cohoes c.o.r.e: on the move - government of new …...cohoes opportunity for revitalization &...
TRANSCRIPT
6 2017 Choose Cohoes
Table of Contents
“Given what Cohoes officials, stakeholders and authorities have been able to achieve with a limited budget and resources, imagine what Cohoes can accomplish with the same attitude but additional support.”
-D. Jacques, Cohoes LDC
Cohoes Opportunity for Revitalization & Environmental Sustainability (C.O.R.E)
Table of Contents
Basic Information Vision Justification Overview of the Downtown
1. Boundaries of the Downtown Neighborhood
2. Catchment Area
3. Past Investment and Future Investment Potential
4. Job Growth
5. Attractiveness of Physical Environment
6. Quality of Life Policies
7. Support for the Local Vision
8. Readiness
9. Administrative Capacity
10. Other
Appendix A: Resolution & Common Council Public Hearings Meeting Agenda
Appendix B: State of the City
Appendix C: Letters of Support
Appendix D: News Articles
Appendix E: Data Book
2017 Choose Cohoes 7
8 2017 Choose Cohoes
C.O.R.E
“BBC chose Cohoes because it is rich in history, very centrally located, and has many old and historically significant buildings. In our opinion, Remsen Street is potentially the best “Main Street” in the Capital District. We feel the best is yet to come for the City of Cohoes”
- Paul Bonacquisti, BBC
Cohoes Opportunity for Revitalization & Environmental Sustainability (C.O.R.E)
Basic Information
Regional Economic Development Council (REDC) Region: Capital District.
Municipality Name: City of Cohoes.
Downtown Name: Cohoes Opportunity for Revitalization & Environmental Sustainability (C.O.R.E).
County: Albany County.
Vision For Downtown
In last year’s application we were in the process
of updating our comprehensive plan and about to
begin the public input process through
presentations, round tables and the like. So we used
the vision crafted as part of the Brownfield
Opportunity Area designation process. We were
hopeful that the reality previously defined might be
a reflection of reality the way our stakeholders now
want it to be. Here we are a year later, a new
comprehensive plan, hundreds of suggestions, ideas
and wishes from all corners of our city. Our vision is
now current, sup- ported and implementable. It is
now up to us to stay the course and deliver. Below is
a synopsis of what we learned:
As the saying goes, “If you don’t know where you
are going, any road can take you there” (Lewis
Carroll). Visioning for our City began when our new
Mayor and Council took their seats and it became
job one to design a clear road map with a defined
destination, rooted in a reality defined by our
population and business community and an
implementation architecture designed to get us
there. After collecting the data, researching our rich
history (to determine how and why we are where
we are), and scores of roundtables, focus groups
and informal conversations’ with countless
stakeholders the vision became quite clear.
Our people want Cohoes to be “A quality of life city”,
returning to an All-America status once realized in
the 1970’s. A city where you can safely raise a
family, find balance between work and the rest of
your life, a walkable downtown with diverse
products and services close to home. Recreational
and cultural activities for adults and children alike.
A city that once again embraces its waterfront and
makes it accessible for families to reconnect with its
beau- ty and history. And most important a city
where all are welcome and diversity is celebrated
not feared. To live and grow in this environment our
people are happy to travel to our nearby major
employment centers knowing that they don’t have
far to go to return home to a human scale and far
more personal city.
And so our journey began in earnest to achieve this
rich vision and we are hopeful that once you digest
our application you will see what we see and
ultimately feel what we feel.
2017 Choose Cohoes 9
Justification - Cohoes on the Move
The City of Cohoes’ identity is strongly linked to
its historical Erie Canal roots and industrial
heritage. Cohoes was once considered the most
technologically innovative community of its time.
As outlined in the Cohoes Brownfield
Opportunity Area (BOA), the “Historic Central
Business District of Cohoes supports both City and
regional residents. A highly patriotic area, Cohoes
is known for its important role in the formative
years of our Country. Today, the Historic Business
District functions as a meeting place for all ages,
providing a mix of retail and services as well as
year-round cultural events. The mighty Mohawk
River and serene beauty of the Hudson River are
in earshot of our shopping district, inviting the
visitor to walk and explore. Only minutes from
downtown Albany and centrally located in the
Capital District, our Historic Business District
provides visitors, merchants and residents with a
unique opportunity to experience our nation’s
heritage in a vibrant and exciting atmosphere.”
This is still true today, as emphasized in the
establishment of the City’s “Cohoes Opportunity
for Revitalization and Environmental
Sustainability (C.O.R.E.)” District. Cohoes is on
the move toward an economical, and
environmentally sustainable future. Cohoes
leads as a City that will innovate to achieve its
vision to grow housing diversity; to build a
dynamic local economy with mixed-use
development centers; to offer multimodal
transportation options; to reimagine its seven
miles of waterfront; and to increase access to
outstanding local recreational opportunities.
Together, Cohoes will celebrate and share with
the world its history while offering quality 21st
century amenities downtown such as Wi-Fi hot
spots, solar street lights and electric vehicle
charging stations.
The C.O.R.E. is a regional model for a vibrant and
sustainable downtown where citizens work
in partnership with local government to keep
moving the City forward. People are drawn to
Cohoes because of its outstanding quality of life.
They enjoy its scale which gives it a “community
feel” while also offering many of the services and
amenities of a larger city. Cohoes’ 16-hour
downtown is alive with restaurants that reflect
the City’s diverse population, locally owned
shops and quality cultural venues that attract
new residents, and draw visitors from around
the region. Cohoes’ downtown is a safe, vibrant
and a desirable place to start a business, raise a
family, access outstanding entertainment and
arts and learn more about the nation’s’ industrial
heritage. Cohoes has a business ready downtown
bolstered with a policy of partnership that
welcomes and supports new, fresh ideas and the
entrepreneurial spirit. The City of Cohoes is the
most innovative, dynamic, historically significant,
unique four square mile powerhouse of economic
revitalization in the Capital Region. The time has
come for this community to attain the financial
boost it needs to propel forward, and realize its
C.O.R.E Downtown Revitalization. The stellar
success of the reopening of Cohoes Music Hall
this year is one of several examples that showcase
the Downtown’s readiness to reach its potential.
While one may still see some empty storefronts,
underutilized lots, sidewalks that need rebuilding
and fine historic housing ready to be restored,
these are truly the key opportunities that when
invested in - will lead the City to realize its full
potential.
Cohoes’ downtown revitalization is seeded, and
has begun to sprout. Poised and ready, Cohoes
will soon achieve its long envisioned position as
the premier quality of life community of the
Capital Region.
The City of Cohoes exercises a multi-pronged
approach, with projects in the pipeline ready to
10 2017 Choose Cohoes
Cohoes Opportunity for Revitalization & Environmental Sustainability (C.O.R.E)
move forward. The City has the political will and
public support that maximizes the City’s capacity to
administer its carefully selected and vetted initiatives,
and proven record of project implementation. This
is a community that does not wait for opportunity
to arrive at its door, but takes initiative seeking the
opportunities and investors that bring the most value
to the City. This is a City that builds partnerships and
uses innovative planning approaches to realize its
objectives - and that sees its projects through to
completion. Cohoes is both project ready and shovel
ready.
The story of Cohoes’ strategic revitalization will paint
a compelling picture that demonstrates the
dynamism and pride of this community that, with
partner support, will realize its vision and see the
fruits of its sophisticated, and in our opinion, award
winning, downtown economic revitalization planning
initiative. The goal of this request for funding is to
position resources that will advance Cohoes’ already
momentous downtown revitalization into overdrive.
The time has come to Choose Cohoes!
2017 Choose Cohoes 11
3 4
1 2
Overview of the Downtown
Cohoes Opportunity for Revitalization & Environmental Sustainability (C.O.R.E.) District
Cohoes is coming alive. Situated at the
confluence of two magnificent rivers and at the
foot of one of New York States finest, beloved
waterfalls. Cohoes organically evolved from is
early industrial, canal roots to be the compact,
aesthetically beautiful place it is today. Cohoes’
historic integrity paired with new, independently
owned businesses, a rapidly expanding range of
housing options, entertainment offerings, new
and redesigned parks, rebuilt sidewalks, the
making of its first Complete Street, the
downtown siting of Bus Rapid Transit (BRT)
stops and the newly drafted Form-Based Code
are all of the foundational ingredients of an
active desirable downtown with a strong sense
of place. It is our City’s downtown gathering
place. One of the lowest crime rates in the Capital
Region. You can walk to the waterfront. The selected C.O.R.E. District is the heart of
Cohoes and will be a catalyst for both the Capital
Region and the State, as current and future
investments in the District continue to fuel
change. Cohoes is a diverse, safe and desirable
place to start a business, raise a family, access
first class recreational resources and learn more
about our State’s industrial and canal heritage.
As recognized by the Downtown Revitalization
Initiative, downtowns which are walkable and
offer a rich variety of activities, like Cohoes, are
places in which people want to live, visit, start a
business and invest.
Adjacency to Senior & LMI Housing,
Community Center with Urban
Teaching Garden & Biketrail.
Integrated Arts and Entertainment
District
Original, traditional, walkable and
accessible downtown with large window,
A newly drafted Form-Based Code
policy.
street level storefronts.
12 2017 Choose Cohoes
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10
5 6
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Cohoes Opportunity for Revitalization & Environmental Sustainability (C.O.R.E)
Diversity and affordability of
housing options.
Designated in a NYS Brownfield
Opportunity Area - Cohoes
Boulevard Revitalization Plan
Attractiveness to investors, developers
and entrepreneurs.
Connectivity and centrality of gathering
spaces, services and amenities serving a
diverse community.
Green Urbanism in all its facets,
paired with programs for
healthy living.
Access to multi-modal
transportation options.
The C.OR.E. District is approximately a half-square mile of centrally located and
uniquely integrated entertainment, mixed residential neighborhoods, and growing
businesses, all less than a ten minute walk to the Mohawk River waterfront.
2017 Choose Cohoes 13
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The C.O.R.E is Ready for Investment
Cohoes is a phoenix arising from the ashes of its
former industrial and canal age. City Officials are
investing more public money into downtown
infrastructure improvements now, than in the past
decade. The City has implemented a new approach
to advance development. The “Cohoes Approach”
is a multi-pronged one and its effect is to bring the
City of Cohoes to a momentous tipping point. The
City is able to offer incentives to new investors,
businesses, and developers in order to continue
to develop the City’s economy. In addition, the
City is actively partnering with developers, local
businesses, and its community members to
advance the City’s vision and streamline the
City’s success. Projects in motion, and those still
standing in cue, are occurring within the DRI
C.O.R.E. boundaries and throughout the City.
All of these efforts make development and
investment ripe in Cohoes, and the City is
receiving interest from developers for a wide
range of new opportunities. City leadership has
maintained steady progress toward its downtown
revitalization, one that continues to evolve with
aggressive leadership driven by public and
stakeholder input. Since Cohoes’ 2016 Downtown
Revitalization Initiative Application 12 of the
29 referenced projects have been propelled into
motion. Notable examples include the Mosaic
Village project development at Sargent and White
Streets; the development of Cohoes Hotel; opening
of the Cohoes Music Hall; and the selection of Bus
Rapid Transit (BRT) bus stops with a negotiated
plan for design that blends with Cohoes’ historic
period character.
This concurrency is at the core of the argument
why Cohoes Downtown is ready for catalytic DRI
investment. This model approach is working.
Cohoes Hotel
Cohoes Opportunity for Revitalization & Environmental Sustainability (C.O.R.E)
The vigor of Cohoes’ downtown revitalization
initiative, the power of its multi-pronged
approach, and the force of readiness that the
City has to implement and realize its vision for
economic success is why to CHOOSE Cohoes.
The City needs DRI investment to carry its
strategic, multi-pronged revitalization plan to
its next iteration.
Cohoes’ has newly partnered with Capital Roots to create an urban public garden at 47
Cayuga Street. The garden is located beside the Cohoes Community Center at 21 Cayuga
St also adjacent to the Cayuga Plaza Apartments for senior housing, the Cohoes Senior
Center and the Dr. Jay McDonald Towers, a Cohoes Housing Authority facility. The garden
will not only be a source of freshly grown produce for Cohoes citizens, it will also will be a
teaching garden integrated as part of the Community Center’s programming.
Construction of the community centric Pioneer Bank is currently underway. Pioneer Bank
is the first bank to make its home Cohoes in years. Successfully attracting a bank is an
indicator that Cohoes’ economy is gaining in strength.
The amazing repurposing of the Cohoes Hotel at the center of Remsen Street, Cohoes’
Main Street has moved forward this past year. The Local Development Corporation bought
the historic hotel, which had over the years become a boarding house and a highly visible
blight on the downtown. The old hotel was sold to a developer who is now underway with
plans to restore the authentic facade and build twenty-six market rate apartments. The
new construction will include a courtyard, a rooftop garden and a patio. The hotel will
create a density of residential living in the center of the Downtown.
In anticipation of an increase in downtown residents, the City fought for several years for
a quiet zone eliminating the loud train horns that created a long-time disturbance for the
City’s downtown residents. The quiet zone was awarded in December 2016.
$15 Million investment by New York State to convert 787 into a one of a kind boulevard
addressing the safety and economic development needs of both the residents and the
almost 30,000 people throughput the region who traverse this corridor daily.
The historic Cohoes Music Hall has undergone great transformation and investment in
recent years to make it a major downtown anchor. Through partnership with the Palace
Theater of Albany attendance has increased attracting upwards of 20,000 people into the
C.O.R.E. District. In 2017, Comedy Works joined the partnership and is now a permanent
resident at the theater. The Comedy Works will attract nationally known comedians adding
to Cohoes’ leisure, recreation and nightlife activities - offering something for everyone or
any age.
15 previously vacant mixed use buildings on Remsen Street have sold or are under contract
for redevelopment.
2017 Choose Cohoes 15
16 2017 Choose Cohoes
Investing in the C.O.R.E. Creates a Catalyst for Change!
Over a short amount of time the City has made
mammoth strides in successfully attracting
investors and investment to the City. Without the
infusion of public investment appropriated to
implement select, strategic public infrastructure
projects or to match investment in the private
sector Cohoes’ work to this point will be seriously
compromised. It is well documented that for
downtown revitalization to work, it takes a true
partnership between public and private.
It takes consistency of effort, salted with iron-
clad persistence - a persistence that Cohoes has
demonstrated time and time again. Public
commitment is what the City of Cohoes needs,
right now, to once again regain the thriving,
diverse, healthy, attractive City it knows itself to
be.
Mosaic Village
BEFORE
Mosaic Village
AFTER
Cohoes Opportunity for Revitalization & Environmental Sustainability (C.O.R.E)
The City has built partnerships with developers
who have invested $232,560,000+ million dollars
in creating market rate and affordable housing
in and adjacent to the downtown and along its
Hudson waterfront and outlying neighborhoods.
Yet the City recognizes that it is losing an unknown
number of dollars; that new and old residents
are spending elsewhere for the services and
amenities that they need. Strategic investment
allocated for select Downtown Revitalization
Initiative projects will give Cohoes what it needs
to achieve its vision, one that includes being able
to provide these services and amenities to its
residents and to the visitors who come to recreate
as well as enjoy City arts, entertainment and food
venues.
In 2016 the City reported $50 million of
investment coming including 200 housing units
and cultural developments to attract residents,
business and tourism. As of the summer of 2017,
this investment has increased to $150 million.
The City’s walkable downtown with its focused
development has safe sidewalk infrastructure a
top priority. Investment into the C.O.R.E. District
will achieve the best possible outcome for Cohoes’
revitalization. This investment by the State would
go toward correcting two factors identified as
necessary by the IDA to attract large scale
development in Cohoes. “First, infrastructure
improvements would deliver the curb appeal that
draw large-scale investors. Second, a handful of
key, transformational projects that encourage
visitors to linger would provide the foot traffic
businesses crave. The DRI would construct a solid
foundation in a shorter timeframe than the City
can undertake without REDC support.”
If awarded the City has several catalytic capital
investment projects brewing just under the
surface that will be propelled by the State’s
investment. Public and private partnership will
focus resources and pave the way towards
achieving its vision for economic revitalization.
The City is committed to creating this change for
its City.
Phase 1 Complete Streets Remsen Street from Cayuga to Ontario
2017 Choose Cohoes 17
18 2017 Choose Cohoes
E
Cohoes Has A Voice To Be Heard
The qualities that make Cohoes unique, and
associated opportunities that will revitalize the
City are only part of the story. Cohoes is about
its people - its long term residents, children,
visitors, elders and those who are or will be newly
integrated into the human fabric that is Cohoes.
As such, here is a small glimpse - a peephole - into
the life of Cohoes as told by the City itself:
arly in May, as I was languidly enjoying the
deep blue sky, and light clouds crept past
the American flag over City Hall’s highest
tower, I spotted a group of about fifty, maybe
sixty, school children. The children led by their
teachers had just walked from one of the
elementary schools to my Downtown, no buses
are required. I could feel their footsteps, like so
long ago when my women and my men passed
through my streets to go to work at Harmony,
or buy their provisions, or return home from
a picnic at Cohoes Falls. In this moment I was
amazed to think that these children could walk
downtown to learn about their history. How
unique, I thought, when so many communities
work so hard to create what I am. On foot my
children will experience the beautiful human-
scaled proportions of this City. They will visit a
one of its kind Music Hall and then will walk only
five minutes further to pass through foliated
Romanesque columns and enter my hundred
year old ashlar-faced, Chateauesque City Hall.
Here they will meet face-to-face with their
Mayor who will laugh with them and show them
about the inner workings of Cohoes. They will
learn about their responsibilities as American
citizens. It was in this moment of reflection that
I realized that my time had come, I, Cohoes, was
ready to thrive again in such a way that people
in the region, perhaps even the world would
come to walk my Downtown, to hear my music,
to taste my food and enjoy my diversity. I see
young entrepreneurs standing at the door of
their start-ups, and hear the conversations of
elders enjoying the trees and flowers of Canal
Square Park. I see the moving vans approaching
on 787 and I say to them, with all my heart -
“Choose me,
Choose Cohoes.”
Cohoes Opportunity for Revitalization & Environmental Sustainability (C.O.R.E)
Rock the Block, 2016
2017 Choose Cohoes 19
1. Boundaries of the Downtown Neighborhood
“In Albany County, we are lucky to have a strong municipality with the historical charm of Cohoes as one of the northern-most municipalities. The Spindle City is a great example of how a river community that bustled with activity decades prior can reinvent itself as the industries that drive the economic success of our region change today.”
- Daniel P. McCoy, Albany County Executive
20 2017 Choose Cohoes
Cohoes Opportunity for Revitalization & Environmental Sustainability (C.O.R.E)
C.O.R.E District
The C.O.R.E. District is a high density, compact
area of Cohoes’ Central Business District and
adjacent neighborhoods that evolved organically
to meet the needs of an early industrial, pre-
auto- mobile society. Communities around the
nation are trying to recreate New Urbanist meets
Green Urbanism planning models characterized
by multi-use and form based zoning;
accessibility; walkability; aesthetically charming,
distinctive, comfortably scaled downtowns that
are rich with green community spaces, cultural
offerings, food and services. These qualities
collectively create an attractiveness inviting to
families with children, millennials, empty-nesters
and retirees; and draw entrepreneurs and
investors excited by the energy and potency of
such a community. These are the qualities that
Cohoes already has and is actively building upon.
The C.O.R.E. District is less than a half square mile.
One can walk across Downtown Cohoes in just
five minutes. To walk from the western boundary
of the C.O.R.E. District to its eastern edge along
the banks of the Mohawk River is less than a 10
minute walk. From the northern edge at Cayuga
to the southern boundary is around a 15 minute
walk. Due to the convergence of the Mohawk and
Hudson Rivers, Cohoes has seven miles of river-
front. Several parcels along its waterfront are still
available for development, an asset unique to the
region.
One of the most advantageous waterfront access
and development opportunities is the cur- rent
City of Cohoes Department of Public Works
(DPW) site on the north western boundary of the
Cohoes’ C.O.R.E. District, just blocks away from
Remsen Street, Cohoes’ Main Street. The City
planned to move the DPW and develop this
water- front as a mixed use area with river
access. The potential impact of this project on the
quality of life and opportunity for new business
and investment of this project is enormous. This
is one project that is poised for development
should Cohoes have DRI funds to support its
implementation.
Cake Street Sweets, Opened 2017
2017 Choose Cohoes 21
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The C.O.R.E. District is bounded to the north by
New Courtland Street, cuts west along the Mo-
hawk River, follows the riverfront south to Bridge
Avenue and meets with New York State Route 32
to the intersection of Saratoga and Main Streets
where it cuts sharply north to George Street. The
western DRI border follows Central Avenue with
a short jag on Columbia Street Extension to the
junction of Bedford Street. The boundary follows
Bedford Street until it transitions to Ontario
Street then moves north up Sargent and
Olmstead Streets before it cuts through City
owned parcels to meet Mohawk Street where it
then becomes New Courtland Street. Downtown
Cohoes is home to 3,000 residents, 1,500
employees and approximately 220 businesses.
The streets in the Downtown Revitalization
Initiative area are lined with historic, large
windowed storefronts at side- walk level with
apartments and offices at second and third levels.
The building to street ratio is aesthetically
pleasing and pedestrian friendly.
Current zoning within the C.O.R.E. District area is
general mixed use, waterfront mixed use and
office-retail commercial. Both an existing Historic
Overlay District and a proposed Arts and Enter-
SEE
WATERVLIET
Æ·470
Æ·470
RA
Æ·787
Æ·32
Miles
0 0.125 0.25 0.5
CITY OF COHOES
ALBANY COUNTY, NEW YORK
Produced for Planning Purposes Only. Accuracy
or completeness is not guaranteed. Last
Modified 6-12-2017 Project # 2017054
DRI Location Within the City of Cohoes
tainment district occurs within the C.O.R.E., two
National Park Service Historic Register
designations. The City is in the process of
adopting a new Form Based Zoning Code to
influence the C.O.R.E. District. The Form Based
Code will determine the look and preserve the
historic integrity of both mixed use Downtown
and Civic Cores. The Code will also target both
sides of two primary corridors, one identified as
transit and the second as neighborhood. These
policy delineations support and focus the City’s
plan for downtown revitalization and make ready
the execution of the City’s strategic investment
projects.
22 2017 Choose Cohoes
Cohoes Opportunity for Revitalization & Environmental Sustainability (C.O.R.E)
DRI Location Within the City of Cohoes
2017 Choose Cohoes 23
MAYBE PUT ANOTHER PICTURE HERE?
Many significant assets and amenities are situated
within the boundaries of Cohoes’ C.O.R.E. District.
Some of these are already realized, others are
projects underway, and others are in the pipeline.
See Section 10 maps for listing of projects by
name and location. As the list details, the types
of projects target revitalization from many angles
creating a mosaic of actions that are collectively
contributing to making the City’s revitalization a
reality. In his 2017, State of the City address, Mayor
Morse called attention to key projects realized or
on their way to realization in just a year’s time.
Four Commercial Buildings, Recently Sold
Historic Remsen Street
24 2017 Choose Cohoes
Cohoes Opportunity for Revitalization & Environmental Sustainability (C.O.R.E)
Harmony Mills Loft Market Rate Housing Next to Community Builder s Quality Affordable Housing
2017 Choose Cohoes 25
2. Catchment Area
“I firmly believe the time is now for the City as the leadership in the community is serious about economic development and are adhering closely to past and current plans for economic development that reflect the will of the community, hence no opposition. The City of Cohoes Economic Development team continues to work with the Albany County Land Bank, Cohoes LDC, Cohoes IDA, Choose Cohoes business group and private investors to ensure an additional $50 million in private investment improvements to the downtown. As one can determine, the City of Cohoes has all the tools at it’s disposal to implement
development.” - John T. McDonald, Member of the NYS Assembly
26 2017 Choose Cohoes
Cohoes Opportunity for Revitalization & Environmental Sustainability (C.O.R.E)
C.O.R.E. Catchment Area
The City of Cohoes’ Downtown Revitalization Initiative
District is the City’s C.O.R.E. District. To aid in
understanding and planning our key areas of influence,
an Internal Catchment Area (the remainder of the City
outside the C.O.R.E District) and an External Catchment
Area (the geographic region reachable within a 15-
minute drive time from the C.O.R.E. District) have been
identified. The District and related catchment areas are
sufficiently sized and appropriate for meeting the
existing and future needs and vision of the City.
The existing conditions along with recent, on-going,
and planned development within the C.O.R.E. District
and the Internal Catchment Area support a vibrant and
growing downtown and the External Catchment Area
has been and will continue to actively support the
City’s C.O.R.E. District.
The C.O.R.E. District The City of Cohoes Downtown Revitalization Initiative
District target area, the C.O.R.E., consists of the City’s
primary high-density residential and commercial
center along with the City’s historic Remsen Street
corridor and waterfront area. This C.O.R.E. District is a
uniquely walkable area that can be traversed in under
15 minutes. Walkability and the concentration of
residences, attractions and business were all important
factors in establishing the District’s boundaries and are
all fundamental elements to a vibrant downtown.
The C.O.R.E. District has a current population of 2,518,
based on recent estimates. The City of Cohoes as a
whole is one of only two Albany County communities
that saw a population increase between 2015 and
2016. This recent population increase can be partially
attributed to a sustained effort by City leadership and
local developers to repurpose vacant lots and buildings
into a mix of housing and economic opportunities.
Within the C.O.R.E. District, a total of 19 market- rate
units have recently been completed, with an additional
352 units that are under construction, representing
approximately $44 million in private sector
investments. These additional units include
127 workforce/lower income units and 18 for adults
with autism and other developmental disabilities.
When completed, this additional housing will be able
to support over 800 additional residents within the
District, pushing the overall population in the District
to over 3,300 people. The City is well positioned to
capitalize on this growing population base, which is so
integral to a successful downtown.
Included within the boundary and adjacent to both the
Music Hall and Canal Square is Ogden Mills –affordable
housing units created by the adaptive reuse of the
former mill. In addition, the Cohoes Housing Authority
operates the Dr. Jay McDonald Housing Tower. Both
housing facilities are located adjacent to the Senior
Center at the gateway to the district. Finally, City
leadership has taken great strides to promote economic
diversity in its new housing offerings – ensuring that
both existing and future residents can take part in the
rebirth of an All-America City. The ability for families
of all economic situations to call Cohoes home is a key
aspect of our inclusive plan moving forward.
In addition to the full-time population and anticipated
growth related to housing projects in the works, the
C.O.R.E. District is currently home to 144 businesses
that employ over 1,260 people. Within just the past
few years, the District has seen over 10 new businesses
open, ranging from niche retail stores and restaurants
to professional services to medical and dental facilities,
adding an estimated 36 new employees. Four new
businesses are currently eyeing the C.O.R.E. District
for their new location, and the City is working on
relocating the Visitors Center from the Music Hall to a
highly trafficked location on Remsen Street. This will
allow for the conversion of the Hall’s first floor into
one of the DRI’s catalyst and transformative projects –
a new main floor restaurant to service the over 20,000
new visitors each year coming to the Cohoes Music
Hall. This is envisioned to create over 20 full time jobs,
plus 15-20 construction period jobs.
2017 Choose Cohoes 27
Cohoes Opportunity for Revitalization & Environmental Sustainability (C.O.R.E)
Additional new and anticipated jobs to be created
in the District include approximately 180
construction period jobs associated with the new
housing projects. Permanent new jobs anticipated
in the District is are estimated at $168 million for
new private development projects. These new jobs,
combined with the growth of diverse housing
choices will significantly increase the attractiveness
and overall success of the District and the City itself.
As described in more detail in Section 3 – Past
Investment, Future Investment Potential, the City
of Cohoes is actively coordinating with the private
sector to repurpose vacant and abandoned buildings
and lots for new commercial development, both
within the District and the Internal Catchment Area.
To date, the City has seen recent private-sector
investments within the District of $23.5 million
which includes new banking, retail and restaurant
businesses.
While a concentration of people and businesses are
key to a walkable vibrant and successful
downtown, the presence of traditional services and
destinations within the heart of a community is
equally as important. Specifically, the District is
home to the U.S. Post Office, City Hall, the Cohoes
Community Center and numerous parks along with
a trail connections to the Mohawk – Hudson Bike-
Hike Trail.
The District along with the entire City of Cohoes, is
well integrated with the Capital District
Transportation Authority (CDTA) public
transportation network. Residents and employees
can easily travel within the District and the City
by bus, with convenient connections to all major
employment centers in the Capital District. A
location on Remsen Street within the District has
been selected for a new Bus Rapid Transit (BRT)
Station with associated routes that will link the
District and City to key stops in Troy and Albany
along with other destinations in between.
This public transportation project will increase
connections between the District and regional
employment centers, a significant benefit to
existing and future residents who are unable or
would prefer not to drive to work. This increases
the attractiveness of the City to new residents of all
income levels, allowing Cohoes to be the place of
choice for all who seek to live in a Quality
Community that affords an easy “drive free” mode
of transportation to work in other areas of the
Capital Region. Furthermore, convenient public
transportation will increase the attractiveness of
Cohoes and the growing entertainment options to
residents within the catchment area.
As is evident from the above discussion, our C.O.R.E
District is home to a diverse and growing
residential population with a significant number
of additional units under construction. Our District
also contains several services and businesses
within walking distance and is home to numerous
restaurants and entertainment opportunities along
with several small and medium-sized businesses.
With more businesses on the way, the District will
continue to provide local and regional employment
opportunities. Convenient access to public
transportation coupled with the future BRT route
and station on Remsen Street represents another
critical piece to our City’s success. Our C.O.R.E
District is of sufficient geographic size with a
growing population that when combined with
existing amenities and the numerous projects
taking place, will together represent key elements
necessary to support this vibrant and successful
downtown.
2017 Choose Cohoes 29
Internal Citywide Catchment Area
The remainder of the City of Cohoes has been
designated as the District’s Internal Catchment Area,
population of 14,577, to capture residential and
commercial leakages. This area is also undergoing a
significant increase in new housing units. Over
1,200 new units have been completed in recent years,
representing approximately $108 million in private
investments, with an additional 1,000 units under
construction through over $168 million in private
investments. Together, these units will include over
1,000 market-rate units, approximately 350
workforce/lower income units and over 700 luxury
units.
Upon completion, the new units may result in over
[2,100 additional residents] in the internal catchment
area and will dramatically enhance the choice of
market-rate units while also providing additional
workforce and lower-income units. This new housing
will increase local diversification of residents and the
luxury units will result in an increase in residents with
higher and more disposable incomes. This overall
increase in population will be key to supporting and
sustaining the District.
The Internal Catchment Area is also home to over
240 businesses, employing more than 3,400. Both
daytime and evening employees contribute to the
overall success of the District. The residential projects
underway are providing an estimated 672
construction period jobs in the City while the private
non-residential investments are anticipated to result
in 50 construction period jobs and40 new permanent
jobs.
Combined, the District and the Internal Catchment
Area will be supporting over 870 construction period
jobs and 50 new permanent jobs. This critical mass
of employees will provide a significant amount of
purchasing power for the District.
With more than 85% of City residents working outside
of Cohoes, the City understands the role it plays as a
bedroom community to surrounding employment
areas. However, the City also recognizes that a
balanced daytime population is needed to support
downtown businesses and is working towards
attracting more local employment opportunities.
Additional housing opportunities are also key to
hitting this balance. The significant investments made
in new housing units will continue to facilitate a
growing population especially within the District, as
discussed above, and will spur continued investment
and growth of local jobs.
30 2017 Choose Cohoes
COHOES DRI CITY OF COHOES10-MIN
DRIVE
15-MIN
DRIVE
Residential Population (2010) 2,512 16,168 67,996 161,374
Residential Population 2,581 17,158 70,464 166,481
Total Daytime Population 2,394 12,594 73,549 179,069
Median Age (2010) 33.3 39.4 35.4 36.4
Median Age 34.3 40.3 36.6 37.6
% 18-24 9.3% 8.5% 13.3% 13.5%
% 25-34 16.8% 15.0% 15.4% 14.1%
% 35-54 26.0% 26.4% 25.0% 24.5%
% 65 and over 12.8% 17.5% 14.5% 15.7%
% Minority 17.4% 11.9% 22.4% 26.0%
Median Household Income $26,775 $39,515 $40,829 $48,219
% Earning <$25,000 47.1% 32.2% 30.4% 26.3%
BASIC STATISTICS FOR THE COHOES DRI AND SURROUNDING AREA
Cohoes Opportunity for Revitalization & Environmental Sustainability (C.O.R.E)
External Catchment Area
The External Catchment Area of the District
includes the geographic area reachable within a
15-minute drive time. Within just a 10-minute
drive, the current population and purchasing
power increases dramatically to 70,464 and up to
166,481 out to 15-minutes, all within convenient
access to the City and District. This region
includes all or a portions of Albany, Troy,
Watervliet, Menands, Waterford, Colonie and
Clifton Park, and represents a significant potential
target/catchment area for the C.O.R.E. District
and the City of Cohoes with direct vehicle and
public transportation access and an increased
median household income. The overall size and
reach of this catchment area is sufficiently sized
and possesses key demographic characteristics
to serve as the City’s target population to draw in
visitors, employees and future residents.
The City recognizes the value that the
surrounding External Catchment Area and
regional employment centers play, including, but
not limited to Malta, Albany, Clifton Park and
Saratoga Springs. These areas are within easy
commutes and reachable through public
transportation, with the City of Albany and Troy
accessible by the future Bus Rapid Transit (BRT)
project and station that will be established on
Remsen Street. Attracting new residents who
continue to work outside of Cohoes but call the
City and the District home, will infuse new money
and life into the City.
While this area serves as our target population to
support our City and District, it is also the primary
area in which the City is experiencing an almost
complete retail and service leakage. Without the
DRI assistance and a focus on commercial and
retail investment in the C.O.R.E. District, the
2,000+ combined additional housing with the
anticipated financial resources of new residents
will continue to leak to Colonie, Saratoga County,
and the cities of Troy and Albany.
External Catchment Area - 10 and 15 minute Drive
The City has placed significant efforts into increasing the
overall attractiveness of the City to reverse this leakage. The
first focus has been the improvement to the C.O.R.E District
itself, including streetscape enhancements, the Cohoes
Music Hall, and the re-purposing of vacant and abandoned
buildings and lots, among the many other enhancements
discussed within this document. The investment in a
diversity of housing has already been discussed, and is
another key aspect of reversing this leakage. Next is the
major gateway mixed-use waterfront development at the
intersections of I-787, Saratoga Street will be unmatched
in the Capital Region and beyond with waterside dinning,
entertainment and recreational opportunities for the
entire family. This premier waterfront destination will be
located at the confluence of the Mohawk River, Hudson
River and the NYS Canal system, bringing opportunities
for historical interpretation of the City’s role in the
2017 Choose Cohoes 31
Country’s industrial growth. A similar positive element
that has and continues to undergo enhancements are
the Cohoes Falls, a local treasure that is comparable in
size and beauty to Niagara Falls. Lighting of the falls will
contribute towards enhancing the falls appeal, especially
when combined with the gateway waterfront project
located within walking distance. Together, with the
accessibility of the District and the future improvements
to an already affective public transportation system and
the BRT station on Remsen Street, the District will play a
premier role in reversing this retail and service leakage.
32 2017 Choose Cohoes
DRI Investments Will Reduce Sales Leakage
Cohoes Opportunity for Revitalization & Environmental Sustainability (C.O.R.E)
2017 Choose Cohoes 33
3. Past Investment and Future Investment Potential
“Cohoes contains existing municipal facilities and resources developed during the original Smart Growth era when people lived, worked, shopped, and attended school or church close to home. Consequently Cohoes’ location, amenities and compact layout all converge to create a liveable streetscape that accommodates all stages of life. It only requires a spark to reignite it’s
vibrancy.” - Laura LePage Tarlo, Co-owner, Milltown Homes LLC
36 2017 Choose Cohoes
Cohoes Opportunity for Revitalization & Environmental Sustainability (C.O.R.E)
Investing in an All American City
Based upon this concentrated long-term effort,
new growth and optimism has begun to take root
in the last two years through a series of private
and public investments resulting in new housing
and commercial development along with
enhanced streetscapes and other infrastructure
improvements. To date, the City has seen over
$250 million in private investments in both
housing and commercial development, while
leveraging over $18 Million in grants and direct
City investments. Just in the past 2 years, $xx
million has been invested, demonstrating that
residents, business owners, developers and
investors recognize the growth and continued
potential the City has moving forward.
However, the resurgence and revitalization of the
City of Cohoes and the C.O.R.E. district did not
begin at the announcement of a grant opportunity.
The revitalization began when the residents of
the City joined together to reimagine its future.
Through the development of numerous projects
(e.g., Downtown Study, Route 470 Corridor Study,
two Brownfield Revitalization opportunity Areas,
Cohoes Proud 2017, and the Form Based Code
project) residents, business owners, and elected
officials embarked upon a well planned course
to redefine what is possible, as they set their eyes
on the title of an All America City. These project
became the springboard for the future
investments that have continued to reshape the
landscape of the City of Cohoes.
The “Dawn of a New Day” arrived with the
election of the current administration. Led by
Mayor Shawn Morse and Economic Development
Director Michael Jacobson, the City partnered
with local and state officials to create a land of
opportunity along the northern gateway to
Albany County. Buoyed by public investments in
infrastructure, economic and waterfront
development, and the new announcement of the
pending conversion of 787 into a boulevard,
private investment in housing and commercial
ventures has risen to an almost unimaginable
level.
The City has been awarded over $24 million in
local, state and federal grants to conduct targeted
studies and complete capital projects, all key
to improving the City. To date, the City has
successfully completed projects worth over
$18.5 million in funding, with the remaining
projects underway. This funding has been critical
for making necessary improvements to the City
and the Downtown and is being successfully
leveraged to attract future private investment in
commercial and residential space.
This on-going revitalization continues through
focused City leadership which includes the City’s
Office of Community Development and their
ability to recognize key opportunities for
partnering with other public agencies and the
private sector. Partnerships include the Albany
County Land Bank Corporation, Pioneer Bank,
the Palace Theater, Cohoes IDA and LDC; along
with direct and indirect partnerships with local
developers including a truly unique project,
Mosaic Village, a mixed-use development which
will include housing for people with
developmental disabilities such as autism.
The redevelopment of the Cohoes Music Hall is
the City’s most recent keystone project, which
involves a partnership with the Palace Theater
for improvements including, interior
renovations, updated sound system, new seats,
stage lights and additional improvements. The
renovated music hall reopened in the fall of 2016
under new management of the Palace Theater
and their attendance figures thus far as outpaced
original expectations of 20,000 people annually.
The Music Hall is now home to Comedy Works
and recently established a partnership with Park
Playhouse which will perform a series of shows
there. The Cohoes Music Hall will play a key role
in the City’s efforts to reposition downtown as a
2017 Choose Cohoes 37
regional destination for arts and entertainment.
Going forward, the City recognizes how integral
the success of the Cohoes Music Hall will be
for the continued enhancement of the
Downtown and will be seeking additional funds
continue necessary improvements. The City has
determined that additional renovations are
needed to the exterior and funding has yet to be
secured.
The City has also recently partnered with
Pioneer Bank to purchase and repurpose the
former First Niagara Bank property for a new
branch in the City of Cohoes. The City contributed
$50,000 towards façade improvements, a key
investment towards the City’s continued efforts
to enhance streetscapes and building facades.
Part of this relationships includes a line a credit
to help the City repurpose numerous properties
and make them available for redevelopment
through partnerships with local developers and
investors.
Based upon the City’s direct efforts to repurpose
vacant lots and deteriorating buildings to position
downtown and its surrounding environs for
new growth, several local developers recognize
the City’s potential and continue to make
significant investments, especially in housing
and commercial properties. To date, over 1,600
new units have been built with an additional 600
units in the pipeline. Existing new and proposed
units will include market-rate, workforce and
lower income targeted units along with senior
and assisted living and luxury apartments. A
primary component of a successful downtown is
a concentration of people and through the City’s
continued partnerships with developers, more
housing is coming on line.
Significant improvements to the Remsen Street
corridor have also occurred with more
improvements in the works, including a full
streetscape overhaul. In addition to the new road
surface, new sidewalks will be provided along
with a bike lane and new crosswalks. These
streetscape improvements are key to setting the
foundation for an attractive and welcoming
district for continued investment by developers,
business owners and residents.
Future Pioneer Bank
Future Retail Development Site
38 2017 Choose Cohoes
Cohoes Opportunity for Revitalization & Environmental Sustainability (C.O.R.E)
Existing Sites Ready for Future Investment
The City continues working aggressively to acquire
foreclosed and abandoned properties and partner
with developers to redevelop and repurpose these
sites for new investment. In addition, the City’s
LDC and IDA have partnered with Pioneer Bank to
acquire a line of credit which will allow the City to
continue strategically acquiring properties integral
to the City’s vision before they go to market. The
following are several properties in the process of
being redeveloped and others that are available,
both sets of projects will be available for future in-
vestment by business owners, investors, and
residents.
Remsen Street Sites Ready for Development.
There are several properties along Remsen Street
that the City has gained site control over. Proper-
ties at 14, 95 and 115 Remsen Street are under
contracts with developers, and two have recently
closed. The projects slated for these locations
include mixed-use commercial and residential
which will add to the ongoing rejuvenation along
Remsen Street.
Oneida/Canvas Street Assemblage. Three
properties located on the corner of Oneida and
Canvas Streets have recently been acquired by
developers from the City. The buildings are in the
process of being renovated for mixed-use
commercial and residential space and will soon be
ready for occupancy and further investment by
new or local businesses. Ontario Street Infill at
Canal Square Park. This foreclosed property is
under contract between the City’s LDC and a
developer and will soon be back on the tax rolls
and contributing to the City’s in- vestments along
the Remsen Street corridor. The property is in an
ideal location for mixed-commercial and
residential uses, only a block away from the Cohoes
Music Hall and next store to the expanding Canal
Square Park.
Mohawk Street Mixed-Use Project. Sitting at
89 and 91 Mohawk Street is a vacant lot and single-story underutilized building immediately
adjacent to City Hall. The properties are under
contract between our LDC and a developer. The
building will be removed and the sites prepared for
a mixed- use residential and retail project that will
be ideally located in the heart of our C.O.R.E.
District. Located only a block from Cohoes Music
Hall and Canal Square Park and next to City Hall,
banks and the Post Office, this property will be a
prime location for further investment.
Newcomb Street Infill Project. The City currently
owns this underutilized surface parking lot located
at the northwest corner of Remsen Street and
Newcomb Street. This site, which is currently on
the market, is also at the heart of the C.O.R.E.
District and within walking distance of the City’s
existing and planned entertainment, retail, dining
and recreational amenities and ideal for
residential or a mixed-use development.
Former Lingualinx Building. Sitting at 122
Remsen Street is the former Lingualinx building, a
well-preserved structure with significant potential
in the Remsen Street corridor. This building is
currently under contract with a developer and is
slated for renovations and further investment.
130 Remsen Market Rate Unit Rehabilitation.
The former Masonic Temple building sits directly
adjacent to the Lingualinx Building and was
recently sold to a developer. The upper floors are
being renovated to provide new market-rate units
over existing retail adding to the significant on-
going in- vestment along Remsen Street.
31 Main Street Redevelopment. This existing
multi-unit structure was recently been sold to a
developer and is undergoing rehabilitation for
continued residential use. Multi-family units will
continue to play a key role in the City’s
rejuvenation, ensuring a diverse and growing
residential population.
2017 Choose Cohoes 39
12 White Street Mixed-Use. The City’s LDC owns
this vacant and development ready parcel at 12
White Street at the intersection with Remsen
Street. The LDC is currently entertaining proposals
from developers for a mixed-use project.
162/164 Remsen Street. City-owned, this
underutilized surface parking lot is on the
market and development ready. The property is
located across the street from 12 White Street,
owned by the City’s LDC and also development
ready. Combined, these parcels are ideally located
for continued investment and will work towards
reaching a critical mass of new investment,
residential units and space for new businesses to
invest.
179 Remsen Building Ready. Another City-
owned, underutilized parking lot is available for
new investment. This site is located just down the
street from the 12 White Street and 162/164
Remsen Street sites described above. This site is
large enough to accommodate a significant
investment of new retail, office and residential
space with on- site parking. Another key site to
build the City’s critical mass on new investment.
Scattered Sites for Infill Residential. A key
local development partner, Community Builders,
acquired or has under contract six parcels in the
C.O.R.E. District along with twenty parcels in the
South Cohoes neighborhood, adjacent to the
District. More than 60 environmentally sustainable
and affordable units are planned which will result
in a tremendous facelift in this gateway neighbor-
hood to the City’s Downtown, providing new, clean
units for new and existing residents.
40 2017 Choose Cohoes
Cohoes Opportunity for Revitalization & Environmental Sustainability (C.O.R.E)
Moving Forward
The City of Cohoes past and current investments, funded through a combination of public grants,
direct City investment and significant infusions of capital by developers and investors, has laid the
groundwork for the continued resurgence of Cohoes. The numerous sites that are available for future
investment and redevelopment demonstrate the City’s commitment to partnering with investors and
developers to return vacant and abandoned lots and buildings to the tax rolls and repurpose these
lands for future residential and commercial space. Several of these properties will become available
for new tenants over the next two+ years.
Cohoes Music Hall
2017 Choose Cohoes 41
54 2017 Choose Cohoes vi
4. Job Growth
“The City of Cohoes provided a welcoming environment that actually sought out our workforce housing development to service the needs of the local community and the region...The City is a great place to do business. We strongly support the City and its efforts to grow and continue to be a regional example of how public and private interest can come together to benefit all.
- Larry Regan, Regan Development
2017 Choose Cohoes 55
Cohoes Opportunity for Revitalization & Environmental Sustainability (C.O.R.E)
Existing Employers
Downtown Cohoes is home to an estimated 220
businesses with nearly 1,300 employees (see Table
below). As the central business district and the
location of City Hall and many community services,
the downtown accounts for more than one-quarter of
the employees in the City of Co- hoes. The majority of
downtown businesses employ fewer than 10 people,
and with the exception of a handful of fast food
establishments and retail stores, most are locally-
owned.
Major employers in the downtown include Macaran
Printing Products, a division of Van Alstine and Sons,
with 60 full-time employees; NH Kelman, Inc. Scrap
Recycling with 50 employees; and Marra’s Pharmacy
with 35-40 employees. All of these major employers
have deep roots in Co- hoes. Marra’s Pharmacy, one
of the largest independent pharmacies in upstate
New York, has been serving Cohoes and Capital
Region residents since 1931. Van Alstine & Sons has
been in business for nearly 70 years, NH Kelman for
113 years, making it one of the oldest family-owned
companies in the region.
The City’s largest employer, Mohawk Paper, is located
out- side the DRI Target Area, but is within walking
distance. A family-owned company founded in 1931,
Mohawk is head- quartered in Cohoes. It is one of the
largest manufacturers in the Capital Region, with 330
employees locally and 620 companywide.
In addition to its operations in Cohoes and production facilities in Ohio and Massachusetts, Mohawk occupies a 200,000-square-foot distribution center at the Port of Albany, where it is considering a major expansion. This project would allow the company to accommodate its growing paper converting business. Although the project site is out- side the City of Cohoes, it is anticipated that the expansion will contribute to Mohawk’s continued efforts to diversify and thrive in an industry undergoing dramatic change.
Recent Growth
Attracted by its affordable commercial space,
central location, and business-friendly local
government, downtown Cohoes has become a
destination for entrepreneurs and small locally-
owned businesses. The businesses that have
opened down- town are in a range of industries
including retail, food services, professional and
technical services, and the arts. While some
establishments were started in Cohoes, others
actually relocated to the City from elsewhere in the
Capital Region.
Creative economy businesses have been lured to
downtown Cohoes by its historic architecture and
walkable streets. Spiral Design Studio relocated to
Cohoes in 2009, “inspired by the ongoing
revitalization of the Cohoes historic business
district,” the firm states on its website. Today Spiral
Design employs 10 people in a restored 1874
Victorian home. Other businesses such as The
Foundry for Art De- sign + Culture and the
Oberlander Group (an advertising/marketing
agency) have added to a growing creative cluster.
Downtown Cohoes is also becoming a location for
the arts and entertainment. Thanks to a partner-
ship with the Palace Theater announced last year,
the Cohoes Music Hall is once again a viable
entertainment hub with regular music and theater
performances. In its first six months under new
management, over 7,000 patrons enjoyed a show
at the revitalized historic venue. A recently-forged
partnership with Comedy Works is bringing
comedy acts to Cohoes. So far, two full-time
employees have been hired at the Cohoes Music
Hall. Next year, the number of full-time employees
is projected to grow to seven, as performances at
the Music Hall increase from 60 to 120 per year.
Activity at the Music Hall, as well as the
construction of new residential units in Cohoes, is
expected to generate additional business and job
creation
downtown. Arts and entertainment, food service,
and retail businesses are most likely to grow, pro-
viding an opportunity to create the critical mass
required for a vibrant and successful downtown
business district.
Recognizing the City’s resurgence and growth,
Pioneer Bank recently announced plans to open a
new branch bank in downtown Cohoes. The bank
will serve not only Cohoes but also Watervliet and
Green Island, creating 14 new jobs. The facility will
be located in an old First Niagara Bank building that
has been vacant for many years. Bank operations
are expected to begin in summer 2017, once resto-
ration of the building is complete.
With all the new business activity in downtown
Cohoes, a Business and Merchants Association has
been formed. Its objectives are to work together
to promote each other, help the City grow, and in-
form the public about what is happening in Cohoes.
The association plans to create a new website that
would serve as a resource for information about the
City of Cohoes, financial and tax incentives
available to new and existing businesses,
development opportunities, etc. It would also
provide a directory of Cohoes businesses, with a 30-
second video pro- filing a different local business
every month.
Future economic development in Cohoes will also
be spurred by the redesign of Cohoes Boulevard,
a $15 million initiative announced by the state on
June 5th. The project will transform Route 787,
which divides the city in half, from a highway to a
boulevard, slowing traffic and improving the safe-
ty of pedestrians, cyclists, and motorists alike. The
highway is used by approximately 50,000 to as
many as 70,000 vehicles per day. The project will
also open up new sites for development, as proper-
ties along the corridor will have better access to the
highway once work is completed in 2019.
56 2017 Choose Cohoes
Cohoes Opportunity for Revitalization & Environmental Sustainability (C.O.R.E)
2017 Choose Cohoes 57
Accessibility of New and Expanding Jobs
From its roots as an industrial, blue-collar city, Co-
hoes has become a bedroom community serving
the Capital Region. The City has added thousands
of new market-rate and affordable housing units
in and adjacent to the downtown, along the
waterfront, and in outlying neighborhoods.
Residents have access to an estimated 1,300 jobs
downtown, most within walking distance or
reached via public transportation, and additional
employment opportunities are being created as
new businesses open and existing businesses grow.
Cohoes has attracted many new residents who
continue to work outside the city. Residents of the
recently-renovated Harmony Mills Lofts, for
example, indicate that they commute to jobs at
General Electric, GlobalFoundries, Albany Medical
Center, and various state agencies. Downtown
Cohoes is with- in close proximity to regional
employment centers. There are nearly 45,000 jobs
within a 10-minute drive and close to 115,000 jobs
within a 15-minute drive. It is roughly 10 minutes
to RPI in Troy; 20 minutes to Albany Medical
Center, Empire State Plaza, and the Harriman State
Office Campus in Albany; and 30 minutes to General
Electric or GlobalFoundries.
For residents who lack access to a vehicle or prefer
not to drive to work, there is public transportation,
and a new Bus Rapid Transit (BRT) station on
Remsen Street will link downtown Cohoes with key
stops in Albany, Menands, Watervliet, Troy, and
Waterford. The BRT will also facilitate connections
to other bus routes in the region.
It is worth noting that Cohoes is located within a
region that has one of the fastest-growing
economies in the state and that offers an
increasingly diverse array of employment
opportunities. According to the NYS Department of
Labor, total employment in the Capital Region is
projected to grow by 12% through 2022, exceeding
the rate of growth projected for New York State
(+11.1%) and the nation (+10.8%). Nearly 69,000
new jobs will be created in the eight-county region.
Among the industries expected to see the largest
employment increases in the region, Professional
and Business Services (+22%), Arts, Entertainment,
and Recreation (+33.6%), and Accommodations
and Food Services (+25.4%) are the most
appropriate for and well-suited to downtown
Cohoes. This bodes well for future job and business
creation in the DRI Target Area.
58 2017 Choose Cohoes
Cohoes Opportunity for Revitalization & Environmental Sustainability (C.O.R.E)
Job Growth
2017 Choose Cohoes 59
TOTALS
Number Number
Total Businesses 2,746 6,776
Total Employees 44,911 114,606
Employment by Industry
Health Care & Social Assistance 11,255 18,515
Public Administration 5,690 19,000
Educational Services 4,313 8,689
Retail Trade 4,237 10,972
Manufacturing 3,522 7,241
Accommodations & Food Services 3,052 6,899
Personal & Repair Services 2,313 7,464
Professional, Scientific, and Technical Services1,843 9,398
Finance & Insurance 1,296 5,434
Information 1,283 3,671
Construction 1,194 3,945
Transportation & Warehousing 1,156 2,663
Wholesale Trade 942 3,090
Real Estate, Rental & Leasing 924 2,568
Arts, Entertainment, & Recreation 529 1,690
All Other Industries 1,362 3,367
SUMMARY OF REGIONAL EMPLOYMENT
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Growth Associated with Catalyst Projects
The Downtown Revitalization Initiative represents
an opportunity for the City of Cohoes to further
stimulate economic growth while enhancing the
quality of life available to residents living downtown
and on the waterfront. The City proposes to work
with a developer to create a 20,000-square foot
mixed-use retail center on Remsen Street directly
across from Cohoes Music Hall. It is our hope that
this project will incorporate a grocery store or
supermarket to improve access by residents to
essential goods and services downtown. Attracting a
grocery store downtown has long been a priority
and is cited in a number of plans, including the
Cohoes Boulevard BOA and the Comprehensive Plan.
The project is anticipated to create upwards of 100
jobs.
It is also the City’s intention to transform the current
site of the City’s Department of Public Works facility
to a new waterfront mixed-use development with a
promenade and approximately 50,000 square feet
of commercial space to accommodate retail shops,
waterfront dining, and upper-level housing.
Preliminary estimates indicate that the
development will create about 120 new jobs.
60 2017 Choose Cohoes
Cohoes Opportunity for Revitalization & Environmental Sustainability (C.O.R.E)
Job Growth
2017 Choose Cohoes 61
TOTALS COHOES DRI CITY OF COHOES DRI AS % OF CITY WIDE
Total Employment 1,262 4,706 26.80%
Total Businesses 144 388 37.1%
Total Employees 1,262 4,706 26.8%
Average # of Employees / Business 8.8 12.1
Total Residential Population 2,581 17,158 15.0%
Employee/Residential Population Ratio 0.49:1 0.27:1
EMPLOYMENT BY INDUSTRY COHOES DRI CITY OF COHOES DRI AS % OF CITY WIDE
Manufacturing 210 504 41.7%
Public Administration 181 366 49.5%
Transportation & Warehousing 150 194 77.3%
Retail Trade 138 334 41.3%
Finance & Insurance 130 250 52.0%
Personal & Repair Services 113 278 40.6%
Accommodations & Food Services 92 192 47.9%
Health Care & Social Assistance 76 1,255 6.1%
Construction 33 120 27.5%
Arts, Entertainment, & Recreation 33 260 12.7%
Professional, Scientific, & Technical Services 29 91 31.9%
Educational Services 29 561 5.2%
Real Estate, Rental & Leasing 16 152 10.5%
All Other Industries 32 149 21.5%
Source: ESRI Business Analyst and InfoGroup Inc.
BUSINESS AND EMPLOYMENT IN THE C.O.R.E DRI AND THE CITY OF COHOES
5. Attractiveness of Physical Environment
“Because of the growth, city commitment to moving forward and the bright future the city holds I have purchased a second building on Remsen Street. I feel strongly about the city’s future and am excited to be apart of it as a
resident and business owner. Donald Russell, Spindles on Remsen
62 2017 Choose Cohoes
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Cohoes = Quality of Life
Cohoes is about quality living. For 150 years
Cohoes’ identity was a one-company Town. The
City’s physical layout, its architecture and its
population diversity evolved from these roots, and
spread out naturally. The outcome of this organic
development has created one of the most livable,
safe cities in the region - and one of the most
overlooked communities. But Cohoes is more than
a company town and Cohoes’s secret is becoming
visible. Investors are finding this business ready
community, entrepreneurs are partnering with a
city leaders who have in place policies that allow
them to go the extra mile to support new enterprise
- and first class, first of its kind projects. The buzz
has begun.
Today’s Cohoes has evolved from its pre-industrial,
industrial, Erie Canal history into what ‘Cohosiers’
perceive as a new model of community - the
suburban, urban environment. Cohoes is the place
to raise a family, recreate, enjoy the waterfront and
build a business. And should the community’s
vision for downtown revitalization take hold the
basic necessities of living will be available within a
five block radius covering no more than one-forth a
square mile: arts and culture - bike and pedestrian
connections - safe streets and street crossings -
accessible local and regional recreation and open
green spaces - municipal services including
community centers and urban gardens - rooftop
gardens - shady streets - restaurants - cafes and
specialty stores - a locally owned pharmacy -
commercial and farmers markets - citywide WIFI
- historically sensitive bus shelters for the BRT
Blueline that will connect working residents with
regional jobs. The list continues...resulting in a
Cohoes that is now evolving into an award-winning,
livable, human, local -scale economy.
People are beginning to rediscover Cohoes for its
uniqueness, dynamism, diverse housing options,
affordability, business-friendly policies; and not
the least the City’s historic character as well as
its location at the confluence of two major rivers
with increasing access to living and recreating
along its seven miles of waterfront. Considering
the attractiveness of these singularities it is no
surprise that Cohoes’ population is growing at a
higher percentage than other Capital District
communities.
To achieve this vision, Cohoes’ C.O.R.E. will build
on its roots and invest back into its physical
environment to strengthen the City as a quality place
to live, work and play while promoting sustainable
growth. Cohoes has adopted “Smart Growth”
principles as part of its 2017 Comprehensive Plan
and through the DRI investment will continue to
promote compact growth, mixed land uses, a range
of housing choices, a variety of transportation
options, open space preservation, and a strong
sense of place. These investments into the physical
environment will help repopulate the City while
enhancing its quality of life. It will contribute to
the City’s tax base, connect jobs and services to
public transit and housing, and more efficiently
incorporate green infrastructure. Further, people
will drive less as destinations become more
accessible for everyone, regardless of age or
income. This will reduce overall traffic congestion
resulting in environmental benefits and enhanced
neighborhood livability.
2017 Choose Cohoes 63
Anatomy of a Vibrant Downtown
Promote Compact Growth. The City’s C.O.R.E.
promotes compact growth to make efficient use of
developed land. This generally means encouraging
development to build upward rather than outward
and encouraging infill development, and reuse of
underutilized lots. Building within the City’s compact
form can attract more people to the jobs, homes, and
businesses already there while also making the most
of public in- vestments in water and sewer lines,
roads, emergency services, and the like. In this way, it
helps promote sustainability.
The City of Cohoes has infill development
opportunities across the City but particularly in the
C.OR.E. The City has been working in concert with the
Albany County Land Bank to facilitate the process of
acquiring, improving and redistributing vacant and
abandoned properties for redevelopment. The C.O.R.E.
also has second-story vacancies which can be filled. In
addition, the City has a number of brownfield sites
and underutilized properties along its waterfront that
can be repurposed. These sites were identified in
previous plans and the City is actively working to
redevelop them. The DRI investment will expedite this
process.
Encourage Mix Land Uses. Mixing land uses means
building homes, offices, parks, shops, restaurants, and
other types of development near one another. These
uses can be mixed on the same block or even within
the same building. Mixing land uses in the C.O.R.E. will
bring more people to an area at various times of day; it
will bring life to the City. The influx of people are avail-
able to support business development, improve safety,
and bring liveliness to an area. Mixing land uses also
makes it possible for people to live closer to work or to
amenities like the corner drug store or café. This gives
people the option of running errands by foot or by
bike and leaving their cars at home. Because of these
benefits, mixed-use neighborhoods are in demand
nationwide. As such, with the DRI investment into the
C.O.R.E., the City will see a boost in property values
and the investment will contribute to the stability and
attractiveness of neighborhoods. This protects the in-
vestment of homeowners and raises revenues for the
City.
Waterfront Redevelopment. The City is unique to
have seven miles of waterfront property and direct
access from its C.O.R.E. District. But it also has
Welcome to Cohoes: All Roads Lead to Cohoes 64 2017 Choose Cohoes
Cohoes Opportunity for Revitalization & Environmental Sustainability (C.O.R.E)
Cohoes Falls. These resources combined with a
downtown truly make an experience that no other city
can offer. Through improvements to access and
waterfront-de- pendent uses for business, and
compact mixed-use development along the Mohawk
and Hudson Riverfronts, the appeal of the City of
Cohoes multiplies. Developers are already attracted to
the City’s waterfront. Investment in the C.O.R.E.
creates lasting opportunities for waterfront tourism
and creates public access, recreation and open space.
Transit-Oriented Development (TOD). With Bus
Rapid Transit (BRT) service planned for the Ontario
St/SR 470 corridor, the City of Cohoes has the
opportunity to create a successful transit-oriented
district. Transit-Oriented Development (TOD)
provides a mixture of housing, office and retail uses
and other amenities integrated into a walkable
neighborhood located within a half-mile of quality
public transportation.
Focusing growth around a BRT corridor capitalizes on
public investments in transit and provides many
benefits, including:
Increased transit ridership which can lead to more transit service (e.g. higher frequency service),
More affordable housing as living near transit allow people to spend less on transportation and devote more toward housing and other needs,
Improved access to jobs and economic opportunity for low-income people and working families, Increased property values along the BRT corridor and within the TOD,
Improved safety for pedestrians and cyclists, thus further promoting these modes, and
•Reduced household driving resulting in
congestion relief and in turn, reduced air
pollution and green house gas emissions.
2017 Choose Cohoes 65
The DRI investment will be used to create a transit-
oriented district along Ontario Street. This auto-
oriented district currently detracts from establishing
Ontario St as a transit-oriented development corridor
and a gate- way into the City.
Continue to Create a Range of Housing Choices. The
C.O.R.E. District already has a strong neighborhood
base. Building quality housing for households of
different sizes and income levels is necessary to
respond to changing demographics. Housing
constitutes a significant share of new construction
and development in a City and as such, makes a
significant economic impact. Adding housing in
commercial districts can lead to evening and weekend
activity, thus reinvigorating those areas. More
importantly, the housing options available in a
community will influence families’ economic
opportunities, costs of living, and daily commutes.
Diversifying housing options within the City,
therefore, can give everyone more choices about
where to live. DRI investment will be most notable
with homeowners. Homeowners in Cohoes are proud.
They are ready to invest in their properties but want to
be ensured they will have a return on their investment.
Provide a Variety of Transportation Options. Pro-
viding a variety of transportation choices, i.e. safe and
convenient biking and walking infrastructure, and
high-quality public transit improves the quality of life
for existing residents and helps attract new growth.
People gravitate to neighborhoods which are walkable
and bikeable. Walking and biking can be convenient,
affordable, and healthy ways to get around. Further,
high rates of pedestrian and bicycle activity contribute
to an active street life. Having reliable and convenient
public transit service gives people the mobility to get
to work, go to school, visit friends, or make a doctor’s
appointment. Further, it provides an affordable alter-
native to driving. The City of Cohoes can provide a
variety of transportation options through the DRI in-
vestment into its C.O.R.E. District. “Complete Streets”,
streets that are designed and operated to provide safe
and convenient access for all roadway users, regard-
less of age, ability or mode of transportation will be
implemented. This includes pedestrians, bicyclists,
transit users, and motorists. It considers the needs of
children, the elderly and persons with disabilities.
Developing “Complete Streets” in Cohoes will help
ensure safe, convenient access to schools, jobs, health
services, and shops thus supporting economic growth
while providing environmental and public health
benefits. Preserve and Create Open Space.
Preserving existing and creating new open spaces can
allow future development in the C.O.R.E. District to
occur while protecting the City’s valued natural
areas and providing enhanced amenities for
residents and visitors alike. People across the
country want access to natural recreation areas,
which generates demand for housing and tourism.
Meeting that demand improves a city’s ability to
attract employers. Preserving open spaces also
makes communities more resilient, protecting them
from natural disasters, combating air pollution,
controlling wind and erosion, moderating
temperatures, protecting water quality, and
protecting animal and plant habitats. Capital Roots
has partnered with the City to develop a “Learning
Garden” in the City’s C.O.R.E. District to utilize open
space, but to also pro- mote healthy and affordable
food markets. These partnerships along with
investments will continue to pro- vide the unique
quality of life experiences that attract and retain
residents.
Foster a Strong Sense of Place. Cohoes and its
C.O.R.E. have a strong sense of place. Its sense of place
is what drives and attracts people to live in Cohoes.
The City through the DRI investment will continue to
implement projects and neighborhood improvements
that incorporate natural features, historic structures,
public art, and place making that further distinguish
Cohoes as an All American City, enriching it for those
who live there and attracting new residents and
visitors. Cohoes’ location at the confluence of the
Mohawk and Hudson Rivers, its rich history and arts
community provide the foundation for it to emerge as
a distinctive and attractive small city. Foremost
amongst these are its historic architecture, its vestiges
of the Erie Canal in the form of ten intact locks, and its
historic sites like the Van Schaick Mansion and Matton
66 2017 Choose Cohoes
Cohoes Opportunity for Revitalization & Environmental Sustainability (C.O.R.E)
Shipyard. The City also has local artists whom they
can engage to develop public art such as memorials,
installations, murals, sculptures and decorative
features to reinforce the City’s sense of place.
Promote Heritage Tourism. Heritage tourism is a
growing industry not only in the United States but
abroad. The City of Cohoes is the birthplace of the Erie
Canal and is proud to honor its 200th birthday with a
year long celebration. The Albany County Convention
& Visitors Bureau reports that for every $1 invested in
marketing and selling Albany County to visitors and
conventions, it returns $53 in taxes to the local
economy.
In addition, travelers to Albany in 2014 spent $958
million on lodging, food and beverage, recreation,
transportation, and other products. Further, Albany
County represents 52% of tourism sales out of the
six-county Capital-Saratoga Region. The City of Cohoes
could benefit from promotion of its cultural resources
such as its Historic Districts, the Van Schaick Mansion,
the locks of the Erie Canal and the redevelopment of
the Matton Shipyard, currently the subject of a master
plan. In addition, the City could build on its nascent
artist community.
2017 Choose Cohoes 67
6. Quality of Life Policies
“
The City’s commitment to improve bicycle and pedestrian connectivity between existing parks and trails to the City’s downtown and neighborhoods, which influences adopting a complete streets policy in 2016, upcoming plans for a bicycle lane on Remsen Street, and safety improvements to Cohoes Boulevard/Route 787, is further proof that Cohoes in pro-actively working towards a liveable community for multiple generations and socio-economic groups.”
Honorable Shawn Morse, Mayor, City of Cohoes
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Quality of Life Policies
As means to enhancing the quality of life of its
residents and presenting a model of livability to the
region, Cohoes has used any number of planning tools
avail- able to catalyze the renaissance of its downtown.
The City is always on the lookout for new ways to
introduce policy that will drive forward its strategic
investment plan, and routinely re-evaluates the
community’s goals, objectives and strategies, evidenced
by this year’s Comprehensive Plan Update, 2017
Cohoes Proud. These policy tools support the City’s
vision for a quality of life that attracts families, new
investors and visitors to Co- hoes. It is the expectation
that the current policies in place, and those that are yet
to be established will not only help build the Cohoes of
the future, but also will influence the future of the
region.
Cohoes innovates using a broad spectrum of both
traditional and vanguard planning policies. Policies in
place are:
Downtown Management Structure & Development Agencies In February 2017, Cohoes business owners organized
to form a leadership team called the Downtown
Business Advisory Council. This team has a unique
working relationship with the City’s administration to
create a new environment to attract, retain and expand
business opportunities in the C.O.R.E. District and city-
wide. Emerging from the development of the 2017 Co-
hoes Comprehensive Plan Update, and building off of
a previous planning charrette, the Advisory Council is
coordinating with the Capital Region Chamber of
Commerce to focus on Economic Vitality, Promotion,
Design, and Organization, known collectively as the
Main Street Four Points.
Two long-standing key development partner agencies
are the Cohoes Industrial Development Agency (IDA)
and the Cohoes Local Development Corporation
(CLDC). Formed under the New York State Industrial
Development Agency Act of 1969 the IDA, governed by
a Board of five people, operates to support the goals
and plans of the City of Cohoes. This includes growing
the City through innovative programs and increased
tourism and trade. The IDA’s mission is to “promote,
develop, encourage and assist in acquiring,
construction, improving, maintaining or equipping
certain facilities thereby advancing the job
opportunities, health, public safety, recreational
opportunities, general prosperity and economic
welfare of the people of the City of Cohoes.”
Composed of five members, the not-for-profit CLDC was
established to focus on job creation and retention,
economic development and housing opportunities
within the City of Cohoes. The CLDC administers
Cohoes’ Business Loan Program, which provides low
interest loans to businesses to foster economic
development in the City and help local business
expand.
The effectiveness of these agencies is due to the City’s
expert ability to partner. Each agency operates in con-
cert with the other, effectively blending mission and re-
sources with opportunity to assist the City in achieving
the envisioned outcome. Most recently the CLDC and
IDA partnered to bring 4 new small businesses to Rem
sen Street, demolish an antiquated building that was
a safety hazard to make way for future opportunities,
and in coordination with Pioneer
Cohoes Proud 2017: City of Cohoes Comprehensive Plan 2017 Cohoes Proud is the new Comprehensive Plan for
the City of Cohoes. The plan provides a foundational
set of recommendations to guide the community, the
Common Council, Planning Board, Zoning Board of
Appeals, and other boards, committees, and City staff
for the next half decade. As a living policy document, it
will grow with the City as goals, objectives and
strategies evolve over time. The City received a grant
for the development of the plan from New York State
Energy, Research and Development Agency
(NYSERDA). 2017
Cohoes Proud presents a framework and strategy for
the City to achieve its vision to grow in a more
economically, environmentally, and socially sustainable
way. The document is the result of decades of
community
2017 Choose Cohoes 69
planning efforts and policy initiatives ranging from
small neighborhood plans and strategic redevel-
opment plans to larger city-wide initiatives. The
planning process brought together a diverse group
of stakeholders and the public through numerous
workshops, public meetings, and presentations.
The City recognizes that the market demand being
generated by its new residential development is a
catalyst for new development and revitalization in
Cohoes. Therefore, this master plan update is not
only designed to cull the revitalization principles
and objectives for growth, but to balance these
with objectives that continue to set the City apart
for its quality of life. The quality of life in Cohoes is
driving local economic growth, and the City would
like to build on its many assets to bring housing
and other development downtown and in targeted
areas of the City poised for revitalization. This in
turn will create the critical mass needed to support
the commercial, cultural and recreational ameni-
ties today’s workforce desires and spur additional
development across the City.
Developing a comprehensive plan is fundamental
to creating a vibrant and sustainable community.
A comprehensive plan articulates a community’s
vision for the future and sets forth a strategies
for change. It provides guidance on how the com-
munity can accommodate physical growth in its
buildings, streets, and infrastructure, and how it
can enhance the elements which contribute to its
quality of life such as parks, neighborhoods, and
amenities. Once adopted, the policies of the 2017
Cohoes Proud will guide the City boards in deci-
sion making and assist with securing future fund-
ing to implement key priorities. The 2017 Cohoes
Proud prioritizes community projects, develops
timelines for completion, increases local commit-
ment, and identifies funding sources to support
implementation. In so doing, it can help a commu-
nity maximize its effectiveness at leveraging com-
munity assets with outside resources.
70 2017 Choose Cohoes
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Land Banks Cohoes is a Land Bank City. Its strategy to buy, re-
hab and sell abandoned and disinvested properties
to a developer has brought new life to the City with
more in the pipeline. Under the direction of City
Economic and Community Development Director
Michael Jacobson, an expert in Land Banking, the
City can work with a selected developer to achieve
results that benefit all income types, which as an
aside demonstrates the City’s commitment to at
tracting and maintaining diverse populations. One
of the City’s prize land bank projects that demon-
strates land banking for diversity is Mosaic Village.
Demolition of a building unoccupied for a decade
has opened up a development opportunity project
that is a first of its kind in the nation. A partnership
between the City of Cohoes, 3-D Architects, Autism
Society of the Greater Capital Region, Albany’s Spot-
ted Zebra Learning Center and the Vecino Group has
spurred the development of 72 mixed income hous-
ing units, 25% of which will be dedicated for autis-
tic adults capable of independent living with some
support. The project will fill an entire block and will
incorporate offices for professional services such as
job training and placement. A second building across
the street will also be dedicated to support services.
Smart Growth Strategy Cohoes’ Comprehensive Plan Proud promotes sus-
tainable growth in targeted areas while taking meas-
ures to enhance existing neighborhoods. This strate-
gy is informed by nine Smart Growth principles that
promote compact growth, mixing land uses, creat-
ing a range of housing choices, providing a variety
of transportation options, preserving and creating
open spaces, and fostering a strong sense of place.
It is also shaped by the desire to promote the devel-
opment of a sustainable city infrastructure. This ap-
proach will help repopulate the City while enhanc-
ing its quality of life. It will contribute to the City’s
2017 Choose Cohoes 71
tax base, connect jobs and services to public transit
and housing, and more efficiently incorporate green
infrastructure. Further, people will drive less as
destinations become more accessible for everyone,
regardless of age or income. This will reduce overall
traffic congestion resulting in environmental bene-
fits and enhanced neighborhood livability.
Importantly, Cohoes’ Smart Growth Strategy is
closely aligned with specific implementation goals
and strategies. What is notable is the reiteration that
raises up the City’s commitment to maintaining and
augmenting diversity, “Help people age in place by
directing income-eligible homeowners to resources
such as Access to Home, which provide funding to
make homes accessible to those with disabilities.”
or that address Complete Streets policy, “Develop a
Pedestrian and Bicycle Master Plan to make Cohoes
a safe, convenient and pleasurable place to walk, bi-
cycle and use transit, and link neighborhoods to key
destinations.” Though just two examples of many,
each component is deliberately and specifically
aimed at mobilizing downtown revitalization in Co-
hoes.
Complete Streets In February, Mayor Shawn Morse reported that
more than $9 million in residential and
commercial development will be invested in
downtown revitalization in Cohoes in 2017. Since
January 1st the City has received $1.44 million for
three grants. One is for $450,000 in Complete
Streets funding, which targets construction of new
sidewalks, roads, streetscapes and a bike lane on
Remsen Street, the Main Street in downtown
Cohoes. Also in February, the City adopted Complete
Street Policy legislation. Complete Streets Policy (B
1-2) states that the City “shall design, build, operate
and maintain a safe, reliable, efficient, integrated
and connected multi modal transportation network
that will provide access, mobility, safety, and
connectivity for all users.” Complete streets design
will promote improved health, economic growth,
public safety, recreation- al opportunity and social
equality throughout the
72 2017 Choose Cohoes
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City of Cohoes, and will ensure that the safety and
convenience of all users of the transportation sys-
tem are accommodated, including pedestrians,
bicyclists, users of mass transit, people of all ages
and abilities, motorists, emergency responders,
freight providers, and adjacent land users. The law
goes on to address a policy that includes
connectivity with the region and implementation
tasks projected for one, three and five years.
While the comprehensive Complete Streets Policy
went into effect this year, Cohoes has been steadily
addressing safety, walkability, accessibility,
connectivity and other key elements of its Complete
Street policy. In 2016 Cohoes won a CFA CDBG grant
to reconstruct ~1,142 linear feet of substandard
side- walks along both sides of Remsen Street, from
Cayuga to Ontario Streets. The sidewalk project has
synergy with the re-opening of Cohoes Music Hall in
fall 2016. At the time of the grant, it was projected
that 20,000 people would come annually to Cohoes
Music Hall programming. It appears this figure was
under- estimated, as in fact ~15,000 people have
attended 72 shows featured at the Music Hall in its
first few months alone. Senior housing, low income
housing and Cohoes Community Center are all
within a few minutes’ walk of the new sidewalks,
which address safety and accessibility for all. This is
just one example of many that demonstrates Cohoes’
commitment to Healthy Living, Green Urbanism and
Walkability, which has now been formalized
through the development of a complete streets
policy replete with a plan for implementation.
Transit-Oriented Development - or “All Roads Lead to Cohoes” Cohoes envisions itself as a multi-modal hub
situated at the crossroads of three counties and two
active class waterways, the Hudson and the Mohawk
Rivers. As such, the City is uniquely poised to
achieve its vision. Within 1.5--miles there are three
regional bike paths: the Mohawk-Hudson Bikeway,
the Delaware Avenue Bikeway on Van Schaick Island,
and the Uncle Sam Bikeway in Troy. The first
trailhead is accessible just a few blocks from the
western boundary of the Downtown C.O.R.E. CDTA
reaches Cohoes through bus service that covers
Albany, Rensselaer, Saratoga and Schenectady
Counties. The City of Cohoes will be receiving
CDTA’s Bus Rapid Transit (BRT) service known as
BusPlus, and service is expected to be fully
operational by 2018. This line will serve the high-
volume transportation corridor along the Hudson
River between the Village of Waterford and the
South End of Albany. It is the third-busiest transit
corridor in the Capital Region with over 2 million
boardings per year. Both of Cohoes’ two new BRT
stations will be located in the heart of Cohoes’
downtown, and the City has worked with the CDTA
to modify the design of the bus shelters to reflect the
character and history of the downtown location. All
CDTA buses are equipped with bicycle racks, making
it possible to link bike with bus trips. BRT buses also
offer free WiFi as a valued amenity to riders. CDTA
anticipates BusPlus service will be “a catalyst for
revitalization of the urban neighborhoods that sur-
round its stations.”
A policy for Transit-Oriented Development is part
of Cohoes’ Smart Growth Strategy and is closely tied
to the City’s Complete Street policy (pages 135-138
of Cohoes Proud 2017), which outlines a plan of
recommended actions tied to three primary goals
aimed at integrating the City’s existing and
projected multiple mobility options. The City has
identified four transit-oriented development goals:
• Make Cohoes more multimodal.
• Improve pedestrian safety on major roadways.
• Integrate land use with transportation.
• Efficiently manage parking in mixed-use centers
Sample strategies tied to these goals including in-
stalling bicycle racks near activity centers either as
stand-alones or as bike corrals (T3); making
stronger and safer pedestrian connections between
the Harmony Mills complex, downtown, neighbor-
hoods, the waterfront, and other activity centers
(T7); and working with the school district to
implement “walking buses” to and from school to
2017 Choose Cohoes 73
provide school children with safe transportation (T14).
Green Urbanism & Green Infrastructure - Putting Environmental Sustainability into the C.O.R.E. Cohoes’ history with renewable energy dates back
to its industrial period when some of Cohoes canals
were retrofitted as power canals for the operating
mills. Since becoming a Climate Smart Community
in 2009, the City of Cohoes has taken a number of
actions to decrease community energy use and in-
crease the use of renewable energy. These actions
are tied to policies that include using local energy
sources, reducing air and water pollution, and
cooling the city, to name a few.
Cohoes Proud 2017 was funded by New York State
Energy, Research and Development Agency (NYSER-
DA). Among the requirements of the grant were for
the City to develop integrated, comprehensive
planning that addressed Smart Growth goals,
strategies and implementation. As part of the
Comprehensive Plan monitoring requirements, a
project metric benefits report was completed. The
metric benefits report is for the City of Cohoes
Comprehensive Plan Update and Zoning
Amendments which will signal the commitment of
the City to pursue policy and initiatives that:
• Build a sustainable land use pattern focused on
encouraging compact growth and promoting
mixed-use development in targeted areas;
• Develop a range of housing choices responsive
to households of different sizes and incomes;
• Promote alternative transportation modes by
developing safe and convenient pedestrian and
bicycle on-street and trail networks;
• Support Transit Oriented Development (TOD) in
anticipation of Bus Rapid Transit (BRT) service
in the community;
• Preserve open space by enhancing existing and
creating new parks; and
• Promote alternative forms of energy, notably
solar power.
Examples of specific initiatives related to Cohoes
Green Urbanism & Green infrastructure policy
include:
• Clean Fleets Initiative - The City of Cohoes is
pursuing a NYSERDA Clean Energy Communities
designation by documenting its Clean Fleets
74 2017 Choose Cohoes
Cohoes Opportunity for Revitalization & Environmental Sustainability (C.O.R.E)
initiative and with the purchase of two code enforcement EV vehicles.
• Establishing Electric Car Charging Stations
• Cohoes’ participation in NY Sun Solar Program
• Solar Grid Connection - A primary source of
solar is presently working to connect with the
City of Cohoes.
The redesign of Canal Square Park located at the
center of the C.O.R.E. District as the location of the
summer outdoor music series Rock the Block that
runs for 10 weeks and attracts 1,000 concertgoers.
The City expects to expand the park, integrating
what is now a parking lot adjacent to the park. A
local bank may sell the lot to the City, which will
apply for a GEIG grant to integrate the lot with
Canal Square Park. This park will be built to be
environmentally sustainable, with rain gardens,
permeable pavement, LED lighting and solar power
where appropriate.
• The demolition of distressed buildings at the
corner of Remsen and White Streets and
developing the newly reclaimed land into a
pocket park with a bike corral.
• The City of Cohoes will soon add a second roof
top gar- den located across from an existing
roof top garden, which will be built as a special
feature market-rate housing project involving
what was the Cohoes Hotel.
• Streetscape enhancements with LED lighting,
bike lanes, permeable pavers where appropriate,
tree gar- dens, signage and pedestrian
enhancements to make alternative modes of
transpiration inviting and safe.
• Multi-modal connectivity via the Hudson Mohawk
Bikeway, the BRT, and waterfront amenities.
• Participation in Albany Pools, Grants targeting CSO separation for Clean Waters.
Targeted Districting & Progressive Zoning – a
Form Based Code for the Downtown C.O.R.E. Future economic growth, neighborhood stability and
natural resource preservation are directly impacted by
zoning district boundaries; permitted, accessory,
special and prohibited uses; as well as development
requirements. The City of Cohoes not only has in
place a progressive zoning code policy, but one that
that the City will improve and update to realize the
strategies associated with its downtown revitalization
project initiatives, as documented in Cohoes Proud
2017. It is the City’s goal to encourage a mix of uses and
to build densities that help increase the vitality of
neighborhoods and bolster the success and in- creased
revenues for both start-up and established businesses.
Cohoes’ Downtown Core District is mainly mixed use.
Lionheart Workforce Housing
Land along the river is zoned as office and retail
commercial and waterfront mixed use. There are
two special district within the DRI Core, the Historic
Overlay District that protects the integrity of Cohoes’
beautiful historic architecture, and street to building
enclosure. One of the newer districts is the Arts and
Entertainment Overlay, which overlaps with the
Historic Overlay District. The goal of this
designation is to support the burgeoning restaurant,
arts and entertainment uses within the C.O.R.E. This
will allow for sidewalk cafes and outside dining, and
different building mass regulations to infill and
grow.
Cohoes has Incentive Zoning in place to allow for
public improvements in exchange for higher density.
In the past the City found it challenging to offer
incentives because it had less to offer a developer;
today, the City has the administrative capacity and
policy in place. Developers are more responsive to
incentives to increase their value and investment,
while providing a public amenity to the City.
The City of Cohoes’ is currently in the process of up-
dating its zoning regulations to include form-based
policies for the City’s Civic Core, Downtown Core,
Neighborhood and Transit Corridor districts. These
standards will maintain the integrity of the public
realm while allowing changes to the fabric that may
occur as new mixed-use development and green
urbanism projects are developed. The form-based
code provides standards for building requirements,
sites, parking, signage and lighting. Form-based
zoning places special emphasis on the physical
configuration of the built environment and utilizes
fics to explain what the desired form and
appearance of development should be—with an eye
toward creating beautiful, highly livable places.
Living Policies to Attract Growth & Build on Existing Diversity One of the essential components of Cohoes’ Down-
town Revitalization strategy is to provide its com-
munity with the right balance of amenities to attract
new residents, and to build on the City’s already
healthy diversity. This balance is closely linked to
the synergies that are achieved collectively through
targeted districting and progressive zoning, smart
growth policy, complete street policy, Green Urban-
ism and Infrastructure and Transit Oriented
Development. Cohoes has a number of projects that
arise
Proposed Improvements to Cohoes Music Hall
76 2017 Choose Cohoes
Cohoes Opportunity for Revitalization & Environmental Sustainability (C.O.R.E)
out of this multi-pronged approach to setting policy that
permit new, innovative project development. Two
important Living Policies that Cohoes has identified as
priority and where project specifics are being worked out
are access to healthy food and the development of high-
speed City-wide Wi-Fi.
Foster a Strong Sense of Place is Smart Growth principle
number 6 in Cohoes Proud 2017. Projects and neighbor-
hoods that incorporate natural features, historic
structures, public art, and place making can help
distinguish a community from its neighbors, enriching it
for those who live there and attracting new residents and
visitors. One of the identified strategies is to provide WiFi
citywide. Through this initiative, the City will encourage
downtown revitalization by attracting professionals and
millennials to the high speed internet is an amenity
highly attractive to professionals, and supports the City’s
aim to sustain a workforce of millennials. Visitors to
Cohoes will also enjoy easy, reliable access to WiFi.
Finally, Cohoes has partnered with local groups to
establish a Community Garden within the Downtown
C.O.R.E. With proximity to the Cohoes Community Center,
the Co- hoes Housing Authority and the Senior
Apartments, the downtown community garden will not
only provide freshly grown produce for the community, it
will also in association with the Community Center serve
as a teaching garden. On another front, Cohoes is working
with land- owners and developers to counter the
perennial problem of the urban food desert with a plan to
integrate an urban market either in or adjacent to the
Downtown Core. The call for a downtown supermarket
has been documented in several of Cohoes’ adopted
plans, is a transformative project, and will become a
reality with the infusion of the DRI funding.
Age Friendly Policies Many residents of Cohoes benefit from the Senior Center
and the senior housing located in the C.O.R.E. District.
Everything that Cohoes is striving to achieve with its
strategic downtown revitalization planning impacts this
important population. Cohoes’ Smart Growth, Complete
Street Policies, Green Urbanism & Green Infrastructure,
Transit-Oriented Development, Living Policies,
Progressive Zoning support the health, safety and well-
being of Cohoes’ elder population. Initiatives rising from
age friendly policy manifests in a variety of ways:
• The 2016 CFA CDBG sidewalk grant brought funds to
reconstruct sidewalks along the northernmost
segment of Remsen Street, the central path from
public senior housing and the senior center to
restaurants, public services, and green spaces in the
DRI area. Se- curing these funds has helped to
increase the safety of Cohoes’ seniors.
• Incorporation of mixed-use and mixed-income
housing in the downtown core gives empty nesters,
retirees and seniors more options for living. The
down- town offers access to services, culture,
shopping and restaurants.
• ADA accessibility is being incorporated into sidewalk
replacement projects as part of the adopted complete
streets law.
Historic Remsen Street Sidewalk
2017 Choose Cohoes 77
7. Support for the Local Vision
“Five years later, TCB is continuing to invest in Cohoes. TCB is actively pursuing a second initiative as a testament to Cohoes’ extremely supportive and cooperative administration. TCB has already purchased (or has contracts to purchase) 25 parcels of land for an 80 unit mixed income multifamily apartment building. The projects primary focus is on the southern side of Cohoes Downtown Core, the new development will connect the north end project to the south end. Working with the City, Albany County Land Bank, and private property owners, the project will include the demolition of 9 blighted
structures.” Susan McCann, VP Development, The Community Builders
78 2017 Choose Cohoes
Cohoes Opportunity for Revitalization & Environmental Sustainability (C.O.R.E)
Financial Support for the C.O.R.E. Vision
Cohoes invests in people, and as a result people invest
in Cohoes. Public and private investment that supports
Cohoes’ vision for Downtown Revitalization is
demonstrated in both the funding received and for the
pro- jects realized just this year since the City applied
to the DRI program in 2016, but is also evident in the
commitment of citizens, business owners, residents
and key stakeholders who participate in the public
visioning process. This was most evident during the
drafting and adoption of the City of Cohoes
Comprehensive Plan this year and in the recent
organization of Cohoes’ Downtown Business Advisory
Council. The vitality of engagement that this local
support represents propels the City forward toward
realizing its reinvention as a true All-America, quality
of life city, rich in its diversity, economic opportunity,
affordability, cultural and recreational offerings, and
environmental quality.
Cohoes’ revitalization incubator, the Community &
Economic Development Office, is responsible for
improving economic conditions in the City. This office
will serve as the local lead for the Downtown
Revitalization Planning Process. The local lead
operates in partner- ship with Cohoes’ newly
reorganized Downtown Business Advisory Council, the
Cohoes Industrial Development Agency (IDA) and the
Cohoes Local Development Corporation (CLDC).
Between 2001 and 2017, Cohoes’ economic
development leadership has secured $73,247,594 in
private and public investment. This has created a
precedent of success that, like bees to honey, is
drawing to Cohoes new investors, businesses and
projects, some the first of their s kind. The synergies
created from this investment are lifting Cohoes’ profile
as a city attractive to young professionals, families, and
retirees.
Cohoes is ready for business. Investors are coming to
Cohoes attracted by the pro-active, inventive approach
the City offers to new start-ups and private developers.
Cohoes does not wait for investment to come to its door,
but has created a business friendly policy that will take
risks on new entrepreneurs. Mechanisms have been
set into place to give new business owners what they
need, rather than have them change their plans to meet
the City’s needs. Cohoes invites new business owners
to submit their business plans to the City. The plans
are reviewed and considered on a case-to-case basis.
The City looks for business plans that are well
developed, and weighs carefully the level of experience
of the business owner. When Cohoes selects a plan they
then form a partnership with the new business owner.
The City will act as an ambassador on behalf of the new
business owner, helping them to fine-tune their
business plan and matching the entrepreneur with
both contractors and property owners. The plan of
support does not stop there. The City Council has
created a local developer fund to support businesses in
executing their plans during the first, tender stages of
start-up.
The business community has had a longstanding
organizational history with a fluctuating history of
activity and reinvention. First established as the
Cohoes Business and Industry Council in 1971 with
105 members, the council merged with the Albany
Colonie Chamber of Commerce in 2005. In 2013, the
Council dissolved and in 2014 was recreated again as
Choose Cohoes, this time with paying members.
Because of Cohoes’ current momentum business
owners are seeing the downtown coming alive again. In
response, the business supported community
reinvented itself yet again. In February
2017 Cohoes businesses owners organized to form a
grassroots leadership team called the Downtown
Business Advisory Council under the anagrammatic
title Choose Cohoes: This amazing new organization
has a unique relationship with the City’s
administration. In the past, the effectiveness of the
business community’s organization has been hit or
miss in terms of its effectiveness. The organization
more often has been driven by someone in
government. The City of Cohoes believes that a truly
effective business council has to be grassroots. The
energy and ownership of the business community’s
success comes from the bottom up rather than the top
down. The City took steps to hire a consultant
recommended by the chamber of commerce. Through a
community forum, the business community organized
as the Downtown Business Advisory Council. The
Council is a business owner led group. The City
2017 Choose Cohoes 79
collaborates with the Council in a purely a facilitative
role and works in concert with the chamber.
The Cohoes’ Business Advisory Council has developed
a clear tri-fold mission: 1.) To focus on downtown and
business initiatives; 2.) To create a fertile environment
for arts and culture; and 3.) To promote Cohoes as a
leisure tourism destination. In a short time this
progressive Council has engaged with planning tools
such as SWOT analysis to evaluate Strengths,
Weaknesses, Threats and Opportunities. It has
developed a marketing program using tools including
social media, Inter- net marketing and research. It has
evaluated its business sectors and developed short
term goals to support long term results.
Cohoes City Hall
80 2017 Choose Cohoes
Cohoes Opportunity for Revitalization & Environmental Sustainability (C.O.R.E)
Local Support for the C.O.R.E. Vision The City of Cohoes’ has been building on its vision for
the City and its downtown C.O.R.E. through planning
projects since 1992. Since then, numerous plans and
studies have been conducted aimed at revitalizing the
City by building on its many assets and taking
advantage of emerging opportunities. Each of these
plans document the evolution of Cohoes’ vision,
which has been remarkably consistent with regard to
downtown revitalization. The City’s planning
approach is holistic and synergistic. Each plan
illustrates how each strategic investment is truly a
series of interlocking parts, and like a mosaic together
creates the blueprint for action and implementation.
To date, many of the initiatives outlined in these plans
have been realized. The City has a longstanding
record of follow-through and achievement.
• Cohoes 2000
• Downtown Redevelopment Plan (2002)
• Reconfiguration of Cohoes Boulevard Expanded
Project Proposal (2004)
• Urban Waterfront Rediscovery Plan (2005)
• Route 470 Corridor Study (2007)
• Van Schaick Island Transportation and Revitalization Plan (2008)
• State Route 787 Corridor Pre-Nomination Study
(2009)
• Delaware Avenue Brownfields Opportunity Area
(BOA) Pre-Nomination Study (2011)
• Cohoes Boulevard Brownfields Opportunity Area
(BOA) Pre-Nomination Study (2014)
• 2017 Cohoes Proud: City of Cohoes Comprehensive Plan (2017)
Importantly, these plans are testimony to the long-
standing tradition of public participation and
engagement process. The story of the City of Cohoes’
community engagement is most powerfully illustrated
over the past year. The citizens of Cohoes have been
integral to the development and direction of 2017
Cohoes Proud: City of Cohoes Comprehensive Plan,
the foundational document for the City of Cohoes
Downtown Revitalization Initiative.
The 2017 Cohoes Proud was intended to build upon
previous plans conducted for the City since adoption
of the last Comprehensive Plan in 1992, to be
consistent with regional policies, and to reflect the
priorities of the Cohoes community. Accordingly,
previous plans were reviewed and their proposed
actions vetted with the public. The community
engagement process for the 2017 Cohoes Proud Plan
was designed to involve a broad range of City
stakeholders, including residents, business owners,
City staff, and elected officials, as well as regional
partners representing areas such as economic
development, transportation and sustainability.
Individual interviews and roundtable discussions
provided the opportunity for in-depth conversations
about particular topics while public open houses held
during the day and in the evening, allowed members
of the general public to drop in at their leisure to
learn about the plan and provide their feedback.
Ultimately, all the input received was used to develop
an overall vision for the City of Cohoes, to hone in on
focus areas for the update of the Comprehensive Plan,
and to flesh out particular recommendations.
2017 Choose Cohoes 81
8. Readiness
“When I speak with local real estate professionals, property owners/managers, developers and operators, the common theme we all share is that we want to work with municipalities whose building and planning departments enthusiastically work cooperatively with us for the benefit of all parties, including tenants or ‘end users’. Cohoes sets a shining example of such cooperative spirit.”
Todd Drake, Empire Real Estate Management, LLC
82 2017 Choose Cohoes
Cohoes Opportunity for Revitalization & Environmental Sustainability (C.O.R.E)
Cohoes is Open for Business
Readiness has become a strategic imperative since our
new administration came into office in January of 2016.
Economic and community development is no longer a
‘wait-and-see-what-happens’ approach in hopes that
investors and developers find us. Rather, we now see
our city as a product which needs to be invested in, its
assets identified and packaged and then aggressively
marketed to customers who buy into our vision and see
our potential. Along with the right “customer service”
attitude, coupled with smart incentives, we are rapidly
becoming a destination of choice for a bevy of new in-
vestors, developers and private businesses. With that
as a backdrop, the following transformative projects
reflect the advance planning and partnering that, with
the right infusion of DRI funds, are ready to go.
Our Waterfront - It’s impossible to think Cohoes and not think water. Two rivers, multiple waterfronts, islands, and the great
Cohoes Falls. It became evident that opening up public
access to our waterfronts would clearly establish us as
a destination for boaters, fishing enthusiasts,
restaurant patrons who enjoy a river view and those
just wanting to stroll down a riverfront path.
Project A – Waterfront Mixed-Use Gateway Devel-
opment Project: Sitting at the confluence of the Route
787, Ontario Street and Saratoga Streets; and the Route
32 Bridge to Waterford, is some of the most beautiful
and truly accessible waterfront properties in the re-
gion. The City has successfully reached agreements
with DCG Development and the Canal Corporation to
separate out and convey their adjoining parcels. Once
this process is complete, the City will merge these
parcels with contiguous City-owned land currently
occupied by the City’s Department of Public Works
(DPW) facilities. The City’s next step will be to relocate
the DPW facilities while at the same time, begin
sourcing development partners for the Capital region’s
premier waterfront mixed-use commercial and
recreational project.
While the ultimate layout and programming of the
project will be confirmed through the DRI planning
process, the City will focus on providing a waterfront
destination that is unmatched in the Capital Region
and beyond. The City’s vision includes riverside dining,
entertainment and retail, along with a waterfront park
and outdoor recreational opportunities. This project
will be located at the northern gateway to the City’s
C.O.R.E District and will be integrated with the City’s
pedestrian connections. Not only will many District
and City residents be able to reach this new
destination, those visiting the waterfront amenities
will be able to walk to and enjoy our many other
attractions and services provided in the District and the
surrounding areas, including Cohoes Falls.
The City of Cohoes is moving forward with initial logis-
tics and property organization. Financial assistance
through the DRI would enable us to sustain this posi-
tive momentum, moving the site into shovel ready sta-
tus for one of the most attractive waterfront mixed-use
development opportunities in the Capital District.
2017 Choose Cohoes 83
Waterfront Projects
Project B – Delaware Avenue Riverfront Dining and
Recreational Access Destination Project: The City’s
second major waterfront destination project is planned
for Van Schaick Island, on the southern end of the
Delaware Avenue and 112th Street Bridge inter-
section. The current vision includes a mixed riverfront
recreation and dining experience. The public riverfront
park will provide canoe and kayak access with a focus
on celebrating our rich waterway and canal history.
The waterfront dining element will be integrated with
the park and unparalleled public gathering and meet-
ing spaces. This section of the river is part of the 200
year old NYS Erie Canal system and the City will seek
to incorporate docking space for various sized vessels,
further diversifying the project’s reach to potential
visitors and customers. In addition to access from the
river and canal system, the park and restaurant will be
within walking distance of the numerous recent water-
front housing developments along Delaware Avenue,
the island’s traditional residential neighborhoods,
Peebles Island State Park and the Van Schaick Island
Country Club. The Peebles Island Bike Path will serve
as the major pedestrian and biking connector to the
new project and out to the surrounding destinations.
The process for planning and designing a more refined
program for this project will involve a truly unique
association of public and private relationships.
Specifically, a partnership has been established
between the City of Cohoes Local Development
Corporation, Prime Properties, and the RPI School of
Architecture to design and make the necessary land
available for a publicly accessible waterfront feature at
this all important deep water section of the river. The
incoming graduate student class (August 2017) will be
broken into teams and will be given the creative license
to let their imaginations transform this area into a
world class design. At the end of the semester, January
2018, a local team will choose which design is the
winner. Prime Proper- ties has committed a section
along the entire river front along with an easement to
connect Delaware Avenue to the waterfront. Prime has
also committed an investment of private funds in an
amount to be determined at a later date. Our LDC will
also be infusing additional funds.
As previously stated, the ultimate layout and
programing of the project will be market tested and
confirmed through the DRI planning process. A DRI
infusion would provide a sufficient bridge to bring the
full project together, allowing initial logistics and
planning work to begin in 2018.
Proposed Delaware Avenue Riverfront Dining and Recreational Access Destination Project Site
84 2017 Choose Cohoes
Cohoes Opportunity for Revitalization & Environmental Sustainability (C.O.R.E)
Cohoes Falls
Project C – Cohoes Falls View Park Enhancements
and Lighting of the Falls: Annually, thousands visit
our region’s most beautiful natural resource, Cohoes
Falls View Park. Improving the park and lighting of
the falls will transform this already beautiful public
space and iconic natural resource into a year round
destination. The park is right next door to Harmony
Mills and only a 15 minute walk from our C.O.R.E. Dis-
trict and the Waterfront Mixed-Use Gateway Project.
Given its proximity to the District, and significance of
the falls itself, the project will serve as a major eco-
nomic catalyst for our downtown. An infusion of DRI
funds will help facilitate a completion of the project.
The City prepared a feasibility study and a design
for the lighting of the Falls and is ready to implement
with DRI investment funds.
Cohoes Falls View Park
2017 Choose Cohoes 85
C.O.R.E District Projects
Project A – Extend our complete street program
through to Columbia Street: While the City has made
significant strides enhancing streets and sidewalks,
there are significant additional investments needed to
provide a safe and attractive experience for our resi-
dents, visitors and numerous pedestrians and bicy-
clists we envision traversing our beautiful city. Millions
of dollars have been, and continue to be, invested with-
in the C.O.R.E. District, demonstrating the confidence
the investor community has in the City of Cohoes to see
supporting projects all the way through to completion.
The City begin in August 2017, with the construction of
the first section of the Complete Street program along
Remsen Street from Cayuga to Ontario Streets. The first
section which is now under contract, will be completed
by December 2017 which passes in front of our Music
Hall and Canal Square Park as well as the new BRT Sta-
tion. The City is currently engineering and designing
the next segment of the Remsen Street streetscape en-
hancements, and with a DRI investment coupled with
the City’s CHIPS allocation and landscaping commit-
ment, the City will begin construction as early as the
first quarter of 2018.
Project B – Proposed Multi-Level Parking Structure:
Over the years, several surface parking lots associat-
ed with past business were constructed. With the ebb
and flow of growth in the City, these lots have become
underutilized and poorly positioned in relation to the
C.O.R.E. District’s key attractions and destinations.
These lots also adversely impact the District’s charac-
ter, creating a gap-toothed appearance. While surface
lots are ideal for infill, their scattered nature and multi-
tude of private owners has been impeding progress for
quality infill development.
The City’s goal was to find a location for a parking
structure in close proximity to the main thoroughfare
and offer the existing lots for mixed use or residential
development. Cohoes is proud to have finally found
the perfect location for the parking structure and has
willing and committed partners. Directly behind 122,
130 and 134 Remsen Street sit three contiguous lots,
one being City-owned. The City has recently reached an
agreement with the two private owners. After the de-
sign work is done for the parking structure and mixed-
use residential projects, any additional land needed to
complete the footprint of the parking structure will be
conveyed to the City.
This location has “promenade style” access directly to
Remsen and White Streets and the parking structure
will be well integrated with the surrounding streets-
cape. The building ready condition of the needed
properties combined with the DRI investment will
make this project a near term possibility.
Complete Street Program Design
Future Parking Garage Location
86 2017 Choose Cohoes
“As with everything else, I want our downtown
concerts to be the biggest and the best. I want our
downtown to be the talk of the Capital Region. A
Thursday night destination for people to enjoy and
showcase our Downtown. Well, if you were one of
the over 12,000 individuals who visited Canal
Square this past summer, …”
-Mayor Morse 2017 State of the City Address on
“Rock the Block”.
Cohoes Opportunity for Revitalization & Environmental Sustainability (C.O.R.E)
Proposed Canal Square Park Improvements
Project C – Canal Square Park improvements and
expansion: Sitting only a few yards from the Music
Hall and at the north gateway to the C.O.R.E District,
Canal Square Park has truly become our City’s com-
munity meeting place. Rarely is there a park of this ca-
liber so conveniently located and easily accessible by
a large downtown population. The park is surround-
ed by our senior housing facility, MacDonald Tower
along with the community center and senior center to
the north, Ogden Mills affordable housing to the west
and market rate units along Remsen to the east. The
park is also two blocks form the Cayuga Street trail-
head for the Cohoes National Heritage Trail leading to
Falls View Park.
set into a world class outdoor performance venue and
green space, the park is in need of an update and
expanded footprint. We have made significant
progress to date. The City’s Local Development
Corporation has the contiguous vacant parcel under
contract with the seller. In addition, the City
Engineering Consultant has already designed the
improvements to the existing park which includes the
expansion. With a DRI in- vestment along with site
work performed by our DPW team and sponsorship
contributions by our businesses, developers and
investors, this project could begin in 2018.
Coming off the City’s most successful summer music
series in the park it was easy to see the inclusiveness
and welcoming attitude of our residents and visitors.
While the park was well integrated into the surround-
ing neighborhoods, is was poorly designed, no longer
sufficient in size and is crumbling due to age and
questionable construction. In order to convert this as-
2017 Choose Cohoes 87
9. Administrative Capacity
“We were impressed with the people, and with the government officials who knew what it takes to get things done. It is no secret that we had projects in other cities that never got built. That’s the difference between cities with officials that wait for things to happen by themselves, and cities with officials that work with you to make things happen.”
Larry Regan, Regan Development
88 2017 Choose Cohoes
Cohoes Opportunity for Revitalization & Environmental Sustainability (C.O.R.E)
Partnering with Investors
The City of Cohoes has a skilled and experienced full-
time staff highly capable of overseeing the DRI plan-
ning process and implementing the DRI investment
projects. Under Mayor Morse, the City of Cohoes has
reorganized, redeployed and redesigned the resources
available through the Cohoes Industrial Development
Agency (IDA) and the Cohoes Local Development Cor-
poration (CLDC), with a single focus to revitalize down-
town Cohoes. This bold move was part of the City’s
strategic revitalization plan with the aim to achieve
its vision as a quality of life community. This admin-
istrative transformation was spearheaded by Michael
Jacobson, the former executive director of Habitat for
Humanity and a founding member of Albany County
Land Bank. Under Michael’s leadership, a team of seven
people working through the City’s Economic and Com-
munity Development office sprung into action to cre-
ate partnerships with investors, banks and businesses.
These co-collaborators are making Cohoes’ downtown
revitalization a reality.
As an offshoot from the development of Cohoes Proud
2017: The City of Cohoes Comprehensive Plan and as a
response to the tangible momentum that twenty-nine
# project investments have spurred in downtown Co-
hoes, local businesses owners organized to form a
grassroots leadership team called the Downtown Busi-
ness Advisory Council, an offshoot of the Capital Region
Chamber of Commerce. Founded in February 2017, the
Council has already developed a clear tri-fold mission:
1. to focus on downtown and business initiatives; 2. to
create a fertile environment for arts and culture; and 3.
to promote Cohoes as a leisure tourism destination. As
a ‘boot on the ground’ entity, the Council activates the
City’s administrative capacity at the grassroots level,
organizing resources to support project implementa-
tion. The Council employs every resource it has avail-
able to advance the goals of the City using marketing
tools such as social media, Internet marketing and re-
search. It has evaluated its business sectors and identi-
fied short term goals to support long term results.
Grants Partnering with Investors The City of Cohoes has a remarkable capacity to attract
and form partnerships with investors. Each of the pro-
ject initiatives detailed in this Plan thrives because the
City-Investor partnership creates a foundational rela-
tionship that powers a project toward its successful im-
plementation. The Mosaic Village Project is an example
of this dynamic. Mosaic Village is an innovative model
of housing that provides adults with autism spectrum
disorder an opportunity for independent living. The
City is partnering with Scott Townsend from 3t Archi-
tects and members of the Vecino Group to develop re-
claimed downtown parcels for this project, the first of
its kind in the nation.
Grants have well defined benchmarks that require a
high degree of administrative capacity. The City has
a proven track record of effectively managing and
spending these fiscal resources, and meeting the obli-
gation to match funds. Between 2004 and 2016 $ has
been awarded from a total of forty-five grants. Of these
forty-five grants thirty-five are completed - that is ap-
proximately 80% of grant projects completed in twelve
years. The remaining 20% are either under contract or
underway. This success reflects grant related projects
alone, and does not account for the multitude of active
initiatives as well as the seed ideas that are in the pipe-
line. This points to another factor that demonstrates
the depth and breadth of Cohoes’ administrative capac-
ity: its multi-pronged approach.
Cohoes is no stranger to managing a multitude of pro-
jects simultaneously, carrying these projects to their
completion, while generating new projects. Looking at
Cohoes’ 2016 grant history alone illustrates this point.
A CFA CDBG Sidewalk Improvement Grant was award-
ed to the City in December 2016. The City chose to
manage this grant internally and its status is currently
under contract. Through Arts CHPGI the City received
a grant to fund its participation in the Erie Canal Bicen-
tennial Celebration, currently under contract. Through
the Council on the Arts- Arts, Culture and Heritage
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New Initiatives - Implementation & Canalway Grant
Program, Cohoes has contracted to construct an in-
teractive canal exhibit for the Cohoes Visitor Center in
time for the Erie Canal Bicentennial Celebration, 2017-
2025. Through LISC, the City has underway enhance-
ments to its vacant building registry adopted in 2009.
With NYSDOT TIP funding, Cohoes has implemented
a new traffic signal at Delaware Avenue and Ontario
Street. With State ED funds, the Cohoes Library has
received its window rehabilitation. This recap of 2016
grant awards demonstrates project initiatives ranging
from arts and culture, complete street policy, historic
preservation, heritage tourism, smart growth and land
use alone. What a testimony to Cohoes’ administrative
capacity!
Policy & Project Synergies Influencing Administrative Capacity It is important to note that the mosaic of projects de-
tailed above are all directly related to building the
downtown economy and quality of life that the City has
envisioned and supports through its policies. The cor-
porate policies that guide and shape the City’s revitali-
zation define and further exhibit the City’s administra-
tive capacity. The City has demonstrated through the
drafting of new Form-Based Code and newly adopted
resolutions that it is actively shepherding to implemen-
tation the goals and strategies laid out in Cohoes policy
document Cohoes Proud 2017: The City of Cohoes Com-
prehensive Plan. The shared service agreements are
worthy of notice as they substantiate Cohoes’ proactive
approach to partnering with neighboring communities,
the City’s consideration of the best use of its funding
resources and the City’s multi-pronged approach to
achieving its goals. The following are resolutions from
this year demonstrating the City’s administrative lead
and capacity:
• Bond Ordinance #2 2017 for a Sewer System Capital
Investment Project $1, 430,000
• Resolution 29 2017 for transfer of five City-owned
parcels to the Cohoes Local Development Corpora-
tion
• Resolution 30 2017 approving shared equipment,
vehicles and services agreement between the City
of Cohoes and Green Island
• Resolution 31 2017 approving shared equipment,
vehicles and services agreement between the City
of Cohoes and Watervliet
• Resolution 32 2017 designating the City as Lead
Agency for window repair/replacement and phone
update at City Hall and to implement a web portal
at the Senior Center
• Resolution 34 2017 declaring the City’s intent to
act as a lead agency regarding the comprehensive
plan
• Resolution 35 2017 - resolution authorizing the
DRI funding application
• Resolution 37 2017 approving shared equipment,
vehicles and services agreement between the City
of Cohoes and Troy
One of the best examples of project synergy that show-
cases Cohoes administrative capacity is the story of the
Cohoes Music Hall. The Cohoes Music Hall was built in
1874 by Nichols and Halcott of Albany and only operat-
ed as a theater for short period of time before it became
the National Bank of Cohoes. The theater remained
dormant until the City bought the building for $1.00 in
the 1960’s. As the City started to plot its strategy for
downtown revitalization it was determined that the
Cohoes Music Hall would be the lynchpin to the suc-
cess of the City’s strategic downtown revitalization
economic development plan. As such the City has di-
rected projects and developed partnerships to support
the Music Hall’s success. The City spent $30,000 on in-
terior renovations cleaning, updating sound systems,
replacing seats, adding stage lights, refinishing floors
and providing a working prep kitchen. This investment
was to prepare for the expected 20,000 regional visi-
tors projected to come to the Cohoes Music Hall, which
opened the fall of 2016 under the new management of
the Palace Theater.
The City has evaluated that further renovation to the
exterior is needed. This will include the repair and re-
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placement of historic windows and the addition of a
canopy and lighting, an estimated cost of $666,667.
The City had applied in 2016 for New York Main Street
Downtown Anchor Grant to cover these costs, but did
not receive funding and has committed to applying
through CFA again in 2017.
The Cohoes Music Hall is a City success story. The
opening of Cohoes Music Hall was expected to impact
the entire central business district by encouraging new
businesses to open in proximity to the theater. This has
in fact happened. In less than a year the Music Hall is
fully booked with events ranging from classic movies,
musical concerts, and theater. Albany’s Park Playhouse
has performed here and the venue has become the per-
manent residence for Comedy Works. Since it reopened
in the Fall of 2016 the Music Hall has run 72 shows,
which have brought in ~15,000 people. It is reported
that three new restaurants in proximity to the theater
have apparently been flooded with theatergoers. It can
be said that the opening of Cohoes Music Hall has suc-
ceeded in increasing the momentum of its Downtown
Revitalization. The City has become a restaurant incu-
bator. As preparation for the opening of the Cohoes Mu-
sic Hall, the City applied for a sidewalk grant through
CFA in 2016, winning CDBG money to improve existing
infrastructure by installing concrete sidewalks with
concrete curbing edged with existing brick pavers, add-
ing ADA compliant curb ramps, painting new striped
crosswalks, mending street tree wells and offsetting
them with cobblestone unearthed during construc-
tion, mounting more wayfinding signage, resetting
catch basis, resetting existing bricks along the concrete
sidewalks, and improving stormwater drainage. These
physical alterations address the City’s need for side-
walk infrastructure that is safe, attractive and accessi-
ble to meet the needs of the community and to attract
new investment to Cohoes. The sidewalk project is also
synergistic with Cohoes’ adoption of Complete Street
policy. With the Music Hall and new sidewalks. quality
of life is increased for residents, businesses, and visi-
tors, and with it new initiatives are seeded. This story
of success provides a strong incentive for new invest-
ment.
The story of the Cohoes Music Hall recounts the effec-
tiveness, the quality and the reliability of Cohoes’ ad-
ministrative capacity, The City of Cohoes has a remark-
able ability to partner, to see multiple projects through
to implementation, to build momentum through project
synergy and to establish policy that enables the City to
implement each phase of its strategic plan for down-
town revitalization. Cohoes’ administrative capacity
partnered with DRI funds will unquestionably provide
the City the resources to complete select projects that
will push the City’s revitalization into overdrive.
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10. Other
“The new administration is investing more public money into downtown infrastructure improvements than the City invested in the past decade. Cohoes Common Council passed Complete Streets local legislation to shape those infrastructure and encourage foot traffic. Concurrently the City, IDA and LDC continue to offer incentives to new investors, businesses and developers in order
to develop Cohoes’ economy.” Ralph Signoracci, Chairman of the IDA
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Appendices
Appendix A: Resolution & Common Council Public Hearings Meeting Agenda
Appendix B: State of the City
Appendix C: Letters of Support
Appendix D: News Articles
Appendix E: Data Book
Please visit the following links for supporting plan documents:
• Cohoes 2017 Cohoes Proud - Comprehensive Plan
http://www.cohoes.com/Cit-e-Access/webpage.cfm?TID=34&TPID=6391
• Cohoes Boulevard Brownfield Opportunity Area Final Nomination Study -
https://docs.dos.ny.gov/opd/boa/Cohoes%20Blvd_BOA.pdf
• BOA Cohoes Boulevard Revitalization Plan Power Point -
http://www.cohoes.com/documents/Cohoes%20Blvd%20BOA_City%20Council_Presentation_12%2011%201
2(2).pdf
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Appendices
2017 State of the City
Thank you, Chris Briggs, for that kind introduction, and more importantly, thank you for your
partnership as President of the City Council. Thank you to the Chamber audience, and all of you
for sharing this special moment with me.
A special thank you to my family, my wife Brenda, the bedrock of our family. My son Christopher
and my two beautiful daughters Adrianna and Madison.
Tonight we are joined by many elected local and state officials, our honorable city judges and
fellow colleagues. We are deeply honored to have you with us.
When I last spoke with many of you, in this very room last year, we just moved passed a very
tough election, and I promised we would move past the political division. Our spirits were high,
we believed in the possibility of change and the opportunity to write our story.
So, tonight, my 2nd State of the City, I share with you, our new story.
It started with an idea. An idea that Cohoes, New York could once again be an All America City,
that we could re-energize our community, and people would feel the pride in being a Cohosier.
So, we rebranded our spirit, and Cohoes Proud was born. I will tell you here tonight, the pride in
this community is beaming and our goal of becoming an All America City is within our reach.
Today I can say with great pleasure, that our community is a different place than it was just one
year ago.
The evidence is in the night sky above our city that illuminates from the beauty of our bell tower.
The American flag shines high from our City Hall, delivering the message that our future is
bright and our City is open for business and Cohosiers have the greatest respect for the men
and women who serve our country- past, present and future!
My favorite quote is “Dream big or don't dream at all.” Who dreams of winning a two dollar
lottery ticket? During my campaign, I shared my bold vision at every doorstep. A vision of a new
and revitalized downtown where investors would come to spend millions of dollars on new
housing and business opportunities. Where the Arts and Entertainment would flourish and our
bars and restaurants would overflow.
Well, as I stand here with you tonight, I can say, that our big dreams of last year are today's
reality.
Let me share with you the many accomplishments of 2016:
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Our Comprehensive Plan is receiving its first facelift in 25 years. With funding from
NYSERDA and partnering with The LaBerge Group and the University at Albany
Planning Studio, the citizens and the stakeholders; we are well on our way.
Cohoes Music Hall- the fourth oldest active music hall in the country. Where sadly, the
stage has been silent, the seats empty, and the lights dim for too many years. But
today, because we dreamed big, the Cohoes Music Hall is now our economic engine.
Seeing thousands of visitors passed through its doors to sold out shows and those
visitors packing our bars and restaurants and creating a vibrant downtown. All this in the
first six months of operation. The Cohoes Music Hall has quickly become a premiere
destination in the capital region. This did not happen by accident; it happened when
Holly Brown and Owen Smith from the Palace Theater came to visit our music hall. We
shared our vision and our big dreams for the rebirth of the City, and how the music hall
would be the driving force behind the resurgence of our downtown. I'm excited to say
that several weeks after that visit we become partners with the Palace Theater and the
story written. Holly and Owen, thank you for believing in Cohoes Proud and taking a
chance on us. The partnership has been more that we could have ever hoped for. I can't
wait to see what the next few years bring.
The Cohoes Hotel- Once the crown jewel for the wealthy and powerful who visited
Cohoes while doing business at the great Harmony Mills, has sadly, become downtown's
biggest eyesore. Over the past ten years, we have seen this beautiful structure filled with
drugs, rodents and slowly decay from its days of glory. But today, because we dream big
and our vision and commitment to revitalizing our downtown is not looked upon as
political rhetoric. Rather a genuine strategy with the political will and courage to think out
of the box. The calculated risk to fight through the bureaucracy that often leads to the
status quo and the commitment to put our money where our mouth is! Paul and John
Bonacquisti and their team will invest over 3 million dollars to restore the Cohoes Hotel
back to its days of glory with new world class apartments. Also adding a new addition to
the hotel, which will house twenty-three new market rate apartments that fit into our plan
to repopulate our downtown. In addition to the 3 million dollar renovation of the Cohoes
Hotel, Paul and John have just purchased the Harmony Market Place which consist of
three buildings on Remsen Street and will invest tens of thousands of dollars in each of
these properties. Paul and John, thank you for believing in Cohoes Proud and our vision
of a new and thriving Remsen Street. With people like you believing in us we can't miss!
I look forward to standing with you and your team as we become that All America City
once again.
The Remsen Street Project- by Capital Companies NY. Number 122 & 130 Remsen
Street on the west side and 95, 103, 109 & 113 Remsen Street on the east side are all
under contract with one of the Capital Regions most successful young developers.
Thirteen (13) months ago, Cohoes, New York wasn't even a dot on the radar of Capital
Companies - nevermind Remsen Street. But after spending an afternoon with us and
listening to our vision of how Capital Companies could be part of the transformation of
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our downtown, owner of Capital Companies Daniel Oh agreed. Following that
agreement, Oh has since invested well over a million dollars to purchase all of these
properties and will spend millions more in renovations. Furthermore, Danny is looking for
more investment opportunities throughout our community that he will turn into top notch
housing and business opportunities. Danny, it is awesome to have you as one of our
partners. Your commitment to the City of Cohoes in just a few short months is incredible.
Thank you for trusting in us, and thank you for taking such a huge leap of faith on a
street called Remsen.
Mosaic Village – Scott Townsend from 3t Architects and members from the Vecino
Group take our slogan on Cohoes Proud to a whole new level. The Mosaic Village is an
innovative, supportive and integrated model of housing that offers independent living for
adults with autism spectrum disorder. This is the first project of its kind to ever be
announced in the entire United States and with hopes of funding on the State level will
someday soon be a reality.
“Rock The Block” concert series- As with everything else, I want our downtown concerts
to be the biggest and the best. I want our downtown to be the talk of the capital region. A
Thursday night destination for people to enjoy and showcase our Downtown. Well, if you
were one of the over 12,000 individuals who visited Canal Square this past summer, you
know we ROCK THE BLOCK and it's only getting better. Soon, we will release our 2017
line up. If you like great music, I suggest you get yourself some dancing shoes and come
on down!
The Facility Dude- Last year I shared with you that for the first time in the City's history
our residents would have the ability to go to the City website and fill out their personal
work order. Requesting things like pothole repair, streetlight replacement, and garbage
pickup. I'm proud to say, the employees of the DPW answered over 700 citizens
requests for assistance and fixed their problems with 48 hours of their request. Also, the
program allowed us to track all of the work we do as a city, and by having a better
tracking system from a-z, we completed over 4800 work orders and saved $75,000 in do
it. Great Job DPW employees, especially Comissioner Radliff.
Safe Streets Initiative + 2nd Shift of Detectives = a crime drop rate of 40% in our
downtown and 33% citywide. New Assistant Chief Tom Ross, Captain Todd Pucci and
Chief Heslin, you have made our city one of the safest in the Capital Region. You and all
of your officers should be very proud! I know we are proud of you.
The Cohoes Fire Department as always is the first call people make in time of need; this
year was not different, over 3300 calls for assistant in 2016 and I'm proud to say we
have the best fire department in the country. You may see a new gold color firetruck,
with Cohoes Tiger logo on it around town. It's just another way of showing pride for our
community.
Citywide improvements of many aspects occurred in 2016. From new modern blue and
white street signs that are easier to read and see, paving of a dozen major roadways to
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new sidewalks along City Hall, I need to take this opportunity to thank Director of
Operations Ralph Signoracci for all his hardwork and dedication to both visually enhance
and priortize many safety aspects throughout our City.
Recreation Department 2016- we had the opportunity to partner with my good friend
Albany County Executive Daniel McCoy. Through this partnership, we were able to bring
to the City of Cohoes for the first time real AAU sports. We had over 100 kids partake in
our weekly Karate program; we may have the toughest kids in America. We offered
basketball, soccer, and tennis clinics. We had a full slate of summer programs for our
community. Not just for kids, but adults alike. We hosted the park to park golf game and
this coming weekend, a winter carnival. Even our beloved dog community has a Howl-o-
ween party. Overall 2016 was a great year for family recreation, and 2017 will only be
better. Thank you to Dan Hytko. You are one dedicated man and your comment to this
community is second to none.
Project Clean Streets –There is nothing more important than the appearance of your
community, it is the first thing people notice when entering our city. Will they see
garbage and broken windows, or will they see a gateway that beams with pride? I don’t
have to tell you what our choice was. New legislation passed by our Common Council to
change the code requiring stricter fines on absentee landlords and educational classes
for others was the first step to clean up our streets Melissa Cherubino and all the code
officers and staff, we are a cleaner city today than ever before because of your hard
work and dedication.
Quite Zone- Finally, after many years of hard work the quiet zone is now in place and
now every resident will have to invest in alarm clocks. The horns that once blasted
throughout the community have been silenced. This improvement is especially benefecial
to both residents and developers who would shy away from doing business in our city
due to the loud train horns. A special thank you to our former Mayor and my Uncle,
George Primeau who jumpstarted this project.
Cayuga Plaza Towers- Anchoring our northern entrance to downtown is our 200 unit
senior housing complex. The building has just sold to a downstate developer and a 20
million dollar renovation, and expansion will begin next year. Preservation Development
Partners has seen our community burst with economic development opportunities and
knew it was best to also get onboard the Cohoes Proud bandwagon.
LDC and IDA policies and by-laws have been updated and are now in compliance with
the Authority Budget Office and Public Authority rules and regulations.
The LDC and IDA have partnered to acquire a line of credit to allow us to strategically
acquire properties integral to our cities vision before they go on the market.
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As you can see, we have been very busy over the past 12 months rebuilding our community,
and believe me; we are just getting started! Most communities would be thrilled to have just one
of the many great projects we have underway. But, for me, I will never be satisfied. We will work
day and night until we receive that All America City status. Then and only then will I kick back,
have a cigar and a glass of wine. Just for one day! And then back to work!
The success of our City is not squarely on my shoulders or that of the City Council. Indeed it
rests in the hands of our hard working dedicated City employees.They are the ones I credit with
the success of our community. They are the ones that make us Cohoes Proud. They are the
ones who will lead us to an All America City. On behalf of all the citizens on Cohoes, thank you
for what you do every day to make us a better community.
Here we are in 2017, just a few months into the new year. The question is how can we compete
with last year? How can we do better than 2016? Is it even possible? Well, let me tell why we
will be better. It all starts with Michael Jacobson (MJ), the Director of Economic Development
and his staff. (Debbie Jacques, Melissa Cherubino who is our Director of Building Planning and
Grant Writing and Garry Nathan our City Engineer) . MJ is the mastermind behind every one of
the projects that I share with you tonight…
I guess my greatest accomplishment as Mayor was convincing MJ to come and be my partner.
1. Grants 450,000 new complete streets from Cayuga St to corner of Ontario and Remsen
Street. New sidewalks, roads, streetscapes, bike lanes will be installed so people, bikes,
cars, and buses can live in perfect harmony.
2. We also received funding to improve our historic visitors center to include a working canal
lock model and river with other interactive kiosks to celebrate and educate our rich canal
history.
3. We also just receive word that the City received $850,000 from Bridge NY for repair to
the culvert on Columbia Street.
Now if that was not enough for the first six weeks of 2017, let me share with you two major
developments that are being announced for the first time here at the State of the City. A real
game changer, one in the heart of Remsen Street and one that sits at the gateway into our
downtown.
1. Number 12 White Street (Corner of Remsen and White)-currently a vacant lot that was
reclaimed by the Cohoes Local Development Corporation with hopes of future
development. This lot was once the home of the Cohoes Movie Theater where sadly it
has been vacant for many years and one of our community eyesores. However today, it
will rise again and be know as Remsen Place. A beautiful four story mixed use building
with 20 rental units and 9,000 square feet of commercial space. A welcome addition to
our community and a staple to our plan to repopulate our downtown as we continue to
reinvest in Cohoes. Thank you to Dan Odabashian and Eric Moses of Remsen Place
Apartments and partners Paul Halvax and Scott Townsend.
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2. 100 Mohawk Street- A gateway corner to our downtown that once housed HSBC Bank
will once again see new life after years of deterioration. I can't tell you how excited I am
to announce for the first time tonight that Pioneer Bank will become part of the Cohoes
family. Pioneer Bank is not just another bank, they are truly part of the community. Their
reputation as the premier community bank is not in words alone but their actions. Thank
you Thomas Amell, Frank Sarratori and David Farstad that you for believe in us, and
seeing that we are a community on the rise and well on our way to being an All America
City once again.
3. And finally, I have saved the sweet new addition of our community to the end….. and if
you can say this three times fast, you will win a treat!!! Cake Street Sweets will be our
newest addition to Remsen Street. A new specialty bakery that will be housed at the
former Harmony Market Place. Congrats to Kayla Renfroe and welcome to Cohoes. We
are proud to have the opportunity to sample Cake Street Sweets delicious treats tonight
as they were gracious enough to provide the refreshments.
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Appendices
JOHN T. McDONALD III
Assemblymember 108th District
THE ASSEMBLY
STATE OF NEW YORK
ALBANY
CHAIR Subcommittee
on Effective Treatment
COMMITTEES
Aging
Alcoholism and Drug Abuse
Cities
Higher Education Real
Property Taxation Ways
and Means
June 6, 2017
As the Assemblymember for the 108th
Assembly District, former Mayor of the City of Cohoes, business owner in
the downtown core and a lifelong resident of Cohoes, I strongly support Cohoes’ Downtown Revitalization
Initiative (DRI) application as I believe now is the time for the DRI investment in Cohoes.
Cohoes, by virtue of its compact downtown and the ongoing efforts of its community leaders, espouses the same
values and goals as those outlined in the Regional Economic Development Council’s Regional Guidance. Consider
the following list of Cohoes’ attributes that make its downtown core ideal for the DRI award:
1. A well-defined, sizable downtown core with ample opportunity for growth.
2. Attractive, historic mixed-use buildings and necessary services in a walkable downtown that serves a
diverse population.
3. Continued growth as Cohoes ranked second amongst growing cities in NYS Capital Region with a 2.3%
population increase. This follows the first increase in the population of the city at the 2010 census and the
first increase since 1930.
4. Public support that rallies around downtown investment as evidenced during public hearings,
neighborhood meetings, charrettes and social media commentary.
5. Ongoing investment in the downtown confirmed by the long list of public projects, private investment
and grants administered over the past ten years.
6. High quality of life principles reflected in the recently updated Comprehensive Plan, upcoming zoning
code amendment and Complete Streets legislation.
7. The readiness to implement projects proven by investment in preliminary site designs, a plethora of
studies, site control of key properties by willing partners, secured funding, and developer and investors’
commitments.
I firmly believe the time is now for the City as the leadership in the community is serious about economic
development and are adhering closely to past and current plans for economic development that reflect the will of
the community, hence no opposition. The City of Cohoes Economic Development team continues to work with the
Albany County Land Bank, Cohoes LDC, Cohoes IDA, Choose Cohoes business group and private investors to
ensure an additional $50 million in private investment improvements to the downtown. As one can determine, the
City of Cohoes has all the tools at it’s disposable to implement development.
The city still struggles with household income, in spite of the fact that since 2000 the city has seen significant
residential growth by over 2000 housing units, as evidenced by its increase in population. Still household income
continues to lag behind the region due to low income census tracts that have not garnered the attention for prime
redevelopment. Many of these properties lie within districts that are eligible for historic tax credits among many other
programs and therefore will be synergistic with the DRI Funds to provide a strong return on the state’s investment.
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For the above mentioned reasons and beyond, I am very supportive of this year’s application and encourage the
review committee to take a close hard look at this application and the City of Cohoes. You will not be
disappointed.
Sincerely,
Member of Assembly
John T. McDonald III
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June 1, 2017
Dr. James Barba
Dr. James Stellar
Capital Region REDC Co-Chairs
433 River Street – Suite 1003
Troy, NY 12180
Dear Dr. Barba and Dr. Stellar:
In Albany County, we are lucky to have a strong municipality with the historical charm of Cohoes as one
of northern-most municipalities. The Spindle City is a great example of how a river community that
bustled with activity decades prior, can reinvent itself as the industries that drive the economic success
of our region change today.
Take a look at downtown Cohoes and you will see a flurry of activity from new residential, to
storefronts, to regionally respected businesses. Working directly with our Albany County Land Bank has
ensured private investment as sites are put back on the tax rolls, while serving as home for new small
businesses.
I applaud the renewed focus on revitalizing downtown Cohoes, specifically Remsen Street. With this
renewed excitement, I believe the City of Cohoes is the ideal candidate for the Downtown Revitalization
Initiative, and I am proud to support their application.
Sincerely,
Daniel P. McCoy
Albany County Executive
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To whom it may concern,
Cohoes Opportunity for Revitalization & Environmental Sustainability (C.O.R.E)
10 Cayuga Plaza
Cohoes, NY 12047
518-235-2420
www.cohoesseniorcenter.org
The Senior Center and Senior Services Association support the City of Cohoes Downtown Revitalization Initiative (DRI) application. Cohoes Senior Center serves a
group of seniors who live predominantly in neighboring senior housing in McDonald
Tower, Cayuga Plaza and Ogden Mills. As a community-based organization located
in the downtown corridor, the population served by the Senior Center will benefit
greatly from the transformational downtown projects.
Many of the seniors suffer from mobility impairments, but need a place to congregate
during the day. Canal Square Park and the Music Hall, located one block south of the
Senior Center, fulfill that need. The City will reconstruct access to the Park as Remsen
Street receives a Complete Street upgrade.
Seniors also use the necessary services clustered in the downtown. Residents can
access government services such as City Hall and the Post Office, pharmacies,
restaurants, hair salons, convenience stores and doctor/dentist offices within three
blocks of the Senior Center. Within a mile south, residents benefit from gift shops, a
bakery, professional offices, clothing stores, nail salons and banks.
The downtown revitalization projects contemplated by the City will greatly enhance
quality of life for seniors and all Cohoes’ residents and visitors. Mingling the
populations at community events in the downtown core supports seniors better than
any segregated programming. Transformational projects under the DRI can create the
environment to cultivate collaborative community programming.
Respectfully yours,
M. Boeckmann
Monika Boeckmann
Executive Director
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Cohoes Opportunity for Revitalization & Environmental Sustainability (C.O.R.E)
June 9, 2017 f or art de sign + cul ture
re : letter of suppor t
To Whom It May Concern,
119 remsen stree t
co ho e s , new york 1 2 0 4 7
telephone 518 229
f o2r
17a3rt de sign + culture
www.thefoundrysite.com
I support the City of Cohoes application for the Downtown Revitalization Initiative on behalf of “Choose Cohoes,” the Downtown Business Advisory group, and The Foundry for Art Design + Culture.
Why? Cohoes’ new Mayor and his administration both bring a renewed commitment and energy to our downtown core. As a result the timing has never been better to put this award to visibly good use. Co- hoes business leaders’ sense of hope has never been higher as we are beginning to see years of disinvest- ment turn around.
The evidence? Recent announcements and significant interest from developers and new businesses tak- ing a second look at Cohoes and what it has to offer. Rehabilitation of the Cohoes Hotel. Expansion of the Cohoes Music Hall. New construction slated for the Mosaic Village mixed-use development. Cohoes downtown features many more opportunities for (re-)development. Part of the newly updated comprehensive plan and zoning code updates includes a reduction in downtown parking and an in- crease on alternative transportation. Electric vehicle charging stations, bike lanes and a CDTA BRT line bus stop will encourage the walkable downtown originally constructed in this section of Cohoes over 100 years ago.
What do stakeholders think? The spirit of our residents and investors is high as evidenced by their kind words of support both in person and by way of social media. City officials held business and developer’s roundtable discussions as well as public meetings with residents reflect that support. What we hear? Cohoes residents and developers support downtown redevelopment. Residents and de- velopers know that attracting visitors downtown lifts the City. In fact, residents and developers feel City Officials heard and addressed their concerns.
To that end the City hired a consultant to develop a new comprehensive plan reflecting stakeholders’ suggestions. Proposed zoning Code updates will enforce the ideas generated through public meetings. Changes proposed create neighborhood scale mixed-use and increase density in the downtown while reducing parking reliance.
At the same time the City invested in infrastructure improvements. The City repaved several downtown streets, creating a complete streetscape that welcomes the public. The Mayor implemented the Quiet Zone to stop the train whistle in the middle of the night. Cohoes thinks of the unseen quality of life is- sues: water tank upgrades and culvert replacements.
The ten million dollar DRI award would leverage tens of millions more in private and public dollars. As more projects take place more developers take note. So to award Cohoes the DRI would be to truly make a visible difference in our goal to be the downtown of choice in the capital district.
Sincerely,
Alana Sparrow
Founder + Creative Director
a new york state minority women-owned business
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June 9, 2017
To whom it may concern;
I submit this statement on behalf of Cohoes Music Hall in support of the City’s Downtown Revitalization
Initiative (DRI) application.
In the fall of 2016, City officials formed a partnership with the Palace Performing Arts Center to take the Cohoes
Music Hall to a new level. Under Palace leadership, the Music Hall’s event schedule has already seen significant
growth and attendance has soared, with standing-room-only events becoming more frequent. Diverse program
offerings range from classic movies to concerts, musicals, plays, family shows and comedians.
Collaboration between the City and the Music Hall continues with plans for streetscape improvements and the
redevelopment of both the Canal Square Park and the first floor of the Music Hall. Streetscape improvements that
will be underway in 2017 will improve the curb appeal of the Music Hall as well as the guest experience. The City
will convert the Music Hall’s first floor into a restaurant capable of servicing the general public as well as
attendees of events. Canal Square Park renovations will create a beautiful outdoor community space that will
accommodate plays, concerts and other events. The synergy created by complementary projects such as the
restaurant and park are invaluable to a venue like the Music Hall.
Cohoes’ resurgence is due in large part to the administration’s recent strategic decisions and willingness to
invest in the City. These decisions reflect the commitment of City officials to listen to community leaders and
stakeholders, and address their concerns responsively and responsibly.
As management of the Music Hall, we have confidence that Cohoes officials will continue to foster opportunities
for mutually beneficial projects. It is our hope that the DRI will become a part of that momentum.
Sincerely,
Holly Brown
Executive Director Palace Performing Arts Center, Inc.
The Palace Performing Arts Center, Inc. Administrative Offices: 518-465-3335 dba The Palace Theatre Box Office: 518-465-4663 19 Clinton Avenue Fax: 518-427-0151 Albany, NY 12207 www.palacealbany.org
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June 7, 2017
To Whom it May Concern:
Re: Letter of Support for the City of Cohoes
I am writing to communicate my strong support for the City of Cohoes’ application for the Downtown
Revitalization Initiative (DRI) grant for New York state funding assistance. With this generous $10 million
grant, Cohoes intends to develop plans for and implement transformational projects to catalyze future
investment in Cohoes. The DRI, which Governor Cuomo introduced in 2016, invests $100 million in ten
downtown communities to ‘unlock dormant potential in ways that create and propose the resurgence of
urban areas throughout the state’. Cohoes is already on a path to do just that, and this grant would
provide tremendous opportunity to continue its revitalization.
Over this past year, 3t has worked closely with the City of Cohoes and various team members to develop a
project that will be the first in the state. A housing development offering units catering to those on the
Autism Spectrum and it is now on track to be built in 2018 in downtown Cohoes; along with market rate
apartments, supportive services, and on-site daycare. There are several reasons that this site, and Cohoes
specifically, was chosen for this transformative project:
• Cohoes, once a manufacturing hub of textiles, cotton and water power, has seen a similar decline as
other capital region cities. Rich in history, beautiful buildings, and a real sense of community,
Cohoes has seen similar cities’ (Glens Falls, Troy, etc) experiencing successful resurgences that
have instilled a sense of hope and great potential that Cohoes can do the same.
• Our firm had been located in Albany for several years before moving to downtown Troy. We see
through our projects and everyday business that Cohoes is up and coming and the next City in the
Capital Region to do big things. Developers appear to be flocking to the City; like 3t when they
see the city they might feel, see, and think the same and with that, the City of Cohoes is welcoming
them and supporting them.
I strongly believe that this grant will result in immediate and long term revitalization and economic benefits
that will span beyond the community and the City of Cohoes. Your close and careful consideration to
awarding the City of Cohoes with this year’s DRI is genuinely appreciated and is much deserved.
Sincerely,
Scott Townsend
Partner, 3tarchitects
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Developers Comments
Richbell Capital
Capital District Properties
8 Paddocks Circle
Saratoga Springs, NY 12866
Office: 518.786.7100
Mobile: 518.365.9629
William M. Hoblock, Esq. Executive Vice President
Melissa, as an active real estate development company, we chose the City of Cohoes for a large scale residential community due in large part to its pro-business attitude. City officials took a proactive role during the entitlement and development process that made a generally uncertain process much more certain. I commend the City of Cohoes for being a municipality that is truly open for business, welcoming of good, responsible development and leading the way for economic growth in the Capital Region.
Bill Lexington Hills
Uri Kaufman Harmony Mills
We chose to invest in Cohoes because of the incredible history surrounding us in every structure, and because of the enormous potential it had as a successful bedroom community 15 minutes from Albany.
We were also impressed with the people, and with the government officials who knew what it takes to get things done. It is no secret that we had projects in other cities that never got built. That's the difference between cities with officials that wait for things to happen by themselves, and cities with officials that work with you to make things happen.
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Larry Regan Regan Development Lion Heart Apartments
The city of Cohoes provided a welcoming environment that actually sought out our workforce housing development to service the needs of the local community and the region. All of the departments and the leadership of the city work closely with us as developers to come up with a plan and design that benefited not only the community but our residents as well. The city is a great place to do business. We strongly support the city and its efforts to grow and continue to be a regional example of how public and private interest can come together to benefit all.
Paul Bonacquisti
President
98 Niver Street – Suite 200 ▪ Cohoes ▪ New York ▪ 12047
(518) 238-2115 Office ▪ (518) 238-2117 Fax
Cohoes is rich in history, very centrally located, and has many old and historically significant buildings that are just waiting for rehabilitation and adaptive reuse. It also has Remsen Street, with plenty of opportunities for people to live, work and play. In my opinion, potentially the best “Main Street” in the capital district.
Todd Drake Empire Real Estate Management, LLC Real Estate Marketing & Property Management 720 4th Street Watervliet, NY 12189 518.369.7247 office 518.320.8584 fax www.empirerealestatemgt.com
When I speak with local real estate professionals, property owners/ managers, developers and operators, the common theme we all share is that we want to work with municipalities whose building and planning departments enthusiastically work cooperatively with us for the benefit of all parties, including tenants or "end users". Cohoes sets a shining example of such cooperative spirit. I find that everyone we work with, from building and codes to the Assessor's office provides us with helpful insight, guidance and service. This contrasts starkly with many other local cities and towns, often cited during those conversations. Recently I spoke of this with Ralph Signoracci, and I'll repeat my sentiments here: I find it refreshing to work with a municipality that offers responsiveness and cooperation, and that is earnest about getting things done.
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Todd Curley
Prime Companies chose the City of Cohoes in large part for its multifamily-based residential development and commercial real estate investment potential. With a location proximate to major cities and highways, a landscape filled with beautiful river views and lush parks, and historic buildings ready to house the next great startup - all managed by local Government officials who support companies with a vision for the future - Cohoes has it all.
Tom Amell President/Chief Executive Officer 652 Albany-Shaker Rd., Albany, NY 12211 T: 518.730.3051 F: 518.730.3051
Pioneer Bank made the decision to acquire a piece of property in Cohoes to establish a new branch location solely based on the economic momentum that is clearly building in that community. We firmly believe that Cohoes is a city on the rise once again and Pioneer Bank wants to be part of that resurgence.
Daniel C. Oh Capital Companies NY
I chose to invest in Cohoes for two reasons. First, there's so much potential in the beautiful historic buildings in downtown Cohoes. Second, the people; both residents and the city who have been phenomenal to work with and are truly working hard to improve this beautiful City. Their passion is contagious and it seems like momentum is building with each day - it’s so great to see. As far as the city has come, it still has a long way to go, so if awarded this grant I'm confident the city will put it to great use.
Francine Kellman Preservation Development Partners
Preservation Development Partners is proud to be a part of the revitalization of Cohoes.By helping seniors live better and more comfortable lives we have played a small part in maintaining the history and institutional knowledge of the City.
Nathan Marks Hudson Development & Property Management
I chose to invest in the City of Cohoes for many reasons, amongst them being a centralized location, a pro business environment, value in restoring two architecturally historic buildings, and opportunity to be involved in the revitalization of a city with a great past and a promising future.
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Pioneer Bank moving Watervliet branch, investing in Cohoes development Page 1 of 2
The Record (http://www.troyrecord.com)
Pioneer Bank moving Watervliet branch, investing in Cohoes development
Pioneer Bank moving Watervliet location, getting new space in Cohoes
By Nicholas Buonanno, [email protected] , @NickBuonanno on Twitter
Friday, March 31, 2017
COHOES, N.Y. >> Officials from Pioneer Bank recently announced plans for new locations in the Spindle City and
also in the city of Watervliet.
Groundbreaking for the Watervliet project, which will
replace Pioneer’s current branch on Second Avenue, is planned for April. Once completed, the bank will operate a
2,500-square-foot banking center in the building alongside
a 3,000-square-foot Stewart’s. The banking center will become a tenant of Stewart’s.
Stewart’s Shops purchased the property to be developed
from Pioneer, and the existing bank branch will remain open during construction, with the expected
completion of the project to be finished sometime this summer.
“I’m glad they’re staying and reinvesting to make their business more efficient,” said Watervliet Mayor Michael Manning.
Pioneer Bank also announced it will be adding a new location in the city of Cohoes at 100 Mohawk
Street, which once housed First Niagara Bank but has been deteriorating over the past several years that it has been vacant.
During his State of the City speech in February, Cohoes Mayor Shawn Morse made the original
announcement about Pioneer Bank coming to the community and he was thrilled to have them invest
in the city.
“Pioneer Bank is not just another bank; they are truly part of the community,” said Morse during his
second annual State of the City address. “Their reputation as the premier community bank is not in words alone but their actions.”
Pioneer Bank officials said they wanted to invest in these cities because they have good market shares
in them.
“Watervliet, Cohoes, and Green Island, that entire market and that entire corridor is really a cornerstone
of what Pioneer Bank has been about for many, many years,” said Pioneer Bank President and CEO Tom Amell. “We really see that as a great opportunity because we currently have a large
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market share in that area and we also see a resurgence and growth in that area, specifically in Cohoes,
so we made the decision that we wanted to invest in that market.”
Amell said the bank partnered with the city of Cohoes to purchase that old First Niagara Bank vacant
property. He said part of the arrangement after the bank purchased the property was that it would
invest in remodeling the interior, and part of the agreement was that the Common Council would
contribute $50,000 towards the façade of the building. Amell said the remodeling of the new Cohoes
location should also be ready sometime this summer.
On Tuesday night, the Cohoes Common Council voted with a 5-1 decision to allow $125,000 to be
transferred into a designated economic development fund account, with $50,000 expected to be going
towards the Pioneer Bank project.
“Simply, what we did last year was we set up an economic development designated fund in order to
use that money for economic development as the director sees,” explained Morse. “When we took
over we had some funding set aside for another purpose that we no longer needed it for, so we
renamed that fund.”
The one vote against transferring funds into the economic development fund was Councilman Randy
Koniowka from the 6th Ward in Cohoes.
“I think obviously Pioneer Bank is certainly a great local bank and I’m very pleased to say that they
are coming to Cohoes. However, I just have a serious philosophical disagreement with my colleagues
as to public funds, taxpayers’ dollars, being given to a bank,” explained Koniowka after Tuesday
night’s meeting.
With these two new locations and investments, Amell said bank officials decided that they will soon
close the Green Island Pioneer Bank branch on George Street.
“We took a close look at our customer base in Green Island and we have the entire market share there,
but what we found was most of our transactions were occurring with customers that lived equally as
close or closer to Cohoes or Watervliet or downtown Troy,” said Amell. “With closing this facility we
will still be able to accommodate our customers since they could get to three of our other facilities
equally as fast.”
Last year, Pioneer Bank sold two adjacent buildings that they owned on 2nd Street in downtown Troy,
so that they could move its headquarters from Troy to a brand new location in Colonie. The bank
branch on 2nd Street is still open at the same location though.
The new headquarters and banking center is located at the corner of Albany-Shaker Road and Wolf
Road in Colonie.
URL: http://www.troyrecord.com/business/20170331/pioneer-bank-moving-watervliet-branch-investing-in-cohoes-development
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Historic renovation, addition planned for Hotel Cohoes Page 1 of 2
The Record (http://www.troyrecord.com)
Historic renovation, addition planned for Hotel Cohoes
By Nicholas Buonanno, [email protected] , @NickBuonanno on Twitter
Sunday, May 15, 2016
COHOES >> Within the next few weeks, the old Hotel Cohoes building will begin its transformation into an apartment building.
At the next planning board meeting on June 13, developer Paul Bonacquisti, president of 100N5, and his partners, Sean Curtin and John Bonacquisti, will seek approval for their proposed Hotel Cohoes Project.
“The Hotel Cohoes project is one we feel will significantly kickstart the regeneration of an amazing downtown main street, Remsen Street,” said Bonacquisti.
Once the project moves forward, the old hotel at 143 Remsen St. will be renovated in two phases. Phase one is scheduled to begin this fall and include an historic renovation of the existing building. During this phase, the building will be divided up into six apartments.
“We are hoping to save as many of the building’s exterior and interior features as possible,” said Bonacquisti.
Some work will be done outside the building, as well. The existing courtyard will be maintained and turned into a community space for building residents. The outdoor area will also include enough space for a garden, patio and cooking areas.
Soon after the first phase is completed, phase two will begin, including construction of an addition to the existing building. That addition will include as many as 20 additional apartments, as well as commercial space on the ground floor of the White Street side of the property. All of the units will include high-end features, such as hardwood floors, washer and dryer, granite counters, off-street parking, community and fitness rooms, and a rooftop patio.
The estimated budget for the project is around $2,750,000, according to the developers, and the estimated time frame for the renovation is about 10 to 12 months.
Michael Jacobson, the city’s director of economic and community development, believes the project will be good for a variety of reasons.
“First and foremost, the Hotel Cohoes, which is really in the crosshairs of our downtown area, has had kind of a tainted reputation for many years for it being a boarding house,” said Jacobson. “It kind of
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has been an eyesore for our city and that has been a big disappointment not only to this current
administration, but also past administrations.”
He went on to add how important it is for the city to have developers like the Bonacquisti’s and
Curtin who are willing to work so well with the city.
“I think private investors and organizations like 100N5, LLC, are actually buying into [Mayor Shawn
Morse’s] mantra of ‘Let’s be easy to do busy with and create a good working environment for
ourselves and for our developers,’” said Jacobson.
The project is viewed as part of the city’s larger mission of revitalizing the downtown area. Along
with the recent announcement of Albany’s Palace Theater coming in to manage the historic Cohoes
Music Hall, city officials see Remsen Street bouncing back.
“Not only is a wonderful historic landmark going to be restored to all of its architectural beauty, it’s
also going to be expanded,” said Jacobson. “Putting 20 something apartment units downtown is really
exciting for the city.”
Nicholas Buonanno can be reached at 290-3941.
URL: http://www.troyrecord.com/general-news/20160515/historic-renovation-addition-planned-for-hotel-cohoes
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Music Hall sees increased attendance, prepares for new comedy series Page 1 of 2
The Record (http://www.troyrecord.com)
Music Hall sees increased attendance, prepares for new comedy series
By Nicholas Buonanno, [email protected] , @NickBuonanno on Twitter
Thursday, March 2, 2017
resurrect it.”
COHOES , N.Y. >> Since the Palace Performing Arts
Center took over the historic Cohoes Music Hall last year,
the fourth oldest active music hall in the country has since
seen an increased number of guests visiting the hall for
many different kinds of performances. “Just a short time ago, this stage was quite bare and the
seats were very empty and the lights were pretty dim,” said
Mayor Shawn Morse during an announcement at the Music
Hall Thursday afternoon. “The city of Cohoes recognized
that this music hall was one of the most important parts of
the community and we needed to figure out how to
In the first six months since the Palace took over management of the Music Hall, Morse indicated
that, since that time, over 7,000 patrons have enjoyed a show at the revitalized hall. The Palace
management team has exceeded their goal of hosting over 60 live events in the Hall in this first year
of management.
“The Palace Theatre has certainly exceeded our expectations and has become our economic engine
that drives success to our downtown,” said Morse.
During the news conference, the Palace management team also announced new information about
upcoming programming initiatives at the Hall. Palace Executive Director Holly Brown announced a
new partnership with Comedy Works.
Comedy Works is owned by Tommy Nicchi, and for years they have been bringing local, regional and
national names in comedy to the Capital Region. Brown noted that Comedy Works will bring a
regular series of comedians to a “Comedy Works at the Cohoes Music Hall” series.
Nicchi announced that the comedy series will kick off with three events: Nick DiPaolo on March 25,
Hacksaw Jim Duggan on April 22 and Gilbert Gottfried on May 13. Palace officials hope to see at
least one live comedy event at the Cohoes Music Hall on average each month.
“We have been working hard to bring in events to this gorgeous space,” said Brown. “I am very excited
to discuss this announcement because I know Tommy will be bringing in great comedians into the
music hall.”
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“The Comedy Works is completely blown away that we are able to make this happen,” added Nicchi.
“When I found out that this was a possibility, I jumped on. We have the ability to bring first class
talent into this room right here.”
In addition to the new comedy initiative, Brown also announced the Palace team’s excitement at
bringing musical theatre back to the Cohoes Music Hall through an on-going partnership with Park
Playhouse.
Playhouse Producing Artistic Director Owen Smith said that the first of these musical theatre
presentations will kick off this weekend with the classic rock musical “Godspell,” to be performed by
students in the Park Playhouse II training program, and later next month with the Sondheim classic”
Into the Woods”, also to be performed by Playhouse students.
“The Cohoes Music Hall provides us with a venue in which to significantly grow our programming
outside of the summer season,” Smith said, “and especially allows us to engage our students with
performance opportunities year-round.”
Smith said that Park Playhouse plans to bring four musical presentations to the Music Hall next
season, two of which will be performed by students, while two will be performed by professional
casts. Production titles and dates will be announced later in the spring, ahead of the Playhouse
summer season.
Tickets for all these upcoming shows are now on sale at the Cohoes Music Hall Box Office, the
Palace Theatre Box office, or by calling 465-4663.
URL: http://www.troyrecord.com/general-news/20170302/music-hall-sees-increased-attendance-prepares-for-new-comedy-series
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The Saratogian Blogs: In The Biz: New luxury apartments contribute to Cohoes revitalization
New luxury apartments contribute to Cohoes
revitalization
$2.7 million dollar investment turns historic building into new style of living
Warehouse 71 Ribbon Cutting and Open House
Thursday, August 20th at 4:00pm
71 Canvass Street Cohoes, NY 12047
On Thursday August 20th at 4:00pm, Bonacquisti Brothers Construction and Paragon Residential
Management will host a community event to celebrate the revitalization taking place in the city of
Cohoes with the introduction of the Warehouse 71 apartments. The event will feature a ribbon
cutting
and open house providing the community a look into this newly renovated historical building of
luxury apartments.
Warehouse 71, a $2.7 million dollar investment, is an “Adaptive Reuse” project that renovated a
historical warehouse originally built in 1883. Adaptive Reuse is the process of reusing an old
building for a purpose other than what it was originally built or designed for. The Warehouse was
built by C.M. Blaisdell to serve the textile and knitting trade in the bustling city of post-Civil War
Cohoes. Close attention was paid to maintaining and preserving the original structure and interior
features of the Canvass Street Warehouse.
“Our goal was to be respectful of the original building and its Architectural features, while
transforming it in to a modern and unique facility.” – Paul Bonacquisti, Bonacquisti Brothers
Construction.
The luxurious apartments feature affordable pricing and high end finishes including granite
countertops, hardwood floors, stainless steel appliances, washers and dryers in every unit,
exposed brick and wood beams, high ceilings, and large “tombstone-style” windows. Each of the
22 apartments is unique from the rest giving this building character that can’t be found in most
modern day apartment communities.
“These new apartments are a great addition to our revitalization efforts in the City of Cohoes. This
community will help to bring more residents to the area and we thank Bonacquisti Brothers
Construction for making this investment in the City of Cohoes.” – City of Cohoes Mayor George
Primeau.
“Preserving and restoring historic buildings such as Warehouse 71 give the community character
while providing functionality at the same time. This building will serve as a historical marker in
Cohoes, NY for years to come.” – Julian Adams Bureau of Community Preservation Services –
NYS Parks, Recreation, & Historic Preservation.
The principal owners include Paul Bonacquisti, John Bonacquisti, and Sean Curtin. Bonacquisti
Brothers Construction has specialized in both residential and commercial construction since 1985
and has worked extensively on projects throughout New York State. Paragon Residential
Management has more than 20 years of experience having helped finance, develop, and/or
manage over 3,000 multifamily units.
For more information about Warehouse 71, please call 518-640-4080 or visit
www.warehouse71lofts.com
posted by Lauren Halligan at 11:51 AM
http://inthebizcolumn.blogspot.com/2015/08/new-luxury-apartments-contribute-to.html[5/19/2017 4:35:47 PM]
2017 Choose Cohoes 148
The announcement of the project is expected to happen at 11 a.m. Last year, Mayor Shawn Morse outlined the goals for improvements on the street in
response to three pedestrian fatalities on the major commuter route in 17 years.
Cohoes Opportunity for Revitalization & Environmental Sustainability (C.O.R.E)
http://www.timesunion.com/news/article/StateCohoesunveilingsafetyimprovementsfor11196221.php
State, Cohoes unveiling safety improvements for deadly street
IMAGE 1 OF 5
Brittany Knight, a Cohoes High School sophomore, was killed when she was hit by a car Thursday night,
June 16, 2016, on Interstate 787, the city school district announced Friday morning.
COHOES - A $15 million project is being put in place to improve safety on Route
787, a busy thoroughfare that has been the scene of fatal crashes involving
pedestrians, State transportation officials and city leaders will announce Monday.
WA N T T O G E T
N E WS
G ET BREA K I N G N EWS
2017 Choose Cohoes 149
Cohoes Opportunity for Revitalization & Environmental Sustainability (C.O.R.E)
Some work has already been done, including the installation of a 35-second walk
signal that halts traffic in all directions at Bridge Avenue and Route 787.
That's where 16-year-old Brittany Knight was killed by a vehicle as she tried to cross
last year.
Related Stories
Local roads and
intersections we like
to avoid
© 2017 Hearst Communications, Inc.
WA N T T O G E T
N E WS
G E T B R E A K I N G
N E W S
2017 Choose Cohoes 150
PROPERTY ADDRESS AMOUNT INVESTED # UNITS UNIT TYPE POPULATION STATUS
21 Oliver Street 21 Oliver Street $3,500,000 7 Market Rate C
31 Ontario Street 31 Ontario Street $2,300,000 40 Market Rate C
Community Builders Scattered Sites $17,000,000 66 Lower Income Workers Affordable C
Eagles Nest James St/ Krug Place $2,000,000 22 Market Rate C
Harmony Mills 100 North Mohawk St $33,000,000 250 Luxury C
Lion Heart William Street $20,000,000 76 Lower Income Workers C
Masten Avenue 160 Masten Avenue $2,000,000 9 Market Rate/ $200,000 range C
Northeast Health 421 Columbia Street $13,880,000 384 Hospital Grade Senior Housing C
Oneida Street 59-61 Canvass Street $900,000 5 Market Rate C
Warehouse 71 71 Canvass Street $1,700,000 14 Market Rate C
Waterside Dyke Avenue $3,650,000 132 Market Rate > 55 Yrs Housing C
Watersview Gansevoort Avenue $10,360,000 222 Market Rate C
Cayuga Plaza 8 Remsen Street $2,500,000 127 Lower Income Workers Low Income Senior HousingU
12 White Street 12 White Street $5,000,000 40 Market Rate Autistic/Senior U
188-194 Remsen St 188-194 Remsen St $2,100,000 7 Market Rate U
24 Amity 24 Amity $1,250,000 13 Market Rate U
Admirals Walk Delaware Avenue 76 Market Rate U
Captains Lookout 6 Delaware Avenue $8,000,000 144 Market Rate U
City Lofts 192 Saratoga Street $3,000,000 42 Market Rate U
Cohoes Hotel 134 Remsen Street $5,200,000 26 Market Rate U
Community Builders Scattered Sites $20,000,000 80 Lower Income Workers Mixed-Use U
Capital Companies NY 113 Remsen Street $200,000 5 Market Rate U
Capital Companies NY 130 Remsen Street $320,000 8 Market Rate U
Capital Companies NY 95 Remsen Street $175,000 6 Market Rate U
Capital Companies NY 103,109,122 Remsen St $800,000 14 Market Rate U
Delaware Ave/Prime 70 Delaware Avenue $20,000,000 unknown Market Rate U
Delaware Ave/Shelco 30 Delaware Avenue $12,500,000 40 Market Rate U
Hudson Square Continental Avenue $1,400,000 165 Market Rate U
Lexington Hills 89 St Agnes HWY $100,000,000 468 Luxury U
Mosaic Village 55 Sargent Street $22,000,000 72 Market Rate (25%) Adults with Autism U
Surprenant Way 9& 11 Surprenant Way $4,600,000 7 Market Rate U
TOTALS $319,335,000 2,567
C= Complete U+ Underway
NEW HOUSING INVENTORY
PROPERTY ADDRESS AMOUNT INVESTED DESCRIPTION STATUS
Burger King 60 Saratoga Street $5,060,000 Restaurant Reconstruction Complete
Cap Com Credit Union 219 Ontario Street $440,000 Commercial Bank Complete
Cumberland Farms 77 Delaware Avenue $13,000,000 Gas and Convenience Store Complete
Hudson River Credit Union 35 Niver Street $4,000,000 Commercial Bank Complete
Stewarts 480 Columbia Street $390,000 Gas and Convenience Store Complete
Pioneer Bank 100 Mohawk Street $560,000 Commercial Bank Current
TOTALS $23,450,000
PRIVATE INVESTMENT INVENTORY C.O.R.E. DISTRICT
PROPERTY ADDRESS AMOUNT INVESTED DESCRIPTION STATUS
City Hall 97 Mohawk Street $205,200 City Hall Roof Repair Past
Police Station 97 Mohawk Street $129,422 Police Station Upgrades Past
Scattered Sites 23 Harmony, 57 Reservoir, 75 Vliet, 45 Cayuga, 30 Lancaster Streets $114,000 Demo Group M Past
Scattered Sites 7 Richmond,12 White, 69 Vliet, 26 Congress, 86 Chestnut Streets, and 58 Continental, 110 Heartt Avenues $116,700 Demo Group O Past
33 and 48 Main Street 33 and 48 Main Street $31,449 Demo 33 and 48 Main Street Past
Cedar Street Cedar Street $26,690 Cedar Street Reconstruction Past
Main and White Streets Main Street and White Streets $209,814 Main St Porous Parking Lot Installation Past
TOTALS $833,275.00
Reservoir 3 $47,300 Reservoir 3 Tree Removal Past
Reservoir 3 $261,275 Reshaping Embankment at Reservoir Past
Clearview Court Clearview Court $20,900 Clearview Court Waterline Extension Past
Pump Station $28,700 Water Pump Station Roof Project Past
TOTALS $358,175.00
PUBLIC INVESTMENT INVENTORY -C.O.R.E DISTRICT
PUBLIC INVESTMENT INVENTORY - INTERNAL CATCHMENT AREA
PROJECT FUNDER/AGENCY YEAR AMOUNT STATUS
Comprehensive Plan Development NYSERDA CGC2 2014 51,500 C
Home Rehab Grants NYSDHCR 2008 $400,000 C
Home Rehab Grants NYSDHCR 2005 $400,000 C
Home Rehab Grants NYSDHCR 2004 $400,000 C
Sidewalk Improvement Project HCR CDBGPIPF 2016 $300,000 UC
Erie Canal Bicentennial Celebration Arts CHPGI 2016 $62,500 UC
Cohoes Visitor Center Canals 2016 $62,000 UC
Middle Vliet Sewer Separation DEC WQIP NSAC 2015 $900,000 U
Combined Sewer Overflow Clean Water Project DEC EPGP 2014 $30,000 U
Remsen Street Revitalization Program CDBG 2005 $649,990
CDBG-Microenterprise 2004 $400,000
Technical Assistance Restore New York-Round 2 $544,900
Technical Assistance CDBG 2004 $19,000
Technical Assistance CDBG 2003 $25,000
Technical Assistance CDBG 2001 $25,000
Lancaster Street Sewer Improvement CDBG 2001 $374,000
Technical Assistance CDBG 2000 $2,500
TOTALS $4,646,390
STATE GRANTS THROUGH REDC
INVENTORY OF PUBLIC INVESTMENT
PROJECT FUNDER/AGENCY YEAR AMOUNT STATUS
Comprehensive Plan Development NYSERDA CGC2 2014 51,500 C
Home Rehab Grants NYSDHCR 2008 $400,000 C
Home Rehab Grants NYSDHCR 2005 $400,000 C
Home Rehab Grants NYSDHCR 2004 $400,000 C
Sidewalk Improvement Project HCR CDBGPIPF 2016 $300,000 UC
Erie Canal Bicentennial Celebration Arts CHPGI 2016 $62,500 UC
Cohoes Visitor Center Canals 2016 $62,000 UC
Middle Vliet Sewer Separation DEC WQIP NSAC 2015 $900,000 U
Combined Sewer Overflow Clean Water Project DEC EPGP 2014 $30,000 U
Remsen Street Revitalization Program CDBG 2005 $649,990
CDBG-Microenterprise 2004 $400,000
Technical Assistance Restore New York-Round 2 $544,900
Technical Assistance CDBG 2004 $19,000
Technical Assistance CDBG 2003 $25,000
Technical Assistance CDBG 2001 $25,000
Lancaster Street Sewer Improvement CDBG 2001 $374,000
Technical Assistance CDBG 2000 $2,500
TOTALS $4,646,390
Bike Rodeo Event and Wayfinding Signage CDTC 2017 $4,200 C
Traffic Signal at Delaware Avenue and Ontario St NYSDOT Tip Set-aside 2016 $300,000 C
Library Windows Rehab State Ed 2016 $96,091 C
City Hall Windows DASNY/Assembly 2015 $250,000 C
Veterans Park/Lansing Park Landscaping DASNY 2015 $150,000 C
Quiet Zone from RR Horn Downtown DOT/RR 2015 $520,000 C
Library Windows Rehab State Ed 2015 $54,517 C
Clinton's Ditch and Heritage Trail DOT 2014 $788,872 C
Library Boiler State Ed 2014 $54,000 C
Laserfiche for Clerk Recordkeeping SARA 2014 C
Black Bridge DOT 2013 $801,154 C
Waterfront Technical Report NYSDOS 2013 C
Senior Center Roof, Window and HVAC NYSERDA 2012 $120,000 C
Sewer Separation EFC 2012 $2,301,672 C
Music Hall Refinishing Interior DOS 2012 $110,000 C
VSI Water Improvements CDBG 2011 $615,000 C
Delaware Avenue South Trail Riverspark 2011 $155,759 C
Delaware Avenue North Trail DOT 2011 $255,591 C
Vliet Waterline Replacement CDBG 2010 $809,000 C
BOA Study 787 NYSDOS/DEC 2010 C
Bridge Aveenue Bridge Repairs NYSDOT/ARRA 2009 $7,000,000 C
Study to Merge Fire Department w/ Watervliet NYSDOS Local Efficiency 2009 $50,000 C
Recycling Vehicle Purchase NYSDEC 2008 $92,500 C
Music Hall A/C Compressor NYSERDA 2007 $111,000 C
Pump Station Improvements EFC 2007 $999,580 C
Local Waterfront Redevelopment Plan (LWRP) DOS 2005 $79,000 C
Pump Station Alarm EFC WQI 2004 $80,000 C
Vacant Building Registry/Computers and Education LISC 2016 $100,000 U
One Electric Vehicle Charging Stations at VS Park Pond NYSDEC EVSE 2017 $10,000 UC
Two Electric Vehicle Charging Stations on Remsen St NYSDEC EVSE 2017 $25,000 UC
TOTALS $15,932,936
VSI Linkage Study CDTC $70,000 C
TOTALS $70,000
Albany County Rail Trail Development Project 2012 $500,000Albany/Rennselaer County Regional Combined
Sewer Overflow Governance & Implementation Program CDCPC 2013 $854,526
TOTALS $1,354,526
Two Electric Vehicles for Code Enforcement NYSDEC Betterment 2014 $50,000 C
Fire Equipment NYSDEC Betterment 2014 $100,000 C
Stone Arch and Sewer Repairs FEMA reimbursement 2011 $84,220 C
Water Filtration Improvements EFC Loan 2010 $65,000 C
Scattered Site Improvements NYPA Bond 2010 $1,000,000 C
New Firehouse on Ontario Street G.O. City Bond 2009 $1,000,000 C
TOTALS $2,299,220
ALL GRANTS TOTALS $24,303,072
STATE GRANTS THROUGH REDC
STATE GRANTS NOT THROUGH REDC
OTHER SOURCES OF FUNDING/NOT GRANTS
INVENTORY OF PUBLIC INVESTMENT
REGIONAL GRANTS
OTHER GRANTS
TOTALS COHOES DRI CITY OF COHOES DRI AS % OF CITY WIDE
Total Employment 1,262 4,706 26.80%
Total Businesses 144 388 37.1%
Total Employees 1,262 4,706 26.8%
Average # of Employees / Business 8.8 12.1
Total Residential Population 2,581 17,158 15.0%
Employee/Residential Population Ratio 0.49:1 0.27:1
EMPLOYMENT BY INDUSTRY COHOES DRI CITY OF COHOES DRI AS % OF CITY WIDE
Manufacturing 210 504 41.7%
Public Administration 181 366 49.5%
Transportation & Warehousing 150 194 77.3%
Retail Trade 138 334 41.3%
Finance & Insurance 130 250 52.0%
Personal & Repair Services 113 278 40.6%
Accommodations & Food Services 92 192 47.9%
Health Care & Social Assistance 76 1,255 6.1%
Construction 33 120 27.5%
Arts, Entertainment, & Recreation 33 260 12.7%
Professional, Scientific, & Technical Services 29 91 31.9%
Educational Services 29 561 5.2%
Real Estate, Rental & Leasing 16 152 10.5%
All Other Industries 32 149 21.5%
Source: ESRI Business Analyst and InfoGroup Inc.
BUSINESS AND EMPLOYMENT IN THE C.O.R.E DRI AND THE CITY OF COHOES
BUSINESS NAME INDUSTRY YEAR
Cake Street Sweets Bakery 2017
Law Office of Danielle R. Lange Professional services 2017
Babe’s Café Food services 2016
Breakfast Spot Food services 2015
Olde Mercantile Retail 2015
Spindles on Remsen Wine & Tapas Bar Food services 2014
Vince Kendrick Jewelers Retail 2013
Dennis Holzman Antiques Retail 2012
The Foundry for Art Design + Culture Gallery 2011
Wilson Stark & Basila CPA Professional services 2010
Bike Barn Cycling & Fitness Retail/service 2010
Spiral Design Studio Professional services 2009
RECENTLY ESTABLISHED BUSINESS IN THE C.O.R.E. DRI
BUSINESS NAME INDUSTRY
Albany Medical Center Bakery
Bechtel Marine Propulsion Corp. Professional services
Center For Disability Services Food services
Ellis Hospital Food services
General Electric Co. Retail
GlobalFoundries Food services
Hannaford Supermarkets Retail
Price Chopper Retail
St. Peter's Hospital Gallery
Wal-Mart Stores, Inc. Professional services
Source: NYS DOL Division of Research & Statistics analysis of infoUSA ARC employer
LARGEST PRIVATE-SECTOR EMPLOYERS IN THE CAPITAL REGION
TOTALS
Number Number
Total Businesses 2,746 6,776
Total Employees 44,911 114,606
Employment by Industry
Health Care & Social Assistance 11,255 18,515
Public Administration 5,690 19,000
Educational Services 4,313 8,689
Retail Trade 4,237 10,972
Manufacturing 3,522 7,241
Accommodations & Food Services 3,052 6,899
Personal & Repair Services 2,313 7,464
Professional, Scientific, and Technical Services1,843 9,398
Finance & Insurance 1,296 5,434
Information 1,283 3,671
Construction 1,194 3,945
Transportation & Warehousing 1,156 2,663
Wholesale Trade 942 3,090
Real Estate, Rental & Leasing 924 2,568
Arts, Entertainment, & Recreation 529 1,690
All Other Industries 1,362 3,367
SUMMARY OF REGIONAL EMPLOYMENT
10-MIN
DRIVE
15-Min
Drive
000000 Total All Industries 570,150 638,830 68,680 12.0%
000671 Total Self Employed and Unpaid Family Workers, All Jobs 33,510 35,440 1,930 5.8%
11 Agriculture, Forestry, Fishing and Hunting 3,090 3,520 430 13.9%111 Crop Production 890 870 -20 -2.2%112 Animal Production 1,830 2,310 480 26.2%113 Forestry and Logging 180 160 -20 -11.1%114 Fishing, Hunting and Trapping 20 20 0 0.0%115 Support Activities for Agriculture and Forestry 170 160 -10 -5.9%
21 Mining 710 810 100 14.1%212 Mining (except Oil and Gas) 710 810 100 14.1%
22 Utilities 1,840 1,780 -60 -3.3%
23 Construction 20,340 24,190 3,850 18.9%236 Construction of Buildings 5,060 5,810 750 14.8%237 Heavy and Civil Engineering Construction 2,210 2,260 50 2.3%238 Specialty Trade Contractors 13,070 16,120 3,050 23.3%
31 Manufacturing 31,060 34,500 3,440 11.1%311 Food Manufacturing 1,970 2,060 90 4.6%312 Beverage and Tobacco Product Manufacturing 580 600 20 3.4%313 Textile Mills 310 210 -100 -32.3%314 Textile Product Mills 160 120 -40 -25.0%315 Apparel Manufacturing 140 140 0 0.0%321 Wood Product Manufacturing 800 900 100 12.5%322 Paper Manufacturing 2,990 3,090 100 3.3%323 Printing and Related Support Activities 1,670 1,700 30 1.8%324 Petroleum and Coal Products Manufacturing 190 150 -40 -21.1%325 Chemical Manufacturing 3,700 3,890 190 5.1%326 Plastics and Rubber Products Manufacturing 1,220 1,270 50 4.1%327 Nonmetallic Mineral Product Manufacturing 1,880 1,920 40 2.1%331 Primary Metal Manufacturing 150 150 0 0.0%332 Fabricated Metal Product Manufacturing 2,590 2,820 230 8.9%333 Machinery Manufacturing 4,580 4,590 10 0.2%334 Computer and Electronic Product Manufacturing 2,920 5,570 2,650 90.8%335 Electrical Equipment, Appliance, and Component Manufacturing 330 340 10 3.0%336 Transportation Equipment Manufacturing 610 540 -70 -11.5%337 Furniture and Related Product Manufacturing 1,360 1,430 70 5.1%339 Miscellaneous Manufacturing 2,900 3,000 100 3.4%
42 Wholesale Trade 15,660 17,020 1,360 8.7%423 Merchant Wholesalers, Durable Goods 8,610 9,560 950 11.0%424 Merchant Wholesalers, Nondurable Goods 5,200 5,450 250 4.8%425 Wholesale Electronic Markets and Agents and Brokers 1,850 2,010 160 8.6%
44 Retail Trade 58,800 64,290 5,490 9.3%441 Motor Vehicle and Parts Dealers 6,570 7,300 730 11.1%442 Furniture and Home Furnishings Stores 1,780 2,060 280 15.7%443 Electronics and Appliance Stores 1,840 2,070 230 12.5%444 Building Material and Garden Equipment and Supplies Dealers 5,800 6,440 640 11.0%445 Food and Beverage Stores 13,190 13,860 670 5.1%446 Health and Personal Care Stores 4,220 4,970 750 17.8%447 Gasoline Stations 3,350 3,540 190 5.7%448 Clothing and Clothing Accessories Stores 4,790 5,100 310 6.5%451 Sporting Goods, Hobby, Book, and Music Stores 2,130 2,210 80 3.8%452 General Merchandise Stores 10,630 12,390 1,760 16.6%453 Miscellaneous Store Retailers 3,050 2,980 -70 -2.3%454 Nonstore Retailers 1,450 1,370 -80 -5.5%
48 Transportation and Warehousing 12,810 14,560 1,750 13.7%481 Air Transportation 310 280 -30 -9.7%
4821 Rail Transportation 1,350 1,550 200 14.8%484 Truck Transportation 3,240 3,560 320 9.9%485 Transit and Ground Passenger Transportion 2,230 2,680 450 20.2%488 Support Activities for Transportation 760 820 60 7.9%492 Couriers and Messengers 1,730 1,760 30 1.7%493 Warehousing and Storage 3,020 3,680 660 21.9%
51 Information 9,830 9,850 20 0.2%511 Publishing Industries (except Internet) 2,440 2,000 -440 -18.0%512 Motion Picture and Sound Recording Industries 650 710 60 9.2%515 Broadcasting (except Internet) 920 890 -30 -3.3%517 Telecommunications 3,190 2,920 -270 -8.5%518 Data Processing, Hosting and Related Services 1,440 1,400 -40 -2.8%519 Other Information Services 1,190 1,930 740 62.2%
52 Finance and Insurance 27,590 27,890 300 1.1%522 Credit Intermediation and Related Activities 6,000 5,820 -180 -3.0%523 Securities, Commodity Contracts, and Other Financial Investments and Related Activities 2,150 2,250 100 4.7%524 Insurance Carriers and Related Activities 13,560 13,400 -160 -1.2%525 Funds, Trusts, and Other Financial Vehicles 530 500 -30 -5.7%531 Real Estate 3,880 4,310 430 11.1%532 Rental and Leasing Services 1,460 1,600 140 9.6%
1024 Professional and Business Services 59,320 72,400 13,080 22.0%541 Professional, Scientific, and Technical Services 32,120 40,100 7,980 24.8%551 Management of Companies and Enterprises 7,780 9,310 1,530 19.7%561 Administrative and Support Services 17,730 20,600 2,870 16.2%562 Waste Management and Remediation Service 1,690 2,390 700 41.4%
61 Educational Services 64,770 69,950 5,180 8.0%
62 Health Care and Social Assistance 75,620 91,230 15,610 20.6%621 Ambulatory Health Care Services 21,180 26,770 5,590 26.4%622 Hospitals 22,310 24,100 1,790 8.0%623 Nursing and Residential Care Facilities 17,160 21,550 4,390 25.6%624 Social Assistance 14,970 18,810 3,840 25.7%
71 Arts, Entertainment, and Recreation 7,830 10,460 2,630 33.6%711 Performing Arts, Spectator Sports, and Related Industries 1,510 1,830 320 21.2%712 Museums, Historical Sites, and Similar Institution 330 390 60 18.2%713 Amusement, Gambling, and Recreation Industries 5,990 8,240 2,250 37.6%
72 Accommodation and Food Services 38,900 48,790 9,890 25.4%721 Accommodation, including Hotels and Motels 6,020 7,340 1,320 21.9%722 Food Services and Drinking Places 32,880 41,450 8,570 26.1%
81 Other Services (except Government) 23,100 27,990 4,890 21.2%811 Repair and Maintenance 3,990 4,540 550 13.8%812 Personal and Laundry Services 4,040 4,640 600 14.9%813 Religious, Grantmaking, Civic, Professional, and Similar Organizations 14,220 17,930 3,710 26.1%814 Private Households 850 880 30 3.5%
9 Government 85,370 84,160 -1,210 -1.4%9991 Federal Government, Excluding Post Office 4,710 4,310 -400 -8.5%4911 Postal Service 2,430 1,790 -640 -26.3%9992 State Government, Excluding Education and Hospitals 48,980 48,080 -900 -1.8%9993 Local Government, Excluding Education and Hospitals 29,250 29,980 730 2.5%
Source:
NYS DEPARTMENT OF LABOR LONG-TERM INDUSTRY EMPLOYMENT PROJECTIONS, 2012-2022
Capital Region: Albany, Columbia, Greene, Rensselaer, Saratoga, Schenectady, Warren, and Washington Counties
New York State Department of Labor, Division of Research and Statistics
Employment
Net Change Percent
Change2012 2022NAICS Industry Title
COHOES DRI CITY OF COHOES 10-MIN DRIVE
15-MIN
DRIVE
Residential Population (2010) 2,512 16,168 67,996 161,374
Residential Population 2,581 17,158 70,464 166,481
Total Daytime Population 2,394 12,594 73,549 179,069
Median Age (2010) 33.3 39.4 35.4 36.4
Median Age 34.3 40.3 36.6 37.6
% 18-24 9.3% 8.5% 13.3% 13.5%
% 25-34 16.8% 15.0% 15.4% 14.1%
% 35-54 26.0% 26.4% 25.0% 24.5%
% 65 and over 12.8% 17.5% 14.5% 15.7%
% Minority 17.4% 11.9% 22.4% 26.0%
Median Household Income $26,775 $39,515 $40,829 $48,219
% Earning <$25,000 47.1% 32.2% 30.4% 26.3%
BASIC STATISTICS FOR THE COHOES DRI AND SURROUNDING AREA