gowanus canal brownfield opportunity area ...kickoff task 1 draft nomination p 1 sg 2 p 2 * * sc 1...

GOWANUS BOA NOMINATION STUDY

GOWANUS CANAL BROWNFIELD OPPORTUNITY AREASTAKEHOLDER MEETING 2: APRIL 3, 2013


PROGRAM & PROJECT OVERVIEW

BROWNFIELD OPPORTUNITY AREA PROGRAM GOALS:

• STIMULATE ECONOMIC DEVELOPMENT WHERE PERCEIVED CONTAMINATION HAS PREVENTED OR SLOWED INVESTMENT

• TARGET SPECIFIC, UNDER-USED PROPERTIES FOR REDEVELOPMENT THAT WILL SPUR ADDITIONAL LOCAL INVESTMENT

GOWANUS BOA NOMINATION STUDY GOALS:

• DEVELOP NEIGHBORHOOD-WIDE STRATEGIES TO SUPPORT BUSINESS

• IDENTIFY STRATEGIC SITES WHERE INVESTMENT COULD BE A CATALYST FOR THE AREA

• CONNECT PROPERTY AND BUSINESS OWNERS TO CITY, STATE, AND FEDERAL PROGRAMS THAT COULD HELP SPUR AS-OF-RIGHT DEVELOPMENT IN GOWANUS.

GOWANUS BOA PROJECT SCHEDULE

NOVEMBEROCTOBERSEPTEMBERAUGUSTJULYJUNE MAYAPRILMARCHFEBRUARYJANUARYDECEMBER JUNE

URBAN DESIGN ANALYSIS

URBAN DESIGN INVENTORY

ENVIRONMENTAL INVENTORY & ANALYSIS

IMPLEMENT SURVEYPREPARE SURVEY

COMMUNITY & REGIONAL SETTING

PUBLIC PARTICIPATION PLAN

TASK 5

TASK 4

JULY

DRAFT RECOMMENDATIONS

GREEN INDUSTRY ANALYSIS

ECONOMIC ANALYSIS

TASK 7

TASK 6

TASK 3

SG 1TASK 2

PROJECT KICKOFF

TASK 1

DRAFT NOMINATION

P 1

SG 2

P 2

*

*

*

*

SC 1 SC 2 SC 3 SC 4 SC 5 SC 6

2012 2013

GOWANUS BOA TO DATE:

• LAND USE INVENTORY

• STAKEHOLDER MEETING 9/27/12

• COMMUNITY BOARD PRESENTATION 10/15/12

• INTERVIEWED 80 BUSINESSES

• URBAN DESIGN INVENTORY

• OWNERSHIP RESEARCH

• ECONOMIC ANALYSIS

• OUTREACH TO REAL ESTATE BROKERS

OVERVIEW

GOWANUS BOA NOMINATION STUDY ´

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BROWNFIELD OPPORTUNITIES IN GOWANUS

MANUFACTURED GAS PLANT

OTHER EPA “DIRTY 7” SITE

ASPHALT / COAL TAR PLANT

CHEMICAL / PLASTIC PLANT

COAL YARD

OIL / PETROLEUM BUSINESS

MULTIPLE SOURCES

OTHER MANUFACTURING

SPILL SITE

WHY GOWANUS?

• BROWNFIELDS:

• HISTORY OF INDUSTRIAL USE

• SUPERFUND

• ZONING:

• ISLAND OF INDUSTRIAL/MANUFACTURING BETWEEN RESIDENTIAL NEIGHBORHOODS

• UNCERTAINTY ABOUT FUTURE USE AFFECTING MARKET CONDITIONS

• EPA CLEANUP & WATERFRONT ZONING CREATE INTEREST & OPPORTUNITY

WHY GOWANUS?


STUDY AREA & LAND USE

INDUSTRIAL (3,371,800 SF)COMMERCIAL (1,664,500 SF)RESIDENTIAL ( 279,900 SF)PARKSAMENITIES & INSTITUTIONSTRANSPORTATIONUTILITIES & INFRASTRUCTUREPARKINGVACANT

COMMERCIAL

INDUSTRIAL

RESIDENTIAL

PARKS

AMENITIES & INSTITUTIONS

TRANSPORTATION

UTILITIES

PARKING

VACANT

THE STUDY AREA

• M1 AND M2 ZONING PLUS LARGE-FOOTPRINT COMMERCIAL

• AREA NOT CONSIDERED FOR RE-ZONING (STABLE FOR BUSINESS OCCUPANCY)

• IDEAL FOR ECONOMIC DEVELOPMENT FOCUS

• MODIFIED 9/27/12 BY STAKEHOLDERS

LAND USE IS PRIMARILY INDUSTRIAL AND COMMERCIAL

VERY LITTLE VACANT LAND

MOST VACANT LAND HAS USERS OR IS RESERVED FOR FUTURE USE

A MIX OF ACTIVITY PUTTING FOCUS ON GOWANUS:

• EPA’S PROPOSED CANAL CLEANUP

• NEARBY RESIDENTIAL AND HOTEL DEVELOPMENT

• MANUFACTURING BUSINESSES MOVING IN

• DEVELOPMENT OF BRT POWER HOUSE AS CULTURAL CENTER

AREA ADDED BY STAKEHOLDERS 9/27/12

DSNY SALT LOT WHOLE FOODS CON EDISON

BALTIC ST

SACKETT ST

3RD

AVE

4TH

AVE

4TH

AVE

1ST ST

7TH ST

15TH ST

STUDY AREA


RETAIL TRADE

CONSTRUCTION

WHOLESALE TRADE

MANUFACTURING

AC

CO

MM

OD

ATI

ON

&

FO

OD

SER

VIC

ES

TRA

NS

PO

RTA

TIO

N&

WA

REH

OU

SIN

G

RE

AL

ESTA

TE

UN

CLA

SS

IFIE

D

ED

UC

ATIO

N

WA

STE

MA

NA

GE

ME

NT

INFO

RM

ATI

ON

HEA

LTH

CA

RE

FIN

AN

CE

AN

D IN

SUR

AN

CE

140

PU

BLI

C A

DM

INIS

TRA

TIO

N

PROF.SVCS

OTHER SERVICES(42% AUTO REPAIR)

70 FIRMS 59 FIRMS

239 38

6

74 164

42 58

750

155

61 25 29 131 34

420 BUSINESSES (AS OF JULY 2012)

500

JOB

S

680

JOB

S

47 40 20 19 12 10 74 20 718 4 10 6 2

17 U

TILI

TIE

S

1

1 A

RTS

& R

EC

RE

ATIO

N

1

BUILDING MATERIALS

STUDY AREA IS ACTIVE JOB CENTER:

• 420 BUSINESSES

• 3500 LOCAL JOBS

PRIMARY INDUSTRIES & OUTLOOKS:

• RETAIL

• CONSTRUCTION

• WHOLESALE

• MANUFACTURING

NASCENT BUSINESS CLUSTERS:

• BUILDING MATERIALS & TRADES (1/4 OF ALL BUSINESSES)

• FOOD PRODUCTION

• AUTOMOTIVE & TRANSPORTATION

• FILM & MEDIA

GOWANUS ADVANTAGES:

• LOW-COST INDUSTRIAL SPACE (COMPARED TO OTHER BROOKLYN)

• ACCESS TO MARKETS AND CUSTOMERS (TRANSIT & HIGHWAY)

• ACCESS TO A DIVERSE LOCAL WORKFORCE

• CHARACTER & BUSINESS COMMUNITY

DISADVANTAGES:

• HIGH COST SPACE COMPARED TO NEW JERSEY OR NASSAU COUNTY

• BUILDING STOCK: OLDER, POOR QUALITY

• LACK OF SPACE FOR NEW DEVELOPMENT OR GROWTH

• FLOODING RISKS

NEW JERSEY

QUEENS

BROOKLYNSTATEN ISLAND

BRONX

MAN

HATT

AN

GOWANUS BOA

ECONOMICS


MANUFACTURING (32 FIRMS)

WHOLESALEWAREHOUSETRANSPORTATION(16)

CONSTRUCTION (11)

PR

OF.

SV

CS

(5)

REPAIR (8)

OTH

ER

(4)

RE

TAIL

(4)

80 BUSINESSES SURVEYED

AMERICAN CAN FACTORY

ARTISAN INDUSTRIES:JEWELRY PRODUCTION

APPARELCERAMICS & GLASS

SPECIALIZED PRINTINGSKIN CARE

0-5

yrs

16-2

0 yr

s

21-2

5 yr

s

26+

yrs

6-10

yrs

11-1

5 yr

s

CONSTRUCTION

MANUFACTURING

WAREHOUSING

OTHER

4

5

9

12

TIME IN CURRENT LOCATION

10

20

30FIRMS

SURV

EYED

80 BUSINESSES SURVEYED• MIX OF INDUSTRIES

• MIX OF AGES (<1 TO OVER 50 YEARS)

• MIX OF TENURES (<1 TO OVER 60 YEARS)

30 MOVED TO CURRENT LOCATION IN LAST 5 YEARS:

• 75% HAVE BEEN IN BUSINESS <10 YEARS

• 83% EXPECT TO ADD STAFF IN NEXT 3 YEARS

• 53% EXPECT TO NEED MORE SPACE

• 1/3 ANTICIPATE DOUBLING IN SIZE

• 75% WANT TO STAY IN GOWANUS

_

40% OF NEW ARRIVALS ARE MANUFACTURERS;

30% ARE “ARTISAN MANUFACTURERS”:

• PRODUCE LIMITED RUNS

• IN-HOUSE DESIGN AND PRODUCTION

• FEWER EMPLOYEES WITH HIGHER WAGES

• AREA OF GROWTH WITHIN MANUFACTURING SECTOR

70% OF NEW ARTISANS ARE HOUSED IN AMERICAN CAN FACTORY

• CREATIVE, COMMUNAL ATMOSPHERE

• FINISHED SPACES WITH AMENITIES

• HIGHER RENT/SF; SMALL/FLEXIBLE SPACES

BUSINESS SURVEY


´

CON EDISON

CON ED

WHOLE FOODS

STAPLES

U-HAUL

FOREST CITY RATNER

DPR

DPRDSNY

DSNY

MTA

ONLY 20% OF BUSINESSES SURVEYED OWN THEIR SPACE

• OWNERSHIP IS MORE COMMON AMONG LONG-TIME TENANTS (IN PLACE FOR OVER 20 YEARS)

• 87% OF REPORTED LEASE TERMS WERE FOR 5 YEARS OR LESS; 35% WERE FOR 1 YEAR

• BUSINESSES EXPRESSED CONCERN ABOUT ENCROACHING NON-INDUSTRIAL USES AND THEIR EFFECTS ON RENTS AND SPACE AVAILABILITY

• MOST BUSINESSES OPERATE IN 5,000 SF OR LESS; 36% SEE NEED TO PHYSICALLY EXPAND IN NEXT 3 YEARS

20 OWNERS CONTROL 63% OF THE LAND IN THE STUDY AREA

REAL ESTATE EXPERTS CONFIRM LACK OF LONG-TERM LEASES FOR LARGER SPACES

0-5

yrs

16-2

0 yr

s

21-2

5 yr

s

26+

yrs

6-10

yrs

11-1

5 yr

s

CONSTRUCTION4

TIME IN CURRENT LOCATION

10FIRMS

WAREHOUSING

OTHER

MANUFACTURING

OW

N S

PACE

NYC OWNED

LARGE ENTITY (CORPORATION, UTILITY)

SMALL ENTITY (LLC/INDIVIDUAL)

ACCESS TO SPACE


STUDY AREA SHOWS LACK OF INVESTMENT

• 77% OF BUILDINGS BUILT BEFORE 1940

• 82% HAVE NEVER BEEN RENOVATED

• 13% OF ZONING LOTS ARE BUILT OUT TO FAR

INDUSTRIAL SPACE MARKET IS MIXED

• VACANCIES RANGE FROM 5% TO 15%

• ANECDOTALLY DEMONSTRATED DEMAND

• RENTS $13/SF ON AVERAGE (COMPARED TO: RETAIL $30-$44/SF; RESIDENTIAL CONDO SALES $600-$800/SF)

• NEGATIVE ABSORPTION INDICATES RELUCTANCE TO RENT SPACE

UNKNOWN DATEBUILT BEFORE 19401941-19601961-19801981-2000BUILT SINCE 2000

0-25% BUILT25-50%50-75%75-100%OVER 100%

BUILDING AGE

BUILT TO FAR

1920

1925

1935

REAL ESTATE FACTORS


GOWANUS CHALLENGES

• FOSTER INVESTMENT IN BUILDING STOCK

• ENCOURAGE PHYSICAL RESILIENCY TO NATURAL HAZARDS

• SUPPORT & RETAIN BUSINESSES OVER TIME

• STABILIZE MARKET TO FACILITATE LONG-TERM LEASING

BOA: 3 LEVELS OF RESPONSE:

MANUFACTURING

LAN

D O

WN

ERBU

SIN

ESS

OW

NER

NYS BOA PHASE III SITE ASSESSMENT (strategic sites only)

NYC BROWNFIELD CLEANUP PROGRAM (OER)

NYS BROWNFIELD CLEANUP PROGRAM (DEC)

ANY PROPERTY

BROWNFIELD PROPERTY NYC OER BROWNFIELD INCENTIVE GRANT PROGRAM (BIG)

NYS DEC BROWNFIELD REDEVELOPMENT TAX CREDITS

NYC INDUSTRIAL & COMMERCIAL ABATEMENT PROGRAM

NYC EXEMPT FACILITIES BOND PROGRAM (solid waste recyclers only)

EMPIRE STATE MANUFACTURING ASSISTANCE PROGRAM

NYC MANUFACTURING FACILITIES BOND PROGRAM

NYC INDUSTRIAL & COMMERCIAL ABATEMENT PROGRAM

NYC INDUSTRIAL INCENTIVE PROGRAM

NYC CAPITAL ACCESS

NYC COMMERCIAL EXPANSION PROGRAM

NYS BOA PHASE III IMPLEMENTATION

US EPA SUPERFUND LIABILITY WAIVERS

NYC DEP GREEN INFRASTRUCTURE GRANTS

NYC SOLAR ELECTRIC GENERATING TAX ABATEMENTS

NYC FOOD MANUFACTURERS’ GROWTH FUND (food manufacturers only)

EMPIRE STATE INDUSTRIAL EFFECTIVENESS PROGRAM

EMPIRE STATE LINKED DEPOSIT PROGRAM

TYPE OF PROPERTY

BUSINESS SECTOR

OWNER GOAL APPLICABLE BENEFIT PROGRAM

NYC COMMERCIAL EXPANSION PROGRAM

NYC IBZ RELOCATION TAX CREDIT

EMPIRE STATE INDUSTRIAL EFFECTIVENESS PROGRAM

NYC INDUSTRIAL GROWTH INITIATIVE

NYS RECHARGE NY PROGRAM

CON ED BUSINESS INCENTIVES RATE

NYC ENERGY COST SAVINGS PROGRAM

NYC HURRICANE EMERGENCY SALES TAX EXEMPTION PROGRAM

NYS SMALL COMMERCIAL ENERGY ASSESSMENTS

COMMERCIAL

OTHER INDUSTRIAL

REMEDIATEBROWNFIELD

PLANNING &REDEVELOPMENT

CAPITALIMPROVEMENTS

GREEN SITE ENHANCEMENTS

TECHNICALASSISTANCE

FUNDING

EXPANDCAPACITY

NYS EXCELSIOR PROGRAM

REDUCECOSTS

MENTORSHIP & WORKSHOPS

RELOCATE

CREATEJOBS

FULTON MGP

METROPOLITAN MGP

1

2

4

3

5

6

7

1

8

PROSPECT EXPRESSWAY

BROO

KLYN QUEENS EXPRESSW

AY

2nd

Ave

3rd

Ave

4th

Ave

Union St.

Sackett St.

Degraw St.

Baltic St.

Hoyt

St.

Smith

St.

Cour

t St.

Bond

St.

Nevi

ns S

t.

Carroll St.

3rd St.

9th St.

7th St.

1st St.

15th St.

1 Alleviate Flooding (Requested)

Alleviate Flooding (Recommended)

Redesign 4th Ave. Median2

Road Repairs (Requested)5Road Repairs (Recommended)

Rehab BK6 Sanitation Garage6

Dredging and Bulkhead Repair7

Stormwater BMPAREA-WIDE

3rd Street Bridge Rehab3

Union Street Bridge Rehab4

Manufactured Gas Plants

DEP Storm Sewer (Planned)8

NEIGHBORHOOD-SCALE RECOMMENDATIONS

STRATEGIC SITES FORINVESTMENT

INFORMATION RESOURCES

CHALLENGES FOR BUSINESS SUCCESS

GOWANUS BOA NOMINATION STUDY STRATEGIC SITES

STRATEGIC SITES

• PROPERTIES WHOSE REDEVELOPMENT IS LIKELY TO SPUR ADDITIONAL LOCAL INVESTMENT

18 PRELIMINARY SITES FOR CONSIDERATION

SELECTION CRITERIA:

• UNDERUSED OR VACANT

• SIZE

• LOCATION

• BUILDING / PROPERTY TYPE

• OWNER / OCCUPANT INTEREST

12

34

56

78

12

9

1011

15

16

1714

13

18

1

2

3

4 5 6

7 8 9

10 11 12

13 14

15

16 17

18


FOR MORE INFORMATION: http://fbcb6.org/gowanus_boa

ALL WORKSHOP MATERIALS WERE PREPARED FOR FRIENDS OF BROOKLYN COMMUNITY BOARD 6 AND THE NEW YORK STATE DEPARTMENT OF STATE WITH STATE FUNDS PROVIDED THROUGH THE BROWNFIELD OPPORTUNITY AREAS PROGRAM.

gowanus canal brownfield opportunity area ...kickoff task 1 draft nomination p 1 sg 2 p 2 * * sc 1...

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