Section Nine Site Redevelopment Concept Plan

The preceding sections of this report have examined a number of factors that will have an impact on the eventual redevelopment of the Peter Cooper Gowanda Superfund site including: site assets and limitations; local and regional economic trends and current economic development efforts; key linkages with other properties in the vicinity; needs and wants of Gowanda area residents as expressed in an extensive Public Opinion Survey; and input from key project stakeholders such as local, county and state government organizations and the Seneca Nation of Indians.  Based on our examination of these factors we believe the “highest and best use” of the site would be as a multi-use recreational facility, which we call the Zoar Valley Gateway.   The Zoar Valley Gateway would meet the needs of the Gowanda community and the desires of its residents, as we have been able to determine them during the course of this study.

The major elements of the Zoar Valley Gateway would include the following [1]:

A rendering of the Zoar Valley Gateway concept can be viewed here. Before describing each of the elements included in the Concept Plan, we first discuss below how the redevelopment factors were used to arrive at the idea of a multi-use recreational facility on the PCG site. See Attachment N for a summary chart of the land use alternatives on the site. 

Major Factors in the Selection of a Redevelopment Concept
Factor One: Location at the Gateway to the Zoar Valley
The unique location of PCG Site allows access to Cattaraugus Creek within the Village at a point well known for its recreational opportunities - including salmon/trout fishing and whitewater paddling   The site also has great scenic value being located across from a bluff that signals the beginning of the Zoar Valley.  There are currently no developed facilities or access points that allow residents and visitors to enjoy the creek and valley in this area.

Factor Two: Site Size and Shape
In addition to its location, the substantial size and overall shape of the property would allow a mixture of uses unavailable in one place anywhere in the Village or surrounding region.

Factor Three: Economic Trends and Current Economic Development Efforts
On-going economic development efforts by regional organizations (e.g. Cattaraugus County, Southern Tier West Regional Planning Board) and neighboring municipalities (e.g. Ellicottville) are building on the area’s significant natural resources to grow the tourism economy.   The PCG site would be an important addition to the developing region-wide tourism infrastructure.  In addition, the Zoar Valley Gateway will add to the community’s overall quality of life.  Gowanda’s quality of life will continue to be an extremely important factor in the Village’s efforts to retain existing residents, attract new residents, and strengthen its housing market. 

Factor Four: Community Support
Through the Public Opinion Survey it became clear that Gowanda area residents want to see primarily active and passive recreational facilities developed on the site.  The use of the site in this manner would also directly and indirectly support other needs expressed in the survey such as improving the overall image of the community and employment opportunities. 

Factor Five: Key Linkages
Other properties exist within close proximity that will support redevelopment plans for the PCG site.  In turn, with the Zoar Valley Gateway as an anchor, future residential and commercial development in the vicinity of the site will be much more likely to occur – helping to revitalize this entire portion of the Village.

Factor Six: Sustainability
Any reuse of the PCG site must have long-term environmental and economic sustainability to be truly beneficial to the Village and area residents.  Environmentally, if designed, constructed and maintained properly, the Zoar Valley Gateway should help in the restoration and conservation of the natural corridor on which it sits.  Many communities in New York State and around the country have benefited by reclaiming and restoring their waterfront areas after industries have left.  Restoring waterfronts protects unique and irreplaceable community attributes as well as natural environments. 

Public recreational uses on waterfront properties may not provide the same level of direct economic benefit to communities that industrial or pure commercial uses would (in terms of jobs and tax revenues).   If done properly, however, public recreational uses can certainly increase the attractiveness of the community as a whole to current and future residents, industries and commercial activities.   Due to that fact, there are a number of external funding sources that the Village should be able to access to help in its effort to restore and enhance the natural corridor of Cattaraugus Creek and Zoar Valley, which it is fortunate to be situated on.  

Conceptual Design of the Zoar Valley Gateway 
The design of recreational facilities needs to be done with a firm knowledge of who the potential users are.  The concept for the Zoar Valley Gateway actually evolved with two groups of users in mind.  Members of the first group are those who want access to the natural beauty and natural assets of Cattaraugus Creek and the Zoar Valley and would include picnickers, fishermen, paddlers, hikers, strollers, bikers and campers.  They would be both from the immediate area and visitors from outside the area.  They may be interested strictly in day-use (anywhere from a few minute stroll to hours of fishing or picnicking) or in an extended stay including overnights.  They also could be using the park as a final destination or they could be using it as a stopover destination on driving or paddling trips through the Western New York region.  It is with this group in mind that several of the elements of the Zoar Valley Gateway are proposed such as a walking, running and biking trail; interpretive signage; fishing platforms; boat launch; camping facilities; multi-use lodge; and picnic areas. 

The second group of users that the Zoar Valley Gateway might accommodate is those seeking active recreational opportunities such as field sports and ice-skating.  This group would come primarily from Gowanda and immediately surrounding communities.  However, given the growing interest in emerging field sports such as soccer and lacrosse, and the area’s lack of facilities for popular activities such as ice-skating and in-line skating/skateboarding, a well-organized and well-run athletic complex could attract participants and visitors from a wider area of Western New York.  Facilities envisioned for this group include multi-use athletic fields, skating facilities, and supporting refreshment/washroom facilities.

A third type of use – waterfront related commercial – is also included in the Concept Plan.  This is intended to be a complimentary use for the primarily recreation-oriented site; however, it is important in helping to realize the full potential of the site and in helping Gowanda meet some of its economic needs.

NOTES ON THE CONCEPT PLAN: The following elements have been included in this Conceptual Design based on the needs and desires of Gowanda area residents.  This discussion of potential uses does not constitute a Final Design for the PCG site, as the property is currently in private ownership. Additionally, it is not certain that all of the elements discussed below will be able to be accommodated on the site.  The elements are all presented, however, to assist the Village decide what the most valued features are, and which make the most sense to be combined on the site in the future.  Besides future site ownership, another important factor in the future redevelopment of the site will be the remedial option and clean-up level mandated by the USEPA in its Record of Decision, and how/when that cleanup is undertaken. 

Elements in the Conceptual Design
Walking, running, and biking trail  (< 1 linear acre required)
Running alongside the creek from one end of the site to the other, a well-designed trail way would offer much to those who just want to sightsee and stroll, or to those who wish to exercise in a beautiful outdoor setting.  Hopefully the trail could be connected to the Village wide trail system currently being advocated for.  Beyond that there is tremendous potential for a connection to the regional trail system that Cattaraugus County is spearheading (discussed at the end of Section 5).  This type of trail system would truly help establish Cattaraugus Creek and the Zoar Valley as a major part of the four-season regional tourism infrastructure that concerned citizens and public/private organizations throughout the area are working towards. 

Interpretational Signage  (minimal area required)
A central theme of the Zoar Valley Gateway is the restoration and conservation of the region’s most important natural resources – Zoar Valley and Cattaraugus Creek.  As such, the Gateway presents a tremendous opportunity to provide residents and visitors an educational experience on ecological and historical aspects of the area.  Examples of potential subjects that can be explained through a series of interpretational signs and exhibits include:

Fishing Access  (minimal area required)
Based on the number of anglers observed in front of the PCG site, and their presence during different times of the year, this portion of Cattaraugus Creek seems to hold considerable fishing opportunities.  An essential component of a “user-friendly” recreational area on the Creek, therefore, would be one or more fishing platforms that are handicapped accessible.  The platforms could be conveniently located along the trail at locations determined in consultation with local fishermen and state wildlife personnel. Complementing the fishing platforms, access stairs to the Creek would offer in-stream fishing opportunities.  Given the known presence of trout and salmon, wading into the Creek is a highly desirable form of fishing.

Small-Boat Launch  (.5 – 1.5 acre dependent on parking)
The value of Cattaraugus Creek for whitewater rafting, kayaking and canoeing is becoming well known both inside and outside of the Western New York region, and cannot be overstated.  There are few natural waterways that offer the right conditions for whitewater activities in Western New York.  The ability to put-in and take-out rafts, kayaks, and canoes would make the Zoar Valley Gateway a very desirable destination for whitewater enthusiasts.  An at-grade boat launch on the PCG site could end up being used in several ways – for example by paddlers wanting to “park and play” on the Grand Finale Rapid located in front of the site.  The launch would also be useful to day-paddlers starting a trip downstream or taking out their boats after a ride through the Zoar Valley. Multi-day paddlers would find the launch helpful for a stopover point, especially if other amenities such as camping facilities are provided.

Camping Facilities  (2-5 acres)
In a region becoming known for its natural resources and outdoor recreation, there are very limited options currently for overnight stays.   Overnight accommodations targeted to the outdoor enthusiast could be provided at the Zoar Valley Gateway in different forms such as tent sites, cabins and possibly an RV area.  One pool of potential users might be whitewater paddlers who are on an extended trip from the Village of Springville to the Creek’s terminus at Lake Erie.  According to local whitewater enthusiasts, this type of multi-day trip is a popular form of recreation in other parts of the country that cater to whitewater sports.  Along the journey paddlers would need overnight accommodations and supplies, both of which could be provided at Zoar Valley Gateway. 

Multi-use Lodge (+ 1 acre)
A number of survey respondents noted a need for a facility in Gowanda that is available for special events such as school graduations, family reunions, birthday parties, etc.  The picturesque setting of the Zoar Valley Gateway would lend itself well to this type of facility that can often be found in municipal parks.  This type of facility is typically rented to users by a municipality, which then can use the fees for maintenance and improvements.  The facility should include a kitchen and washrooms in addition to space for tables and chairs.

Picnic areas (.5 – 1 acre)
Picnic areas are a popular attraction for individuals, families and groups who are seeking to enjoy the outdoors.  Picnic facilities are generally kept simple, including only a table and a grill or fire pit. Covered picnic areas offer protection against the elements and, therefore, see greater usage than uncovered spots that are at the mercy of the weather.  A combination of covered and uncovered picnic areas at the Zoar Valley Gateway would make the area attractive to area residents and visitors alike.

Sport fields (9-12 acres)
The reuse of the PCG site for active recreation was one of the two most frequently supported and preferred redevelopment options. These results, along with an analysis of current Village parks and recreational facilities, points to the need for field sport facilities.  The most common field sports mentioned by Gowanda area residents include soccer and softball, neither of which can be accommodated at existing facilities in the Village today.  A preliminary assessment by a consultant to the U.S. Soccer Foundation indicates that the site may be appropriate for soccer fields.  Each field would take 2-3 acres.  Similarly, softball fields could also take 2-3 acres each dependent on some of the supporting facilities and parking required.   

Parking, Refreshment and Washroom Facilities (<1 acre)
If sport fields are to be provided, the Zoar Valley Gateway would also need to include ample parking, washrooms and refreshment facilities.  Specifics such as the number of parking spaces needed, as well as the number and size of restrooms and refreshment facilities, can only be determined at the time of Final Design.  For sake of discussion the Conceptual Plan graphic shows a multi-purpose structure (refreshments, washrooms, equipment storage) that supports the needs of six sport fields. 

Skate Park/Skating Rink (<1 acre)
A number of respondents to the Public Opinion Survey specifically mentioned the lack of ice-skating opportunities or of a skateboard park in the Village.  Design of either of these types of facilities ranges from the relatively simple to the complex. Skateboard parks owned and run by municipalities are becoming more common, as they offer youths an alternative to skateboarding in commercial or private areas not designed for such. 

An outdoor facility could be designed that would provide a skate park in the summer months and an ice rink in the winter months.  As with other elements of this conceptual plan, implementation will be heavily dependent on type of remedial strategy chosen and implemented.  It is also important to note that if the demand for ice-skating proves to be extensive, an in-door facility might be able to be accommodated on the site.

Waterfront-Related Commercial Use (1-2 acres)
This is a broad category, but is included as way to complement the ecological and recreational theme of the Zoar Valley Gateway.  Waterfront-related commercial use might include a privately owned lodging facility, the need for which has been mentioned in responses to the Public Opinion Survey as well as in Village planning reports.  A lodge with an ecological theme, as suggested specifically by a survey respondent, may fill a niche in the tourism market that is unavailable elsewhere in the area. 

Other possible uses in this category include specialized retail (outdoor recreation, fishing, camping, paddling store) or outdoor outfitting/guide services.

Public Comments on the Draft Reuse Assessment and Concept Plan
During the course of the Reuse Assessment and Concept Plan project the Village of Gowanda has constantly sought the feedback of Gowanda area residents and other stakeholders. The Village has sought this input through public meetings, a widespread public opinion survey, and through targeted meetings with representatives of government agencies, businesses, the Seneca Nation of Indians, the potentially responsible parties identified by the USEPA, and non-profit organizations working for the betterment of the region. Whenever possible the concerns and opinions of residents and other stakeholders have been incorporated into this report, and indeed were a major factor in the development of the Concept Plan.

A Draft Reuse Assessment and Concept Plan for the Peter Cooper Gowanda Site was completed in July 2002 and distributed for review. Written comments received by the Village regarding the Draft Reuse Assessment and Concept Plan appear in Attachment 0. The Draft Reuse Assessment and Concept Plan was also the subject of a Public Information Meeting on September 12, 2002. The meeting was held at the Gowanda Middle School and televised on Channel 21 Public Access Television. A summary of comments received at the meeting appears in Attachment 0.

Feedback received on the Draft Reuse Assessment and Concept Plan was generally very favorable. This reflects the fact that the plan was heavily based on public input in the first place. At the public meeting a Village resident who lives near the site expressed concerns about potential nuisances and maintenance issues if the site was used for camping. A discussion ensued at the meeting on how an eventual recreational facility could be monitored and maintained. There was also discussion over whether some of the uses in the Concept Plan could be put in other areas of the Village or surrounding region.

While the feedback received on the type of reuse proposed in the Concept Plan has been supportive, it has not generally been supportive of reuse leading to an unacceptable level of remediation. There is still much concern about site clean-up levels among community residents, public officials and the Seneca Nation of Indians. Stakeholders have pointed out that there are unique factors that need to be considered in the level of cleanup attained at the site - such as the traditional lifestyles and practices of some members of the Seneca Nation of Indians; the existing environmental stigma of the Village that some fear is the reason for a decline in housing values; the importance of the site to the natural tourism efforts of the region; the number of people living below the poverty level in the region, etc.  The Village will continue to bring these concerns to the attention of regulatory agencies as the decision making process continues.

 

For easier printing on your PC, this section of the PCG Reuse Report is also available in Adobe PDF format.

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Footnotes
(click on the number to the left of each footnote to return to the footnote reference in the body of the report)

1 These are potential uses subject to final site design, as discussed later in this section.