Parcel Group M - City of Corning

peter j. smith & company, inc.
Interstate 86/99
CORRIDOR
Steuben County, New York
June 2009
ECONOMIC DEVELOPMENT
Three Rivers
Development
Foundation
BLUEPRINT
Parcel Group M
City of Corning
The Interstate 86/99 Corridor Economic Development Blueprint, funded by the
Appalachian Regional Commission and administered by Three Rivers Development
Foundation, is a strategy for new economic growth in the the Southeast Steuben County
communities surrounding the intersection of two major highways. The Blueprint evaluates
the development potential of the entire Corridor as a whole, as well as 145 individual
parcels identified by the project Steering Committee.
This booklet serves as a compendium to the full Economic Development Blueprint,
specifically presenting the conditions of the land and providing recommendations and
action steps to achieve the preferred development alternatives for properties within Parcel
Group M in the City of Corning, NY.
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Economic Development Blueprint
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peter j. smith
& company, inc.
Key Parcel Group M
P
Hornby
Campbell
P
P
P
Erwin
P
P
Corning
P
P
P
P
P
P
Lindley
Caton
N
Recommendations
Inventory of Conditions
Distance to Interchange
Zoning Districts
Land Condition
Compatibliity to Adjacent Land
Deed Restrictions
Environmental Restrictions
Key Parcel
Group M
Key Parcel Group M is located in the City of
Corning proximate to the southern shoreline
of the Chemung River. There are five parcels,
encompassing 28.71 acres. Ninety-four percent
of the land is unconstrained by natural elements.
Each parcel is fully served by sewer and water
utilities. The two main contiguous parcels, M-3 and
M-4, are a former industrial factory site located on
Tioga Avenue, abutting the banks of the Chemung.
M-5 is located one block east. All three of these
properties are located within an industrial district.
M-1 and M-2 are positioned along East Denison
Parkway in a commercial zone.
These parcels are unique in that they offer large
plates of available land within a dense urban
setting. It is also a neighborhood that has
experienced significant decline both economically
and aesthetically.
Priority Site 3 in section 4.0 of this report is a conceptual
build-out for these parcels. The scenario envisions sites
M-3, M-4 and M-5 as a large commercial office complex,
similar to the Corning Incorporated corporate offices,
three blocks west. There is the potential for more than
700,000 square feet of new office space. Among the
industries that the space has the potential to host are
the medical office and health care sectors, due to the
close proximity to the Corning Hospital on Denison
Parkway. Additionally, the concept proposes that the
public park be expanded north along the banks of the
Chemung River, enhancing the attractiveness of the
neighborhood and providing recreation and open space
as well as access to the river.
The following action steps should be taken to expedite
the redevelopment of these parcels:
Proposed Action Steps
End Land Use
Access
Envir. Changes
Utility Service
Water
Sewer
Internet
Road
Rail
0.80 miles
Business
Industrial
Low
Moderate
none/unknown
none/unknown
Sites M-1 and M-2 on Denison Parkway should be
developed as general commercial office space. This
space would be in high demand for civic and legal
professions due to the proximity to the City of Corning
government buildings on Denison Parkway.
Access Needs
Development Constraints
Utility Needs
0.01 acres
0.65 acres
1.77 acres
Low
Moderate
Zoning Changes
Required
Natural Constraints
Floodplains
Wetlands or Hydric Soils
Slopes
Viewshed Impact
Visibility
Group M should be redeveloped with the intent of
creating new high quality commercial space within the
Corning city limits. Close proximity to the headquarters
of Corning Incorporated, Corning’s Gaffer District, the
hospital and hotel accommodations are reasons that
these parcels would be very attractive for new office
development.
Property
Address
5
28.71 acres
26.94 acres
Site
Number of Parcels
Gross Size
Unconstrained Size
M-1
M-2
M-3
M-4
M-5
33-45 W. Denison
114-124 E. Denison
Fallbrook/gms
15 Steuben
375 Woodview
N
N
Com
Com
Com
N
N
N
N
N
N
N
Rd
Rd
N
N
N
BR
BR
N
Com
Com
Com
Com
Com
BR = Brownfield Remediation, EWF = Extend Water feature FLF = Floodplain Fill,
N = No Action, Rd = Road, Rl = Rail, Swr = Sewer, Wtr = Water
Ag = Agriculture, Biz = Business, Com = Commercial, Green = Greenspace
Ind = Industrial, M.U. = Mixed Use, Res = residential, Vac = Vacant
peter j. smith & company, inc.