Eastman Business Park: Strategic Sites Master Plan FINAL DRAFT - February 2017 Table of Contents Introduction _________________________________________________________________1 Strategic Site 1________________________________________________________________5 Strategic Site 2________________________________________________________________10 Strategic Site 3________________________________________________________________15 Strategic Site 4________________________________________________________________20 Funding ____________________________________________________________________26 Appendix A - Existing Conditions Maps Appendix B - Environmental Assessment Appendix C - Strategic Site Master Plans 1 INTRODUCTION Eastman Business Park, historically known as Kodak Park, is a 1,200 acre research, development and manufacturing campus with over 16 million square feet of multi-scale manufacturing, distribution, lab DQGRI¿FHVSDFH7KHUHDUHFXUUHQWO\RYHUFRPSDQLHVRQVLWHHPSOR\LQJRYHUSHRSOHPDQ\RI them responsible for the development of our nation’s next generation technologies in the areas of energy VWRUDJHFKHPLFDOPDQXIDFWXULQJUROOWRUROOPDQXIDFWXULQJDQGSKRWRQLFV7KH3DUN¶VPDQXIDFWXULQJ infrastructure, including private utilities and on-site water and wastewater management system, is a FRPSHWLWLYHDGYDQWDJHIRUDWWUDFWLQJWHQDQWVWKDWUHTXLUHKLJKXVDJH Eastman Business Park retained Camoin Associates and Bergmann Associates to conduct a real estate PDUNHWDQDO\VLVDQGH[LVWLQJFRQGLWLRQVDQDO\VLV7KLVUHSRUWSUHVHQWVWKHPDVWHUSODQVIRUWKHIROORZLQJ strategic sites (Map 1, Appendix A ,Page 1): • Strategic Site 1 - Eastman Business Park - East, • Strategic Site 2 - Eastman Business Park - Middle, • Strategic Site 3 - Eastman Business Park - West, and • 6WUDWHJLF6LWH+DZNH\H6LWH Each master plan incorporates the results of the market analysis, the existing conditions and input IURP(DVWPDQ%XVLQHVV3DUNUHSUHVHQWDWLYHV7KHVHPDVWHUSODQVSURYLGHDIUDPHZRUNIRUIXWXUH development, and the creation of a new identity for Eastman Business Park as an internationally UHFRJQL]HGKLJKWHFKPDQXIDFWXULQJIDFLOLW\ Map 1 2 /DWHUVHFWLRQVRIWKLVUHSRUWLQFOXGHVLWHVSHFL¿FDQDO\VLV+RZHYHUWKHUHDUHDYDULHW\RIIDFWRUVWKDWZLOO LQÀXHQFHGHYHORSPHQWLQDOOIRXUVLWHV7KHVHIDFWRUVLQFOXGHH[LVWLQJPXQLFLSDOUHJXODWRU\IUDPHZRUNV State Environmental Quality Review (SEQR) compliance, subsurface investigations and Shovel Ready FHUWL¿FDWLRQVWDWXV ZONING Strategic Sites 1 and 2 were rezoned as a Planned Development District in 2010 (Map 2, Appendix A, Page 7KHUH]RQLQJHIIRUWZDVXQGHUWDNHQWRSURPRWHHPSOR\PHQWDQGHFRQRPLFGHYHORSPHQWRSSRUWXQLWLHV WKDWZRXOGEHQH¿WIURPWKHH[LVWLQJH[WHQVLYHXWLOLWLHVDQGVLWHLQIUDVWUXFWXUH7KH3ODQQHG'HYHORSPHQW 'LVWULFWDOORZVIRUÀH[LEOHUHJXODWLRQVWKDWIDFLOLWDWHWKHGHYHORSPHQWRIPL[HGXVHVZLWKLQH[LVWLQJVWUXFWXUHV RUQHZFRQVWUXFWLRQRQODQGVIRUPDOO\XWLOL]HGE\WKH(DVWPDQ.RGDN&RPSDQ\7KHGHPROLWLRQRI approximately 50% of the company’s buildings in the early 2000’s, combined with the major reduction in HPSOR\HHVOHIWDFUHVRIYDFDQWVXUIDFHSDUNLQJORWVDQGODQGDYDLODEOHIRUUHGHYHORSPHQW6WUDWHJLF 6LWHVDQGDUHFXUUHQWO\]RQHG,QGXVWULDO 0 3HUPLWWHGXVHVDQGSRWHQWLDOYDULDQFHVQHHGHGZLOOEH GLVFXVVHGIRUHDFKRIWKHIRXUVWUDWHJLFVLWHV STATE ENVIRONMENTAL QUALITY REVIEW (SEQR) COMPLIANCE In conjunction with the zoning amendment described above, the City completed a generic Environment Assessment, which calculated the total build-out potential of the site, assessed the potential impacts of EXLOGRXWDQGLGHQWL¿HGWKUHVKROGVIRUIXWXUHGHYHORSPHQW)XWXUHGHYHORSPHQWWKUHVKROGVDQGPLWLJDWLRQ UHTXLUHPHQWVDUHGHVFULEHGLQWKH(QYLURQPHQWDO$VVHVVPHQW $SSHQGL[% ,WLVQRWHGWKDWVLWHVSHFL¿F assessments will be required if proposed development does not meet the requirements of the PD-12 ]RQLQJGLVWULFWRULIWKHGHYHORSPHQWLQWHQVLW\H[FHHGVWKHWKUHVKROGVLGHQWL¿HGLQWKHJHQHULFDVVHVVPHQW Map 2 3 ,QDGGLWLRQVLWHVSHFL¿FHQYLURQPHQWDODVVHVVPHQWVZLOOEHUHTXLUHGIRU6LWHVDQGZKLFKDUH portions of the Eastman Business Park site not included in the PD-12 district (and therefore not DGGUHVVHGLQWKHJHQHULF(QYLURQPHQWDO$VVHVVPHQW SUBSURFACE INVESTIGATIONS 7KH(DVWPDQ.RGDN&RPSDQ\SHUIRUPHGQXPHURXVVXEVXUIDFHLQYHVWLJDWLRQVRQSRUWLRQVRIWKH (DVWPDQ%XVLQHVV3DUN7KHVHVXEVXUIDFHLQYHVWLJDWLRQVOHGWRWKHLPSOHPHQWDWLRQRILQWHULPDQG ¿QDOUHPHGLDOPHDVXUHV:KLOHFRQWDPLQDWLRQUHPDLQVLQWKHVRLODQGJURXQGZDWHUGHYHORSPHQW is encouraged as long as necessary precautions are taken to ensure the safety of human and HQYLURQPHQWDOKHDOWK$UHYLHZRIKLVWRULFVRLODQDO\WLFDOGDWDZDVFRPSDUHGWRWKHUHVXOWVRIWKH6RLO &OHDQXS2EMHFWLYHV 6&2V FUHDWLQJWKUHHVRLOFODVVL¿FDWLRQV 0DS$SSHQGL[$3DJH • *UHHQ6RLO&ODVVL¿FDWLRQ8QUHVWULFWHGVRLOPDQDJHPHQWDUHD1RHOHYDWHGKHDOWKDQGVDIHW\ FRQFHUQV1RHQYLURQPHQWDOPRQLWRULQJRUVFUHHQLQJUHTXLUHG • <HOORZ6RLO&ODVVL¿FDWLRQ&RPPHUFLDOVRLOPDQDJHPHQWDUHD([FDYDWLRQVWKDWGLVWXUEVRLO LQWKHVHDUHDVUHTXLUHG/HYHO'33(IRUFRQVWUXFWLRQZRUNHUVDQGUHJXODU¿HOGVFUHHQLQJDQG PRQLWRULQJ • 5HG6RLO&ODVVL¿FDWLRQ5HVWULFWHGVRLOPDQDJHPHQW,QWUXVLYHZRUNSHUIRUPHGPXVWIROORZORFDO VWDWHDQGIHGHUDOUHJXODWLRQV 7KHSXUSRVHRIWKHVRLOFODVVL¿FDWLRQLVWRGHQRWHSURSHUPDQDJHPHQWRIVRLOVGXULQJH[FDYDWLRQDQG UHGHYHORSPHQW7KHVHFODVVL¿FDWLRQVZHUHFRQVLGHUHGGXULQJGHYHORSPHQWRIWKHPDVWHUSODQV Map 3 4 SHOVEL READY CERTIFICATION STATUS &HUWL¿FDWLRQWKURXJK(PSLUH6WDWH'HYHORSPHQW¶V (6' 6KRYHO5HDG\3URJUDPLVDYDLODEOHWRDQ\ VLWHLQ1HZ<RUN6WDWHWKDWLVVXLWDEOHIRUWKHW\SHRIGHYHORSPHQWSURSRVHGKDVSURSHU]RQLQJDQG LQIUDVWUXFWXUHKDVFRPSOHWHGWKHDSSURSULDWHVWXGLHVDQGKDVUHFHLYHGQHFHVVDU\DSSURYDOV%HQH¿WV WREHLQJFHUWL¿HGVKRYHOUHDG\LQFOXGH • Industrial users can get valuable pre-development information about the site, its assets and constraints, which reduces perceived risk; • EDS and other state and federal agencies are available to provide technical assistance and guidance on permitting issues; • ESD provides marketing assistance; and • 7KHSURSHUW\LVIHDWXUHGRQ('6¶VVKRYHOUHDG\ZHEVLWH (DVWPDQ%XVLQHVV3DUNFXUUHQWO\LVQRWGHVLJQDWHGD6KRYHO5HDG\VLWH'HVLJQDWLRQFRXOGHQKDQFH the marketability of the site to corporate decision makers and others involved in corporate site VHOHFWLRQDQGUHORFDWLRQ Historic View of Eastman Business Park (Formerly Kodak Park) 1930 Source: Rochester Public Library 5 STRATEGIC SITE 1 | Eastman Business Park - East EXISTING CONDITIONS 6WUDWHJLF6LWH 0DS$SSHQGL[&3DJH LVDSSUR[LPDWHO\DFUHVLQVL]HDQGLVORFDWHGDWWKH FRUQHURI5LGJH5RDGDQG/DNH$YHQXH([LVWLQJODQGXVHLVFRPPHUFLDODQGLQGXVWULDO$PDMRULW\RI the site consists of surface parking lots along the south side of Ridge Road and the east side of Lake $YHQXHIURP5HGZRRG'ULYHQRUWKWR0DSOHZRRG'ULYH2QWKH/DNH$YHQXHVLWHWKHUHDUHVHYHUDO VPDOOSDUFHOVWKDWDUHQRWRZQHGE\(DVWPDQ%XVLQHVV3DUN7KHSRUWLRQRIWKHVLWHDWWKHFRUQHURI Ridge Road and Lake Avenue contains multiple large multi-story industrial buildings (some vacant), WKH7KHDWUHRQWKH5LGJHSHUIRUPDQFHVSDFH(DVWPDQ%XVLQHVV3DUNRI¿FHKHDGTXDUWHUVDQGWKH *HRUJH(DVWPDQ0HPRULDO7KLVSRUWLRQRIWKHVLWHLVVXUURXQGHGE\DVHFXULW\IHQFHOLPLWLQJDFFHVV LQWRWKHVLWH 7KHSRUWLRQRIWKHVLWHDORQJWKHVRXWKVLGHRI5LGJH5RDGLVFXUUHQWO\]RQHGD3ODQQHG'HYHORSPHQW 'LVWULFW 6XEDUHD 0DS$SSHQGL[$3DJH 3HUPLWWHGXVHVLQFOXGH • Commercial • Parking lot and garage • Mixed-use and multifamily dwelling uses Map 4 6 7KHSRUWLRQRIWKHVLWHDWWKHFRUQHURI5LGJH5RDGDQG/DNH$YHQXHLVFXUUHQWO\]RQHGD3ODQQHG 'HYHORSPHQW'LVWULFW 6XEDUHD 0DS$SSHQGL[$3DJH 3HUPLWWHGXVHVLQFOXGH • Manufacturing or light industrial • Research laboratories • 2I¿FHV • Support uses and structures for services for Planned Development districts and community 7KHSRUWLRQRIWKHVLWHDORQJWKHHDVWVLGHRI/DNH$YHQXHIURP5HGZRRG5RDGWR0DSOHZRRGGULYHLV FXUUHQWO\]RQHGD3ODQQHG'HYHORSPHQW'LVWULFW 6XEDUHD 0DS$SSHQGL[$3DJH 3HUPLWWHG uses include: • Manufacturing or light industrial • Research laboratories • 2I¿FHV • Commercial, and • Parking and garages MASTER PLAN DESCRIPTION 7KHIXOOEXLOGRXWPDVWHUSODQIRU6WUDWHJLF6LWH 0DS$SSHQGL[&3DJH FRQVLVWVRIDPL[RI UHVLGHQWLDOPL[HGXVHDQGRI¿FHGHYHORSPHQW$WWKHFRUQHURI5LGJH5RDGDQG/DNH$YHQXHWKH plan shows the demolition of Building 29 to make way for a signature gateway building into Eastman %XVLQHVV3DUN7KLVEXLOGLQJFRXOGSRWHQWLDOO\EHDQH[SHULHQWLDOFHQWHULQFRUSRUDWLQJLQWHUDFWLYH VSDFHVPDQXIDFWXULQJIDFLOLWLHVRI¿FHVSDFHDYLVLWRUVFHQWHUUHVWDXUDQWFDIHDUHDDQGUHWDLOVSDFH Map 5 7 Along the east side of Lake Avenue, the master plan shows the realignment of Maplewood Drive to RSHQXSODQGIRUQHZUHVLGHQWLDOGHYHORSPHQWDORQJWKH*HQHVHH5LYHU*RUJH7KHUHORFDWLRQRIWKH road allows future residential development to be integrated into Maplewood Park and take advantage RIYLHZVRIWKHULYHUJRUJHWKH&LW\RI5RFKHVWHUVN\OLQHDQG/DNH2QWDULR2QWKHQRUWKHDVWFRUQHU of Lake Avenue and Redwood Road, a mixed use development is depicted, including restaurants DQGVHUYLFHEXVLQHVVHVRQWKH¿UVWÀRRUZLWKDPL[RIRI¿FHDQGUHVLGHQWLDORQWKHXSSHUÀRRUV7KH QRUWKHUQSDUWRIWKHVLWHZLOOFRQWDLQQHZRI¿FHGHYHORSPHQWDQGPL[HGXVHGHYHORSPHQWFRQVLVWLQJ RIRI¿FHRQWKH¿UVWÀRRUZLWKUHVLGHQWLDODERYH7KLVVHJPHQWRIWKHVLWHLVOLQNHGWR0DSOHZRRG3DUN DQGWKH*HQHVHH5LYHUZD\7UDLOE\DVHULHVRIWUDLOVPLQLSDUNVDQGIRFDOIHDWXUHV7KHSODQGHSLFWV streetscape enhancements along Lake Avenue that will enhance the pedestrian environment and link WRJHWKHUWKHHDVWDQGZHVWVLGHVRIWKHURDG $ORQJWKHVRXWKVLGHRI5LGJH5RDGWKHPDVWHUSODQHQYLVLRQVDÀH[LEOHFRRSVSDFHIRFXVLQJRQ FUDIWEHYHUDJHSURGXFWLRQ7KLVLGHDLVVXSSRUWHGE\UHFHQWOHJLVODWLRQVLJQHGE\*RYHUQRU&XRPR WRDLGLQWKHH[SDQVLRQRI³KRPHEUHZ´EHHUZLQHDQGFLGHULQ1HZ<RUN7KHELOO 6%$% allows for the creation and operation of custom beer, wine, and cider production centers that will rent VSDFHDQGHTXLSPHQWWRWKRVHORRNLQJWRSURGXFHEHHUZLQHRUFLGHUIRUKRPHFRQVXPSWLRQ7KH remainder of the site around the co-op facility will remain as parking to accommodate the new facility DQGWKH7KHDWUHRQWKH5LGJH(QKDQFHGSHGHVWULDQFURVVZDONVDUHVKRZQWRFRQQHFWWKHFRRSDQG