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Our goals toward a museum and historical display area have resulted in a Feasibility Study of the entire project. Thank you for reading this study. Your input is sincerely appreciated. We value your support in preserving our Meadville railroad history. Contact US
JUNE 2010Northwestern Pennsylvania Railroad & Tooling Heritage Center Feasibility Study: Meadville, PA. Crawford County
Feasibility Study - Introduction and PurposeIn 2006, the Northwestern Pennsylvania Railroad & Tooling Heritage Center was create to develop a museum in Meadville that would focus on the railroad, tooling, and industrial history of Meadville and the entire region of northwestern Pennsylvania. To that end, in the spring of 2009, the Center hired Pashek Associates to conduct a feasibility Study for the Center and Ann Barton Brown Company to develop an Operational and Programmatic Business Plan. The two projects have been conducted simultaneously and in concert with one another. The analysis of this Feasibility Study has been used extensively to develop the Business Plan while the efforts of the Business Plan have provided significant information to understand the feasibility of the proposed Center. While, the two studies are written as separate reports, they must be considered together to fully understand the business and feasibility of the proposed Center. In order to avoid duplication of efforts, much of the work was conducted in combined meetings and analyses were shared throughout every step of the process. Significant background, public participation, facility reviews, operational and programmatic analysis, and business planning are shared back and forth between the two reports. The purpose of this Feasibility Study is to determine the likelihood of the financial success of the proposed Center.Feasibility Conclusion:
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Allegheny College
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Johnson Shaw Stereoscopic Museum
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The Board includes five Trustees who represent a
consortium of four organizations. They are:
• French Creek Valley Railroad historical Society
• Crawford County Convention and Visitors Bureau
• Crawford County Historical Society
• NW Chapter of the National Tooling and Machine Association
Officers of the Board include:
• President
• Vice President
• Secretary
• Treasurer
• Director of Finance
• Director of Legal Matters
• Fundraising Chair
• Accountant/Auditor
The Board is actively involved in pursuing the development of the Center. With
no paid staff, the Board and its officers carry out all the functions of the
organization. Subcommittees have been developed to address specific functions
for the development of the Center. These Committees are an integral part to the
operations of the Board.
As the project grows, there will likely be the need to hire some paid staff to
carry out certain functions. As the amount of work increases beyond what
volunteers can reasonably handle, it will be necessary to hire staff to carry
out some functions. Tasks for which staff may need to be hired could include
general operations, clerical, fundraising, coordination of cooperative efforts
or other specialized or technical functions. As the Center is developed, a
contingent of staff will also be needed for its operation. A description of
anticipated staff needed to operate the Center can be found in the Programmatic
and Operations Business Plan.
It will also be critical to maintain relationships with a host of collaborative
partners. Many of those partners have already been identified by the Board.
Others have recognized through the development of the Feasibility Study and
Business Plan. The list of stakeholders already identified above constitutes
potential partners in this project. Additional partners to be considered should
include:
• Allegheny College – student interns and volunteers, research, educational
opportunities
• Edinboro I University, Meadville Campus – student interns and volunteers,
research, educational opportunities
• Precision Manufacturing Institute – physical development of the Center,
promotion of the tooling and machine trades
• French Creek Environmental Learning Center – educational opportunities
• Crawford Area Transit Authority – bus transportation to the Center, assistance
with special events
• VISTA – staffing
• Area Agency on Aging and other Senior programs – volunteers
• Community Service Clubs (Rotary, Kiwanis, Lions, Garden Club, etc.) –
Volunteers, special events, fundraising
• Crawford County Career and Technical Center – Web development
A multitude of other agencies and organizations may also be available to assist
with many other functions at the Center. The Board should be constantly looking
for these types of partnering opportunities.
Business and Operations Analysis
The Business and Operations Analysis was conducted by Ann Barton Brown Company
and is provided
separately from this report. It is titled “Programmatic and Operational Business
Plan.” However, as part of this Feasibility Study, the consultant participated
in the business and operations analysis. This included:
• participating in business development discussions with the Board
• providing input and analysis related to specific operational needs such as
staffing, and financing
• supplying budget estimates for utilities and maintenance
• analyzing floor plans as they relate to programming and operations
• evaluating building options and design for management and operational
requirements
• analyzing and estimating costs for acquisition, design, development, and
outfitting of buildings and sites
• evaluating the final business plan to determine its feasibility
A copy of the Budget Projections can be found in the Appendix.
Facility Summaries
Two sites were initially identified as potential locations for the Center. One
is the Pomona Park site
located near the intersection of Route 6 and Linden Street in Meadville. The
second is the former 84 lumber site
located on Bessemer Street. Both sites are visible from Route 6.
After the completion of the summary analyses of these two sites, the Heritage
Center Board determined to proceed with a more in-depth analysis of the 84
Lumber site. When the cost estimates for development of the site came in higher
than expected and environmental issues continue to be a concern, the Board
determined it would be appropriate to consider other sites as well.
The Bessemer Building site,
located adjacent to 84 Lumber and the former Erie Freight House, located on
Cochranton Road just outside the City limits in West Mead Township were reviewed
as potential locations.
An in-depth analysis of the 84 lumber site was conducted and is described
herein. An overview analysis of Pomona Park, the Bessemer Building site, and the
Erie Freight House are also provided.
Architectural/Engineering
Analysis
The following analysis is not an architectural or engineering analysis of the
buildings, sites, or amenities. Rather, it is intended to provide a basic
overview concerning the condition, needs, and possibilities for using each site
as a location for the proposed Northwestern Pennsylvania Railroad and Tooling
Heritage Center.
The analysis does not compare facilities to specific building codes,
architectural or engineering standards. The Heritage Center Board should plan to
contract with an architect and/or engineer for these services prior to final
decision-making about the acquisition or use of any of the properties.
Pomona Park
The site is approximately 2.5 acres in size and currently houses a caboose and
several pieces of industrial equipment. The site is in a good location that is
located on and very visible from historic US Route 6. It is a familiar site to
many in the City as the former Pomona Park and it is currently owned by the City
of Meadville. The City has offered to donate this site to the Center and may be
willing to continue some site maintenance through an agreement with the Center.
There is already railroad rolling stock on site, as well as machines that were
used at the former
Consolidated Rail Corporation car shops in the adjacent railroad yard.
The site could accommodate additional railroad rolling stock such as a railroad
engine and a dining car or passenger car. A refurbished dining or passenger car
placed on the site could be used as meeting and education space and to provide
tourist information. New regulations for building in the floodway are expected
to be adopted soon. These will all but eliminate any possibility of constructing
a building on the site.
With its location as the gateway to the City of Meadville, the site could
continue to be used as an
outdoor display area for industrial and railroad memorabilia. If the Center is
located elsewhere, the outdoor displays could remain at Pomona Park which could
serve as an advertising “teaser” with signage directing visitors along Route 6
the Center.
There are some significant constraints to the use of this property for the
future Center.
1. The site is small and has no viable means of expansion. Considering the size
requirements for
the proposed Center, as determined by interviews with potential partnering
organizations, the
site would not be large enough to accommodate the facility and supporting
amenities.
2. The road that provides access to the property also carries a significant
amount of heavy truck
traffic as the only access to and from their place of business.
3. The road uses a large amount of the available space on the property and
currently bisects the
property.
4. A Phase One Environmental Analysis has been completed for the site. No
significant
environmental hazards were identified.
5. There is a FEMA designated floodway that runs through the site. A "Regulatory
Floodway"
means the channel of a river or other watercourse and the adjacent land areas
that must be
reserved in order to discharge potential flood waters. Communities must regulate
development
in these floodways to ensure that there are no increases in upstream flood
elevations.
6. An active rail line lies immediately adjacent to the site that will create a
safety and noise hazard.
7. The soil has a poor bearing capacity that could significantly increase the
cost of construction of buildings and equipment foundations.
Based on this analysis of the site and a comparison of it with the Museum’s
intended purpose, the
consultant concludes that the site is not viable for the development of the
Center.
84 Lumber Site
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 84 Lumber Site |
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Site Description This 9.5 acre site is located at 834 Bessemer Street in the City of Meadville. It is comprised of two parcels. The main parcel includes all of the original 84 Lumber buildings, about 3.5 acres of undeveloped land, and access to French Creek. The second parcel is 1.5 acres and is located across Bessemer Street from the main parcel. It provides for a clear view of the main site from Route 6. Zoning |
 Civic and cultural buildings are among the permitted uses for this zoning district. A complete list of lawful uses is described in the ordinance. The minimum lot permitted in this zoning district is 43,560 square feet. The proposed site far exceeds this standard. Other sections of the City’s zoning Ordinance may impact the use of this site. The Zoning Office should be consulted before acquisition of the property. |
Floodplain
Buildings
All buildings are constructed with steel beam frames, steel
sheathing walls and roof, and concrete floors. Some buildings have sections of
fiberglass panels as well. Sheathing was specified in the original design of the
buildings to be 26 gauge. This has not been verified.
Main Building
The main building is 16,958 square feet in size. It consists
of three indoor areas and a covered loading dock. The largest indoor area is 15’
high at the walls and 26’ to the peak of the ceiling. There are no interior
walls in this section, which is approximately 72’x115’6” (8,388 sq. ft.). The
front area of the building is approximately 96’4”x49’ totaling 4720 sq. ft. with
an additional 564 sq. ft. of office and restroom space added on. Wall heights
are 10’ and the peak of the ceiling is 26’ 2”. A loading dock with a 14’ double
door access is located on the north side of the large area of the building. A
double people door provides entrance from the loading dock to the front area of
the building, and a 10’ wide door accesses the storage area at the back of the
dock. Additionally, people doors are located on the south wall into the large
room and on the east wall into the front room. The siding is in good condition
but will need some minor repairs. There are some pieces that have become
detached from the building frame, some dents and small holes in the siding, and
it is in need of being painted. There are just three windows in the building.
One is in the located in the small room at the northwest corner of the building;
one in the building addition at the northeast corner of the large room; and one
in the front section of the building on the north side. Each of these locations
also has a window air conditioner. The building is heated with natural gas and
electric heat pumps and is air conditioned with the heat pump. Two 250,000 BTU
heating/cooling units are located outside at the rear of the building. These
units are ten years old (built in 1999) and are in satisfactory condition but
one of the former managers of 84 Lumber indicated that they require constant
maintenance. While they should be adequate to heat and cool the entire building,
operation will be very expensive when only used to heat or cool smaller
sections. There does not appear to be an option to heat and cool specific zones
of the building. An engineer will need to analyze the system to determine its
adequacy based on the final design of the Center. For the first phase of
construction, it would probably be best to install a separate heating and
cooling system for the front room that will be renovated first. The building is
in generally good condition.
Proposed use: Main Building
This building is proposed to be the main building for the
Railroad and Tooling Heritage Center. It will house most of the indoor displays.
It is proposed to develop the building in at least two phases, and possibly
three.
The first phase would develop the
front section of the building. This section would be reconstructed with all new
interior walls, new restrooms and office space, and the development of a second
floor over part of it. It would house the Johnson‐Shaw Stereoscopic Museum and
displays of the model railroad, Gordon Cooper space suit, and the Talon zipper
machine, as well as an oral history video display. In addition to the displays,
it will have a combination admission desk and gift shop, restroom facilities, a
lecture and education area, offices, storage, and a mechanical room. As later
phases of the building are developed, some of the displays and activities
initially located in the front section may be relocated to other parts of the
building allowing for an improved entrance and lobby area. The east door of this
section is proposed to be the main entrance to the entire building in the first
phase but the entrance could be relocated to the south door as the remainder of
the building is developed. It is proposed that the larger section of the
building house the reconstructed Foriska Machine Shop, a caboose simulator,
additional railroad displays, and tooling and machine displays. A series of
floor plan options are included with this report to provide a discussion point
for future development.
Storage Building
A 6,600 square foot (100’x66’) storage building is located to
the south of the main building. Five thousand square feet of the building are
completely enclosed while the remaining 1,600 square feet is a roof-covered
concrete slab on the east side of the building. The walls are 16’ high and the
peak at the ceiling is 20’. Sliding doors measuring 14’x18’ are located on both
the north and south ends of the building. There is also a people door on the
north end of the building. A non‐fused disconnect box from the main building’s
electric supply provides electricity for lighting and outlets. The building is
not heated or cooled. No other utilities are provided. The building is in fair
to good condition.
Proposed use: Storage building
This building, indoor and out, could be themed for railroad
memorabilia and provide hands-on opportunities for working and playing with old
railroad artifacts. It is located right across from the railroad spur and the
location of the original round house.
Storage Shed
Perpendicular to the main building, beginning at the
northwest corner, is a storage shed that includes 1,000 square feet (20’x50’) of
enclosed storage and 2,500 square feet (20’x125’) of storage space that is
enclosed on three sides. The floor is at ground level. The shed roof slopes from
front to back where it is 16’ high. A 12’x12’ sliding door provides access to
the enclosed portion of the shed. A non-fused disconnect box from the main
building’s electric supply provides electricity to the shed. Outdoor lights are
located across the front of the shed and indoor lights in the enclosed portion
of the building. The building is not heated or cooled. No other utilities are
provided. Overall it is in good condition.
Proposed use: Storage Shed
It is possible that the shed portion of this building would
be demolished to create easy access to the back part of the property. The
building portion of the building would make a good workshop or maintenance
facility for the site. Another option would be to use the enclosed portion and
part of the shed as a demonstration site for hands‐on demonstrations of tool and
machine work.
Canopies
Two large canopies are located north of the main building.
Each measures 200’ long by 38’ wide for a total of 7,600’ of covered space under
each canopy. The canopies have a 14’ clearance from ground level to the lowest
point of the roof. At the peak, each roof is 19’ 6” high. Both canopies are in
fair to good condition. Painting and minor repairs will be required. There is
electric service to both servicing four outdoor overhead lights on each side of
both canopies. Minor electrical repairs will be required. The north canopy has
an asphalt floor under all of it while the southern canopy only has asphalt
under the northern half of it. The same asphalt surface extends to the northern
and eastern fence lines and to the storage shed to the west. The ground surface
between the southern canopy and the main building is aggregate.
Proposed Use: Canopies
There are many opportunities for re‐use of the canopies. They
will make great outdoor display space for large machine or railroad items. The
canopies can provide some protection from the weather as well as shade for
visitors. The canopies and surrounding area will make an exceptional location
for special events related to the railroad, tooling, and industrial heritage for
Crawford County. They could also be used as revenue generating facilities.
During special events and activities they would serve as a wonderful place for
vendors to display and sell wares or could provide a location for monthly
railroad and industrial related artifact flea markets. The canopies and
surrounding areas could be rented for short‐term use to groups whose purpose or
activity would complement the mission of the museum. Temporary displays could be
set up under the canopies that would coordinate with community-wide special
events.
Utilities
Electricity
Penelec, a First Energy Company, has most recently provided
electric service the site. The current service provides adequate electricity for
operating typical building functions for the previous business. Unless there are
significant upgrades that require a great deal more electricity, the current
system should be adequate.
Natural Gas
Natural gas is provided by National Fuel Gas. According to
the Meadville Service Center, a ¾” line feeds the main building. The meter is
located outside the northeast corner of the main building. Upgrades may need to
be made to the service if additional buildings are to be heated with natural
gas.
Water
Public water service is provided by the Meadville Area Water
Authority (MAWA). According to the Authority a 5/8” water line services the
site. The curb box is located 28’ north of pole 3A‐4597 on Bessemer Street. This
size water line will be adequate for basic restroom facilities but if the water
demand expands significantly, a larger line will be required.
Sanitary Sewer
The consultant contacted the Meadville Area Sanitary
Authority (MASA) to determine the size of the existing sanitary sewer line,
however, the Authority was unable to locate records either in their office or
from the City Engineer that specify the size of the line. The MASA Executive
Director said he believed that, based on the previous use, the line would be no
larger than 6”. With the change of use of the building, the required size of the
sanitary line will be determined according to the Uniform Construction Code by
the City Engineer based on designated building use.
Sprinkler System
There is no sprinkler system installed in any portion of the
buildings. This will impact the future use of various sections of each building.
Certain building codes are used to establish standards related to building uses,
occupancy loads, and other factors that will impact renovation and use of the
buildings. An architect or engineer should evaluate the buildings and their
intended uses against the building codes to determine the need for certain
improvements.
Building Related Estimated Annual Costs
• Natural Gas - $15 - $20,000
• Electricity - $20,000 - $30,000
• Water & Sewer - $2,500
• Building Insurance – $4,000 This can vary greatly depending on the eventual
building design and the value of the building contents.
• Flood Insurance - $5,000
Due to the uncertainty of the energy efficiency of the
building both now and in the future; specific activities that will take place in
the building; and special needs for electricity or natural gas, it is difficult
to estimate costs. The costs shown above are simply guidelines based on high
energy efficiency with limited excessive uses. The building architect can better
estimate costs as the building program is finalized. These cost projections
assume full development of the entire main building and limited development of
the additional buildings.
Parking Area
Currently, parking spaces are designated on the site
for approximately 40 - 50 vehicles. An asphalt parking lot surrounds the main
building on east and south and extends between the storage building and the rail
spur to the south as well. Depending on the future configuration of uses other
parking areas could be available along the north side of the main building, in
the southeast corner of the site, and surrounding the canopies. The recommended
site plan will help determine the best locations for parking in relation to the
other uses of the site.
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Rail Line Spur The Western NY and Pennsylvania Railroad (WNPRR) operates the rail line located between the 84 Lumber Site and Route 6. A rail spur comes from WNPRR line into the site. The spur leaves the WNPRR just south of the 84 Lumber Site where is travels northward crossing at least four private business sites, and crossing Railroad Bessemer Street before reaching the former 84 Lumber Site. A visual observation of the line shows it to be intact over the entire distance. The line enters the site through a gate on the south side of the property. The rail line could provide an exciting opportunity to bring rolling stock into the Center for use and display. on the south side of the property. |
It creates unique opportunities for interpretive displays. It also provides for the prospect of creating an historic tourist ride that would leave from the Center and travel through northwest Crawford County. Further analysis of the condition of the line and its potential use will need to be conducted by the Board. |
French Creek
French Creek flows a distance of about 600 feet along the
western border of the site. The Creek begins in Chautauqua County, New York, and
flows for 117 miles through northwestern Pennsylvania counties of Erie,
Crawford, Mercer and Venango until it empties into the Allegheny River at
Franklin, Pennsylvania. The Creek provides great recreational opportunities for
visitors to the site as it provides a connection to the natural environment. A
riparian buffer of at least 50’ should be maintained along the Creek to protect
the waterway. A pathway can be created to provide access but the stream bank.
The wooded area between the buildings and the Creek makes an attractive
park‐like atmosphere that will be appreciated by many visitors. As well, there
may be opportunities to tie French Creek to the industrial history that is being
portrayed at the museum.
| Other Structures Behind the main building and outside of the fenced-in area are two other structures. One is a concrete block building measuring approximately 30’x50’. Attached to the building on the north side is an in-ground, concrete holding tank with an open top. The building is in fair condition and could be salvaged if there is a specific use for it. However, this study recommends that the area in which the building is located be cleared and brought back to a natural state. This would include the demolition and removal of the building. |
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To the south of the block building is an upright
steel tank. The tank measures about 8’x 10’ in diameter and is
approximately 18’ high. It is in poor condition and should be demolished
and sold for scrap. The structures are part of an abandoned wastewater
treatment plant used by the Meadville Area Industrial Commission and the
Economic Progress Alliance until 2004. |
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| Brush, Debris, and
Fencing The area between the fenced-in building site and French Creek is littered with commercial and industrial debris. This includes steel scrap, large chunks of concrete, discarded lumber, fencing, machinery, equipment, and other items. The debris will need to be removed to improve the area and make it usable. Most of this could be done by volunteers. Some equipment will be needed to remove the heavier pieces of concrete, steel, and machinery. The steel may be able to be sold as scrap but other debris will need to be disposed of at a landfill. The same area is wooded, and creates a nice buffer between the main site and the Creek. There is an extensive amount of underbrush that has overtaken the area. While much of the underbrush can be cleared away to improve the view and access to French Creek, care must be taken to maintain the protective riparian barrier along the creek side. An eight-foot high chain link fence surrounds over two acres of the property where the buildings are located (see above photo). The fence is in good condition but is in need of some minor repairs. While the fence serves as security for the area, it does not create a particularly attractive view of the area. The fence along the sides and the back of the site can be screened by a vegetative barrier to address both security and aesthetics. There may still be an issue with access to the wooded area of the site if the fence remains as it currently exists. Some modifications may need to be made. The fence along Bessemer Street can be made more aesthetically pleasing and still be secure by planting ornamental vegetation along much of the fence line. The area nearer the entrance can be more attractively landscaped. Some of the front fence may be replaced with an ornamental fence that offers a better appearance to visitors. All modifications to the fencing should fit with the overall design for the entire facility. More specific details of the fencing changes should be a part of the recommended site plan. |
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Signage
Currently there is a large billboard located on the 1½ acre
parcel of property closest to Route 6. The billboard includes two faces, one
pointing north and the other south. The pole, billboards, and catwalk all appear
to be made of steel. The sign is in very good condition and can be a valuable
asset to the site. However, recently planted trees along Rt.6 will eventually
block the view of this sign from the road. The Board should address this issue
with the City. Section 1309.05 of the Meadville City Zoning Ordinance describes
sign regulations and nonconforming uses. According to Gary Johnson, Meadville
City Zoning Administrator, this sign complies with current standards. He also
stated that the ordinance is currently being revised, which may make the
existing sign a non-conforming use under the new ordinance. However, the
ordinance states “non-conforming uses may keep all permanent, pre-existing
signs; provided, that such signs do not obstruct vehicular lines of sight or
threaten public safety. If the signage for the use is changed, all future signs
shall comply with regulations for the district in which the non-conforming use
is located (Ord. 3384 § 2, 1994).” Keeping the existing sign and only changing
the face of it should ensure that it still meets the preexisting conditions
standard. The existing sign should be designed to immediately catch the
attention of travelers on Route 6, whether or not they are intending to visit
the Center. It should serve to let visitors know that they have arrived and
should entice others to want to visit the Center. In addition to the large sign
on the property, a complete way-finding system should be developed to direct
people to the museum. Signage should begin on Interstate 79 and other nearby
state routes and provide turn-by-turn directions to the museum.
Security
Security of the entire facility will need to be addressed.
The existing chain link fence provides the first level of security for the
perimeter of the property. However, even with the fence, there have been
problems with unwanted visitors entering the property and even the buildings in
recent months. The current owner has installed a simple security system to
protect the main building.
As this site is developed, the Board will need to determine
the type of security system that best meets their needs. It is likely that the
required system will need to monitor the perimeter, the grounds, and some
buildings. Because of this, a variety of sensor types will be needed. They may
include door and window sensors, motion detectors, touch or temperature sensors
or others. The sensors can be set up to simply ring an alarm on site, turn on
security lights or send a signal to a security company when tripped. In addition
to identifying unwanted intruders, some sensors will also monitor for other
hazards such as smoke, fire, high water, changes in temperature, and more.
Costs vary greatly based on the size and complexity of the
system. A simple system may be just a couple thousand dollars while highly
sophisticated systems could run into the tens of thousands of dollars.
Ingress and Egress
There are two points of ingress and egress from Route 6; one
from the south via Mead Avenue and the other from the north via Reynolds Avenue.
Both are about equal distance to the entrance of the property. From Mead Avenue,
Bessemer Street travels through an industrial and commercial area that is not
particularly attractive. While this may not be a significant detriment, for many
people their sense of the approach to a facility affects their impression of the
facility. The entrance from Reynolds Avenue provides a much more attractive
entrance as visitors would travel past the renovated former railroad office
building, which provides a good first impression of the facility. Reynolds
Avenue should be designated as the main entrance to the Center. All signage
should direct visitors to enter the property from that direction.
Planning and Design
Early in the process the Board should develop a long-range
plan for the future of the entire site. This should include building, structure,
utility, site and display planning. Professional designers should begin the
planning process prior to construction of any type.
Site Planning
A complete site plan should be developed as part of the
planning process. The site plan will create a long-range vision of what the
entire property should look like as it develops. It will work together with the
program design and building plans to create a vision for the future of the
entire site. The site plan should incorporate opportunities for integrating the
railroad history into its design. The entire site should be viewed as part of
the visitor’s experience. The site plan should address locations of parking
areas, walkways, landscaping, displays, entrances and exits, access to
facilities, and other site amenities. Consideration should be given to
utilization of park-like spaces, interpretive opportunities, access to and use
of French Creek, integration of the former railroad activities at the site,
connections to Meadville’s industrial history, and much more.
The overall objective of the site plan should be to bring together aesthetics,
creativity, and function to create an exceptional visitor encounter.
Railroad History of the Site
The site has an exciting history of use by a number of
railroads in Meadville’s past. This history should become part of the
interpretive opportunities of the region’s history. The former Erie Railroad
roundhouse, train station, and related buildings were all located on or near
this location. Design drawings and photographs still exist that show very
specifically the locations and purposes of much of the site. The footprint of
the former roundhouse, which was located south of the main building, could be
recreated into an outdoor educational area or classroom and could serve as the
hub of interpreting railroad history. The former rail station, although just
located off-site to the north, should be featured as part of the interpretation
of the site. Not only could interpretive signage be placed on location but
re-creations of certain historic buildings or building footprints could be
developed to bring the history to life. As visitors read about and visualize
railroad history, they can actually stand in the locations of facilities that
were part of everyday life in Meadville in the 1800’s and 1900’s; places where
their friends, acquaintances, and ancestors earned their living. All of this
should be included in the master site plan.
Environmental Analysis
The Heritage Center Board of Directors has received a copy of
the Phase I Environmental Impact Study. Their engineer is reviewing the Study,
which recommended a Phase II Environmental Impact Study be completed. If the
Phase II Study is required, it would likely cost between $10,000 and $50,000.
The Board should work closely with the engineer to make that decision.
Property Taxes
The property is currently on the tax roles of the City of
Meadville, Crawford County, and Meadville Area School District. If the Board
acquires the property, even as a 501(c ) 3 organization, they may still be
required to pay these taxes unless and until an appeal is made to classify the
organization as exempt.
Main Building Space Analysis
The following is space analysis of the main building
comparing the amount of space needed for the proposed program to the amount of
space available. The analysis is broken into two sections of the building: the
front room that will be renovated in Phase 1 and the large room proposed to be
renovated in a later phase. The analysis takes into account the estimated square
footage of space that will be needed for each program, as well as space for the
building’s mechanical systems, common areas, and areas for people circulation.
The comparison shows that there will not be sufficient space
to accommodate the entire proposed program. This should not be a deterrent to
proceeding with acquisition of this property as displays can either be reduced
in size or moved to another building on the site.
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Planning for Development
Rehabilitation and development will need to take place in
multiple phases. It is the intention of the Board that an initial phase would be
undertaken to make the site usable and operational. Based on the Board’s desire,
Phase 1 would include rehabilitation of the front section of the main building
to include a series of displays and storage; basic landscape and site
improvements; and painting and minor repairs to the exterior of the main
building.
Phase 1 Description
Renovate the front section of the building only (8,100 square
feet)
The first floor will include display space (for the Johnson Shaw collection,
Gordon Cooper display, and model railroad display), a gift shop,
lecture/education area, restrooms, and office space – a total of 5,600 square
feet. A variety of meeting, program, and rental space will be interwoven amongst
the first floor displays. A second level will provide a storage area of
approximately 2,500 square feet that will be utilized for storage.
Renovations will include new interiors walls, partitions,
ceilings, electric, plumbing, heating, doors, finishes, fixtures, façade
improvements, etc. All upgrades will be intended for the commercial use of the
building and will be compliant with the current International Building Code
(IBC) and City of Meadville building regulations. The IBC will dictate the
number of restroom facilities required based on the intended use and the maximum
permitted occupancy of the building. The two existing restrooms may not be
sufficient. The building will need to be compliant with ADA standards.
Assumptions
* Mid-range finishes and fixtures will be used
* Moderate façade improvements will be completed
* Payment of prevailing wages is planned for all construction
The cost estimate is based on an average of $100/sq. ft. for the main floor and
$30/sq. ft. for the storage area.
Exterior Improvements
Basic landscaping, parking lot striping, and site improvements Exterior building
repair and painting. Repair siding, clean the surface and paint two coats on the
exterior of the main building.
Construction of interior display,
education, administration, and visitor space
The Johnson-Shaw Stereoscopic Museum will be relocated and
displayed in this section of the building.
Additional displays will include the:
* Model railroad
* Gordon Cooper space suit
* Talon zipper machine
* Oral history video display.
In addition to these displays, it will have a combination
admission desk and gift shop, restroom facilities, a lecture and education area,
offices, storage, and a mechanical room.
As later phases of the building are developed, some of the
displays and activities initially located in the front section may be relocated
to other parts of the building allowing for an improved entrance and lobby area.
| Relocation of the
Foriska Machine Shop The Foriska Machine Shop will be relocated and re-constructed in the large room of the building. This process will begin during Phase 1 and will continue until complete. *Does not include costs for installation of a sprinkler system or fire suppression wall. |
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| Determining
Cost Estimates Cost estimates for a project such as this are provided at three stages of planning. 1. Feasibility Study – This provides “typical costs” associated with development at a level that is intended for planning purposes only. Many assumptions are made about anticipated design and development. 2. Facility and Site Design – This step provides more accurate estimates based on the specific site and facility design. 3. Construction Specifications and Drawings are the final step and offer the most accurate cost estimates as they specify every detail of construction. All cost estimates provided in this feasibility study are based on typical costs for similar work. Costs could fluctuate up or down depending on the eventual design; final specifications; and types of labor for each job. |
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| Future Phases Planning is a significant component for any major project such as this. This Feasibility is the first step in the planning process. The Feasibility Study looks in general terms at potential future uses of the site and their feasibility. It is not intended to provide a clear vision for the future of the site nor a long-range plan for its development. Those activities will occur in future planning phases. |
Prior to initiating any development beyond Phase 1, the Board should engage in a long-range planning process by creating a vision for the future of the organization, and completing a master site plan for the property, and architectural design for future development. These planning and visioning tools will help clarify the future development of the site. |
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Phase 2 - Additional Main Building Renovations Although the design work will need to be completed to provide the best estimate of costs, this feasibility study uses a generalized cost per square foot to project the cost of the renovating the main building on the site. |
2 Costs are estimated at $125/sq. ft. for 9,000 sq. ft. Does not include the cost of sprinkler system or other fire suppression systems. The estimate includes costs for wall, ceiling, and floor upgrades; divider walls to create specific rooms within the building; provision of restroom facilities; heating and cooling system upgrades; energy efficiency improvements; code compliance; building security; design and permitting; and other typical renovation activities. |
| Other Structure
Renovations In addition to the main building, there are four other structures that will require upgrades. They include the two steel canopies, the storage shed, and the storage building. 1. The canopies will require limited upgrades such as painting, electrical improvements, and floor surface upgrades. |
 2. No specific use has been determined for the storage shed. It is in usable condition as it exists and unless its use becomes more specialized, no renovation will be required. 3. The large storage building to the south of the main building may only be used for storage initially, but will likely be used for display space at some point in the future. It will require wall, ceiling, and floor improvements, electrical upgrades, installation of a heating and cooling system, energy efficiency improvements, and a security system. Estimate costs for each of these facilities are shown in the chart above. |
| Other Site Upgrades A multitude of site improvements will also need to be made. These improvements will be identified in the recommended master site plan. However, even at the feasibility level, it is wise to anticipate some of the required improvements and to project costs for each. These are shown in the chart to the right. |
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| Interpretive Displays Some of the planned interpretive and educational areas within the buildings and site will require specialized design and development. Costs associated with these displays are not included as part of this study. |
Estimate of Probable Costs - Summary
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Bessemer Building
The Bessemer Building is currently owned by the Economic
Progress Alliance (EPA). A former railroad building it is 19,300 square feet on
one level. In 2009 it was appraised for $1.2 M. The Center site committee
believes it may be available for purchase for as little as $1M.
For the last 4 years the northern 7500 square feet have been
vacant. Discussion with the EPA indicated that space might be available to rent
for $4 - $5 per square foot, although the apparent market rate is about $7 per
square foot.
Historic Building Operating Costs (provided by EPA)
• Annual property Tax - $8,035
• Gas: average monthly $715/mo. - 2007
• Electric: average monthly $1,005/mo. - 2007
• Water & Sewer: average monthly $40. - 2007
• Garbage: each tenant manages own
• Building Insurance = $702 / Year
• Flood Insurance = $2142 / yr.
The EPA is somewhat flexible in terms of a lease. Their
preference is to lease it for a five-year term but they would consider a shorter
period. The Center Board could consider leasing the 7,500 square feet for a
period of three years with an option to buy. The three years of operation would
determine the success of the museum and if they could afford to purchase the
entire building. Currently 2,850 square feet is leased to the Workforce
Investment Board (WIB) and EPA uses another 5,000 or so square feet. If the
Center Board were to purchase the property, EPA may be interested in continuing
to lease the approximately 5,000 square feet they currently occupy. This would
provide income to help service the debt and allow the museum to grow into the
additional space as leases expired.
Recently another party has expressed interest
in leasing the vacant 7,500 sq. ft. and it is probable that they will come to an
agreement with EPA. However, that deal is not yet secured. If it does not go
through the Center Board could be in a strong negotiating position because of
the length of time the space has sat vacant.
If the Center Board purchases the
building they would lease the property it sits on for a 99 year period so that
the EPA would retain responsibility for the existing
environmental remediation system.
The site is zoned Economic Development Corridor, the same as the 84 Lumber site.
A description of the zoning is described in that section of the report.
During a lease period maintenance of all common areas, roof, HVAC, and grounds
would be the
responsibility of the EPA. They would also continue with all environmental
management at the site. The Center would not be responsible for any onsite
pre‐existing conditions, or environmental actions
unrelated to their occupancy. It is anticipated that the Alliance will continue
in its current role as solely responsible for the ongoing environmental
remediation of the Bessemer site.
Existing parking facilities located around the
Bessemer Street complex is unrestricted and available for all tenants and
visitors.
The Economic Progress Alliance addressed miscellaneous issues as follows.
Option to Buy – Alliance would consider Option to Purchase,
First-Right-of-Refusal and / or Condo Option Agreement.
Foriska Machine Shop – Alliance would have no objection to its inclusion and
would assist to facilitate its location on the Bessemer site.
Environmental Issues
Alternative Access to Building – Provisions for the
construction of alternative access to the facility will be accommodated by the
Alliance.
Availability of Conference or Other Areas:
All other areas of the Bessemer
facility not currently leased to Edinboro University, PMI, or the Regional
Center for Workforce Excellence are available for lease.
Signage
Generally signage at the Bessemer complex is governed by City ordinance. While
inclined to support the signage needs of occupants, the Alliance will reserve
the right to review and approve all exterior signage.
Floodway Issues
While the facility is located in the floodway and all mortgages require flood
insurance, no actual flooding of buildings has occurred during our occupancy
even when the FrenchCreek breeched its banks.
While a detailed analysis of this property was not conducted, the preliminary
analysis suggests that this site has great potential to be developed as the
Northwestern Pennsylvania Railroad & Tooling Center.
• It is located adjacent to US Route 6.
• It has its roots in the railroad history of the community.
• It appears to be more cost effective than any of the other sites.
• It has potential to grow.
• Its history and recent redevelopment make it an attractive location and will
provide a greater opportunity to raise funds for its development.
• Anticipated renovation costs for should be much lower than other sites.
• All environmental issues are being addressed and will not become the burden of
the Center Board.
The initial review of the site indicates that it may be the best of all sites
reviewed. If this site becomes available, a more complete analysis should be
completed to determine it suitability as a location for the Center.
Erie Freight House
The former Erie Freight House is located on Route 322 south
of Meadville in West Mead Township. It is owned by the Channellock Corporation.
The building has strong connections to the railroad industry as it served as a
railroad freight house for many years.
The building was not available to tour its interior so this
analysis is based on visual observation from the outside, a review of the
buildings original floor plans and elevations, and information provided by the
Center Board.
It is a two floor structure that is currently used as a
day-care center. The first floor is 4280 sq. ft. and the second floor is 1920
sq. ft. The second floor is accessed only by stairs: there is no elevator.
According to printed reports, the building sits on 1.9 acres. It is thought to
be in the floodway which severely limit opportunities for future construction.
The Center Board has acquired copies of the original drawings of the building.
The drawings could be a big help in future restoration efforts.
The Building is smaller than what is needed to meet the
expectations of the Center. The building is small; parking area is quite
limited; and there is little outdoor space.
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APPENDIX
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Appendix A: Potential Layouts for the 84 Lumber Building |
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