New York Avenue Corridor Strategy Adopted Report New York Avenue Corridor Strategy Adopted Report | Page 73

NEW YORK AVENUE CORRIDOR STRATEGY
OPPORTUNITY SITES
Opportunity Site plans provide a snapshot of
possible future development scenarios for three
strategic areas within the New York Avenue Cor-
ridor. The three Opportunity Sites were identified
through an analysis of existing conditions with a
focus on location of owners, tenure of ownership
and utilization. The snapshots explore how re-
development of the areas could occur as related
to potential locations of buildings, parking and
open space, uses that could be combined with-
in the areas to create synergies, and the over-
all development character that could be created
in each area. Specific uses for each site were
selected based upon expressed community de-
sires and supporting market in the Trade Area.
Within each Opportunity Site, economic feasi-
bility of the envisioned development, potential
implementation strategies, and additional value
leveraged for each dollar invested in the specific
areas was identified. The Opportunity Site plans
represent one of multiple scenarios that could
occur within each of the areas depending on
market needs and responses to the site oppor-
tunities. The location of buildings and the land
uses identified should be viewed as having the
potential to occur in any number of locations or
configurations within the Study Area.
The visibility created through traffic volumes
on E. Abram Street, and orientation of this site
make it a very good candidate for neighborhood
supporting retail with many of the uses desired
by community stakeholders. Smaller retail es-
tablishments could be located facing New York
Avenue with establishments that could support
the desire for informal gathering places such as
coffee shops, ice cream shops or other business-
es that facilitate impromptu visits with neighbors.
To the east of the hard corner, the site could ac-
commodate a neighborhood market, again sup-
porting one of the key desires expressed by the
community.
On the southwest corner of the intersection, four
parcels make up the Opportunity Site. All four of
these parcels are categorized as underutilized.
The structures on these parcels are single fami-
ly residential, but have been converted over the
years to commercial uses with the front yards
being transformed into parking lots. The vision
for these sites is that of live/work development
which would allow the same types of commer-
cial and office uses on the ground floors of the
buildings as exist on the sites today, while also
allowing residential units on the second floors of
the buildings. These buildings would provide a
more appropriate and more aesthetic transition
Opportunity Site ‘A’
between E. Abram Street and the single family
The scenario generated for Opportunity Site A neighborhood to the south. The proforma pre-
envisions a new commercial development locat- pared for this Opportunity Site estimates an add-
ed at the intersection of E. Abram Street and New ed value to the community of $10 million and can
York Avenue, the northern gateway to the corri- be found in Appendix iv.
dor (see Figure 5.17). On the southeast corner
of the intersection, seven parcels make-up the Opportunity Site ‘B’
Opportunity Site. Four of those parcels are ei-
ther vacant or underutilized (having an improve- The scenario generated for Opportunity Site B
envisions a new mixed-use development located
ment to total property value of less than 50%).
at the intersection of E. Abram Street and New
York Avenue (see Figure 5.18). On the south-
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FINAL REPORT | SEPTEMPER 2013