Historic Mill Feasibility Study Presentation 07.29.14

Historic Windsor Mill Feasibility StudyConcept Workshop

July 29, 2014

Agenda

�Introductions

�Overview of Project

�Demographics and Market Analysis

�Engineering Assessment

�Draft Concepts Presentation

�Concepts Discussion

Population Growth

10,138

18,644

19,775 21,935

24,218 26,799

29,522

0

5,000

10,000

15,000

20,000

25,000

30,000

35,000

2000 2010 2012 2015 2020 2025 2030

Population

2000

2010

2012

2015

2020

2025

2030

Housing Values

0.00%

5.00%

10.00%

15.00%

20.00%

25.00%

Home Value

< $100,000

$100,000 - $149,99

$150,000 - $199,999

$200,000 - $249,999

$250,000 - $299,999

$300,000 - $399,999

$400,000 - $499,999

> $500,000

Household Income

0.00%

5.00%

10.00%

15.00%

20.00%

25.00%

Household Income

< $15,000

$15,000 - $24,999

$25,000 - $34,999

$35,000 - $49,999

$50,000 - $74,999

$75,000 - $99,999

$100,000 - $149,999

$150,000 - $199,000

> $200,000

Median Household Income: $74,040

Retail Goods & Service Expenditures

Average Total

Apparel and Services $1,797.63 $12,844,038

Computer $323.01 $2,307,901

Entertainment and Recreation $4,017.82 $28,707,350

Movies / Theater / Opera / Ballet $197.94 $1,414,263

Food $9,603.19 $68,614,814

Food at Home $5,788.64 $41,359,842

Food Away from Home $3,814.55 $27,254,973

Alcoholic Beverages $634.03 $4,530,110

Food Service Supply & Demand

DemandSupply Gap

Food Services & Drinking

Places (Total)$24,091,060 $14,566,520 $9,524,540

Full Service Restaurants $11,217,153 $4,260,119 $6,957,034

Limited Service Restaurants $11,038,922 $8,194,319 $2,844,603

Special Food Services $1,112,212 $2,062,094 $949,882

Drinking Places – Alcohol $722,773 $49,988 $672,785

Tapestry Segmentation

38.90%

15.70%

12.90%

12.10%

9.10%

11.30%

Tapestry

Up and ComingFamilies

In Style

Main Street, USA

Milk and Cookies

Green Acres

Other

Conclusion

• Rapid Population Growth

• Diverse Mix of Businesses

• Proximity to Other Rapidly Growing Communities

• High Income

• High Quality of Life

• Tons of Potential for Any Use at the Mill

+Historic Windsor Mill Feasibility Study

H O L T K A M PP L A N N I N G Preliminary Concept Presentation 07.29.2014


H O L T K A M PP L A N N I N G

Table of Contents

I. Project Goals

II. Program Type Analysis - Pros and Cons

III. Site Plan

IV. Scheme A

V. Scheme B

VI. Scheme C



Restore the Historic Windsor Mill• thoughtfully repair, strengthen and amplify the Mill’s unique architectural features while preserving the character and integrity of the structure

• construct an innovative plan that will celebrate the Mill’s heritage and honor the spirit of its original use and builder

• design a vision for future use of the Mill as a beautiful, safe, and re-energized community space

Revitalize the Windsor Community• develop the property with respect to the citizen-driven values, goals and vision for the greater Windsor community

• create an iconic place that serves as a historical regional and civic landmark as well as a viable commercial hub

• envision the Mill as an anchor for the future revitalization,densification, and connectivity of Windsor’s downtown core

• boost Windsor’s pride through the re-creation of a special place which is vital to the soul of the Windsor community

Historic Windsor Mill Project Goals



Commercial Pros ConsRestaurant -amenity to downtown community- provides access to food and gathering

-ample space for indoor and outdoor dining-built-in ambiance with historic building-family friendly

-extensive kitchen infrastructure requirements-large space could remain vacant for extended period of time-loading dock and back of house infrastructure may be required

Cafe -ammenity to downtown community- potential to become an informal gathering place-ample space for indoor and outdoor dining-built-in ambience with historic building-fewer kitchen and interior fit-out requirements than traditional restaurant-family friendly

-some kitchen infrastructure needed-lower lease rate may be necessary-potential for limited hours

Retail -amenity to downtown community-provides tourist attraction and access to goods-family friendly

-chain stores may require special and/or disruptive signage-building may not provide sufficient storefront space -limited operation hours, specialized security may be required

Small Grocery -amenity to downtown community- provides access to food staples at central core-family friendly-long operation hours

-parking may not be adequate for large store-leased space may not be adequate for store-loading dock and back of house infrastructure may be required

Professional Office -amenity to downtown business community- provides stable job opportunities-more stable tenant not as reliant on cultural forces and walk up clientele

-limited operation hours, specialized security may be required-may require additional parking, data and electrical requirements

Manufacturing -amenity to larger economic community- provides job opportunities at central core-in line with historic use of the building-variable operation hours

-less likely to involve public in use-small spaces and limited storage for large scale operation-may require additional parking, safety, security, plumbing and mechanical infrastructure

Artist Studios/ Private Gallery

-amenity to downtown community- provides community arts resource-family friendly-requires minimal interior fit-out-compliment to additional civic opportunities, variable operation hours

-additional mechanical and plumbing infrastructure may be required-subsidized rents may be required-interior daylighting may not be sufficient

Bar/Lounge -amenity to downtown community- provides night-time entertainment in central core-built in ambiance with historic building-requires minimal interior fit-out

-potential for being not family friendly-limited to evening hours unless food or entertainment is provided

Brewery -amenity to downtown community- provides economic, jobs and tourism opportunity-built in ambiance with historic building, in line with historic use-adaptable program for additional restaurant or cafe

-may require additional parking, electrical, mechanical and plumbing infrastructure-potential for not being family friendly

Billiards/Games Hall -amenity to downtown community-provides entertainment-built in ambiance with historic building, adaptable to basement level-variable operation hours

-potential for not being family friendly-potential limited hours unless food or daytime programming is offered

Private Event Space -amenity to downtown community- provides gathering space-built in ambiance with historic building, outdoor courtyards-variable hours and event types-potential to draw persons from outside of the community

-may sit vacant without enough programming-lease structure might be unclear and inconsistent-may not be enough parking for very large events

Program Type Analysis



Residential Pros ConsApartments -amenity to downtown community- provides housing that can be more affordable in city core

-residents provide watch over community of the building-small unit sizes may lend themselves to a leasing situation-ease of overall building management within leasing structure

-additional security will need to be provided for residents-small unit sizes may be hard to rent at affordable rate-conflicts may arise between commercial and residential functions of building-requires fit-out prior to rental-will need to provide dedicated parking

Condos -amenity to downtown community- provides housing that can be more affordable in city core-residents provide watch over community of the building-ownership provides long term stability of building-fit-out can be the responsibility of the buyer

-additional security will need to be provided for residents-small unit sizes may be hard to sell at a profitable rate without extensive fit out.-homeowners fees will need to be carefully negotiated with commercial aspects of building-will need to provide dedicated parking

Live/Work Spaces -amenity to downtown community-provides unique housing for artists and artisans in commercial building at the city core-minimal tenant fit-out required-symbiotic opportunities with gallery and commercial spaces on lower levels

-fewer units will likely be available for lease-additional mechanical, electrical, IT and plumbing requirements may need to be provided for each unit-will need to provide dedicated parking

Program Type Analysis

Civic Pros ConsHistoric Museum -amenity to downtown community- provides a repository and display location for Windsor’s history

-community resource embedded in an active commercial space -opportunity for hands on learning within the historic building and downtown location-opportunity to become a hub for tourists and visitors-family friendly

-funding and long term maintenance may lead to limited programming and hours of operation-lease rate will likely need to be subsidized-will require interior fit-out

Public Art Gallery -amenity to downtown community- provides a display location for local artists and artisans-community resource embedded in an active commercial space -opportunity for hands on learning within the historic building and downtown location-opportunity to become a hub for tourists and visitors-family friendly

-funding and long term maintenance may lead to limited programming and hours of operation-lease rate will likely need to be subsidized-will require interior fit-out

Public Events Space -amenity to downtown community-provides an informal gathering space for the public-opportunity for concerts, outdoor movies, festivals and other family friendly events-minimal fit out required -provides public relaxing space and restroom amenities within active commercial space

-will require initial cost to develop space-will require minimal, but committed ongoing maintenance-may not be enough parking for very large events



Site Plan

Concept Diagrams+

Historic Windsor Mill Feasibility Study


AREAS

Brew Pub/Lounge1755sf

Bar632sf

Mech485sf

Additional Storage5253sf

SunkenCourt440sf

Exit

ExitStage

schemeAlevel0

Brew Pub Lounge 1755sfBar 632sfSunken Courtyard 440sf

Assignable: 2827sf

Mechanical 485sfAdditional Storage 5253sf

Concept Diagrams+



Retail 1581sfMuseum 1555sfRestaurant 6605sfOutdoor Dining 3554sfBrewery 1260sf

Assignable: 14555sf

Retail/Shops1581sf Windsor Historic Museum

1555sf

Restaurant6605sf

Patio Seating3554sf

Brewery1260sf

Open Kitchen

Storage Office Walk-in

Service

Dining Room

Dining Room

Main EntryDeck

Outdoor DiningPavilion

M

W

schemeAlevel1

AREAS

Concept Diagrams+



Brewery Office 543sfMezzanine 342sfResidential 3333sf

Assignable: 4218sf

Residential 864sf

Residential 672sf

Residential 650sf

Residential 650sf

open to below

open to below

open to below

Mezzanine342sf

Office543sf

roof

roof

schemeAlevel2

AREAS

Concept Diagrams+



Residential 3333sf

Assignable: 3333sf(2-4 units)

Residential 864sf

Residential 672sf

Residential 650sf

Residential 650sf

open to below

roof

roof

roof

roof

schemeAlevel3

AREAS

Concept Diagrams+



Residential 3302sf

Assignable: 3302sf(2-4 units)

Residential 1257sf Residential

2045sf

open to below

roof

roof

roof

roof

schemeAlevel4

AREAS



Scheme A level 0 level 1 level 2 level 3 level 4buildingtotal

Brew Pub / Lounge 1755 1755Bar 632 632Sunken Court 440 440Retail / Shops 1581 1581Windsor Historic Museum 1555 1555Restaurant 6605 6605Outdoor Dining 3554 3554Brewery 1260 1260Brewery Office 543 543Outdoor Dining Mezzanine 342 342Residential 3333 3333 3302 9968

Net Assignable (ASF) 2827 14555 4218 3333 3302 28235

Vertical Circulation 460 460 460 460 1840Horizontal Circulation 518 518 325 1361Mechanical 485 485Additional Mech / Storage 5253 5253

Unassigned 5738 460 978 978 785 8939

Level Totals (GSF) 8565 15015 5196 4311 4087 37174

Windsor Mill Feasibility StudyProgram Areas

Concept Diagrams+



Bar/Lounge 3070sf

Assignable: 3070sf


ram

p do

wn

ram

p do

wn

Mech485sf


Lounge

Lounge Seating3070sf

Lounge

schemeBlevel0

AREAS

Concept Diagrams+



Ice Cream Cafe 1581sfGalleries 1176sfRestaurant 6596sfEvent Space 1260sf

Assignable: 10612sf

Outdoor Event 1500sfOutdoor Dining 2102sf

silo removed and relocated

ram

p be

low

elevated walkway

above

ram

p be

low

Kitchen

M W

Office

Outdoor Dining2102sf

Restaurant Dining6595sf

Public Event Space1260sf

Covered Courtyard1500sf

Ice Cream/Cafe1581sf Galleries

1581sf

Main EntryTo Parking

schemeBlevel1

AREAS

Concept Diagrams+



Office/Lease 3525sf

Assignable: 3525sf

Office/Lease1480sf Office/Lease

2045sf

roof

roof

roof

canopy roof

elevated walkway

over road

schemeBlevel2

AREAS

Concept Diagrams+



Office/Lease 3525sf

Assignable: 3525sf


2045sf

roof

roof

roof

canopy roof

covered walkway

below

schemeBlevel3

AREAS

Concept Diagrams+



Office/Lease 3213sf

Assignable: 3213sf


2045sf

roof

roof

roof

schemeBlevel4

AREAS



Scheme B level 0 level 1 level 2 level 3 level 4buildingtotal

Bar / Lounge 3070 3070Ice Cream / Café 1581 1581Galleries 1176 1176Restaurant 6595 6595Outdoor Dining 2102 2102Public Event Space 1260 1260Outdoor Event Space 1500 1500Office / Lease 3525 3525 3213 10263


Vertical Circulation 460 460 460 460 1840Horizontal Circulation 522 328 325 1175Mechanical 485 485Additional Mech / Storage 3652 3652

Unassigned 4137 460 982 788 785 7152

Level Totals (GSF) 7207 14674 4507 4313 3998 34699

Program AreasWindsor Mill Feasibility Study

Concept Diagrams+



Lounge 1604sfBilliards Hall 1607sfSunken Plaza 455sf

Assignable: 3666sf


ramp down

Mech485sf


Lounge 1604sf

Billiards Hall1607sf

SunkenPlaza455sf

ramp down

step

sea

ting


schemeClevel0

AREAS

Concept Diagrams+



Cafe 1621sfGallery 1352sfRestaurant 5265sfOutdoor Dining 3621sfConcession 543sf

Assignable: 12402sf

Outdoor Event Space 1661sf


ramp below

plaz

a be

low

Outdoor Dining3621sf

Restaurant Dining5265sf

Conc

essi

on54

3sf

Outdoor Event Space1661sf

Cafe1621sf Gallery

1352sf

Main EntryTo Parking

M

W

sidewalk to street over

ramp

lobby reception

schemeClevel1

Concept Diagrams+



Live/Work Space 1558sfArtist Space 1352sf

Assignable: 2910sf

Live/Work1558sf Artist Space

1352sf

roof

roof

roof

canopy roof

schemeClevel2

AREAS

Concept Diagrams+




Assignable: 2910sf

Live/Work1558sf

roof

roof

roof

canopy roof

Artist Space1352sf

schemeClevel3

AREAS

Concept Diagrams+




Assignable: 3256sf

Artist Space1352sf

Live/Work1558sf

roof

roof

roof

canopy roof

schemeclevel4



Scheme C level 0 level 1 level 2 level 3 level 4buildingtotal

Lounge 1604 1604Billiards Hall 1607 1607Sunken Plaza 455 455Café 1621 1621Gallery 1352 1352Restaurant 5265 5265Outdoor Dining 3621 3621Concession 543 543Outdoor Event Space 1661 1661Live/Work 1558 1558 1902 5018Artist Space 1352 1352 1352 4056


Vertical Circulation 520 520 520 520 2080Horizontal Circulation 600 415 415 385 1815Mechanical 485 485Additional Mech / Storage 3636 3636

Unassigned 4121 1120 935 935 905 8016

Level Totals (GSF) 7787 15183 3845 3845 4159 34819

Windsor Mill Feasibility StudyProgram Areas

Documents

Historic Mill Feasibility Study Presentation 07.29.14