing 25,394 16,431 -35.30% 1,209 ND #VALUE! 2,520 ND #VALUE!

NAICS 238 Specialty trade contractors 222,082 202,424 -8.85% 864 705 -18.40% 8,174 7,435 -9.04%

NAICS 311 Food manufacturing 54,932 49,710 -9.51% 732 272 -62.84% 2,215 1,393 -37.11%

NAICS 337 Furniture and related product manufacturing 21,538 12,932 -39.96% ND ND #VALUE! ND 1,009 #VALUE!

NAICS 339 Miscellaneous manufacturing 50,954 33,504 -34.25% 25 ND #VALUE! 2,430 2,113 -13.05%

NAICS 423 Merchant wholesalers, durable goods 189,189 148,086 -21.73% 384 236 -38.54% 9,196 7,587 -17.50%

NAICS 424 Merchant wholesalers, nondurable goods 150,948 142,219 -5.78% 98 173 76.53% 4,856 4,756 -2.06%

NAICS 425 Electronic markets and agents and brokers 32,792 39,898 21.67% 33 59 78.79% 1,502 1,595 6.19%

NAICS 441 Motor vehicle and parts dealers 77,984 72,081 -7.57% 628 617 -1.75% 4,389 4,122 -6.08%

NAICS 442 Furniture and home furnishings stores 31,904 27,715 -13.13% 52 49 -5.77% 1,348 896 -33.53%

NAICS 443 Electronics and appliance stores 31,981 37,232 16.42% 47 26 -44.68% 998 1,106 10.82%

NAICS 444 Building material and garden supply stores 57,905 60,060 3.72% 253 405 60.08% 2,804 3,162 12.77%

NAICS 445 Food and beverage stores 194,274 204,764 5.40% 1,503 1,068 -28.94% 9,780 8,800 -10.02%

NAICS 446 Health and personal care stores 72,770 81,512 12.01% 346 335 -3.18% 2,616 2,310 -11.70%

NAICS 323 Printing and related support activities 40,948 22,539 -44.96% 174 66 -62.07% 1,723 800 -53.57%

NAICS 324 Petroleum and coal products manufacturing 2,659 1,902 -28.47% ND ND #VALUE! ND ND #VALUE!

NAICS 325 Chemical manufacturing 65,738 40,273 -38.74% 21 153 628.57% ND ND #VALUE!

NAICS 326 Plastics and rubber products manufacturing 30,488 20,781 -31.84% ND NC #VALUE! ND 1,376 #VALUE!

NAICS 327 Nonmetallic mineral product manufacturing 21,886 14,821 -32.28% 216 60 -72.22% 1,015 425 -58.13%

NAICS 331 Primary metal manufacturing 15,453 10,212 -33.92% 1,218 ND #VALUE! 3,091 ND #VALUE!

NAICS 332 Fabricated metal product manufacturing 66,158 49,598 -25.03% 611 553 -9.49% 3,725 2,918 -21.66%

NAICS 333 Machinery manufacturing 64,021 44,362 -30.71% 316 ND #VALUE! ND 2,754 #VALUE!

NAICS 334 Computer and electronic product manufacturing 83,418 61,922 -25.77% NC 62 #VALUE! 6,401 4,988 -22.07%

NAICS 335 Electrical equipment and appliance mfg. 21,297 13,190 -38.07% ND ND #VALUE! ND 1,497 #VALUE!

NAICS 336 Transportation equipment manufacturing 42,355 22,512 -46.85% ND ND #VALUE! ND 910 #VALUE!

NAICS 533 Lessors of nonfinancial intangible assets 3,590 2,380 -33.70% NC NC #VALUE! ND NC #VALUE!

NAICS 541 Professional and technical services 536,248 572,297 6.72% ND 716 #VALUE! ND 14,572 #VALUE!

NAICS 551 Management of companies and enterprises 116,154 132,835 14.36% ND 30 #VALUE! ND ND #VALUE!

NAICS 561 Administrative and support services 418,314 403,002 -3.66% 633 857 35.39% 11,378 13,627 19.77%

NAICS 562 Waste management and remediation services 18,764 22,509 19.96% 192 95 -50.52% ND ND #VALUE!

NAICS 611 Educational services 241,922 302,923 25.22% 167 86 -48.50% ND 10,795 #VALUE!

NAICS 621 Ambulatory health care services 313,199 424,690 35.60% 1,115 1,263 13.27% 12,100 ND #VALUE!

NAICS 622 Hospitals 326,263 348,787 6.90% ND ND #VALUE! ND 8,798 #VALUE!

NAICS 623 Nursing and residential care facilities 208,532 235,952 13.15% 890 ND #VALUE! 6,763 ND #VALUE!

NAICS 624 Social assistance 243,518 291,604 19.75% ND 1,328 #VALUE! ND 8,096 #VALUE!

NAICS 447 Gasoline stations 31,004 28,331 -8.62% 499 476 -4.61% 1,849 1,709 -7.57%

NAICS 448 Clothing and clothing accessories stores 118,725 126,008 6.13% 74 75 1.35% 2,754 2,483 -9.84%

NAICS 451 Sports, hobby, music instrument, book stores 43,250 33,963 -21.47% 66 80 21.21% 1,635 1,301 -20.43%

NAICS 452 General merchandise stores 120,234 143,238 19.13% 592 1,061 79.22% 5,296 6,431 21.43%

NAICS 453 Miscellaneous store retailers 53,615 46,417 -13.43% 180 139 -22.78% 1,724 1,422 -17.52%

2001 2011 % Change 2001 2011 % Change 2001 2011 % ChangeSubsector IndustryNew York -- Statewide Oswego County, New York Syracuse, NY MSA

NAICS 454 Nonstore retailers 33,199 28,534 -14.05% 132 137 3.79% 1,101 837 -23.98%

NAICS 481 Air transportation 36,427 32,546 -10.65% NC NC #VALUE! 781 ND #VALUE!

NAICS 482 Rail transportation ND 29 #VALUE! ND NC #VALUE! ND NC #VALUE!

NAICS 483 Water transportation 3,883 3,609 -7.06% NC NC #VALUE! NC NC #VALUE!

NAICS 484 Truck transportation 43,008 36,606 -14.89% 371 141 -61.99% 3,202 3,217 0.47%

NAICS 485 Transit and ground passenger transportation 56,059 65,663 17.13% 164 131 -20.12% 1,402 1,366 -2.57%

NAICS 486 Pipeline transportation 451 346 -23.28% NC NC #VALUE! ND ND #VALUE!

NAICS 487 Scenic and sightseeing transportation 1,775 2,308 30.03% ND NC #VALUE! ND ND #VALUE!

NAICS 488 Support activities for transportation 30,650 26,233 -14.41% 31 14 -54.84% 595 504 -15.29%

NAICS 491 Postal service ND 134 #VALUE! ND NC #VALUE! ND ND #VALUE!

NAICS 492 Couriers and messengers 41,002 32,228 -21.40% NC ND #VALUE! ND 1,884 #VALUE!

NAICS 493 Warehousing and storage 16,446 19,083 16.03% ND ND #VALUE! ND 1,440 #VALUE!

NAICS 511 Publishing industries, except Internet 95,226 68,201 -28.38% 107 75 -29.91% 1,586 ND #VALUE!

NAICS 512 Motion picture and sound recording industries 56,632 55,263 -2.42% ND ND #VALUE! ND 213 #VALUE!

NAICS 515 Broadcasting, except Internet 39,036 40,708 4.28% ND ND #VALUE! ND 1,046 #VALUE!

NAICS02 516 Internet publishing and broadcasting 4,069 NC #VALUE! ND NC #VALUE! ND NC #VALUE!

NAICS 517 Telecommunications 79,547 48,477 -39.06% 74 37 -50.00% 3,369 ND #VALUE!

NAICS 518 Data processing, hosting and related services 34,191 14,025 -58.98% ND ND #VALUE! ND 281 #VALUE!

NAICS 519 Other information services 15,203 27,882 83.40% ND 38 #VALUE! ND 469 #VALUE!

NAICS 521 Monetary authorities - central bank ND ND #VALUE! ND ND #VALUE! ND ND #VALUE!

NAICS 522 Credit intermediation and related activities 180,904 159,421 -11.88% 460 410 -10.87% 3,477 4,181 20.25%

NAICS 523 Securities, commodity contracts, investments 210,646 188,988 -10.28% ND ND #VALUE! ND 819 #VALUE!

NAICS 524 Insurance carriers and related activities 151,013 138,161 -8.51% 181 179 -1.10% 9,287 7,714 -16.94%

NAICS 525 Funds, trusts, and other financial vehicles ND ND #VALUE! ND ND #VALUE! ND ND #VALUE!

NAICS 531 Real estate 146,769 153,180 4.37% 79 103 30.38% 2,181 2,607 19.53%

NAICS 532 Rental and leasing services 30,849 21,075 -31.68% 126 59 -53.17% ND 991 #VALUE!

NAICS 711 Performing arts and spectator sports 45,144 48,236 6.85% ND ND #VALUE! ND ND #VALUE!

NAICS 712 Museums, historical sites, zoos, and parks 14,961 16,098 7.60% ND ND #VALUE! ND ND #VALUE!

NAICS 713 Amusements, gambling, and recreation 62,730 76,478 21.92% 243 227 -6.58% 2,171 3,086 42.15%

NAICS 721 Accommodation 83,201 85,285 2.50% 187 181 -3.21% 2,769 2,509 -9.39%

NAICS 722 Food services and drinking places 428,843 538,194 25.50% 2,910 3,164 8.73% 18,670 20,797 11.39%

NAICS 811 Repair and maintenance 60,384 56,964 -5.66% 292 305 4.45% 2,704 2,690 -0.52%

NAICS 812 Personal and laundry services 91,407 102,406 12.03% 219 221 0.91% 3,624 3,136 -13.47%

NAICS 813 Membership associations and organizations 132,059 143,539 8.69% 649 571 -12.02% 4,539 3,934 -13.33%

NAICS 814 Private households 28,175 25,078 -10.99% 34 43 26.47% 283 222 -21.55%

NAICS 999 Unclassified 23,400 28,361 21.20% 60 70 16.67% 281 357 27.05%

Source: US Bureau of Labor Statistics

Former Columbia Mills Site ProfileOperation Oswego County

Homothetic Employment

Specialization Effect

Comparative Advantage

Allocation Effect




Allocation Effect

NAICS 11 Agriculture, forestry, fishing and hunting 78.70 - - - 776.72 - - -NAICS 21 Mining, quarrying, and oil and gas extraction 15.82 - - - 156.12 - - -NAICS 22 Utilities 156.35 2177.65 -0.03 -74.54 1543.10 3806.90 -0.21 -797.40NAICS 23 Construction 1205.49 100.51 -0.06 -6.09 11897.53 352.47 -0.02 -5.51NAICS 31-33 Manufacturing 2560.78 2212.22 -0.003 -6.63 25273.62 15115.38 -0.003 -40.09NAICS 42 Wholesale trade 1365.26 -849.26 0.02 -16.65 13474.45 2079.55 0.01 22.19NAICS 44-45 Retail trade 3173.45 1197.55 -0.005 -5.48 31320.36 4974.64 -0.07 -367.10NAICS 48-49 Transportation and warehousing 841.05 163.77 -0.42 -68.10 8300.72 4702.19 0.03 142.79NAICS 51 Information 1185.79 -1059.11 -0.44 468.23 11703.10 -7984.24 -0.18 1465.68NAICS 52 Finance and insurance 2030.63 -230.66 0.06 -13.58 20041.25 4814.02 0.05 254.28NAICS 53 Real estate and rental and leasing 663.39 -3790.94 -0.18 699.50 6547.30 -35725.89 -0.01 195.60NAICS 54 Professional and technical services 1963.16 - - - 19375.39 - - -NAICS 55 Management of companies and enterprises 425.23 - - - 4196.81 - - -NAICS 56 Administrative and waste services 1600.11 -1205.63 0.18 -217.50 15792.24 - - -NAICS 61 Educational services 885.66 -496.39 -0.74 365.93 8740.98 - - -NAICS 62 Health care and social assistance 3995.94 1819.84 0.01 24.94 39437.89 - - -NAICS 71 Arts, entertainment, and recreation 449.69 -138.69 -0.19 26.09 4438.24 -1266.24 0.11 -136.06

2001-2001 Esteban-Marquillas Extension Trend Analysis

IndustryOswego County, NY Syracuse, NY MSA

Key: Has specialization but not comparative advantage

Has comparative advantage but not specializationHas both specialization and comparative advantageHas neither specialization nor comparative advantage

NAICS 71 Arts, entertainment, and recreation 449.69 -138.69 -0.19 26.09 4438.24 -1266.24 0.11 -136.06NAICS 72 Accommodation and food services 1874.55 1221.45 -0.14 -167.58 18500.86 2939.14 -0.13 -383.97NAICS 81 Other services, except public administration 1142.30 51.70 -0.10 -4.98 11273.90 -123.90 -0.16 19.31NAICS 99 Unclassified 85.67 -25.67 -0.05 1.16 845.47 -564.47 0.06 -33.00




Allocation Effect




Allocation Effect

NAICS 111 Crop production 39.83 153.17 0.17 26.06 393.11 36.89 0.10 3.57NAICS 112 Animal production and aquaculture 26.03 - - - 256.89 - - -NAICS 113 Forestry and logging 3.83 67.17 -0.43 -29.00 37.83 - - -NAICS 114 Fishing, hunting and trapping 0.52 - - - 5.09 - - -NAICS 115 Agriculture and forestry support activities 8.49 - - - 83.79 - - -NAICS 211 Oil and gas extraction 0.69 - - - 6.79 - - -NAICS 212 Mining, except oil and gas 13.81 - - - 136.25 - - -NAICS 213 Support activities for mining 1.33 - - - 13.08 - - -NAICS 221 Utilities 156.35 2177.65 -0.03 -74.54 1543.10 3806.90 -0.21 -797.40NAICS 236 Construction of buildings 287.39 78.61 -0.05 -3.85 2836.35 -45.35 0.07 -2.97NAICS 237 Heavy and civil engineering construction 105.08 -29.08 0.27 -7.84 1037.04 247.96 -0.28 -70.60NAICS 312 Beverage and tobacco product manufacturing 25.61 - - - 252.78 - - -NAICS 313 Textile mills 37.99 - - - 374.90 - - -

Oswego County, NY Syracuse, NY MSASubsector Industries




Allocation Effect




Allocation Effect


NAICS 314 Textile product mills 26.43 - - - 260.83 - - -NAICS 315 Apparel manufacturing 198.47 - - - 1958.76 - - -NAICS 316 Leather and allied product manufacturing 11.46 - - - 113.09 - - -NAICS 321 Wood product manufacturing 37.78 43.22 0.43 18.53 372.88 - - -NAICS 322 Paper manufacturing 92.97 1116.03 - - 917.52 1602.48 - -NAICS 238 Specialty trade contractors 813.02 50.98 -0.10 -4.87 8024.13 149.87 -0.002 -0.28NAICS 311 Food manufacturing 201.10 530.90 -0.53 -283.16 1984.77 230.23 -0.28 -63.55NAICS 337 Furniture and related product manufacturing 78.85 - - - 778.20 - - -NAICS 339 Miscellaneous manufacturing 186.54 -161.54 - - 1841.04 588.96 0.21 124.87NAICS 423 Merchant wholesalers, durable goods 692.61 -308.61 -0.17 51.89 6835.66 2360.34 0.04 99.82NAICS 424 Merchant wholesalers, nondurable goods 552.61 -454.61 0.82 -374.20 5453.96 -597.96 0.04 -22.26NAICS 425 Electronic markets and agents and brokers 120.05 -87.05 0.57 -49.72 1184.82 317.18 -0.15 -49.09NAICS 441 Motor vehicle and parts dealers 285.49 342.51 0.06 19.93 2817.67 1571.33 0.01 23.35NAICS 442 Furniture and home furnishings stores 116.80 -64.80 0.07 -4.77 1152.74 195.26 -0.20 -39.84NAICS 443 Electronics and appliance stores 117.08 -70.08 -0.61 42.82 1155.52 -157.52 -0.06 8.82NAICS 444 Building material and garden supply stores 211.99 41.01 0.56 23.11 2092.19 711.81 0.09 64.39NAICS 445 Food and beverage stores 711.22 791.78 -0.34 -271.91 7019.39 2760.61 -0.15 -425.69NAICS 446 Health and personal care stores 266.41 79.59 -0.15 -12.09 2629.28 -13.28 -0.24 3.15NAICS 323 Printing and related support activities 149.91 24.09 -0.17 -4.12 1479.51 243.49 -0.09 -20.97NAICS 324 Petroleum and coal products manufacturing 9.73 - - - 96.07 - - -NAICS 325 Chemical manufacturing 240.66 -219.66 6.67 -1465.82 2375.21 - - -NAICS 326 Plastics and rubber products manufacturing 111.61 - - - 1101.57 - - -NAICS 327 Nonmetallic mineral product manufacturing 80.12 135.88 -0.40 -54.27 790.77 224.23 -0.26 -57.96NAICS 327 Nonmetallic mineral product manufacturing 80.12 135.88 -0.40 -54.27 790.77 224.23 -0.26 -57.96NAICS 331 Primary metal manufacturing 56.57 1161.43 - - 558.34 2532.66 - -NAICS 332 Fabricated metal product manufacturing 242.20 368.80 0.16 57.31 2390.38 1334.62 0.03 44.93NAICS 333 Machinery manufacturing 234.38 81.62 - - 2313.17 - - -NAICS 334 Computer and electronic product manufacturing 305.39 - - - 3014.01 3386.99 0.04 125.13NAICS 335 Electrical equipment and appliance mfg. 77.97 - - - 769.49 - - -NAICS 336 Transportation equipment manufacturing 155.06 - - - 1530.35 - - -NAICS 533 Lessors of nonfinancial intangible assets 13.14 - - - 129.71 - - -NAICS 541 Professional and technical services 1963.16 - - - 19375.39 - - -NAICS 551 Management of companies and enterprises 425.23 - - - 4196.81 - - -NAICS 561 Administrative and support services 1531.41 -898.41 0.39 -350.81 15114.27 -3736.27 0.23 -875.28NAICS 562 Waste management and remediation services 68.69 123.31 -0.70 -86.91 677.97 - - -NAICS 611 Educational services 885.66 -718.66 -0.74 529.78 8740.98 - - -NAICS 621 Ambulatory health care services 1146.60 -31.60 -0.22 7.05 11316.32 783.68 - -NAICS 622 Hospitals 1194.42 - - - 11788.34 - - -NAICS 623 Nursing and residential care facilities 763.42 126.58 - - 7534.55 -771.55 - -NAICS 624 Social assistance 891.50 - - - 8798.65 - - -NAICS 447 Gasoline stations 113.50 385.50 0.04 15.47 1120.22 728.78 0.01 7.65NAICS 448 Clothing and clothing accessories stores 434.64 -360.64 -0.05 17.25 4289.70 -1535.70 -0.16 245.32NAICS 451 Sports, hobby, music instrument, book stores 158.33 -92.33 0.43 -39.41 1562.68 72.32 0.01 0.76




Allocation Effect




Allocation Effect


NAICS 452 General merchandise stores 440.17 151.83 0.60 91.24 4344.22 951.78 0.02 21.88NAICS 453 Miscellaneous store retailers 196.28 -16.28 -0.09 1.52 1937.18 -213.18 -0.04 8.72NAICS 454 Nonstore retailers 121.54 10.46 0.18 1.87 1199.53 -98.53 -0.10 9.78NAICS 481 Air transportation 133.36 - - - 1316.16 -535.16 - -NAICS 482 Rail transportation - - - - - - - -NAICS 483 Water transportation 14.22 - - - 140.30 - - -NAICS 484 Truck transportation 157.45 213.55 -0.47 -100.60 1553.94 1648.06 0.15 253.04NAICS 485 Transit and ground passenger transportation 205.23 -41.23 -0.37 15.36 2025.49 -623.49 -0.20 122.83NAICS 486 Pipeline transportation 1.65 - - - 16.30 - - -NAICS 487 Scenic and sightseeing transportation 6.50 - - - 64.13 - - -NAICS 488 Support activities for transportation 112.21 -81.21 -0.40 32.83 1107.43 -512.43 -0.01 4.52NAICS 491 Postal service - - - - - - - -NAICS 492 Couriers and messengers 150.10 - - - 1481.46 - - -NAICS 493 Warehousing and storage 60.21 - - - 594.22 - - -NAICS 511 Publishing industries, except Internet 348.61 -241.61 -0.02 3.69 3440.65 -1854.65 - -NAICS 512 Motion picture and sound recording industries 207.33 - - - 2046.19 - - -NAICS 515 Broadcasting, except Internet 142.91 - - - 1410.43 - - -NAICS02 516 Internet publishing and broadcasting 14.90 - - - 147.02 - - -NAICS 517 Telecommunications 291.22 -217.22 -0.11 23.77 2874.14 494.86 - -NAICS 518 Data processing, hosting and related services 125.17 - - - 1235.37 - - -NAICS 519 Other information services 55.66 - - - 549.31 - - -NAICS 521 Monetary authorities - central bank - - - - - - - -NAICS 522 Credit intermediation and related activities 662.27 -202.27 0.01 -2.03 6536.31 -3059.31 0.32 -982.73NAICS 522 Credit intermediation and related activities 662.27 -202.27 0.01 -2.03 6536.31 -3059.31 0.32 -982.73NAICS 523 Securities, commodity contracts, investments 771.16 - - - 7610.93 - - -NAICS 524 Insurance carriers and related activities 552.85 -371.85 0.07 -27.54 5456.31 3830.69 -0.08 -322.82NAICS 525 Funds, trusts, and other financial vehicles - - - - - - - -NAICS 531 Real estate 537.31 -458.31 0.26 -119.21 5302.97 -3121.97 0.15 -473.42NAICS 532 Rental and leasing services 112.94 13.06 -0.21 -2.81 1114.62 - - -NAICS 711 Performing arts and spectator sports 165.27 - - - 1631.12 - - -NAICS 712 Museums, historical sites, zoos, and parks 54.77 - - - 540.56 - - -NAICS 713 Amusements, gambling, and recreation 229.65 13.35 -0.29 -3.80 2266.52 -95.52 0.20 -19.32NAICS 721 Accommodation 304.59 -117.59 -0.06 6.72 3006.17 -237.17 -0.12 28.21NAICS 722 Food services and drinking places 1569.96 1340.04 -0.17 -224.73 15494.70 3175.30 -0.14 -447.92NAICS 811 Repair and maintenance 221.06 70.94 0.10 7.18 2181.76 522.24 0.05 26.87NAICS 812 Personal and laundry services 334.63 -115.63 -0.11 12.86 3302.66 321.34 -0.25 -81.94NAICS 813 Membership associations and organizations 483.46 165.54 -0.21 -34.29 4771.48 -232.48 -0.22 51.20NAICS 814 Private households 103.15 -69.15 0.37 -25.90 1018.00 -735.00 -0.11 77.64NAICS 999 Unclassified 85.67 -25.67 -0.05 1.16 845.47 -564.47 0.06 -33.00Source: US Bureau of Labor Statistics

a comprehensive site profile for the former columbia mills

Documents