Columbia Mills Comprehensive Site Profile

Transcription

A Comprehensive Site Proﬁle for the
Former Columbia Mills Industrial Site
Town of Minetto, New York
Oswego County
Prepared for:
Operation Oswego County, Inc.
44 West Bridge Street
Oswego, New York 13126
Prepared by:
Barton & Loguidice, P.C.
290 Elwood Davis Road
Syracuse, New York 13220
April 2013
Former Columbia Mills Industrial Site Profile
FORMER COLUMBIA MILLS COMPREHENSIVE SITE PROFILE SECTION PAGE 1.0 Property Summary ........................................................................................................ 1 2.0 Introduction and Background .............................................................................................. 2 3.0 Site Profile ..................................................................................................................... 3 3.1 General Site Characteristics .................................................................................................. 3 3.2 Prior and Current Site Uses ................................................................................................... 4 3.3 Site Topography .................................................................................................................... 5 3.4 Environmental Features ........................................................................................................ 5 3.5 Soil Characteristics / Bearing Capacity .................................................................................. 6 3.6 Site Utilities ........................................................................................................................... 8 3.7 Zoning and Land Use ............................................................................................................. 10 3.8 Transportation Infrastructure ............................................................................................... 11 4.0 Market Analysis ............................................................................................................. 13 4.1 Existing Economic Conditions ............................................................................................... 13 4.2 Cluster Analysis ..................................................................................................................... 17 4.3 Potential Policy Implications ................................................................................................. 18 4.4 Organizational Stakeholders ................................................................................................. 19 4.5 Potential Target Industries ................................................................................................... 19 5.0 Summary of Site Development Assets and Limitations ...................................................... 24 APPENDICES: Appendix A: Map Figures Figure 1 – Regional Location Map Figure 2 – Site Map Figure 3 – Site Topographic Map Figure 4 – Environmental Features Map Figure 5 – Soil Classifications Map Figure 6 – Utility Infrastructure Map Figure 7 – Zoning Map Figure 8 – Land Use Map Figure 9 – Transportation Infrastructure Map Appendix B: Conceptual Development Scenarios Development Scenario – A: 20,000 sf General Office / Health Facility Development Scenario – B: 20,000 sf General Office / Health Facility & 30,000 sf Apartment Complex Appendix C: Boring Test Data Appendix D: Supporting Documentation
Table of Contents
Former Columbia Mills Industrial Site Profile 1.0 PROPERTY SUMMARY Table 1: Former Columbia Mills Industrial Site Property Summary General Location: Site Ownership: Address: Access: Road Frontage: South of the City of Oswego adjacent to Lock O5 on the Oswego River in Minetto, New York Operation Oswego County, Inc. (IDA) owns the entire 87 acre site, including the 7‐acre target site The Site is part of the former Columbia Mills plant at 2783 NY‐48, Minetto, NY 13115 Direct access to the Site is currently off the Minetto Senior Apartments driveway off NY‐48 Approximately 450 feet of road frontage along the NY‐48 Primarily flat due to previous site use. Steep slopes limited to a small wetland outside the northern target site boundary Natural drainage flows to the north and western ends of the site towards wetland areas Capped brownfield, vacant Public water, sewer, electric, telephone, cable, gas and internet Industrial Demolition of structures associated with former Columbia Mills facility and contaminated site remedial work 183.02‐02‐04.02 Topography: Hydrology: Land Use: Utilities: Zoning: Site Improvements: Tax Map #’s: The target site is a vacant 7+/‐ acre portion of a larger 87‐acre property located on the west side of NYS Route 48, approximately 800 ft. north of the intersection with County Route 24. The Oswego River is located immediately to the east and across NYS Route 48 from the site, adjacent to Lock O5. This site, owned by Operation Oswego County (County IDA), has become a high priority site due to its location between the population centers of Oswego and Fulton, the ability for expansion on the larger 80+/‐ acres, and its’ proximity to water access across NYS Route 48. Image 1: 7 Acre +/‐ Former Columbia Mills Industrial Site and Target Site
1 Section 1 ‐ Property Summary
Former Columbia Mills Industrial Site Profile 2.0 INTRODUCTION & BACKGROUND Operation Oswego County, Inc. has identified the marketing and development of prime industrial and commercial opportunities as a priority in the larger economic development strategy for Oswego County. Specifically, the development of a vacant portion of land on the Former Columbia Mills site in the Town of Minetto has become a high priority due to its location between the population centers of Oswego and Fulton, and its’ proximity to water access adjacent to the Hamlet of Minetto. The property owned by Operation Oswego County (OOC), the County’s Industrial Development Agency (IDA), that is the subject of this Site Profile is an approximately 7‐acre vacant portion of a larger parcel located west of NYS Route 48, approximately 800 ft. north of the intersection with County Route 24. The subject property also lies just west of the Oswego River and Lock O5. In order to make the site more attractive to industries and developers, Operation Oswego County has authorized Barton & Loguidice, P.C (B&L) to develop a comprehensive informational package to identify and summarize necessary information in order to foster OOC’s marketing efforts for the site. The site was previously an industrial operation where prior structures have since been demolished. Surrounding land uses include commercial and residential – and due to this mix, the County desired to determine what future uses would be suitable for this property moving forward. As such, this Site Profile Report is also supported by a preliminary market evaluation, so that potential site redevelopment scenarios are in concert with general local and regional market data. B&L’s investigation of the Former Columbia Mills Site was conducted using a two‐part process; an evaluation of published maps, plans and environmental records, and a site investigation. Aerial photos, soil maps, utility and infrastructure maps and plans, USGS topographic maps, wetland and floodplain data, Sanborn maps, boring samples, and other published information was reviewed as part of this Comprehensive Site Profile investigation. The objective of this document is to clearly summarize findings associated with the evaluation of the site for prospective purchasers whom are interested in developing the site for industrial, commercial, or residential uses. A Phase I Environmental Site Assessment (ESA) was prepared as a separate standalone document and should be referenced for more detailed environmental data and findings related to the 7‐
acre target site. Furthermore, two full‐size exhibits, Development Scenario A and Development Scenario B, have been prepared to graphically illustrate site development opportunities as a result of this investigation and to help convey the potential of the Former Columbia Mills Industrial Site. Half size exhibits are included in Appendix B. Lastly, boring log data for the site is included in Appendix C followed by supporting documentation in Appendix D.
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Section 2 ‐ Introduction and Background
Former Columbia Mills Industrial Site Profile 3.0 SITE PROFILE The information summarized in this section is an inventory of existing site conditions organized to effectively profile the site for Operation Oswego County, Inc. and prospective developers. 3.1 General Site Characteristics The portion of the Former Columbia Mills site that is the subject of this Site Profile investigation is located in Oswego County, along the western side of NYS Route 48 in the Town of Minetto, New York. Generally, the site is comprised of an area of land bounded by NYS Route 48 / West River Road to the east, Snell Road / County Route 42 to the north, the former Erie Lackawanna Railroad bed on the west, and Benson Avenue / County Route 25 to the south. The site is directly adjacent to the Hamlet of Minetto and a bridge that crosses the Oswego River. In order to understand the target site and surrounding area, a series of maps were prepared to analyze development opportunities and constraints. Those maps are provided in Appendix A. These maps were developed using published information about the site, including planning reports, aerial photographs, and various surveys previously prepared for the project area. It is important to note that conditions on the site have changed over time and the maps included in this Site Profile Report are intended to provide a general understanding of the site, and are not intended for use as a survey or for construction purposes. Former factory buildings and the Brookfield Power hydropower station are located across NY‐48 from the site. The Minetto Senior Apartments housing complex is located along the southern boundary of the site. Generally, the 7‐acre target site consists of slabs and foundations of the former Columbia Mills factory buildings within an area characterized by rural development patterns. See Figure 1 in Appendix A for a regional overview of the target site’s location within the Town and County. Image 2 (left): View looking east from the back of the property down the Minetto Senior Apartments access road. Image 3 (right): View looking south across the site from the foundations of the former structures. 3
Section 3 ‐ Site Profile Former Columbia Mills Industrial Site Profile 3.2 Prior and Current Site Uses Columbia Mills was a factory that manufactured vinyl window shades and coverlets and generated and disposed of assorted industrial wastes. The company closed in 1977, and the buildings on the property fell to ruin. The Site was briefly used for a salvage operation before ownership was transferred to Oswego County. Currently, the 7‐acre target site is vacant, accessible from a driveway on the western side of NYS Route 48 and a shared access road for the senior housing development to the south. The eastern portion of the site is a vegetated area along NYS Route 48; a utility panel was observed in this area, though it appeared to be out of service. Just adjacent to the western and northwestern target site boundaries appear to be wetlands with standing water present, apparently caused by beaver dams. Vegetation at the site appeared to be in good condition. The majority of the site is comprised of concrete slabs and foundations remaining from former Columbia Mills buildings prior to demolition at the site. Stacks of concrete are located on the northern end of the site, leftover form the removal of slabs. A cast iron pipe that appeared to be related to a former sanitary system at the site was also observed on the western portion of the site, and two drains in the slabs on the western and northeastern portions of the site also appeared to be related to the sanitary system. Figure 2 in Appendix A further illustrates physical features present on the target site. Image 4 (left): Aerial view of Columbia Mills factory (date unknown) 4
Section 3 ‐ Site Profile Former Columbia Mills Industrial Site Profile 3.3 Site Topography Based on field evaluations, the USGS topographic Oswego East quadrangle, and Light Detection and Ranging (LiDAR) technology, the site is primarily level with a very gradual slope towards the east as shown on Figure 3 in Appendix A. The site’s steepest gradients, between 25 and 30 percent slopes, are relegated to a small area in the northern part of the target site adjacent to a wetland which is just outside the study boundary. Site elevation along its road frontage is between 309‐feet and 314‐feet, whereas the site’s lowest elevation of 291‐feet is situated in the aforementioned wetland outside the northern boundary. Beyond the target site, topography to the east slopes steeply and steadily down to the Oswego River at 290‐feet. To the west, terrain gently slopes downward into another wetland at 298‐feet. Elevation increases to the north beyond the aforementioned wetland up to an elevation of over 320‐feet. The neighboring parcel to the south, also part of the former Columbia Mills site, is also relatively flat and slightly lower in elevation as the terrain slopes gently downward. 3.4 Environmental Features A Phase I Environmental Site Assessment (ESA) was performed pursuant to general accordance with the American Society for Testing and Materials (ASTM) “Standard Practice for Environmental Site Assessments: Phase I Environmental Site Assessment Process” (ASTM Designation E 1527‐05). The Phase I ESA is provided under a separately bound cover and is intended to reduce the uncertainty regarding the potential occurrence of past release or potential future release of hazardous substances or petroleum by making appropriate and reasonable inquiry into the past and present uses of the site. Generally, the larger Columbia Mills property has been the subject of environmental investigation since the 1970s. Columbia Mills operated at this location from 1879 until 1977, primarily manufacturing cloth and vinyl products. Manufacturing processes at the site included bleaching, drying, dyeing, calendaring, painting, rolling, and embossing. Complaints by local citizens about hazardous chemicals remaining at the site following the factory’s closure led to an inspection by NYSDEC in August 1982, where they determined that the wastes did not pose an imminent health hazard. However, a December 1982 visit by EPA estimated that there were up to 150 drums of undetermined wastes and up to 800 50‐pound bags of starch used to stiffen paper; EPA’s determination was confirmed by a study in March 1984, when it was determined that the site contained a large amount of waste in containers and in the soil, some of which was toxic. An asbestos study was performed on the site in 1987 to evaluate whether salvage actions had caused the release of asbestos. The study indicated the presence of chrysotile, amosite, and crocidolite asbestos in roughly half of the areas tested, including in the air on and surrounding the site. In June 1996, EPA initiated a removal action at the site to demolish unsafe structures at the site and remove asbestos‐containing material (ACM) and debris. This resulted in the demolition of all structures, 5
Section 3 ‐ Site Profile Former Columbia Mills Industrial Site Profile including those on the target property, except a single structure adjoining the target site to the south. This building was subsequently demolished for construction of the senior housing development. Cleanup of the site began in the late 1980s, funded primarily by Columbia Mills. As described in the separately bound Phase I ESA report for this Site Profile, the larger 87‐acre Columbia Mills site historically contained two ponds north of the target site used to store process water, and a five‐acre landfill containing drums, ash, and debris was located west of the target property in a fenced area. The ponds have since been replaced with an amphibian breeding pond, and the landfill has been expanded to include a leachate collection system that is directed to the Minetto wastewater treatment plant. The overall Columbia Mills site continues to be under management by NYSDEC. According to NYSDEC, a portion of the site is subject to deed restriction prohibiting soil and groundwater use at the property, due to the former Columbia Mills Company’s status as a closed inactive hazardous waste site. From information provided by NYSDEC, the portion of the property under deed restriction appears to be less than 0.1 acres and is restricted to the footprint of former Building 15, which was located along the northern boundary of the site. This deed restriction is not expected to impact the proposed redevelopment of the site but will require coordination with NYSDEC to ensure that site soils and groundwater are handled in accordance with NYSDEC requirements during construction and long‐term operation of the site. Also, according to data from the National Wetlands Inventory, portions of the larger former Columbia Mills site is encumbered by federally‐designated wetlands, however these are just outside the 7‐acre target site to the north and west. Other environmental features such as state wetlands and a 100‐yr flood zone are present on nearby properties but do not appear to be existent on the site, as illustrated on Figure 4 in Appendix A. It is suggested users of this Site Profile document refer to the Phase I ESA for more detailed environmental information and findings pertaining to the 7‐acre target site. 3.5 Soil Characteristics / Bearing Capacity Mapping from the National Resource Conservation Service was used to determine preliminary soil characteristics on the former Columbia Mills site and is depicted on Figure 5 in Appendix A. Over 90 percent of the site rests on stable cut and fill land. The remainder of the site is made up of Ira gravelly fine sandy loam and water. Cut and fill land is a member of Hydrologic Group C, meaning that water in this soil is transmitted downward slowly. Ira gravelly fine sandy loam is a member of Hydrologic Group D with very slow downward water transmission. On January 22, 23, and 24, 2013, Lyon Drilling Company, Inc. advanced four (4) borings to depths ranging 8 to 20 feet below top of grade. The borings were located as follows; north‐east corner, south‐
east corner, south‐west corner, and north‐west corner of the lot as illustrated in Figure 5. The borings were advanced using a truck‐mounted CME‐55 drill rig with 3 1/4 –inch diameter hollow stem auger 6
Section 3 ‐ Site Profile Former Columbia Mills Industrial Site Profile drilling techniques. Samples were obtained by driving a 2‐inch diameter split‐spoon sampler with a 140 pound hammer in accordance with ASTM D‐1586 (Standard Penetration Test). The hammer blows recorded for each six inch interval during sampling from the 6‐inch to 24‐inch interval are referred to as “Penetration resistance” and are designated as the “N value” on the boring logs, which are provided in Appendix C. The N value is utilized as the index of soil density, consistency, and strength. The N values presented on the boring logs have not been corrected and are field values. At the bottom of the boring level the driller encountered soils consisting of saturated brown fine to course sand with little fine gravel and possible sandstone. The blow counts at this level achieved an average N value of 39. The bearing material located at 6 feet below grade consisted of moist brown fine sand, trace silt, and fill materials with an average N value of 10. The lowest N value at 6 feet was in the north‐west quadrant with an N‐Value of 5. The borings logs and related information depict subsurface conditions only at the specific locations and time indicated. Subsurface conditions and water elevations at other locations may differ from conditions at the location where sampling was conducted. The passage of time also may result in changes in the conditions interpreted to exist at the locations where sampling was conducted. Soil samples obtained during drilling were classified by the driller’s observation using the Unified Soil Classification System in accordance with ASTM D‐2487. Groundwater was encountered at an average depth of 6 feet, however, the groundwater table will vary with the seasons and changes in precipitation patterns and may be higher during the wetter seasons. Subsurface conditions and water levels at other locations may differ from conditions at the locations where sampling was conducted. The passage of time also may result in changes in the conditions interpreted to exist at the locations where sampling was conducted. Two scenarios were investigated for future construction on the 7‐acre target site. Scenario‐A consisted of a 125’x80’ building two stories tall for a total square footage of 20,000 ft2. The foundation would be three rows of columns parallel to the 125’ wall with columns spaced at 15’‐7 1/2” along the two outside walls and center interior. Scenario‐B consisted of a 240’x65’ building two story tall for a total square footage of 30,000 ft2. The two long walls would be continuous bearing. To reach a depth greater than extreme frost penetration both foundations will reach at least 5’. Design loads for both buildings were assumed for a light commercial building with dead loads consisting of 15psf for the interior floors and roof, live load of 100psf for the interior floors, and a balanced snow load of 42psf based on a 60psf ground snow load. All loads and design were based on The 2010 New York State Building Code and ASCE 7‐05. For scenario‐A it was found a square footing of 10’x10’ for interior columns and 7’x7’ for external columns would likely be required. For Scenario‐B it was found a continuous footing of 3’ in width would be satisfactory. Calculations for both scenarios were based on a depth of 5’ for both foundations with assumed cohesionless soils, an effective friction angle of at least 30˚, and effective unit weight of 7
Section 3 ‐ Site Profile Former Columbia Mills Industrial Site Profile 105pcf. Per NYS building code section 1804.2; the maximum allowable foundation pressure for supporting soils at or near the surface shall not exceed 2,000psf for sand and silty sand soils unless data to substantiate the use of higher values is submitted and approved. Our analysis found a higher bearing capacity may be substantiated; however, further testing by a geotechnical engineer would need to be performed. A maximum bearing pressure of 2,000psf was assumed for the purpose of the foundation design. The boring logs depict subsurface conditions for specific locations and dates. The recommendations and observations presented assume that significant variations do not occur at the site. Non‐uniform conditions, however, cannot be ruled out by the methods of investigation performed. 3.6 Site Utilities Existing utility information was obtained through as‐built plans, survey’s and interviews with individual service providers. Based on review of available utility data for the area, there are adequate utilities to serve the potential needs of likely site redevelopment scenarios. Approximate utility locations are shown on Figure 6 in Appendix A and further summarized below. Electric Service 34.5 kVA overhead electrical service is provided to the former Columbia Mills site along the east side of NYS Route 48. Historically, electrical service has been provided by the hydroelectric generation plant located directly across NYS Route 48 from the target site on the Oswego River and produced 8000kw of electricity to the regional grid system. That electricity was then conveyed to the Seneca Hill Substation off of County Route 42 for distribution. Further, immediate access to a 4800 volt dual feed system is available in either single or three phase systems and can be accessed along the north, east, and southern boundaries of the larger Columbia Mills property. Generally, electrical availability and capacity is sufficient for most any type of future redevelopment on not only the initial 7‐acre target site that is the subject of this Site Profile, but also the larger former Columbia Mills industrial property. Gas Service There is a 6” distribution line located along the west side of NYS Route 48 parallel to the target site’s road frontage. Also, there is a 12” high pressure transmission line present on the east side of NYS Route 48. Municipal Water Supply The Onondaga County Water Authority (OCWA) and its wholesaler, the Onondaga County Metropolitan Water Board (MWB), provide water service to the Minetto area. The closest tank operated by OCWA is located on Tug Hill Road in the Town of Oswego, about 5 miles north from the subject property. A 54‐
inch Metropolitan Water Board water transmission line parallels the former Erie Lackawanna railroad tracks to the west of the target site adjacent to the larger Columbia Mills property line. Important to note is that additional abandoned water lines may be present beneath the former structures on the 7‐
8
Section 3 ‐ Site Profile Former Columbia Mills Industrial Site Profile acre target site near the NYS Route 48 roadway. Currently, potable water is supplied directly to the site by a 12‐inch transmission line which conveys water along NY‐48. The OCWA indicates that a 500,000 gallon per day max would likely be available to the site based on current average daily demands for water service in the area. However, if needed and with an appropriate infrastructure investment, a one million gallon per day service levels or potentially higher could be supplied. This is important for the County when considering full buildout of the larger former Columbia Mills industrial site. Municipal Sewer The sanitary sewer system is comprised of 10‐ and 15‐inch trunk lines, a pumping station, a force main, a sewage treatment plant just to the north of the target site and to the south of County Route 42, and an 18‐inch outfall sewer. Stormwater from the site is collected along the roadway collection system, conveyed under NYS Route 48 via culvert structures and discharged into the Oswego River. The Town of Minetto Wastewater Treatment Plant (WWTP) has two tanks, each with a daily capacity of 600,000 gallons. It is currently using one tank and is operating at 25% of its capacity. Telecommunications Overhead cable television and internet lines owned by Time Warner Cable are present on the east side of NYS Route 48 across from the target site. Also, overhead and underground lines owned by Verizon are present for telephone and internet services to the Columbia Mills site. Image 4: Transformer box and electrical meter on site 9
Section 3 ‐ Site Profile Former Columbia Mills Industrial Site Profile 3.7 Zoning and Land Use The site, being located in the Town of Minetto, is subject to local zoning regulations and coverage requirements. Likely due to the former Columbia Mills industrial operation, the site is zoned Industrial (IN). The following uses are identified as permitted uses within the Town’s Industrial District:

Enclosed Manufacturing Industries; Enclosed Warehouse or Wholesale Use; Public Utility; Enclosed Service and Repair; Enclosed Industrial Processes and Services; Machinery and Transportation Equipment, Sales, Service and Repair; Freight or Trucking Terminal; Garage; Gasoline Station, Car Wash; Parking; and Accessory Use. Based on the site already being zoned Industrial (IN), no zone change request applications would be required by the Town of Minetto for future industrial development uses. Furthermore, minimum bulk requirements per the Town’s zoning code are as follows: Lot Area Minimum: Lot Frontage Minimum: Lot Depth Minimum: 10,000 sq. ft. 75 ft. 125 ft. Setback Requirements – Front Yard Minimum: 30 ft. Rear and Side Yard Minimum: 20 ft., or 30 ft. when abutting residential districts Coverage Maximum: Building Height Maximum: 40% Two stories or 45 ft., whichever is less Land use in the vicinity of the site is a mixture of residential, commercial, industrial, civic, and vacant uses. Brookfield Power now operates the hydroelectric dam on the Oswego River just across NY‐48 from the target site. Many of the former factory buildings between NY‐48 and the river are either used as storage space or are vacant. The Minetto Senior Apartments are just south of the subject property. The Minetto Volunteer Fire Department building is adjacent to the southwestern corner of the site and a single family residential property borders the northeastern corner of the site. The north and west boundaries of the 7‐acre target site are buffered by woodlands and ponds stretching west to the 10
Section 3 ‐ Site Profile Former Columbia Mills Industrial Site Profile railroad line and north to the Town of Minetto wastewater treatment facility. Figures 7 and 8 in Appendix A graphically illustrate land use and zoning attributes on and adjacent to the target site. 3.8 Transportation Infrastructure From a transportation perspective, the site is geographically located in the Northeastern United States and within close proximity to Southeastern Canada. A complete transportation network is available including highways, water, rail and air to provide fast and efficient movement of products and raw materials. Summarized below is a cross section of the transportation infrastructure in proximity to the Former Columbia Mills site. These features are also illustrated on Figure 8 in Appendix A. Highway The site is located strategically in close proximity to both County and State highways.

NYS Route 48 runs north‐south along the site’s immediate eastern boundary. NY‐48 connects the Cities of Oswego and Fulton. NYS Route 481 runs parallel to NY‐48 on the east side of the Oswego River and is located approximately one mile to the east of the site. The Minetto Bridge is about .25 miles south of the site and is the only crossing on the Oswego River between the Cities of Oswego and Fulton. Interstate 81 is approximately 23 miles to the east, providing access to northern New York and Canada as well as downstate New York and Pennsylvania. The New York State Thruway (I‐90) is approximately 24 miles to the south, providing access to Syracuse, Rochester, Buffalo, Utica, and Albany. Railroad A rail line runs just to the west of the target site, connecting the City of Oswego with points south and beyond. This line is approximately one half mile away from the target property. Rail spurs into the 7‐acre target site area connected the former Columbia Mills facility with this line in the past. Further site investigation is needed to determine the condition of these sidings. Across the Oswego River, a north‐south rail line extends northward to East Oswego and along the eastern Lake Ontario shoreline from points south. This line is approximately one mile to the east of the target site. Airports The Oswego County Airport is a general aviation facility located approximately 7 miles to the southeast of the site just outside the City of Fulton. Additionally, full commercial flight service is available at Syracuse Hancock International Airport, which is located approximately 31 miles to the south in the Town of Salina just outside the City of Syracuse. 11
Section 3 ‐ Site Profile Former Columbia Mills Industrial Site Profile Water‐based Ports The Port of Oswego is located approximately 5 miles to the north of the site at the outlet of the Oswego River. The Port includes a wharf which is an intermodal facility providing transportation connectivity from water to land via highway and railroad. Additionally, the Oswego River/Oswego Canal is located a few hundred feet from the target site. Lock O5 of the NYS Canal System is also located in Minetto.
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Section 3 ‐ Site Profile Former Columbia Mills Industrial Site Profile 4.0 MARKET ANALYSIS As part of the Former Columbia Mills Site Profile, a preliminary economic and market analysis was conducted to begin assessing viable options for redevelopment of the former industrial site in the Town of Minetto, Oswego County, New York. The analysis included an examination of demographics, local, and regional market data provided by the Bureau of Labor Statistics, a Shift‐Share Analysis, and Esteban‐
Marquillas Extension assessment methods. Economic figures for Oswego County and for the Syracuse MSA were used as proxies for market conditions around the target site. It was determined that the local Minetto economy in the vicinity of the site mirrored that of the County and MSA, albeit at a smaller scale. The market analysis section will first establish existing market conditions using 2011 employment data. It will then apply predictive economic measures to address potential future uses for the site. A list of potential target industrial will be produced, categorized as high‐performing sectors or emerging sectors in the Oswego County and Syracuse MSA region. 4.1 Existing Economic Conditions Oswego County The Port of Oswego and the NYS Canal System helped make Oswego County and the Syracuse MSA hot beds of manufacturing during the 19th and 20th centuries. Today, they continue an economic restructuring away from heavy reliance on the manufacturing sector. In 2001, manufacturing and retail trade employed the most people in Oswego County. However, with the closing or cutting of work forces of several large manufacturing facilities in Oswego County between 2001 and 2011, employment in manufacturing declined by over 35 percent, on par with New York State trends. The health care, accommodation and food service, and administrative and waste sectors each experienced moderate increases in employment over the 10‐year period. By 2011, health care had overtaken manufacturing and retail as the largest employment sector in the county. 13
Section 4 – Market Analysis
Former Columbia Mills Industrial Site Profile Table 2: Oswego County Employment Trends 2001‐2011 Other services, except public …
Arts, entertainment, and recreation
Finance and insurance
Transportation and warehousing
Educational services
2011
Management of companies and …
2001
Retail trade
Manufacturing
Utilities
Agriculture, forestry, fishing and hunting
Industry
0
1000 2000 3000 4000 5000 6000
Source: Bureau of Labor Statistics Syracuse MSA The Syracuse MSA, which includes Onondaga, Madison, and Oswego Counties, continued similar employment reductions in manufacturing industries between 2001 and 2011. The MSA lost 35% of its manufacturing jobs over the 10‐year period. While this mirrored trends statewide, the Syracuse utilities industry lost employment at nearly 3 times the NYS average rate and losses in the information sector doubled the state. Accommodation and food service and arts and entertainment were among industries to fair well over the first decade of the 21st century. Health care and social assistance was the sector of largest employment in 2011. 14
Former Columbia Mills Industrial Site Profile Table 3: Syracuse MSA Employment 2001‐2011 Unclassified
Other services, except public administration
Accommodation and food services
Arts, entertainment, and recreation
Real estate and rental and leasing
Finance and insurance
Information
Transportation and warehousing
Health care and social assistance
Educational services
Administrative and waste services
Management of companies and enterprises
Professional and technical services
Retail trade
Wholesale trade
Manufacturing
Construction
Utilities
Mining, quarrying, and oil and gas extraction
Agriculture, forestry, fishing and hunting
2011
2001
0
10000
20000
30000
40000
Source: Bureau of Labor Statistics The restructuring of the regional economy has precipitated this analysis. Minetto was once a factory town on the banks of the Oswego River, utilizing low‐cost electricity via a hydro‐electric power dam, which is directly adjacent to the former Columbia Mills site. When the factory ceased operations in the 1970s, industry has struggled to fill the void left behind. With extensive environmental cleanup and land clearance, the former Columbia Mills site is poised to rejoin the real estate market. Location Quotient Location quotients reveal which industries have a particularly high level of employment relative to the size of the local economy. Using New York State as a basis, the location quotient measured employment share for industries in Oswego County and the Syracuse MSA using Bureau of Labor Statistics data. While not an indicator of future job growth in itself, the location quotient helps to establish which local industries employ more or less people than would be expected when compared to a benchmark economy; in this case, the New York State economy. Industries with a location quotient greater than one have a larger employment share than would be expected based on state levels while those lower than one indicate less employment than would be expected. 15
Former Columbia Mills Industrial Site Profile Table 4: Location Quotient by Local Industries Industry
NAICS
NAICS
NAICS
NAICS
NAICS
NAICS
NAICS
NAICS
NAICS
NAICS
NAICS
NAICS
NAICS
NAICS
NAICS
NAICS
NAICS
NAICS
NAICS
NAICS
Oswego County, New York
%
2001
2011
Change
ND
3.13
ND
2.4
3.75%
14.93
15.49
0.93%
1.08
1.09
7.53%
1.86
2
0.38
0.42
10.53%
7.25%
1.38
1.48
0.7
0.43 -38.57%
0.46
0.22 -52.17%
0.32
0.37
15.63%
0.31
0.27 -12.90%
ND
0.37
ND
0.07
0.52
0.66
26.92%
0.19
0.08 -57.89%
0.95
8.42%
1.03
0.69
0.62 -10.14%
-4.24%
1.65
1.58
-1.90%
1.05
1.03
0.7
0.73
4.29%
11 Agriculture, forestry, fishing and hunting
21 Mining, quarrying, and oil and gas extraction
22 Utilities
23 Construction
31-33 Manufacturing
42 Wholesale trade
44-45 Retail trade
48-49 Transportation and warehousing
51 Information
52 Finance and insurance
53 Real estate and rental and leasing
54 Professional and technical services
55 Management of companies and enterprises
56 Administrative and waste services
61 Educational services
62 Health care and social assistance
71 Arts, entertainment, and recreation
72 Accommodation and food services
81 Other services, except public administration
99 Unclassified
Note: Green cells indicate high local employment shares. Syracuse, NY MSA
%
2001
2011 Change
ND
ND
ND
ND
3.47
2.79 -19.60%
3.88%
1.03
1.07
5.62%
1.6
1.69
7.83%
1.15
1.24
-1.72%
1.16
1.14
9.35%
1.07
1.17
0.67
0.54 -19.40%
0.68
0.76
11.76%
0.57
0.6
5.26%
ND
0.75
ND
ND
ND
ND
ND
1.04
ND
0.89
0.71
0.83
16.90%
-5.17%
1.16
1.1
0.99
0.89 -10.10%
0.33
0.37
12.12%
Source: Bureau of Labor Statistics Both the County and MSA maintain high location quotients in manufacturing even as the sector continues to decline. This will likely result in continued job losses in that sector. Utilities, accommodation and food services, and retail trade hold high employment shares in Oswego County. This may be due to the prevalence of the nuclear energy industry in the region. The Syracuse MSA also has high location quotients in utilities and in wholesale trade and transportation and warehousing as well. Low location quotients in fields such as finance and insurance and professional and technical services within both areas suggest that employment in these sectors is below what would be expected. The education sector in Oswego County and the health care sector in Syracuse each have curiously low location quotients as well. As a result, such industries could be under‐serving local demand and may be poised for emergence as growth industries. 16
Former Columbia Mills Industrial Site Profile 4.2 Cluster Analysis Beginning with these employment figures and location quotients, more advanced measurements for predicting future sector behavior were determined for Oswego County and the Syracuse MSA. The Shift‐Share Analysis and Esteban‐Marquillas Extension methods were utilized to develop locally‐relevant industrial cluster analysis. This analysis can be used to help guide policy intervention from the municipal level, but also can be used to assess which industries the study area should target in implementing revitalization plans. In Oswego County, economic mainstays manufacturing and retail have been relegated to “transforming” sectors, needing to reorient or restructure themselves in order to be more competitive in the regional and statewide economy. The County holds a critical industry as a “star” sector. Health care and social assistance is the sole industry functioning at an optimal level in the local economy as a highly competitive industry with high local concentration compared to the state average. As a nationally growing industry, it figures to continue this growth as the baby‐boomer generation ages and increases demand on such services. The current strength in this sector positions the MSA to take further advantage of growth in the health care industry. Wholesale trade, finance and insurance, and administrative and waste services are categorized as “emerging” sectors that are operating competitively but are low in local concentration. These industries may increase in importance in the future in terms of local employment. Table 5: Oswego County Industrial Cluster Analysis Not Competitive
High Local Concentration •
•
•
•
•
•
Low Local Concentration •
•
•
•
Transforming Sectors Manufacturing Retail Trade Utilities Accommodation and Food Services Construction Transportation and Warehousing Declining Sectors Real Estate, Rental, and Leasing Information Arts and Entertainment Education Services 17
Competitive •
“Star” Sectors Health Care and Social Assistance •
•
•
Emerging Sectors Wholesale Trade Finance and Insurance Administrative and Waste Services Former Columbia Mills Industrial Site Profile Syracuse’s geographic position at the crossroads of Interstates 90 and 81 and in the center of New York State is reflected in its “star” sectors of wholesale trade and transportation and warehousing. Manufacturing and retail trade maintain their places as locally concentrated industries despite significant job loss over the past decade. While data availability prevents health care from appearing on this table, it now is the sector of greatest employment in Syracuse. Finance and insurance and arts, entertainment, and recreation are emerging industries in the area with concentration below what would be expected when compared to the state benchmark. In addition to manufacturing and retail trade, industries like utilities, construction, and accommodation and food services are transforming industries existing in high local concentration but lacking in statewide competitiveness. Table 6: Syracuse MSA Industrial Cluster Analysis Not Competitive
High Local Concentration Low Local Concentration •
•
•
•
•
•
•
•
Transforming Sectors Utilities Retail Trade Manufacturing Construction Accommodation and Food Services Declining Sectors Information Real Estate, Rental, and Leasing Other services, except public admin. Competitive
•
•
“Star” Sectors Wholesale Trade Transportation and Warehousing •
•
Emerging Sectors Finance and insurance Arts, Entertainment, and Recreation 4.3 Potential Policy Implications These findings can have a variety of impacts on local policy making. It is important for local policy makers to focus their efforts on industries that show growth potential but are not yet saturated locally. Referring to the cluster analysis charts, focus should be placed on “emerging sectors.” Industries that are already competitive and highly concentrated locally are functioning well and may not require any policy intervention. “Transforming sectors” are no longer competitive but remain highly concentrated, potentially requiring policy interventions to assist these stalwart industries in rejuvenating their business cycle locally. Declining sectors lack local concentration but also lack competitiveness. This may question the sustainability of these industries and the sustainability of any local policy intervention. Should intervention be deemed appropriate by the Town, County, or Central New York Regional Economic Development Council, strategies to augment the performance of target industries include: 18
Former Columbia Mills Industrial Site Profile 1) Build specialized infrastructure (transportation, telecommunications, regulatory environments, etc.); 2) Fill missing links in supply chains with targeted firm attraction; 3) Increase workforce skills and training to prepare for industries that are likely to grow; and, 4) Engage in a cluster marketing program. Initiatives to redevelop the former Columbia Mills Industrial site in Minetto must be cognizant of potential policy interventions. Such efforts should also exert energy to influence policy changes so that they are advantageous to development of the site. Generally, emerging sectors or transforming sectors that are likely to be targeted with public policy intervention include manufacturing, retail trade, utilities, construction, accommodation and food services, and finance and insurance in both Oswego County and in the Syracuse MSA. Additionally, transportation and warehousing is classified as transforming while wholesale trade and administrative and waste services are listed as emerging in the County. Also, the arts, entertainment, and recreation sector is categorized as emerging in the Syracuse MSA. 4.4 Organizational Stakeholders As marketing for redevelopment of the site continues, the input of potentially significant stakeholders should be solicited in an effort to engage the community, promote redevelopment through such organizations, and ultimately to ensure the long term viability of the site. They are as follows: ‐
‐
‐
‐
‐
‐
‐
‐
4.5 Town of Minetto Minetto Fire Department National Grid NYS Canal Corporation Minetto Midway Drive‐In Minetto Senior Apartments SUNY Oswego Greater Oswego‐Fulton Chamber of Commerce Potential Target Industries Armed with knowledge of regional industrial trends and potential policy interventions, more precise data allows target industries to be uncovered. Using Bureau of Labor Statistics data, this time at a more precise subsector level, high‐performing sectors that may seek expansion at the target site were identified. Subsequently, attention was given to “emerging” sectors, industries that hold comparative advantage and lack expected local concentration. These industries are also identified and provide opportunities for Oswego to anticipate market trends. Examining further, acknowledgement was given to the site’s rural environment for both high‐performing and emerging industry analysis in order to remove industries that are commonly urban in nature. 19
Former Columbia Mills Industrial Site Profile The resulting list of potential target industries for the former Columbia Mills Site, that are performing at optimum levels in the region, is as follows: (NOTE: industry descriptions are as described by the 2012 NAICS Definitions of the US Census Bureau) Health Care and Social Assistance This sector is among the high‐performing industries in Oswego County and is among the leading employers in the Syracuse MSA. The site is located adjacent to the Minetto Senior Apartments and within one mile of the Manor at Seneca Hill.

Ambulatory Health Care Sector ‐ Provide health care services directly or indirectly to ambulatory patients and do not usually provide inpatient services. Health practitioners in this subsector provide outpatient services, with the facilities and equipment not usually being the most significant part of the production process. Hospitals – Provide medical, diagnostic, and treatment services that include physician, nursing, and other health services to inpatients and the specialized accommodation services required by inpatients. Hospitals may also provide outpatient services as a secondary activity. Nursing and Residential Care Facilities – Provide residential care combined with either nursing, supervisory, or other types of care as required by the residents. In this subsector, the facilities are a significant part of the production process and the care provided is a mix of health and social services with the health services being largely some level of nursing services. Social Assistance ‐ Provide a wide variety of social assistance services directly to their clients including services for the disabled, meal delivery programs, food banks, community meals, emergency and transitional housing, vocational rehabilitation, and child day care. These services do not include residential or accommodation services, except on a short stay basis. Merchant Wholesales for Nondurable Goods

Nondurable goods are items generally with a normal life expectancy of less than three years. Nondurable goods merchant wholesale trade establishments are engaged in wholesaling products, such as paper and paper products, chemicals and chemical products, drugs, textiles and textile products, apparel, footwear, groceries, farm products, petroleum and petroleum products, alcoholic beverages, books, magazines, newspapers, flowers and nursery stock, and tobacco products. 20
Former Columbia Mills Industrial Site Profile The resulting list of potential target industries for the former Columbia Mills Site, that are emerging sectors in the region, is as follows: Administrative and Support Services

The processes employed in this sector (e.g., general management, personnel administration, clerical activities, cleaning activities) are often integral parts of the activities of establishments found in all sectors of the economy. The establishments classified in this subsector have specialization in one or more of these activities and can, therefore, provide services to clients in a variety of industries and, in some cases, to households. Many of the activities performed in this subsector are ongoing routine support functions that all businesses and organizations must do and that they have traditionally done for themselves. Recent trends, however, are to contract or purchase such services from businesses that specialize in such activities and can, therefore, provide the services more efficiently. Real Estate

Industries in the Real Estate subsector group establishments that are primarily engaged in: o Renting or leasing real estate to others; o Managing real estate for others; o Selling, buying, or renting real estate for others; and o Providing other real estate related services, such as appraisal services. This subsector includes equity Real Estate Investment Trusts (REITs) that are primarily engaged in leasing buildings, dwellings, or other real estate property to others. Credit Intermediation
Industries in the Credit Intermediation and Related Activities subsector group establishments that: o Lend funds raised from depositors; o Lend funds raised from credit market borrowing; o Facilitate the lending of funds or issuance of credit by engaging in such activities as mortgage and loan brokerage, clearinghouse and reserve services, and check cashing services. 21
Former Columbia Mills Industrial Site Profile Heavy and Civil Engineering Construction

The Heavy and Civil Engineering Construction subsector comprises establishments whose primary activity is the construction of entire engineering projects (e.g., highways and dams), and specialty trade contractors, whose primary activity is the production of a specific component for such projects. Specialty trade contractors in Heavy and Civil Engineering Construction generally are performing activities that are specific to heavy and civil engineering construction projects and are not normally performed on buildings. The work performed may include new work, additions, alterations, or maintenance and repairs. Specialty trade activities are classified in this subsector if the skills and equipment present are specific to heavy or civil engineering construction projects. For example, specialized equipment is needed to paint lines on highways. This equipment is not normally used in building applications so the activity is classified in this subsector. Construction projects involving water resources (e.g., dredging and land drainage) and projects involving open space improvement (e.g., parks and trails) are included in this subsector. Establishments whose primary activity is the subdivision of land into individual building lots usually perform various additional site‐improvement activities (e.g., road building and utility line installation) and are included in this subsector. Chemical Manufacturing
The Chemical Manufacturing subsector is based on the transformation of organic and inorganic raw materials by a chemical process and the formulation of products. This industry group comprises establishments primarily engaged in manufacturing chemicals using basic processes, such as thermal cracking and distillation. Other subgroups include: o Resin, synthetic rubber, and artificial synthetic fibers and filaments manufacturing; o Pesticide, fertilizer, and other agricultural chemical manufacturing; o Pharmaceutical and medicine manufacturing; o Paint, coating, and adhesive manufacturing; o Soap, cleaning compound, and toilet preparation manufacturing; and o Other chemical product and preparation manufacturing. Amusements, Gambling, and Recreation
Operate facilities where patrons can primarily engage in sports, recreation, amusement, or gambling activities; and/or 22
Former Columbia Mills Industrial Site Profile
Provide other amusement and recreation services, such as supplying and servicing amusement devices in places of business operated by others; operating sports teams, clubs, or leagues engaged in playing games for recreational purposes; and guiding tours without using transportation equipment. 23
Former Columbia Mills Industrial Site Profile 5.0 SUMMARY OF DEVELOPMENT ASSETS AND LIMITATIONS The target site on a portion of the former Columbia Mills property as outlined in this report has several development assets that would benefit a potential purchaser of the property for industrial or commercial use. Site Development Assets

At approximately 7 acres, the site has sufficient buildable area to accommodate a moderately sized industrial and/or commercial development operation including associated parking, on‐site stormwater systems, setbacks, landscaping and amenities. Due to the abundance of vacant land on the remaining 80+/‐ acres of the former Columbia Mills site, future businesses on the site would have an opportunity for expansion within close proximity of the target site. Despite having generally non‐compatible residential land uses immediately to the southwest and north of the target site, there exists an abundance of woodland areas within and surrounding the site that could provide a natural buffer between future developments on the site and neighboring property. The vast majority of the site is generally flat with gentle slopes throughout. Natural drainage patterns gently slope towards the wetlands adjacent to the target site. With proper stormwater management design, the location of the wetlands will aid future development and the collection, filtration, conveyance, and discharge of future stormwater systems. All requisite utilities and associated flow capacities needed to accommodate a light to moderate industrial operation on the site are present either right up to the site or within close proximity. Connecting to existing utilities would be a nominal cost for future construction. The site is currently zoned Industrial. As such, no zone changes or variances would be required for future industrial or commercial development on the site. The site is fully equipped with access to all major transportation modes, including water, rail, air, and highway. 24
Section 5 – Summary of Development Assets and Limitations
Former Columbia Mills Industrial Site Profile Site Development Limitations

Underground water lines that remain from the former Columbia Mills factory buildings may still exist, however the presence of these lines will not necessarily inhibit potential future development. If anything, future builders will need to be mindful of their locations. A Phase II ESA conducted by ENSR in 2006 identified low‐level metal and SVOC exceedances in soil and groundwater in the southeastern corner of the target site near NY Route 48. The remainder of the target site was not evaluated as part of that investigation. As a result, and despite our belief that gross contamination is not present on the remainder of the target site, a Phase II investigation should be conducted to confirm our findings and opinions in this regard. Although a very minor development limitation, it should be noted that according to NYSDEC, a portion of the site is subject to deed restriction prohibiting soil and groundwater use at the property, due to the former Columbia Mills Company’s status as a closed inactive hazardous waste site. From information provided by NYSDEC, the portion of the property under deed restriction appears to be less than 0.1 acres and is restricted to the footprint of former Building 15, which was located along the northern boundary of the site. This deed restriction is not expected to impact the proposed redevelopment of the site but will require coordination with NYSDEC to ensure that site soils and groundwater are handled in accordance with NYSDEC requirements during construction and long‐term operation of the site. To conclude, this Comprehensive Site Profile finds that the target site has several assets that benefit a potential buyer or developer with little development limitations at this time. Strategic highway access, an abundance of road frontage, existing utilities, and sufficient buildable space on site allow for a flexible approach to future development scenarios that best fit with the intent of the Town of Minetto, Oswego County and the surrounding area. 25
Section 5 – Summary of Development Assets and Limitations
APPENDIX A Map Figures Appendix A – Map Figures
Oswego County
Regional Location Map
New York
Former Columbia Mills
Target Site Location
µ
Date
March 2013
Scale
As Shown
Figure Number
1
File Number
556.008
Legend
Target Site
0
Data Sources: Basemap - USGS Topographic Quad (Oswego East)
1.5
3
Miles
This map is to be used for
reference purposes only.
Bartonand Loguidice P.C.
is not responsible or liable
for any inaccuracies
herein contained.
n
Tow
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Electric Panel
Box
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Brookfield Power
Hydroelectric Dam
48
Drain (septic?)
Former Columbia Mills
Factory Structure
Minetto Senior
Housing
Oswego County
Drain (septic?)
Site Map
New York
Concrete Piles
from Prior
Demolition
µ
Date
March 2013
Scale
As Shown
Legend
Figure Number
Target Site
File Number
556.008
Tax Parcel Boundary
Municipal Boundary
Data Sources: Basemap - ESRI Map Service;
Tax Parcel Boundary - Oswego County;
Topography - LiDAR
2
0
50
100
Feet
herein contained.
310'
9'
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Site Topography
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Topography, Slope - Derived From LiDAR Data
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tto
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a
Town of Scrib
olney
Town of V
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ANDRE S
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48
Environmental Features
57
TE
RO U
Oswego County
NT Y
New York
C OU
µ
BARRETT DR
Date
March 2013
Scale
SC HUYLER ST
Legend
100-yr Floodplain
Target Site
Tax Parcel Boundary
Wetlands - NWI, NYSDEC; Flood Zones Oswego County
Figure Number
CHASE DR
Federal Wetlands
As Shown
4
File Number
556.008
COUNTY RO UTE 24
MIN
ET
TO
ID
BR
0
GE
RD
50 100
Feet
herein contained.
n
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IrB
IsC
tto
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TE
STA
R OU
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B1
!
?
B4
!
?
C.F.
B2
!
?
Soil Classifications
RaB
C.F.
IrB - Ira gravelly fine sandy loam, 3 to 8 percent slopes
w
µ
B3
!
?
IsC - Ira-Sodus gravelly fine sandy loams, rolling
Date
March 2013
RaB - Raynham silt loam, 0 to 6 percent slopes
Scale
As Shown
W - Water
!
?
Figure Number
Boring Locations
Target Site
556.008
Municipal
Boundary
IsC
BARRETT DR
5
File Number
Tax Parcel Boundary
Soils - NRCS
Oswego County
w
Soil Classifications
New York
48
w
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100
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herein contained.
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Tow
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Tow
10" Sewer Line
12" Water Line
Oswego County
15" Sewer Line
Existing Utility Infrastructure
12" High Pressure
Gas Transmission Line
6" Gas Distribution
Line
New York
Overhead Electric &
Telecommunications
µ
Utility Infrastructure
BARRETT DR
Gas
Date
March 2013
OH Electric / Telecommunications
Scale
As Shown
Sewer
Figure Number
Water
Target Site
Tax Parcel Boundary
File Number
556.008
SC HUYLER ST
Municipal Boundary
Gas & Electric (approx.) - National Grid
6
0
100
200
Feet
herein contained.
MER
ID A N
AVE
A ND
COUNTY RO UTE 42
RES
DR
a
Tow n of Scrib
lney
Town of Vo
Tow
no
fM
ine
tt o
EST
UN
TY
RO
57
CHASE DR
UTE
UT
E4
RD
RO
COUNTY RO UTE 24
8
N
E
AT
ST
W O RD E
SCHUYLER ST
E
M IN
O
TT
B
G
RID
D
ER
µ
Industrial
Tax Parcel Boundary
As Shown
Figure Number
MEEKER AVE
E
Land Use - Oswego County Real Property
Scale
V
FULTON A
Target Site
March 2013
COUNT Y R
OUTE 8
CM Commercial
VE
E ST
AG Agricultural
Date
O KSIDE
BRO
A
IR
EM P
R20 Residential
COUNTY ROUTE 31
Zoning Classifications
R10 Residential
Zoning Classifications
CO
BARRETT DR
DR
5
RO UTE 4
Oswego County
L CR
New York
HIL
C OU N T Y
7
File Number
556.008
0 100 200
400
Feet
herein contained.
R
D
E
DR
AN
S
a
Town of Scrib
ne
ol y
Town of V
n
Tow
of M
C OU
New York
tto
ine
Oswego County
57
TE
RO U
5
RO UTE 4
Land Use
NT Y
C OU N T Y
BARR ETT DR
Land Use
Vacant
UT
COUNTY RO UTE 24
OB
TT
G
RID
ER
µ
D
Date
March 2013
Scale
E4
As Shown
8
Community Services
E
MIN
RO
Commercial
E
AT
ST
Residential
SCHUYLER ST
CHASE DR
Agricultural
Figure Number
Public Services
Parks & Forested Lands
File Number
556.008
Target Site
ST
Land Use - Oswego County Real Property
IRE
EM P
Tax Parcel Boundary
8
0
100
200
400
Feet
herein contained.
13
¬
«
28
"
)
¬
«
104B
¬
«
104
"
)4
¬
«3
¬
«
69A
Site Location
34
¬
«
49
¬
«
"
)3
34
"
)
¬
«
176
¬
«
481
µ
¬
«
264
34
¬
«
Legend
Date
March 2013
Scale
As Shown
Columbia Mills Industrial Site
Railroad
Road Classification
Figure Number
57
"
)
9
File Number
State Route
556.008
County Route
Local
Data Sources: Basemap - ESRI Map Service (Bing Maps);
Roads - USDOT
New York
176
Oswego County
"
)
48
¬
«
Transportation Infrastructure
69
¬
«
0 0.5 1
2
Miles
herein contained.
APPENDIX B Concept Development Scenarios Appendix B – Concept Development Scenarios
w
FUTURE ACCES TO SITE
EXPANSION AREAS
*4
‘,
t
4
nb
S
7”
V4
POTENTIAL EXPANSION EA FOR FrUAE
OFFICE SPACE, PARKIIS. ETC.
-
30’ PROPERTY SETBACK
ADJACENT TO RESIDENTIAL
PROPERTIES
-•1
I.
/t
SHARED PRIMARY
ENjANCE WITH
EXISTINGSENIqR
APARTMENT FACILITY
-I
n
a
DEVELOPMENT SCENARIO A
-
rtOr)
OgUuli(e, PC.
‘E,o,,,,ernol$dr,,tI,ts
PIwfS
‘Lw,dcopeA,ch,cea,
a
Operaon Oswego County
20,000 SF TWO-STORY
GENERAL OFFICE / HEALTH FACILITY
FORMER COLUMBIA MILLS SITE
MINETTO, NEW YORK
SITE DATA
Lot Size: 7+!- Acres
Building Size: 20,000 sf (2-story)
Building Coverage: Approx. 5%
Front Setbacks: 30’
Side Yard Setbacks: 30’
Rear Yard Setbacks: 30’
1408111
40
40’
80’
4
FUTURE ACCES TO SITE
EXPANSION AREAS
4,. tt’
30’ PROPERTY SETBACK
ADJACENT TO RESIDENTIAL
PROPERTIES
F,
t_.
r
•1’’
‘•
20’ REAR SETBACK
—
a
%
•‘rc!___”
.1• I
r4
.
•h.
“
-—‘-I—.
r
,1
...
I
-.
—I
MINETTO SENIOR,S.
APARTMEITS —
.3
7r
\\
1’.
i-
jc
DEVELOPMENT SCENARIO
at-ton
oguidice, PC.
Eoq’n,,rs - E
to
‘riot Scon,o,, - Flo,,oo, -L,td,c,,,MffiaIs
a
Operation Oswego County
-
B
20,000 SF TWO-STORY GENERAL OFFICE! HEALTH FACILITY
30,000 SF TWO-STORY APARTMENT COMPLEX
d#S’Ik
S’.I,g
Is
0
C.’,I’v.
NY
FORMER COLUMBIA MILLS SITE
MINETTO, NEW YORK
Iij
t
‘
SITE DATA
Lot Size:
7+?- Acres
Building Size: 50,000 sf Total (2-story)
Building Coverage: Approx. 28%
Front Setbacks: 30’
Side Yard Setbacks: 30’
Rear Yard Setbacks: 20
40’
0
40’
80’
APPENDIX C Boring Test Data Appendix C – Boring Test Data
Client
BARTON & LOGUIDICE
Boring No.
B1
Project No.
Project
LYON DRILLING CO.
FORMER COLUMBIA
MILLS
MINETTO, NY
Driller
Boring Location
Drill Rig
Casing
CME 55
3 1/4" HOLLOW STEM AUGERS
140
AS STAKED BY CLIENT
Ground Water Observations
in.
Soil Sampler 2" SPLIT SPOON
Sample Hammer: Wt.
30
lb. Fall
1
Surface Elevation
lb. Fall
Casing Hammer: Wt.
of
Date Started
Date Completed
BORING LOG
Location RT 48
1
01/22/13
01/22/13
HARRY LYON
Sheet
in.
Rock Sampler:
Date
Time
Casing at
Hole at
Water at
01/22/13
01/22/13
1:15 PM
1:30 PM
7.5
OUT
8.1
6.3
DRY
DRY
Other:
From
(Ft)
To
(Ft)
Sample Type
5
Sample Number
Depth
SOIL
1
0.0
2.0
S
2
2.0
4.0
3
4.0
4
5
Sample
Depth
Blows on Sampler
0'/0.5'
0.5'/1.0' 1.0'/1.5'
N
1.5'/2.0'
Rock
Recovery
Ft.
%
7
14
10
7
24
S
5
5
2
2
7
6.0
S
2
1
9
28
10
6.0
7.3
S
25
40
50/.3
8.0
8.1
S 50/.1
RQD
10
15
Sample Recovery
COLD SNOW
Weather Conditions:
MATERIAL DESCRIPTION
1.0 MOIST BROWN FINE TO COARSE SAND AND FINE
GRAVEL WITH COBBLES (FILL)
1.1 MOIST BROWN FINE TO MEDIUM SAND TRACE
COAL (FILL)
1.3
MOIST BROWN COMPACT FINE SAND. LITTLE
1.2 MEDIUM TO COARSE SAND. TRACE FINE GRAVEL
POSSIBLE WEATHERED BEDROCK
0.0
BORING TERMINATED AT 8.0'
REMARKS
Depth of
Change
2.0
5.5
7.2
1/24/2013
BORING RELOCATED 8'
WEST
REFUSAL ENCOUNTERED
AT 7.6'
BORING RELOCATION
3.0' EAST
REFUSAL AT 6.2'
20
25
30
35
40
45
50
7426 SHACKHAM ROAD TULLY, N.Y.
PHONE (607)842-6580
Client
BARTON & LOGUIDICE
Boring No.
B2
Project No.
Project
LYON DRILLING CO.
FORMER COLUMBIA
MILLS
1
of
Date Started
Date Completed
BORING LOG
Location RT 48
1
01/24/13
01/24/13
HARRY LYON
Sheet
MINETTO, NY
Driller
Boring Location
Drill Rig
Casing
CME 55
Surface Elevation
lb. Fall
Casing Hammer: Wt.
in.
140
Sample Hammer: Wt.
30
lb. Fall
in.
Rock Sampler:
Date
Time
Casing at
Hole at
Water at
01/24/13
01/24/13
2:30 PM
3:05 PM
13.5
OUT
14.8
12.4
12.8
11.9
Other:
From
(Ft)
To
(Ft)
Sample Type
1
0.0
2.0
S
2
2.0
4.0
S
3
4.0
4.4
S 50/.4
4
6.0
8.0
S
15
6
5
5
11
0.8
5
8.0
10.0
S
2
2
8
11
10
6
10.0
S
8
9
50/.4
7
12.0
S
12
11
36
15 8
14.0
11.4
11.4
13.7
13.7
14.3
0.9 ROTTEN WOOD, TRACE BRICK
MOIST BROWN COARSE TO FINE SAND AND FINE
0.9 GRAVEL. TRACE ROOTS. TRACE COAL
BECOMING WET
1.0
WET RED BROWN FINE TO COARSE SAND
0.3 MOIST RED BROWN LAMINATED POSSIBLE
SANDSTONE
Depth
Sample Number
SOIL
Sample Recovery
COLD SNOW
Weather Conditions:
5
Sample
Depth
Blows on Sampler
0'/0.5'
0.5'/1.0' 1.0'/1.5'
N
1.5'/2.0'
Rock
Recovery
Ft.
%
4
12
17
18
29
9
14
14
15
28
RQD
10
50/.2
S 50/.3
47
1.0 TOPSOIL
MOIST RED BROWN COARSE TO FINE SAND AND
1.3 FINE GRAVEL WITH OCCASIONAL COBBLES
(FILL)
0.0
REMARKS
Depth of
Change
2.0
BOULDER 4'-5.1'
9.0
9.5
10.5
12.0
13.5
AUGER REFUSAL AT 14.8'
20
25
30
35
40
45
50
PHONE (607)842-6580
Client
BARTON & LOGUIDICE
Boring No.
B3
Project No.
Project
LYON DRILLING CO.
FORMER COLUMBIA
MILLS
MINETTO, NY
Drill Rig
Driller
CME 55
Surface Elevation
lb. Fall
Casing Hammer: Wt.
in.
140
Sample Hammer: Wt.
30
lb. Fall
in.
Rock Sampler:
Other:
From
(Ft)
To
(Ft)
Sample Type
1
0.0
2.0
S
2
2.0
4.0
S
3
4.0
4.4
S 50/.4
4
6.0
8.0
S
Blows on Sampler
0'/0.5'
0.5'/1.0' 1.0'/1.5'
N
1.5'/2.0'
Rock
Recovery
Ft.
%
36
36
20
30
56
4
8
6
5
14
4
RQD
Sample Recovery
Sample Number
Depth
SOIL
5
Date
Time
Casing at
Hole at
Water at
01/23/13
01/23/13
01/23/13
10:00 AM
11:15 AM
12:30 PM
7.5
17.5
OUT
10.0
18.1
8.5
7.6
9.2
6.3
COLD SNOW
Weather Conditions:
Sample
Depth
1
AS STAKED, BY CLIENT
Boring Location
Casing
of
Date Started
Date Completed
BORING LOG
Location RT 48
1
01/23/13
01/23/13
HARRY LYON
Sheet
REMARKS
Depth of
Change
1.3 MOIST BROWN COARSE TO FINE SAND. SOME
FINE GRAVEL WITH BRICKS & COBBLES (FILL)
1.0
0.3
8
12
4
20
8.0
1.0
SATURATED BROWN POSSIBLE FINE SAND.
0.0 TRACE BRICK (FILL)
SATURATED RED BROWN FINE SAND
0.4 SOME MEDIUM TO COARSE SAND
LITTLE FINE GRAVEL WITH OCCASIONAL
0.9 COBBLES
5
8.0
10.0
S
1
1
1
1
2
6
10.0
12.0
S
9
10
12
10
22
7
12.0
14.0
S
10
11
10
10
21
15 8
14.0
16.0
S
8
11
35
14
46
9
16.0
16.4
S 50/.4
0.3
10 18.0
18.1
S 50/.1
0.1 SATURATED GRAY POSSIBLE SANDSTONE
10
10.0
AUGERS HARD AT 16'
17.1
20
25
30
35
40
45
50
PHONE (607)842-6580
Client
BARTON & LOGUIDICE
Boring No.
B4
Project No.
Project
LYON DRILLING CO.
FORMER COLUMBIA
MILLS
MINETTO, NY
Driller
Boring Location
Drill Rig
Casing
CME 55
140
30
lb. Fall
in.
Rock Sampler:
Other:
From
(Ft)
To
(Ft)
Sample Type
1
0.0
2.0
S
2
2.0
4.0
3
4.0
4
Blows on Sampler
0'/0.5'
0.5'/1.0' 1.0'/1.5'
N
1.5'/2.0'
Rock
Recovery
Ft.
%
14
6
1
1
1
S
1
1
1
1
2
6.0
S
1
7
5
3
12
6.0
8.0
S
2
3
2
2
5
5
8.0
9.4
S
7
5
50/.4
6
10.0
12.0
S
12
8
5
4
13
7
12.0
14.0
S
7
12
12
33
24
15 8
14.0
16.0
S
6
8
9
9
17
9
16.0
18.0
S
9
11
14
33
25
10 18.0
18.2
S 50/.2
RQD
10
Sample Recovery
Sample Number
Depth
SOIL
5
Date
Time
Casing at
Hole at
Water at
01/22/13
01/23/13
01/24/13
3:15 PM
4:45 PM
8:00 AM
5.5
19.0
OUT
8.0
19.5
9.4
6.5
6.1
4.5
COLD SNOW
Weather Conditions:
Sample
Depth
AS STAKED, BY CLIENT
in.
Sample Hammer: Wt.
1
Surface Elevation
lb. Fall
Casing Hammer: Wt.
of
Date Started
Date Completed
BORING LOG
Location RT 48
1
01/22/13
01/24/13
HARRY LYON
Sheet
1.0 MOIST BROWN COARSE TO FINE SAND AND
FINE GRAVEL
1.2 MOIST BROWN FINE SAND
MOIST BROWN FINE SAND. TRACE SILT
1.3
SATURATED BROWN FINE SAND
1.3
WET BROWN SILT. LITTLE FINE SAND
1.0 TRACE CLAY
WET BROWN FINE TO COARSE SAND
1.0 LITTLE FINE GRAVEL. TRACE SILT WITH
OCCASIONAL COBBLES
1.0
SATURATED BROWN FINE TO COARSE SAND
1.0 LITTLE FINE GRAVEL. TRACE SILT
REMARKS
Depth of
Change
0.8
4.5
6.0
7.0
9.2
13.5
17.0
20
0.9 SATURATED BROWN COMPACT FINE TO
MEDIUM SAND
0.1 SATURATED RED BROWN LAMINATED
POSSIBLE SANDSTONE
17.7
25
30
35
40
45
50
PHONE (607)842-6580
APPENDIX D Supporting Documentation Appendix D – Supporting Documentation
Former Columbia Mills Site Profile
Regional Employment Trends by Industry
Industry
Base Industry: Total, all industries
NAICS 11 Agriculture, forestry, fishing and hunting
NAICS 21 Mining, quarrying, and oil and gas extraction
NAICS 22 Utilities
NAICS 23 Construction
NAICS 31-33 Manufacturing
NAICS 42 Wholesale trade
NAICS 44-45 Retail trade
NAICS 54 Professional and technical services
NAICS 55 Management of companies and enterprises
NAICS 56 Administrative and waste services
NAICS 61 Educational services
NAICS 62 Health care and social assistance
NAICS 48-49 Transportation and warehousing
NAICS 51 Information
NAICS 52 Finance and insurance
NAICS 53 Real estate and rental and leasing
NAICS 71 Arts, entertainment, and recreation
NAICS 72 Accommodation and food services
NAICS 81 Other services, except public administration
NAICS 99 Unclassified
Subsector Industry
NAICS 111 Crop production
NAICS 112 Animal production and aquaculture
NAICS 113 Forestry and logging
NAICS 114 Fishing, hunting and trapping
NAICS 115 Agriculture and forestry support activities
NAICS 211 Oil and gas extraction
NAICS 212 Mining, except oil and gas
NAICS 213 Support activities for mining
NAICS 221 Utilities
NAICS 236 Construction of buildings
NAICS 237 Heavy and civil engineering construction
NAICS 312 Beverage and tobacco product manufacturing
NAICS 313 Textile mills
NAICS 314 Textile product mills
NAICS 315 Apparel manufacturing
New York -- Statewide
2001
2011
% Change
7,019,823
21,497
4,321
42,708
329,285
699,492
372,929
866,846
536,248
116,154
437,078
241,922
1,091,513
229,737
323,904
554,677
181,208
122,836
512,044
312,025
23,400
7,051,385
23,031
4,665
37,125
307,124
456,701
330,203
889,854
572,297
132,835
425,511
302,923
1,301,032
218,785
254,557
497,471
176,635
140,811
623,479
327,987
28,361
0.45%
7.14%
7.96%
-13.07%
-6.73%
-34.71%
-11.46%
2.65%
6.72%
14.36%
-2.65%
25.22%
19.20%
-4.77%
-21.41%
-10.31%
-2.52%
14.63%
21.76%
5.12%
21.20%
2001
2011
% Change
25,699
ND
ND
2,334
1,306
4,773
516
4,371
ND
ND
825
167
3,783
589
541
655
205
311
3,096
1,194
60
23,894
244
38
1,949
1,139
3,102
467
4,467
716
30
952
86
4,561
316
186
626
162
298
3,345
1,140
70
-7.02%
#VALUE!
#VALUE!
-16.50%
-12.79%
-35.01%
-9.50%
2.20%
#VALUE!
#VALUE!
15.39%
-48.50%
20.57%
-46.35%
-65.62%
-4.43%
-20.98%
-4.18%
8.04%
-4.52%
16.67%
2001
253,636
ND
ND
5,350
12,250
40,389
15,554
36,295
ND
ND
ND
ND
ND
8,899
7,808
13,555
3,712
3,172
21,440
11,150
281
2001
2011
% Change
2001
2011
% Change
2001
10,880
7,110
1,047
141
2,319
188
3,771
362
42,708
78,501
28,702
6,996
10,376
7,219
54,212
193
ND
71
NC
ND
NC
ND
NC
2,334
366
76
NC
NC
ND
NC
430
ND
ND
ND
ND
ND
ND
ND
5,350
2,791
1,285
ND
ND
ND
ND
10,889
8,927
629
117
2,469
579
3,486
600
37,125
76,559
28,141
6,328
3,842
3,853
19,583
0.08%
25.56%
-39.92%
-17.02%
6.47%
207.98%
-7.56%
65.75%
-13.07%
-2.47%
-1.95%
-9.55%
-62.97%
-46.63%
-63.88%
226
ND
12
NC
ND
NC
38
NC
1,949
339
95
NC
NC
ND
NC
17.10%
#VALUE!
-83.10%
#VALUE!
#VALUE!
#VALUE!
#VALUE!
#VALUE!
-16.50%
-7.38%
25.00%
#VALUE!
#VALUE!
#VALUE!
#VALUE!
Syracuse, NY MSA
2011
% Change
240,643
ND
ND
3,530
11,234
26,263
13,938
34,580
14,572
ND
ND
10,795
39,372
8,745
4,703
12,873
3,598
3,977
23,305
9,983
357
-5.12%
#VALUE!
#VALUE!
-34.02%
-8.29%
-34.97%
-10.39%
-4.73%
#VALUE!
#VALUE!
#VALUE!
#VALUE!
#VALUE!
-1.73%
-39.77%
-5.03%
-3.07%
25.38%
8.70%
-10.47%
27.05%
Syracuse, NY MSA
2011
% Change
472
ND
ND
ND
ND
NC
ND
ND
3,530
2,905
894
633
ND
ND
ND
9.77%
#VALUE!
#VALUE!
#VALUE!
#VALUE!
#VALUE!
#VALUE!
#VALUE!
-34.02%
4.08%
-30.43%
#VALUE!
#VALUE!
#VALUE!
#VALUE!
Subsector Industry
NAICS 316 Leather and allied product manufacturing
NAICS 321 Wood product manufacturing
NAICS 322 Paper manufacturing
NAICS 238 Specialty trade contractors
NAICS 311 Food manufacturing
NAICS 337 Furniture and related product manufacturing
NAICS 339 Miscellaneous manufacturing
NAICS 423 Merchant wholesalers, durable goods
NAICS 424 Merchant wholesalers, nondurable goods
NAICS 425 Electronic markets and agents and brokers
NAICS 441 Motor vehicle and parts dealers
NAICS 442 Furniture and home furnishings stores
NAICS 443 Electronics and appliance stores
NAICS 444 Building material and garden supply stores
NAICS 445 Food and beverage stores
NAICS 446 Health and personal care stores
NAICS 323 Printing and related support activities
NAICS 324 Petroleum and coal products manufacturing
NAICS 325 Chemical manufacturing
NAICS 326 Plastics and rubber products manufacturing
NAICS 327 Nonmetallic mineral product manufacturing
NAICS 331 Primary metal manufacturing
NAICS 332 Fabricated metal product manufacturing
NAICS 333 Machinery manufacturing
NAICS 334 Computer and electronic product manufacturing
NAICS 335 Electrical equipment and appliance mfg.
NAICS 336 Transportation equipment manufacturing
NAICS 533 Lessors of nonfinancial intangible assets
NAICS 561 Administrative and support services
NAICS 562 Waste management and remediation services
NAICS 621 Ambulatory health care services
NAICS 622 Hospitals
NAICS 623 Nursing and residential care facilities
NAICS 624 Social assistance
NAICS 447 Gasoline stations
NAICS 448 Clothing and clothing accessories stores
NAICS 451 Sports, hobby, music instrument, book stores
NAICS 452 General merchandise stores
NAICS 453 Miscellaneous store retailers
2001
2011
% Change
3,130
10,320
25,394
222,082
54,932
21,538
50,954
189,189
150,948
32,792
77,984
31,904
31,981
57,905
194,274
72,770
40,948
2,659
65,738
30,488
21,886
15,453
66,158
64,021
83,418
21,297
42,355
3,590
536,248
116,154
418,314
18,764
241,922
313,199
326,263
208,532
243,518
31,004
118,725
43,250
120,234
53,615
1,746
6,659
16,431
202,424
49,710
12,932
33,504
148,086
142,219
39,898
72,081
27,715
37,232
60,060
204,764
81,512
22,539
1,902
40,273
20,781
14,821
10,212
49,598
44,362
61,922
13,190
22,512
2,380
572,297
132,835
403,002
22,509
302,923
424,690
348,787
235,952
291,604
28,331
126,008
33,963
143,238
46,417
-44.22%
-35.47%
-35.30%
-8.85%
-9.51%
-39.96%
-34.25%
-21.73%
-5.78%
21.67%
-7.57%
-13.13%
16.42%
3.72%
5.40%
12.01%
-44.96%
-28.47%
-38.74%
-31.84%
-32.28%
-33.92%
-25.03%
-30.71%
-25.77%
-38.07%
-46.85%
-33.70%
6.72%
14.36%
-3.66%
19.96%
25.22%
35.60%
6.90%
13.15%
19.75%
-8.62%
6.13%
-21.47%
19.13%
-13.43%
2001
2011
% Change
NC
81
1,209
864
732
ND
25
384
98
33
628
52
47
253
1,503
346
174
ND
21
ND
216
1,218
611
316
NC
ND
ND
NC
ND
ND
633
192
167
1,115
ND
890
ND
499
74
66
592
180
NC
87
ND
705
272
ND
ND
236
173
59
617
49
26
405
1,068
335
66
ND
153
NC
60
ND
553
ND
62
ND
ND
NC
716
30
857
95
86
1,263
ND
ND
1,328
476
75
80
1,061
139
#VALUE!
7.41%
#VALUE!
-18.40%
-62.84%
#VALUE!
#VALUE!
-38.54%
76.53%
78.79%
-1.75%
-5.77%
-44.68%
60.08%
-28.94%
-3.18%
-62.07%
#VALUE!
628.57%
#VALUE!
-72.22%
#VALUE!
-9.49%
#VALUE!
#VALUE!
#VALUE!
#VALUE!
#VALUE!
#VALUE!
#VALUE!
35.39%
-50.52%
-48.50%
13.27%
#VALUE!
#VALUE!
#VALUE!
-4.61%
1.35%
21.21%
79.22%
-22.78%
2001
ND
ND
2,520
8,174
2,215
ND
2,430
9,196
4,856
1,502
4,389
1,348
998
2,804
9,780
2,616
1,723
ND
ND
ND
1,015
3,091
3,725
ND
6,401
ND
ND
ND
ND
ND
11,378
ND
ND
12,100
ND
6,763
ND
1,849
2,754
1,635
5,296
1,724
Syracuse, NY MSA
2011
% Change
ND
391
ND
7,435
1,393
1,009
2,113
7,587
4,756
1,595
4,122
896
1,106
3,162
8,800
2,310
800
ND
ND
1,376
425
ND
2,918
2,754
4,988
1,497
910
NC
14,572
ND
13,627
ND
10,795
ND
8,798
ND
8,096
1,709
2,483
1,301
6,431
1,422
#VALUE!
#VALUE!
#VALUE!
-9.04%
-37.11%
#VALUE!
-13.05%
-17.50%
-2.06%
6.19%
-6.08%
-33.53%
10.82%
12.77%
-10.02%
-11.70%
-53.57%
#VALUE!
#VALUE!
#VALUE!
-58.13%
#VALUE!
-21.66%
#VALUE!
-22.07%
#VALUE!
#VALUE!
#VALUE!
#VALUE!
#VALUE!
19.77%
#VALUE!
#VALUE!
#VALUE!
#VALUE!
#VALUE!
#VALUE!
-7.57%
-9.84%
-20.43%
21.43%
-17.52%
Subsector Industry
NAICS 454 Nonstore retailers
NAICS 481 Air transportation
NAICS 482 Rail transportation
NAICS 483 Water transportation
NAICS 484 Truck transportation
NAICS 485 Transit and ground passenger transportation
NAICS 486 Pipeline transportation
NAICS 487 Scenic and sightseeing transportation
NAICS 488 Support activities for transportation
NAICS 491 Postal service
NAICS 492 Couriers and messengers
NAICS 493 Warehousing and storage
NAICS 511 Publishing industries, except Internet
NAICS 512 Motion picture and sound recording industries
NAICS 515 Broadcasting, except Internet
NAICS02 516 Internet publishing and broadcasting
NAICS 517 Telecommunications
NAICS 518 Data processing, hosting and related services
NAICS 519 Other information services
NAICS 521 Monetary authorities - central bank
NAICS 522 Credit intermediation and related activities
NAICS 523 Securities, commodity contracts, investments
NAICS 524 Insurance carriers and related activities
NAICS 525 Funds, trusts, and other financial vehicles
NAICS 531 Real estate
NAICS 532 Rental and leasing services
NAICS 711 Performing arts and spectator sports
NAICS 712 Museums, historical sites, zoos, and parks
NAICS 713 Amusements, gambling, and recreation
NAICS 721 Accommodation
NAICS 722 Food services and drinking places
NAICS 811 Repair and maintenance
NAICS 812 Personal and laundry services
NAICS 813 Membership associations and organizations
NAICS 814 Private households
Source: US Bureau of Labor Statistics
2001
2011
% Change
33,199
36,427
ND
3,883
43,008
56,059
451
1,775
30,650
ND
41,002
16,446
95,226
56,632
39,036
4,069
79,547
34,191
15,203
ND
180,904
210,646
151,013
ND
146,769
30,849
45,144
14,961
62,730
83,201
428,843
60,384
91,407
132,059
28,175
23,400
28,534
32,546
29
3,609
36,606
65,663
346
2,308
26,233
134
32,228
19,083
68,201
55,263
40,708
NC
48,477
14,025
27,882
ND
159,421
188,988
138,161
ND
153,180
21,075
48,236
16,098
76,478
85,285
538,194
56,964
102,406
143,539
25,078
28,361
-14.05%
-10.65%
#VALUE!
-7.06%
-14.89%
17.13%
-23.28%
30.03%
-14.41%
#VALUE!
-21.40%
16.03%
-28.38%
-2.42%
4.28%
#VALUE!
-39.06%
-58.98%
83.40%
#VALUE!
-11.88%
-10.28%
-8.51%
#VALUE!
4.37%
-31.68%
6.85%
7.60%
21.92%
2.50%
25.50%
-5.66%
12.03%
8.69%
-10.99%
21.20%
2001
2011
% Change
132
NC
ND
NC
371
164
NC
ND
31
ND
NC
ND
107
ND
ND
ND
74
ND
ND
ND
460
ND
181
ND
79
126
ND
ND
243
187
2,910
292
219
649
34
60
137
NC
NC
NC
141
131
NC
NC
14
NC
ND
ND
75
ND
ND
NC
37
ND
38
ND
410
ND
179
ND
103
59
ND
ND
227
181
3,164
305
221
571
43
70
3.79%
#VALUE!
#VALUE!
#VALUE!
-61.99%
-20.12%
#VALUE!
#VALUE!
-54.84%
#VALUE!
#VALUE!
#VALUE!
-29.91%
#VALUE!
#VALUE!
#VALUE!
-50.00%
#VALUE!
#VALUE!
#VALUE!
-10.87%
#VALUE!
-1.10%
#VALUE!
30.38%
-53.17%
#VALUE!
#VALUE!
-6.58%
-3.21%
8.73%
4.45%
0.91%
-12.02%
26.47%
16.67%
2001
1,101
781
ND
NC
3,202
1,402
ND
ND
595
ND
ND
ND
1,586
ND
ND
ND
3,369
ND
ND
ND
3,477
ND
9,287
ND
2,181
ND
ND
ND
2,171
2,769
18,670
2,704
3,624
4,539
283
281
Syracuse, NY MSA
2011
% Change
837
ND
NC
NC
3,217
1,366
ND
ND
504
ND
1,884
1,440
ND
213
1,046
NC
ND
281
469
ND
4,181
819
7,714
ND
2,607
991
ND
ND
3,086
2,509
20,797
2,690
3,136
3,934
222
357
-23.98%
#VALUE!
#VALUE!
#VALUE!
0.47%
-2.57%
#VALUE!
#VALUE!
-15.29%
#VALUE!
#VALUE!
#VALUE!
#VALUE!
#VALUE!
#VALUE!
#VALUE!
#VALUE!
#VALUE!
#VALUE!
#VALUE!
20.25%
#VALUE!
-16.94%
#VALUE!
19.53%
#VALUE!
#VALUE!
#VALUE!
42.15%
-9.39%
11.39%
-0.52%
-13.47%
-13.33%
-21.55%
27.05%
Former Columbia Mills Site Profile
Key: Has specialization but not comparative advantage
Has comparative advantage but not specialization
Has both specialization and comparative advantage
Has neither specialization nor comparative advantage
2001-2001 Esteban-Marquillas Extension Trend
Analysis
Oswego County, NY
Industry
NAICS 11 Agriculture, forestry, fishing and hunting
NAICS 21 Mining, quarrying, and oil and gas extraction
NAICS 22 Utilities
NAICS 23 Construction
NAICS 31-33 Manufacturing
NAICS 42 Wholesale trade
NAICS 44-45 Retail trade
NAICS 48-49 Transportation and warehousing
NAICS 51 Information
NAICS 52 Finance and insurance
NAICS 53 Real estate and rental and leasing
NAICS 56 Administrative and waste services
NAICS 62 Health care and social assistance
NAICS 71 Arts, entertainment, and recreation
NAICS 72 Accommodation and food services
NAICS 81 Other services, except public administration
Subsector Industries
NAICS 111 Crop production
NAICS 112 Animal production and aquaculture
NAICS 113 Forestry and logging
NAICS 114 Fishing, hunting and trapping
NAICS 115 Agriculture and forestry support activities
NAICS 211 Oil and gas extraction
NAICS 212 Mining, except oil and gas
NAICS 213 Support activities for mining
NAICS 221 Utilities
NAICS 236 Construction of buildings
NAICS 237 Heavy and civil engineering construction
NAICS 312 Beverage and tobacco product manufacturing
NAICS 313 Textile mills
Homothetic
Employment
78.70
15.82
156.35
1205.49
2560.78
1365.26
3173.45
841.05
1185.79
2030.63
663.39
1963.16
425.23
1600.11
885.66
3995.94
449.69
1874.55
1142.30
85.67
Homothetic
Employment
39.83
26.03
3.83
0.52
8.49
0.69
13.81
1.33
156.35
287.39
105.08
25.61
37.99
Syracuse, NY MSA
Specialization
Effect
Comparative
Advantage
-
2177.65
100.51
2212.22
-849.26
1197.55
163.77
-1059.11
-230.66
-3790.94
-
Allocation
Effect
-
-0.03
-0.06
-0.003
0.02
-0.005
-0.42
-0.44
0.06
-0.18
-
-74.54
-6.09
-6.63
-16.65
-5.48
-68.10
468.23
-13.58
699.50
-
Homothetic
Employment
776.72
156.12
1543.10
11897.53
25273.62
13474.45
31320.36
8300.72
11703.10
20041.25
6547.30
19375.39
4196.81
15792.24
8740.98
39437.89
4438.24
18500.86
11273.90
845.47
-1205.63
0.18
-217.50
-496.39
-0.74
365.93
1819.84
0.01
24.94
-138.69
-0.19
26.09
1221.45
-0.14
-167.58
51.70
-0.10
-4.98
-25.67
-0.05
1.16
Oswego County, NY
Specialization Comparative Allocation Homothetic
Effect
Advantage
Effect
Employment
153.17
-
0.17
-
67.17
-
-0.43
-
2177.65
78.61
-29.08
-
26.06
-29.00
-
-0.03
-0.05
0.27
-
-74.54
-3.85
-7.84
-
393.11
256.89
37.83
5.09
83.79
6.79
136.25
13.08
1543.10
2836.35
1037.04
252.78
374.90
Specialization
Effect
Comparative
Advantage
Allocation
Effect
-
-
-
3806.90
352.47
15115.38
2079.55
4974.64
4702.19
-7984.24
4814.02
-35725.89
-
-0.21
-0.02
-0.003
0.01
-0.07
0.03
-0.18
0.05
-0.01
-
-797.40
-5.51
-40.09
22.19
-367.10
142.79
1465.68
254.28
195.60
-
-1266.24
0.11
-136.06
2939.14
-0.13
-383.97
-123.90
-0.16
19.31
-564.47
0.06
-33.00
Syracuse, NY MSA
Specialization Comparative Allocation
Effect
Advantage
Effect
36.89
-
0.10
-
3806.90
-45.35
247.96
-
3.57
-
-0.21
0.07
-0.28
-
-797.40
-2.97
-70.60
-
NAICS 314 Textile product mills
NAICS 315 Apparel manufacturing
NAICS 316 Leather and allied product manufacturing
NAICS 321 Wood product manufacturing
NAICS 322 Paper manufacturing
NAICS 238 Specialty trade contractors
NAICS 311 Food manufacturing
NAICS 337 Furniture and related product manufacturing
NAICS 339 Miscellaneous manufacturing
NAICS 423 Merchant wholesalers, durable goods
NAICS 424 Merchant wholesalers, nondurable goods
NAICS 425 Electronic markets and agents and brokers
NAICS 441 Motor vehicle and parts dealers
NAICS 442 Furniture and home furnishings stores
NAICS 443 Electronics and appliance stores
NAICS 444 Building material and garden supply stores
NAICS 445 Food and beverage stores
NAICS 446 Health and personal care stores
NAICS 323 Printing and related support activities
NAICS 324 Petroleum and coal products manufacturing
NAICS 325 Chemical manufacturing
NAICS 326 Plastics and rubber products manufacturing
NAICS 327 Nonmetallic mineral product manufacturing
NAICS 331 Primary metal manufacturing
NAICS 332 Fabricated metal product manufacturing
NAICS 333 Machinery manufacturing
NAICS 334 Computer and electronic product manufacturing
NAICS 335 Electrical equipment and appliance mfg.
NAICS 336 Transportation equipment manufacturing
NAICS 533 Lessors of nonfinancial intangible assets
NAICS 561 Administrative and support services
NAICS 562 Waste management and remediation services
NAICS 621 Ambulatory health care services
NAICS 622 Hospitals
NAICS 623 Nursing and residential care facilities
NAICS 624 Social assistance
NAICS 447 Gasoline stations
NAICS 448 Clothing and clothing accessories stores
NAICS 451 Sports, hobby, music instrument, book stores
Homothetic
Employment
26.43
198.47
11.46
37.78
92.97
813.02
201.10
78.85
186.54
692.61
552.61
120.05
285.49
116.80
117.08
211.99
711.22
266.41
149.91
9.73
240.66
111.61
80.12
56.57
242.20
234.38
305.39
77.97
155.06
13.14
1963.16
425.23
1531.41
68.69
885.66
1146.60
1194.42
763.42
891.50
113.50
434.64
158.33
Oswego County, NY
Specialization Comparative
Effect
Advantage
-
-
-
-
-
43.22
1116.03 50.98
530.90
-161.54 -308.61
-454.61
-87.05
342.51
-64.80
-70.08
41.01
791.78
79.59
24.09
-219.66
135.88
1161.43 368.80
81.62 -898.41
123.31
-718.66
-31.60
126.58 385.50
-360.64
-92.33
Allocation
Effect
-
0.43
18.53
-
-0.10
-0.53
-4.87
-283.16
-
-0.17
0.82
0.57
0.06
0.07
-0.61
0.56
-0.34
-0.15
-0.17
51.89
-374.20
-49.72
19.93
-4.77
42.82
23.11
-271.91
-12.09
-4.12
-
6.67
-1465.82
-
-0.40
-54.27
-
0.16
57.31
-
0.39
-0.70
-0.74
-0.22
-350.81
-86.91
529.78
7.05
-
0.04
-0.05
0.43
15.47
17.25
-39.41
Homothetic
Employment
260.83
1958.76
113.09
372.88
917.52
8024.13
1984.77
778.20
1841.04
6835.66
5453.96
1184.82
2817.67
1152.74
1155.52
2092.19
7019.39
2629.28
1479.51
96.07
2375.21
1101.57
790.77
558.34
2390.38
2313.17
3014.01
769.49
1530.35
129.71
19375.39
4196.81
15114.27
677.97
8740.98
11316.32
11788.34
7534.55
8798.65
1120.22
4289.70
1562.68
Syracuse, NY MSA
Effect
Advantage
-
-
-
-
1602.48 149.87
230.23
588.96
2360.34
-597.96
317.18
1571.33
195.26
-157.52
711.81
2760.61
-13.28
243.49
224.23
2532.66 1334.62
3386.99
-3736.27
783.68 -771.55 728.78
-1535.70
72.32
Allocation
Effect
-
-0.002
-0.28
-0.28
-63.55
-
0.21
0.04
0.04
-0.15
0.01
-0.20
-0.06
0.09
-0.15
-0.24
-0.09
124.87
99.82
-22.26
-49.09
23.35
-39.84
8.82
64.39
-425.69
3.15
-20.97
-
-0.26
-57.96
-
0.03
44.93
-
0.04
125.13
-
0.23
-875.28
-
0.01
-0.16
0.01
7.65
245.32
0.76
NAICS 452 General merchandise stores
NAICS 453 Miscellaneous store retailers
NAICS 454 Nonstore retailers
NAICS 481 Air transportation
NAICS 482 Rail transportation
NAICS 483 Water transportation
NAICS 484 Truck transportation
NAICS 485 Transit and ground passenger transportation
NAICS 486 Pipeline transportation
NAICS 487 Scenic and sightseeing transportation
NAICS 488 Support activities for transportation
NAICS 491 Postal service
NAICS 492 Couriers and messengers
NAICS 493 Warehousing and storage
NAICS 511 Publishing industries, except Internet
NAICS 512 Motion picture and sound recording industries
NAICS 515 Broadcasting, except Internet
NAICS02 516 Internet publishing and broadcasting
NAICS 517 Telecommunications
NAICS 518 Data processing, hosting and related services
NAICS 519 Other information services
NAICS 521 Monetary authorities - central bank
NAICS 522 Credit intermediation and related activities
NAICS 523 Securities, commodity contracts, investments
NAICS 524 Insurance carriers and related activities
NAICS 525 Funds, trusts, and other financial vehicles
NAICS 531 Real estate
NAICS 532 Rental and leasing services
NAICS 711 Performing arts and spectator sports
NAICS 712 Museums, historical sites, zoos, and parks
NAICS 713 Amusements, gambling, and recreation
NAICS 721 Accommodation
NAICS 722 Food services and drinking places
NAICS 811 Repair and maintenance
NAICS 812 Personal and laundry services
NAICS 813 Membership associations and organizations
NAICS 814 Private households
Source: US Bureau of Labor Statistics
Homothetic
Employment
-
-
-
-
Oswego County, NY
Effect
Advantage
440.17
196.28
121.54
133.36 14.22 157.45
205.23
1.65 6.50 112.21
150.10 60.21 348.61
207.33 142.91 14.90 291.22
125.17 55.66 662.27
771.16 552.85
537.31
112.94
165.27 54.77 229.65
304.59
1569.96
221.06
334.63
483.46
103.15
85.67
151.83
-16.28
10.46
0.60
-0.09
0.18
-
213.55
-41.23
-0.47
-0.37
-81.21
32.83
-
-0.02
-
-217.22
3.69
-0.11
23.77
-
0.01
-
-371.85
-2.03
0.07
-458.31
13.06
-
-
-202.27
-100.60
15.36
-0.40
-27.54
-
0.26
-0.21
-
-119.21
-2.81
-0.29
-0.06
-0.17
0.10
-0.11
-0.21
0.37
-0.05
-3.80
6.72
-224.73
7.18
12.86
-34.29
-25.90
1.16
Syracuse, NY MSA
Effect
Advantage
4344.22
1937.18
1199.53
1316.16
-
-241.61
Homothetic
Employment
91.24
1.52
1.87
-
-
13.35
-117.59
1340.04
70.94
-115.63
165.54
-69.15
-25.67
Allocation
Effect
140.30 1553.94
2025.49
16.30 64.13 1107.43
1481.46 594.22 3440.65
2046.19 1410.43 147.02 2874.14
1235.37 549.31 6536.31
7610.93 5456.31
5302.97
1114.62 1631.12 540.56 2266.52
3006.17
15494.70
2181.76
3302.66
4771.48
1018.00
845.47
951.78
-213.18
-98.53
-535.16 1648.06
-623.49
-512.43
-1854.65 494.86 -3059.31
3830.69
-3121.97
-95.52
-237.17
3175.30
522.24
321.34
-232.48
-735.00
-564.47
Allocation
Effect
0.02
-0.04
-0.10
21.88
8.72
9.78
-
0.15
-0.20
253.04
122.83
-
-0.01
4.52
-
0.32
-982.73
-
-0.08
-322.82
-
0.15
-473.42
-
0.20
-0.12
-0.14
0.05
-0.25
-0.22
-0.11
0.06
-19.32
28.21
-447.92
26.87
-81.94
51.20
77.64
-33.00